HomeMy WebLinkAbout1992-04-07; City Council; 11640; Comprehensive Housing Affordability StrategyACCEPTANCE OF PUBLIC COMMENTS
ON CITY OF CARLSBAD'S 1991-96 AB#-.!&- TITLE:
MTG. '!/7/'-?2 DRAFT COMPREHENSIVE HOUSING DEPT. WED- AFFORDABILITY STRATEGY (CHAS)
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RECOMMENDED ACTION:
Accept public comments on City of Carlsbadls 1991-96 Draj
Comprehensive Housing Affordability Strategy (CHAS) for I Community Development Block Grant Program and set final public hearing for adoption of CHAS for May 5, 1992.
ITEM EXPLANATION
Attached as Exhibit 1 is the City of Carlsbad's 1991-96
Draft Comprehensive Housing Affordability Strategy (CHAS
which has been developed to meet the requirements of the Federal Community Development Block Grant (CDBG) Program
The CHAS is a five-year housing development plan coverinl the period from November 1, 1991to November 1, 1996. It required by Federal Public Law 101-625 known as the Cranston-Gonzalez National Affordable Housing Act (NAHA) signed by the President on November 28, 1990. The CHAS replaces previous HUD plans such as the Housing Assistan Plan (HAP) and the Comprehensive Homeless Assistance Pla (CHAP).
The City's CHAS was prepared with assistance from SANDAG they provided guidance and census data which was require complete the document. The CHAS has been prepared accord
to the guidelines provided by the U.S. Department of Hou
and Urban Development (HUD) on February 4, 1991.
In order to remain eligible for CDBG funding in fiscal y 1992-93, the City of Carlsbad must have an approved CHAS of June 1, 1992. Regulations for this CHAS require a six
(60) day public review and comment period and subsequent approval by the City Council. The regulations also requi that at least one (1) public hearing be held, before the City Council, during the "public review" period to accer
comments from the community on the draft CHAS.
The Itpublic review" period for the attached CHAS was initiated on February 14, 1992. Therefore, comments will accepted until 5:OOpm on Tuesday, April 14, 1992. The dr CHAS is presented to the City Council, at this time, to
accept verbal and/or written comments from the general public.
Upon receipt of comments from the public, the CHAS docun
will be revised, as appropriate, and then presented to t
City Council at a second public hearing on May 5, 1992 i
final adoption and authorization to submit to the U.S.
Department of Housing and Urban Development (HUD) for rc and approval.
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AB# <A49 PAGE 2'
Staff recommends that the City Council accept comments fl the public on Carlsbad's 1991-96 Draft CHAS and set a sec
public hearing for May 5, 1992 to adopt the final documei
for submission to HUD.
FISCAL IMPACT
With an approved CHAS, the City is eligible to receive
$390,000 in CDBG funds during fiscal year 1992-93. A grai agreement will not be executed by the U.S. Department of Housing and Urban Development until the Carlsbad CHAS is adopted and submitted to their office for review and approval.
EXHIBITS
1 - City of Carlsbad's 1991-96 Draft Comprehensive Hous Affordability Strategy
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CITY OF CARLSBAD ‘r I’ I
1 1991-1996
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i 1 COMPREHENSIVE HOUSING AFFORDABILITY STRAT
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DRAFT
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1 I PREPARED BY:
I HOUSING AND REDEVELOPMENT DEPARTMEN1
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i CITY OF CARLSBAD
I 1200 CARLSBAD VILLAGE DRIVE
I CARLSBAD, CALIFORNIA 92009
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(619) 434-2811 I
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
TABLE OF CONTENTS ( CHAS 1
Pacre Nc
Transmittal Letter............o............o.................:
Executive S\lllLIPary .............................................
IntroBuction..................o.......................o......:
Summary of CEAS Development Process..........................'
Section I. Community Profile
Part I. Needs assessment..............^.^....^.....^^...^
Table 1A - Housing Assistance NeeUs of Low h Moderate Income Households.............l!
Tables 1B & 1C - Homeless Population. ............. 2~
Part 2. Market and Inventory Conditions................3:
Table 2A - Population and Minority Data....,......3!
Table 2B - Market and Inventory Conditions Housing Stock Inventory................41
Table 2C - Assisted Housing Inventory.............4
Section 11. Five-Year Strategy
Part 3. Strategies .....................................4
5-Year Plan.............................6~
Table 3A- Constraints h Mitigating Opportunities..6'
Table 3B- Housing Element Work Plan...............71
Table 3 - Priorities for Assistance
Section 111. One-Year Plan
Part 4. Resources.... ...................................
Part 5. Implementation h Monitoring Plan...............7
Table 4/5A - Anticipated Resources h Plan for Invegtment .........................8
Table 5B - Goals for Families to be Assisted with Housing ...........................8
TABLE OF CONTENTS a (CONT.) 0
1
. Certifications .............................................. 84
Summary of Citizen COPMentS ................................ .8.
Definitions ................................................. 8.
Appendix A. .................................................. 9C
comretp1Mn:
DEBBIE FOUNTAIN
Telephone M8u:
(619) 434-2811
Name of AuUwnzed Olficial:
RAYMOND R. PATCHETT
LgMwe a k.
x
Name of Authonzed Official
Signature a Date:
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CoMPREEfwSIVE HOUSING AFFORDABILTIY STRATEGY EXECUTIVE STmMARY
This document is the Comprehensive Housing Affordability Stra.
Plan (CHAS) prepared for the City of Carlsbad as defined by t' Federal Department of Housing and Urban Development (HUD).
The CHAS is a five-year housing development plan covering the period from November 1, 1991to November 1, 1996. It is requi
by Federal Public Law 101-625 known as the Cranston-Gonzalez National Affordable Housing Act (NAHA), signed by the Preside
on November 28, 1990. The CHAS replaces previous HUD plans su as the Housing Assistance Plan (HAP) and the Comprehensive Homeless Assistance Plan (CHAP)
The purpose of the CHAS is to provide States and local units government with: 1) a comprehensive assessment of housing nee over a five year period; 2) a coordinated housing development plan incorporating Federal, State and local public and privat
resources; and, 3) a one-year implementation plan with provis for monitoring by HUD. Each year of the five-year period, a o
year CHAS plan must be submitted to HUD for approval.
A unit of local government must have a HUD approved CHAS to receive Federal assistance. A non-profit organization or othe applicant must obtain a "certificate of compliance" from the
local government indicating that its application is in compli
with the local CHAS to receive federal housing assistance.
The CHAS is also required for units of local government that
qualify to be "Participating Jurisdictionsvp under the NAHA, 1
I1 XOME Investment Partnerships. The federal government, by formula, will provide funds to qualifying participating jurisdictions. These funds will be placed in a HOME Investmer Trust Fund to be drawn upon by the Urban County of San Diego, qualifying jurisdiction. The City of Carlsbad is not present: eligible to receive HOME funds. However, in the future, if wc qualify for the funding, we will have an approved CHAS as required by the regulations for the program.
The CHAS requires citizen participation and a public review
period of 60 days. Citizen comments and the jurisdiction's
responses must be included in the CHAS submission.
This CHAS was prepared with the assistance of the San Diego Association of Governments (SANDAG). SANDAG provided guidancc census data required to complete the CHAS.
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CITY OF CARLSBAD
coEIpRwwSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
INTRODUCTION
On November 28, 1990, President George Bush signed Public Law
101-625, called the Cranston-Gonzalez National Affordable Hou Act (NAHA) into law. The new legislation is a two-year authorization of current Department of Housing and Urban
Development (HUD) programs as well as several new programs an short-term demonstrations. It is the result of three years of
intensive hearings, debates, and refinement by Congress to cr
legislation designed to continue and expand the federal commitment to affordable housing, the homeless, and to commun
development efforts at the state and local levels.
In enacting the National Affordable Housing Act, Congress expressed its intent with regard to implementation of current new programs in a Conference Report (House Report 101-943) th accompanies the bill. The Conference Report language is used by HUD and by the courts in interpreting the law and ensuring that implementation is consistent with "Congressional intent.
As stated in the Code of Federal Regulations (24 CFR Part 91) ''the centerpiece to these new programs, as well as to managen
of existing programs, is the Act's requirement that State and local qovernments must have a Comprehensive Housing Affordabj
Strategies (CHAS) . It
Local planning documents have been required by HUD since 197E HUD has required the preparation of a local housing planning document as a condition to receiving certain types of local government funding. First, a Housing Assistance Plan (HAP) WE required under the Community Development Block Grant Program and used in connection with assisted housing programs). Then, under the Stuart B. McKinney Homeless Assistance Act, a Comprehensive Homeless Assistance Plan (CHAP) was required a: condition of funding for local programs to provide shelter fc homeless persons. The CHAS replaces the HAP and CHAP requirements.
The CHAS will create the impetus for a jurisdiction to examir its housing needs in a holistic way, establish goals and dew a plan for carrying out those activities. The CHAS will servc an action-oriented management tool for states and local
governments. It will also serve as a monitoring tool for HUD determine how effectively a jurisdiction is satisfying the nt identified within available resources.
In the CHAS, a state or local government will estimate the housing assistance needs of its very low income, low income ( moderate income families, including the needs of homeless individuals and families, and will assess the availability o
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unassisted housing, assisted housing and other resources for
addressing the needs. On the basis of this information, the jurisdiction will develop a strategy for meeting these housinc
assistance needs over the next five years. Each year, the jurisdiction will decide how the available resources will be. to provide affordable housing for needy individuals and famil
The prescribed format for the CHAS consists of five parts and divided into three major sections. These three sections and t
component parts are:
0 COMMUNITY PROFILE
1. Needs Assessment
2. Market and Inventory Conditions
0 FIVE YEAR STRATEGY
3. Strategies
0 ONE YEAR PLAN/A"uAL UPDATE
4. Resources
5. Implementation
Each part of the CHAS contains narrative discussions of affordable housing and supportive housing for homeless person and others with special needs, supported by tables and other documentation.
The "Needs Assessment" summarizes available data on the most significant current housing needs of very low income, low inc and moderate income families in Carlsbad and projects those n
over the five year CHAS period. This part also summarizes the
most significant current supportive housing needs of homeless
persons and others with special needs. The narrative for this section shall describe the City of Carlsbad's assessment of t most significant current housing/shelter needs as presented i
the various tables, as well as our projected needs. The City discuss those needs or issues which are not or cannot be
quantified or presented in tabular form. A five year projecti of supportive housing needs of homeless persons or others wit special needs is not required. However, where the City anticipates there will be a significant change in supportive housing needs in the foreseeable future, we will discuss thos future needs in the narrative sections which address current needs.
The "Market and Inventory Conditions" section of the CHAS summarizes local housing market and inventory characteristics including trends in population, household formation and housi
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as well as information on the assisted housing and public hou! .. stock. It also summarizes the facilities and services availab for homeless persons and other persons with special needs. Thc narratives for this section shall include a description of thc most significant market and inventory conditions in the
jurisdiction as well as the nature and extent of the cost burc and severe cost burden experienced by renters within Carlsbad The City will discuss the housing market in Carlsbad in terms
supply, demand and cost of housing and highlight any adverse effects these market conditions have on producing rental hous
promoting new homeownership opportunities, alleviating overcrowding and meeting the needs of under-served population groups, such as large families.
The nPive Year Strategym states the City of Carlsbad's genera plans and priorities to be pursued over the five-year period
the CHAS (1991-1996). The strategy will be based on the City'
overall analysis of the needs and market and inventory conditions, as outlined within the first two sections noted above. Basically, the five-year strategy describes the City's action plan for addressing imbalances between its needs for housing assistance and its affordable housing and supportive housing and services inventory. The City is required to summa our investment priorities for very low income and other low income housing and discuss our reasons for setting the priorities. The determination of priorities is to flow logica from analysis of how the size, distribution, condition and co of the housing inventory matches up with the needs and types
housing problems of various income, racial, family and tenure groups.
The "Resources" section of the CHAS shall quantify the resour
commit during the fiscal year covered to carry out our strate The City must explain how these resources will be obtained, h
it was determined which amounts would be committed and the actions to be taken to maximize resources.
The final section "Implementation" translates the City's fivc year strategy and anticipated available resources into a one
action plan and goals which will guide the City's resource allocation and investment decisions during the coming year. 'I
City is required to describe our investment plans and goals e the specific actions we will take to achieve those commitment levels and goals. Also, the City shall describe the actions t taken to remove or ameliorate the negative effects on housinc affordability created by public policies. The City will also
outline how we intend to monitor our programs for compliance
our strategy.
The National Affordable Housing Act requires that a general :
the City anticipates will be available and which we intend tc
government must have a Comprehensive Housing Affordability
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Strategy that has been approved by HUD for the fiscal year in .' order to receive funding under certain HUD programs. In addit for certain other programs, the Act requires that an applicat include a certification of consistency of the proposal with a approved housing strategy for the jurisdiction in which the proposed project will be located.
California law mandates that each jurisdiction in San Diego
County prepare and adopt a revised housing element by July 19
The law specifies what must be addressed in the housing eleme In many respects, the required contents of the housiny elemen are similar to the required contents of the CHAS. In the inte
of paper reduction, the City of Carlsbad's Housing Element is
hereby incorporated by reference into this report.
The City of Carlsbad's 1991-96 Comprehensive Housing Affordability Strategy has been prepared according to the guidelines provided within form HUD-40090, PreDarina a
ComDrehensive Housina Affordability Strateav for Fiscal Year - Instructions for Units of.Genera1 Local Government as
instructed through Notice CPD-91-26 dated September 6, 1991.
These instructions are based on the interim rule published ir
Federal Register on February 4, 1991 implementing the CHAS
requirements. These requirements may change when the Departme publishes a final rule on the CHAS in early 1992a
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CIIAS)
SUMMARY OF DEVELOPMENT PROCESS
The City of Carlsbadls CHAS has been developed in accordance instructions published in the Federal Register on February 4, 1991. It is anticipated that the instructions and/or reyulat:
related to the development and implementation of the CHAS wi:
change over time. The City of Carlsbad will amend its CHAS a:
required to remain in compliance with federal regulations foi
Cornunity Development Block Grant Program.
To develop this CHAS, the City of Carlsbad requested assistai
from the San Diego Association of Governments (SANDAG) for
preparation of the "Needs Assessment11 and "Market and Inventc
Conditions" sections of this report. SANDAG also provided thc
Carlsbadls Housing Element. Therefore, the housing needs out within this CHAS for low and moderate income households is consistent with those outlined within the City's Housing Elei
Upon receiving the "Needs Assessmente1 and "Market and Inventc Conditions" from SANDAG, city staff completed an analysis of housing needs of the low and moderate income community and drafted a plan for implementing programs which would assist City in meeting the identified needs. The draft plan was rev by City staff and appropriate revisions were made to the doc prior to releasing it to the public for review and comment. document was distributed to appropriate state and federal
officials for preliminary review as well as local persons an
organizations (i.e., Legal Aid Society, Caring Residents of
Carlsbad, etc.) who expressed an interest in this CHAS. A no
was also published in the local newspaper to inform the gene public that the City of Carlsbad's 1991-96 Comprehensive Hou
Affordability Strategy was available for public review and
comments. Citizen comments are outlined in the "Summary of Citizen Commentsq1 section of this report.
Following a sixty (60) day public review and comment period, staff presented the CHAS to the Carlsbad City Council for fi review and approval. The approved CHAS has been submitted to
U.S. Department of Housing and Urban Development and the Sta
Department of Housing and Community Development for review a
determination of compliance with applicable federal regulati
Comments and/or questions regarding this CHAS and its
implementation should be directed to: CITY OF CARLSBAD8 HOUS
City with the llhausing need" information required to completc
AND REDEVELOPMENT DEPARTMENT8 2965 ROOSEVELT STREET8 SUITE B
CmL8BAD8 CALIFORNIA, 920088 (619) 434-2811.
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r i 1 SECTION I
1 COMMUNITY PROFILE 1
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I I j PART 1. NEEDS ASSESSMENT
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PART 2. MARKET AND INVENTORY CONDITIONS
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CITY OF CARLSBAD COl4PREBENBI:VE HOUSING AFFORDABILITY STRATEGY (Cm)
SECTION I. COMMmITY PROFILE
PART 1. NEEDS ASSESSMENT
This part summarizes available data on tho most significant
curront housing needs of very low Income, other low income ai moderato income families and projocta tho80 needs over the f: year CHAS period, October 1, 1991 to September 30, 1996. Thi! part also summarizes the most significant current supportive
housing needs of homeless persons and others with special ne(
A, Housing Assistance Needs
1. Current estimates. Table lA, llHousing Assistance ] of Low and Moderate Income Householdsm1, provides 1
Census data, updated October 1, 1991, for the City
Carlsbad on housing needs of households of very lo income (0 to 50 percent of county median income) a
other low income (51 to 80 percent of county media
income). The data is further analyzed by household characteristics (elderly, small and large family n
elderly).
Using this information, 51 percent (4,858 househol
of the total number of renter households in the Ci Carlsbad are low income. Of this total, 3,104
households are very low income and 1,754 are other income. A significant number of these households a
experiencing cost burdens in terms of housing cost the low income households, 72 percent (3,509
households) are small family households (two to fc
related persons).
According to the 1990 Census, of all renter housek 841 or 8.9% live in overcrowded conditions. This percentage applied to low income renter households would result in 432 households. Overcrowded is def
as a housing unit containing more than 1.01 persor bedroom.
The City Housing Authority estimates the number 01
income households that meet Federal preferences fc priority admission to rental assistzyce programs 2
percent. Preference households include unassisted
low income renter households who pay more than ha:
their income for rent, those living in seriously substandard housing (including homeless people), ( those households that have been involuntarily
displaced.
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There are 390 households currently receiving housin assistance through HUD-administered programs includ Section 8 vouchers/certificates. An additional 297 assisted through non-federally assisted housing
programs such as mortgage revenue bonds, city senic ordinance and density bonuses.
The housing needs of the elderly and persons with disabilities not requiring supportive services reqt architectural design features that accommodate phys
disabilities, access to health care, grocery
stores/pharmacies, and a convenient, economical me2 of transportation. Location, planning and design 01 these facilities should facilitate social communicz
and independence.
2. Five-Year woiectlons. During the next five years i part of its regional share, the City of Carlsbad is expected to need 2,509 new housing units for lower income households, of which 1,443 are very low incc
and 1,066 are low income housing units. In accordai with state law, regional share identifies the need
new housing units by jurisdiction and distributes 1
need to all income groups: very low whose income dc
not exceed 50 percent of regional median, low whosc income is between 50 percent and 80 percent of reg
median, moderate whose income is between 80 and 121
percent of regional median and above moderate whosi
income exceeds 120 percent of regional median.
Foreseeable changes in housing needs that may resu from those employed or expected to be employed in City, but not currently residing there, are incorporated into the San Diego Association of Government's (SANDAG) regional share calculation.
Foreseeable changes therefore would be reflected i City's total regional share of 6,273 housing units
the time frame of this CHAS.
As calculated by SANDAG, the City of Carlsbad is
expected to assist 1,125 lower income households d
the next five years as part of its fair share. Fai share calculations utilize both the existing need
the projected need based on growth. Housing units
lower income families, built to meet regional shar
goals, are but one means of meeting fair share goa
B. Supportive Housing Needs of Homeless Persons
1. Current estimates. Table lB, IIHomeless Population Totals1*, provides 1990 Census data on the homelesz
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the City of Carlsbad. It shews a total count af 941 homeless persons.
The San Diego Regional Task Force on the Homeless estimates that there are approximately 5,600 urban homeless persons in San Diego County, of which 1,6C sleep in emergency shelters.
The Regional Task Force on Homeless estimates that
families account for approximately 33 percent of tl
homeless population in the region. These families 1
to be resident homeless families or transient, inti
families headed by a single parent, usually the fel
The homeless youth population includes both runawa]
throwaway youth. Regionally, urban homeless youth
account for approximately 25 percent of all homelei Many of these youths, about 20 percent of the 25
percent, are within the family units described ab0
The balance, about 6 percent of the 25 percent, arI teenagers on their own.
Adults account for approximately 75 percent of the urban homeless. This homeless category includes
families and single adults. The majority of single adults are young males seeking employment. Approximately- 40 percent of urban single-homeless
are veterans. About 25 percent of the single adult female and 5 percent are elderly.
It is estimated that 33 percent of the single-home
adult population suffer from severe and persistent
mental illness. Evidence indicates that up to 50 percent of the County's homeless adult population be active substance abusers. Data is currently unavailable regarding racial/ethnic status of home
special needs by family type, and special needs by sheltered and unsheltered status, as noted in Tab1 Special Needs.
The rural homeless are generally farmworkers and a
day laborers, many of whom became legal residents
the passage of the Immigration Reform and Control
of 1986 (IRCA) . The majority (95 percent) of these males living alone, although families are beginnir join them. The single workers live frugally so tha they can send money to their families in their nat countries. They need safe and sanitary housing, wk
could be a congregate living arrangement. The grok number of families need family housing.
The facility and service needs of homeless familie individuals are many and varied. These needs incli emergency shelter, transitional housing, social
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services (i.e., job counseling/training), mental he
agencies indicate that a growing need exists for limited-term shelter or transitional facilities for homeless individuals and families.
The special needs of homeless mentally ill, alcohol drug abusers, victims of domestic violence and run2 and throwaway youth are group specific. Mentally il
homeless persons require housing supported by menti
health care and counseling. Alcohol and drug abuse1 require treatment facilities and programs and medic
and social support. Victims of domestic violence ne
shelter and social services, related to making the
transition to independent living. Runaway and rejec
youths required shelter and counseling and social
services related to reintegrating them with their
families or enabling them to live independently. Fc those homeless who are dually diagnosed (i.e., men1
ill and substance abuser), special treatment progrz are needed.
The County Department of Health Services is participating in two projects directed at assistinc mentally ill homeless persons:
I services and general health services. Existing sexy
a. Stewart B. McKinneWMIMH Homeless Research Demonstration Project: A three year research
demonstration project targeting severely and
persistently mentally ill homeless persons. Participants (360) are randomly assigned to 0:
four conditions involving case management ser'
combined with various housing options.
b. Collaborative Transitional Housina Project: A
transitional, supported housing project for
homeless persons managing severe and persiste
mental illness and alcohol and/or drug abuse problems.
2. At-risk DoDulation. The lgat-riskgg population are 1
income families and individuals who, upon loss of
employment, would lose their housing and end up residing in shelters or being homeless. Lower inco
percent of the regional median income, are at risk becoming homeless. These families generally are experiencing a cost burden of paying more than 30 percent of their income for housing or more likely severe cost burden of paying more than 50 percent their income for housing. Based on regional percen
reported in the 1987 American Housing Survey, ther an estimated 1,427 low income renter households pa
more than 50 percent of their income on housing ir
families, especially those that earn less than 30
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City of Carlsbad. These households are at risk of
becoming homeless.
But it is not only the very low income households o
are at risk. According to Lomas Mortgage USA, San I is the second least affordable city in the nation 1
housing. Sudden unemployment in a two-income famill precipitate homelessness because there is no lower
housing available for the family. Overall, Harvard University estimates that nationally the average household is just four paychecks away from being
homeless.
The at-risk population also includes individuals wl are in imminent danger of residing in shelters or !
unsheltered because they lack access to permanent
such as parental family or relatives into whose hoi
they could temporarily reside. These individuals,
especially those being released from penal, mental substance abuse facilities, require social service
that help them make the transition back into socie and remain off the streets. Needed services includ counseling, rental assistance and job training/assistance.
Supportive Housing Needs for Others with Special N
1.' Current estimates. The following information
housing and do not have an adequate support networ:
C.
gathered from a variety of sources. It is
typically regional in scope due to the lack o
more specific local data.
a. Elderly and frail elderly. - Table 1A prov
1990 Census data for the City an elderly households. It shows that there are approximately 966 low income elderly rer: households. Based on regional percentage percent of low income elderly renter households are estimated to pay more tha percent of their income for housing. The health and social needs of these elder11
significantly impacted when so much of t
limited resources goes to housing.
According to the San Diego County Area I
on Aging, the population over 65 years c has four main concerns:
(1) Income - people over 65 are usual11 retired and living on a fixed incor
which is typically half that of thc
under 65.
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(2) Health Care - because the elderly h higher rate of illness, easy access health care facilities is crucial.
Transportation - many seniors utili public transportation. However, 13.
percent of individuals age 65+ have public transportation disability wh
necessitates the use of other modes
transportation
Housing - of those over 65 years of
40 percent rent and 25 percent live alone (county-wide figure).
These characteristics indicate the need smaller, low cost housing units which ha easy access to public transportation and health care facilities. These factors sh guide the development of new housing fox income elderly households.
The housing needs of the elderly include
facilities, group homes, Single Room Occupancy (SRO) housing and other housir
that includes a planned service componer
Needed services include personal care, housekeeping, meals, personal emergency response and transportation. A social wc should assist the elderly returning to t community from a health care institutior
Supportive services for households of tl
elderly and frail elderly are provided,
part, by the Area Agency on Aging (AAA)
San Diego County. The major goals of AA1 to secure maximum independence for the elderly, to prevent unnecessary institutionalization, to reduce isolatic
loneliness, to improve health and well t
and to ensure quality of life in long-te
facilities.
The AAA services include meals at senioi
centers, meals to homebound seniors, lec assistance, in-home support adult day ci transportation, and part-time employmeni These are made available through contrac with service providers. The AAA also of: services through an Information and Ref1
Program and a Long-Term Care Ombudsman
Program. Case management services incluc
(3)
I
(4)
supportive housing, such as intermediate
to assist the vulnerable or frail elder1
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Multi-purpose Senior Services Program, tl
of Social and Health needs program, and i AIDS Waiver Program.
b. Persons with Dhvsical disabilities. Basec
Linkages Program, a Management and Assesr
the SANDAG factor of 7 percent of the to
population having a disability, it is estimated that there are 2,500 household
with a physical disability in the City o
Carlsbad. This segment of the population
increasing due to lower death rates and
higher longevity rates resulting from
advances in medicine. The special needs
required for housing physically disabled
individuals include not only affordabili but also special construction features t provide for access and use according to particular disability of the occupant. T
lacatian af housing far disabled people
also important because many such househo
need access to a variety of social servi
and to specialized disabled access fadl throughout the County.
In addition to the housing needs of
physically disabled persons described ab there should be support services designe meet the needs of the particular individ
A social worker should assist persons returning to the community from a health institution.
c. Persons with mental illness.
The following section provides conservat estimates of need based on the Californi
Department of Mental Health standard tha to two percent of persons in the general population suffer a serious mental illne
There are an estimated 990 adults who SL from serious and persistent mental illnc
Carlsbad, based on the City's 1990 CensL
adult population of 49,499. Among persor
suffer from serious and persistent mentz illness, there is a substantial need fox
stable, decent housing.
The lack of access to this basic need ol
leads to mentally ill persons being homt near-homeless, or living in unstable an( substandard housing situations. It is
estimated by the Regional Task Force on
Homeless that one-third of persons who i
14
0 0
homeless also suffer from serious and persistent mental illness. An estimated ! percent of the homeless mentally ill alsc
have substance abuse problems.
The major barrier to stable, decent housj for the seriously mentally ill is the availability of affordable housing. A
substantial majority of persons in this population depend solely on Social Secur:
Insurance payments of approximately $600
month. Based on federal housing standard5
affordable rent payments would be slight1 over $200. Relative to their income, few
persons in this population can afford rer
housing on the open market,
Of those persons living in the urban San Diego County area who are being served by Diego Mental Health Services (SDMHS), approximately 80 percent of clients have
annual income of $12,000 or less - an inc
somewhat below the $13,600 maximum annual
gross income for the Section 8 program.
Board XIII, the advocacy organization for
developmentally disabled persons in San C
County, states that 25,450 to 54,620 developmentally disabled persons reside i
San Diego County. Historically, housing f developmentally disabled persons in group homes is cited in the Annual Program Development Fund Needs Assessment,
d. Persons with develoDmenta1 disabilities.
However, the Department of Developmental Services in Sacramento reports, in its re
study, that there are 25,450 developmenta
disabled adults in San Diego County.
The San Diego County Regional Center (SDC
prepares a Resource Development Plan annu
which is presented to the State Departmen
Developmental Services. SDCRC's philosoph,
that all developmentally-disabled adults 1
are unable to live on their own should re: in group homes with 6 or less persons. SD(
reports that in the past year there were i least 49 developmentally disabled persons whose housing needs were left unmet for s:
months.
e. Persons with HIV infection and with AIDS.
following provides a rough estimate of
15
0 0
current and future housing assistance nee
for persons living in San Diego County wi
the HIV infection, and with AIDS. These
estimates are based on assumptions rather
than solid data. The figures should be regarded as a "best guess" given current knowledge, particularly when they are bra
down into small numbers by individual
jurisdictions.
Most available HIV/AIDS planning document
have not attempted to estimate or project housing needs. Several reports, however,
estimated that 5 percent of all people wi HIV infection may need 90 days temporary
shelter during the course of a year, and
5 percent of persons with AIDS need group home or long-term residential placement o to 12 months. (The numerical data in this section was obtained from the Office of A
Coordination, Department of Health Servic County of San Diego.)
Countv-wide Estimate. It is estimated thal
there are nearly 30,000 persons with HIV
infection in San Diego County. Five percei of that total would indicate that 1,450 tc
1,500 people with HIV infection will need
days of temporary shelter during 1991, thi is 130,000 to 135,000 bed-days or a daily
still be within the expected range for 19' 1995.
To estimate the number of people living WI AIDS in the County of San Diego, figures i extrapolated from the State projections fc 1991 and 1992. These assume a similar grok
in numbers of persons living with AIDS through 1995.
Estimates by SDecific Jurisdictions. The c
basis to estimate distribution of HIV infection and/or AIDS by jurisdiction witk
the County is through zip code analysis of
individual's place of residence at the tin
of their diagnosis. Assumptions must be mi
that this distribution does not change ove
in the same proportions as AIDS case
reporting.
The percentage of cumulative case reportin in the City of Carlsbad, as a percentage c
average of 350 to 370 beds. This number wc
time, and that HIV infection is distribute
16
0 e
the re?-mal total, is .9 percent. This
transli hs to 20 cases when applied to tl
County -ase total of 2,211. This proport of the County-wide estimates is also applicable in terms of 90-day shelter ani
long-term housing needs for 1991. Long-tc housing need estimates for those with HI7
should be increased 33 percent annually
f. Foster Children. The County Foster Care
Program is financed by the State of
California. Under this program, a licensc
family may receive $350 - $500 a month fc
each foster c ’. The average number of monthly place J of foster children ros 6,283 in 1985 from 2,781 placements ii 1984-85, an i Sse of 126 percent. The] are currently 33 children in foster ci (The numerical dta in this section was
obtained from the Office of Child Service
Department of Health Services, County of Diego. )
Inadequate housing for families seeking foster care placement is not significant.
when the foster child reaches the age of
years and no longer qualifies for state-
funded foster care. It is estimated that
third of those currently in foster care h
become homeless when they reach the age c
years.
According to the Child Services Division the County of San Diego Health Services Department, rental assistance is the best
to prevent homelessness among foster care
children reaching the age of 18 years.
However, given the limited funding and
constraints involved with federally-funde
rental assistance programs, it is not
currently possible to target federal rent assistance to this population.
. throuqh 199 5.
housing needs of foster children are grea
g. Families ParticiPatina in self-Sufficienc, Proaram. The City Housing Authority (CHA) does not yet have an estimate of the numb1
of households currently on the federal Section 8 Rental Assistance Program waiti list which would be eligible to participa in a Housing Authority Self-sufficiency program. However, by the end of fiscal yei 1992, we anticipate that we will complete
17
0 a
analysis and have a better understanding the federal legislation which mandates t: "self-sufficiencyn program to begin in 1
The City has requested a copy of the "se
sufficiency program" legislation from th
Development. Upon completing our review that legislation, the City will have a m
complete understanding of the required program and be able to determine which o
applicants on our waiting list would be eligible to participate in the program.
UA Department of Housing and Urban
s
18
-
2 x 2 8 8
F e
- -
s - -
19
<j
fZ q 0
1. i
ii fi
1
.. Q
3=
4 I i
5 ii
F 3 r i; 8 8 c e
- -
c - -
20
CHAS Table 1A U.S. fb&~rttr.~~~ ‘. 01 MOUO~ and Urban tbetopnnml onice of Community f’hning and Oavebpmont
,Housing Assistance Needs of
Louy 6 Moderate Income Households
~mnodA#b&W(#jaCocmcciun:
Comprehensive Housing Atfordabilily Slralegy (CHAS)
__ I we Year I’wlod
IV UwouohfV
Ma* m:
Carlsbad
R Cunenl Eslimale as d: @ma dmtmt October 1, 1991
F&-Year Projeded EJirnale as d: (rcrbr~
I Owners
I slndFuamd -Rebsd titzzzs Smal Rdaed Large Related All mler All *riots
(2 ; 4) (5 “c”“’ (0) (2 E 4) (5 of mom) tiousehdds ’ l pi) (J)
42 5
5. cmamlrch>3ox
h cal&n&n.so%
7. oabuL-(sllooo%~ 6 25 3 --- 8. wi~,PnlbkwM
9. phlrcierlbbcts
10 ovaaowded
II. cosaelIKh.3oK
12 Cos~bdmw!itX
13 TooWIadncomo 18 67 .8
14 Modmoae buano (01 IO 95%) . 15 WI@I tbu5ing Problems
16. PhysirAfh~kts --. ._--.~- 17 uvuaowcM~
18 CQSIhlldWl.3ox -
. .
I
1
lorm HUM0096 (61 I4/9 I )
- $ x f 8 8
A P
e - - 51
22
P 3 I ii 8 8 - . 0. - 4 G - -
23
m et JurdimMbI OI WUr,
slLrn.loss 0 RaccuMthnr Group (saab)
Carlsbad
FmVwPc
PI
, 92 Tour
(4
N/A
329
612
941
Table 18 CWW
Totals I. Numwr of Farniiias wnn Chrldron ;
2. Numbor 01 Porrons in Iam~iior wnh Chrldrrn
3. Numbor of lndrvdualr not in fmiliu wRn Chiidran
4 Total PaoonsIndivUuaIs (Linrs 24)
Nu- d Famh mh Chrldrm'
~WW WUd Unwrrrd Table IC Special Needs (A) (8)
1. Mantally 111
Skaurm (8)
?J/A
2
3
5
wmld
(C)
Numw ot 1
6. Othor(r~aty) I
I
0 U.S. O.p.rlmon1 el Houdng and Urban Devokpm~nt Omu 01 Cornmunriy Plulmng and bnloprnont
Comprehensive Housing Affordability Strategy
e CHAS Tables 1 B & 1 C
Homeless Population
6. Othor(mb)
Inslud, fmd8DB Wh hwd Of m Q -W hvn0 h, ch-8- bld
Ann nr
25
Nvru oi hul(~oQ1(11 of Wun. Flrr VW I
~zom~l~s* FY a RIcuVEthnr Gloup (b#v)
t Carlsbad Black 92
caergory
Totals 1. Nurnwr of Farnriirr wnh Childrrn ;
Table 18
2. Number o! Parsons in N/A famrlrrr wrth Childrrn
3. Numbor of lndwdualr not in fvnilirr w~h Childrrn
4. Total Proon~lno~v~aualt (Lines 2+3)
c.rgoy Table 1C Special Needs
1. Mentally 111
Toul Yla1urw
(4 (8)
Numbr d Fimkrr nh Chuldm' Nurnkr of
ShYBrd unM*fd WUOd
(4 (e) (C)
0 U.S. Dlprnmont el HoullnO end Ufben bwlopnunc Omu of Communty Piulmtng and burmgment
Comprehensive Housing Atfordability Strateg
0 CHAS Tables 1 B 6 1C
Homeless Population
6. Othor(mcl)
In&& frnJIl wrh hwd of houuhdd 0 rpouw hvng m dvndyIIba hlmd
Rnn nu
27
CHAS Tables 18 8 1 F U.S. Dop.flmont al OUSlnO and Urban Dlvokpmon Omo of Communry Pimmng and Do~rlopmont
Comprehensive Housing Aff ordrbility Strates Homeless Population
6. Olher(waofy)
Induo lrnJII Wlm hwd of houwh4ld or 8gaJw hvng h chnnnsau hard
bnn H
20
e a
Shelters for the Homeless
in San Diego County
mm m Bed spaces
Central Region
Cam de Paz CuaM.luged 30 Cam Nucstra Night Sheitor 14 Catholic Charitia - Houw of Rachel Tdtiod 11 CWSS - Project Safehours CalaMuuged 9
Dust off Tranritiond 18 Emmanuel Houw Night Shcltor 8 E-nuel Houw Night Shelter 15 ECS-CapnHotsl Tnnritionrl 8
ECS - Julin’s hchonge Tnnritiolvl IS
ECS - Tnnritiod Housing Program Truuitiod 14 Forgoa~n in America C.~MUUgOd 5
ISN - R. Lo- cuaMuugsd@SC-M.r) 12 EN - College Anr Care-Managd(Nov-Jan) 12 JSN - Clairrmont CUaM~gd(NOV-Dsc) 12 ISN - NO& Pa* Care-MumgdQm-Mar) 12
‘ ISN-Southart cllaMuuged(Feb-Mar) 12 ISN - wlw8 Tdtiod 20 San Diego Co. Mend Health Svcr Cam-Muuged 34
St. Vincent de Paul - Maher Center Night Shelter 160 *** SVDP - Tnnsitionaf Housing bpm ca~ehfa~ged 110 SVDP - Transitional Housing Program Cue-Muuged 45 SVDP - Ioshur House (AIDS Clients) Tnnritiod 8 Salvation Army Care-Managed 60 Salvation Army Carahfanaged 45
** ISN-PBhJolLr c&m&naged(&t-May) 12
St. Vincent de Paul - Emerg. Shelter cldbi~gOd 165
Sin Diego Rescue Mission Night Shelter 114 Sin Diego Rescue Mimion CaraMaMged 135 **** SDYCS - The Bridge CaIeManaged 6 SDYCS - The Gatehouse CUaMIMged 6 SDYCS - The Storefront Caw-Managed 15 SDYCS - Southeast Emergency Qtm. CIW-hfaMged 23 Serenity House Transitional 21 United Stah Mission Night Shelter 35
YWCA - Women in Transition Tnnsitionaf 14 Totpl (including ?2 ISN .epwnd spacer)
ECS = Episcopal Community Scrvicea
ISN = Interfaith Shelter Network
SVDP = St. Vincent de Paul
SDYCS = Sin Diego Youth Community Services
1235
* ** *** ****
29
0 0
Shelters for the Homeless
in San Diego County
pmPm lLpe Bed spaces
WC0-Y
* ISN cUaMWgd(F&-Miy) 12
Halcyon Centor CaraMmagd 12
Sin Diqp Youth Imrohrawnt Camhimagal 23 ** VOA - Eart County Emerg. Shelter CaraManaged 19
TOW (iiluding 12 ISN rtrr~~l spaces) 66
North Collnty Inland
ISN casdkfanaged(Nov-May) 12
North County Interfrith Council CamMmagal 10
Ih@ EYE - Hidda Vdlv HWSO Cririr:Tmuitiod 30
St. Clam’r Home Tmmitiod 60 *** NCIC FamilyShelter * CaraMmaged 14
Torpl (iicluding 12 ISN r~r0~1 rpaces) U6
North Cow Copstnl
Car de Ampam CalaMuuged 26
Catholic Cbaritia - Good Samaritan Case-MUuged 12
Community Rerwrce Center Night Shehat 8
* ISN - Oceanside Carlsbid Ca*Mwged@ov-Fcb) 12 CaraManagd(Jan-Mar) 12
Women’s Reroutce Center CaraManrged 22
North County Chaplaincy Night Shelter 13
6 Houw of Miha and Mary
YMCA - Rojtct Qz CamManaged 6
Total (including 24 ISN ~era0~1 spaces)
Co.rmtg-wide TW (including 120 ISN ~SOM~ spaces ad
* ISN - San Dieguito CasaMuuged
117
excluding inclement weather shdters) 1544
* ** ***
VOA = Volunteers of America
NCIC = North County Interface Council
ISN = Interfaith Shelter Network
30
0 0
PART 2. MARKET AND INVENTORY CONDITIO#S
This p8rt 8umnariS.8 local hou8ing urkot and inventory
characteri8tic8, including trend8 in population, household formation and hourring, a8 woll a8 inforution on tha assistec
houring and public housing stock. It 8180 summaritas tha
faciliti.8 8nd 8arViCe8 available for hOm81.88 p8r80Ar and 01 persanr with rprcial needs.
A. Housing Conditions
1. Pomlation and Minoritv Data. Table 2A, @@Populatior Minority Date," provides 1990 U.S. Census data for City of Carlsbad on the total population, and the numbers classified as White (Non-Hispanic), Black ( Hispanic), Hispanic (all races), Native American (E Hispanic), Asian/Pacific Islander and Other (Non-
Hispanic). It provides similar information from the
1980 U.S. Census-
The 1990 population totals 63,126 persons, of which
percent are White, 1 percent is Black, 14 percent a
Hispanic, less than 1 percent are Native American,
3 percent are Asian/Pacific Islanders and Other, Of
in group quarters. Of these, 300 persons live in
institutional quarters and 1,032 live in non-
institutional quarters.
From 1980 to 1990, the percentage of whites decreas from 83 to 82 percent. Hispanics increase, from 13
14 percent for the same time period. Asian/Pacific Islanders and Other, Blacks and Native Americans remained relatively constant as percentages of tota population.
a. Concentrations of low income households. For
total 1990 population, 2 percent or 1,332 persons 1
purposes of this CHAS, a concentration of low
income households is defined as a census tract where the number of low income households, as t
percent of all households, exceeds the regiona
average of 38.4 percent. A high concentration
defined as a census tract where the number of income households, as a percent of all househo equals or exceeds double the regional average (
76.8 percent.
Household income information is not yet availa from the 1990 Census. Therefore, 1990 Source PC
income estimates were used to arrive at current
estimates of concentrations of low income
households. These are based on 1980 census trac
31
0 0
A small number of census tracts overlap with neighboring jurisdictions.
There are three law income concentrated census
tracts in the City (179, 180, 200.05). There i no (0) high concentrated low income census trz
b, Concentrations of racial/ethnic minority households. For purposes of this CHAS, a concentration is defined as a census tract thz has a higher percentage of minority populatioi
than the regional average. A moderate concentration is defined as a census tract ha7 more than one and one-half times the regional average of minority population. A severe
concentration is defined as a census tract ha7 more than two times the regional average.
According to the 1990 Census, the regional
population averages for racial/ethnic minority groups were 6 percent Black (Non-Hispanic), 7. percent Asian/Pacific Islander (Non-Hispanic), percent Native American (Non-Hispanic), .1 per Other (Non-Hispanic) and 20.4 percent Hispanic
Thus, the region's minority population as a
percent of total population is 34.6 percent.
2. Housins Stock Inventory. Table 2B, "Market and Inventory Conditions - Housing Stock Inventory,"
provides data for the City of Carlsbad on the total
number of year-round housing units by occupancy sta and housing condition. Rehabilitation figures were arrived at based on the City's 1988 HAP.
There are a total of 28,216 dwelling units, of whic percent are occupied and 8 percent are vacant. Of t
25,902 occupied units, 9,791, or 39 percent, are re occupied. The remainder, 16,111, or 61 percent, are owner occupied units. Of the 2,331 vacant units, 77 are available for rent and 417 are available for sa
Of the total housing stock which is either occupied
rehabilitation" and 186 units are classified as "no rehabbable". The City uses Section 8 Housing Qualit
Standards as the basis for determining qualificatio for "needing rehabilitation'@ or "not rehabbable. Iq
Demand for all housing units, as measured by vacanc rates, varies by community. According to SANDAG, th vacancy rate (April, 1990) for the City was 8.2 percent, thus indicating a renter's market.
available for rent or sale, 972 units are "needing
32
a 0
ons. Accorc Conditi t Market and In ventorv to Dataquick, the median resale housing price for i! single family detached house in the San Diego Regic June, 1991 was $183,000. The median resale price fc single family detached house for the City of Carlsl was $262,000 for the same month. The California Association of Realtors estimates that only 21 perc
of all households in the San Diego region could afl
to buy the median priced home in 1990.
The renter affordability gap, as defined by those 1
income renter households experiencing a cost burder severe cost burden is 2,875 and 1,427 respectively "At Risk" population discussion in Part 1, B.2).
Potential constraints upon the maintenance, improvement, or development of housing is discussed
two contexts: governmental and non-governmental. Governmental constraints include Article 34 of the California Constitution, land use controls, buildin
codes, site improvements, development fees, and
processing and permit procedures. These constraints
be mitigated by the City through a variety of means including: designation of large amounts of land for types of residential development, development fees
waiving or subsidizing for affordable housing, and expeditive permit processing.
Non-governmental constraints include land costs, construction costs, and financing. All three of the costs tend to be determined at the regional, State
National levels by a variety of private and public actors. Local jurisdictions, therefore, often have little influence or control over these cost
constraints.
3. Assisted Housincr Inventory. Table 2C, I'Assisted Hou Inventorytt, provides data on housing stock by feder
assistance programs. Out of a total of 390 assisted
units, all are tenant-based assistance Units.
At-Risk Rental Units. The City of Carlsbad does not
anticipate the loss of rental housing from the assi
housing inventory through public housing demolition
conversion to homeownership during the time frame 0
this CHAS. According to the California Housing Partnership Corporation, the City presently has no
projects that could be classified as at-risk of conversion to homeownership or through prepayment o voluntary termination of a federally assisted mortg
Use of Funds. The City's primary goal is to provide affordable housing units to low income households i
Carlsbad. Current and anticipated conditions relate
4.
33
0 0 ..
1 available land and market conditions indicate that
available funds should be used for new constructiol acquisition of units to create a larger supply of affordable housing in Carlsbad. The City will disc\
the use of funds in more detail in the remainder 0: this CHAS.
Inventory of Facilities and Services for Homeless Persoi
The narrative for this section is reflective of the homc facilities and services currently operating in the city Carlsbad. In addition, a listing of regionwide shelters
provided in this section.
1. Emersencv Shelters and Transitional Housina Facilil
Department operates 02-North Coast, an emerge]
counseling and foster home placement.
Caring Residents of Carlsbad and Catholic
Charities are currently working together to designate sites for future homeless and transitional shelters in Carlsbad. They recenl received approval from the City to place a farmworker shelter in the Northeast portion ol Carlsbad. This project is funded in part with Community Development Block Grant funds.
B.
a. YMCA of San Diego County, Human Development
shelter for runaway youth. They also provide
b.
2. Day Shelters, SOUP Kitchens and Other Facilities.
The City of Carlsbad currently has approximately ni churches which work together to provide food, clot1
emergency shelter and transportation to the homeles
3. Voucher Prosrams.
See #2 above.
4. Social Service Proarams for the Homeless.
See #2 above.
5. Homeless Prevention Proarams and Services.
The City recently approved funding for a homeless prevention program to be provided by the Community Resource Center. The organization intends to operat from an office located in Carlsbad. The program wil offer assistance to persons who are "near homeless"
through coordination of available services and financial resources and counseling in such matters financial management and family support.
34
0 e
c. Inventory of Facilities and Services for Persons Other Special Needs
1. derlv and Frail R1 der lv . A wide variety of faqilj
and services are presently available to serve the elderly population. Facilities for the elderly incl
licensed long-term care facilities, intermediate ci
facilities, unassisted living facilities, and senic centers through both the public and private sector2
Among services for the elderly are: adult day care,
basic needs and resources (help for those temporari unable to help themselves), crimelvictim and legal
services, education services, employment and train] emergency services, financial aid and benefits, hei
information, health services (in-patient and out-
patient), housing services, in-home services, mentz health services, protective and placement services, substance abuse services, and transportation servic The majority of elderly in the City of Carlsbad ha\ access to these programs which operate either in tl City or in neighboring jurisdictions.
2. Disabled Persons. A variety of facilities and servj available to serve disabled persons:
a. Mentallv Disabled. Regionwide, facilities for mentally disabled include hospitals, medical
centers, outpatient clinics, mental health centers, counseling and treatment centers, socialization centers, residential facilities children, crisis centers, and adolescent and z day treatment off ices *
Services available regionwide through the Cour Mental Health Services (SDMHS) and its contrac
agencies include: screening and emergency, in- patient, partial day treatment, 24-hour residential treatment, out-patient, crisis, community support, probation, forensic, progrz review and development, case management, techr and administrative, tlTotlinet' telephone counsr
(for parents of children up to five years of E homeless outreach, AB 3632 (mental health sen for children in special education) and voluntr services.
At present, there is a limited range of commur based rehabilitative and supportive housing options for persons not in crisis who need li\ accommodations. Current SDMHS housing resoureg for t?: region include the Supplemental Rate
Progran (providing board and care with
supplemental services - 350 beds),
35
0 e
Lonqt em/Trans it ional Residential Program [ gr living with supportive services - 26 beds), a Semi-supervised Living Program (transitional living from the streets to group housing - 28
beds).
Additional resources outside the SDMHS system are potentially available for referrals to Community Car. Faciliti.8 (board and care) -
approximately 1300 beds.
Develo~mentallv Disabled. The San Diego Regio
Center for the Developmentally Disabled is an information clearinghouse and provider of ser for developmentally disabled persons. It is
responsible for providing diagnostic counseli and coordination services. Regional centers s as a focal point within the community through which persons with developmental disabilities their families receive comprehensive services San Diego Regional Center is responsible for providing preventive services, including gene counseling to persons who have or may be at r of having a child with a developmental disabi They are also responsible for planning and developing services for persons with developmi disabilities to ensure that a full continuum 1
services is available.
Training and Education for Retarded Individua
Inc. (TERI) is a private, nonprofit corporati created for the purpose of developing residen education and recreational programs designed serve individuals with developmental disabili.
The United Cerebral Palsy Association of San I County provides communication training, pre- vocational testing and training and social anc
recreational activities for developmentally disabled persons.
c. Phvsicallv Disabled Persons. The majority of 1 supportive services and housing assistance foi physically disabled person are provided throuc non-profit organizations. A primary provider .
the Community Service Center for the Disabled
dignity and access to physically-disabled per!
CSCD provides the following services:
b.
Inc, (CSCD) e CSCD services provide independenc
Intake and Referral services are set up 1 meet individual's needs and to seek appropriate services from CSCD or from 01
36
0 w-
community agencies;
Personal Asaintance helps disabled individuals to obtain personal care attendants or homemakers, thus enabling to live independently in their homes;
Housing Reforral assists individuals to
obtain accessible and/or appropriate hou that meets their individual needs;
Benefits COU88ling helps disabled individuals apply for public benefits to which they may be entitled, such as Supplemental Security Income (SSI), Medi and Medi-Cal;
Employment Services are provided through
Job Club that focuses on pre-employment
preparation skills;
Community Living Program offers case
management services to help individuals
Transition Project provides assistance t young adults with disabilities moving fr school setting to independent community
living arrangements;
Peer Counseling furnishes services and opportunities for social contact and invi areas such as individual, marital, famil: sexual counseling;
Transportation supplies limited service ( fee basis for disabled individuals in nec transportation to medical, employment or
personal appointments;
Spoke Shop is a business enterprise whicl
and repair of durable medical equipment !
as wheelchairs;
Public Relations and Development provide! public information to the community, mani
public relations events, produces fund development special projects, supervises volunteer coordination and membership recruitment.
3. AIDS. Facilities, available regionally, include
out of institutional environments ;
offers medical supplies and sales, servic
residential units for persons with AIDS of 5 units
37
0 W
containing 50 beds, 6 hospices, 1 skilled nursing facility, 2 resource centers, and 11 health
exclusively or in conjunction with other segments
the population.
Services for persons with AIDS, funded by the Coun
San Diego Department of Health Services through Ti
of the Comprehensive AIDS Resources Emergency (CAR Act of 1990, include primary health care, mental h counseling, in-home care and treatment services, dental, case management, recreation/social, outrea
and education and transportation services.
centers/clinics. Facilities serve AIDS Bitienks
38
CIroOy
1. Total Population
2. Whit. (Non-Htsp8nr)
3. Black (Non-Hisoanr)
4. Huprnr (All nus)
5 Nrtiw Amrnun
6. &i8n rnd P8ClfC blmd.m"
7. Group Ourrtorr
8. lnttdutional
9. Non-instnutonal
10. Houwhold Populrtlon
1980 C.nrui Dur 1990 mWr 08P
or Cumt Esttmatr
(4 (8)
35,490 63,126
29,450 51,555
213 702
790 8,700
53 205
984 1,964
922 1,332
131 300
791 1,032
34,568 61,794
~~lnr orJuruuramr) 01 Qwmm
Carlsbad
Fm You knoo
FY
oram, 92
'9-
Cum: EI
Octc Id
C.WW TOUl (A)
28,216
25,902
9,791
658
125
16,111
256
50
2,331
772
51
1. Total Yorr-Round Housing
2. Total kupled Unns
3 Rentrr hupiod UnRs
4 Nooding Rehab
5 Not Rehabbable
6
7. Noodtng RohlD
. Not Rohabbablo 8.
9. Total Vaunt Unnt
10. ForRont
11. Noedtng Rohab
12. Not Rohabbable
13 For Sale
14 Needing Rehab
15 Not RehabbaDle
16. Awanlng Oaupancy or Hold
17. Othor
Ownor Oa~ird Unnt
9
417
7
2
Oor 1 b.ctoomr 2bMwmr (8) (Cl
-~
Hnwd-SIa-
Carls bad
rm Yam w. (4
n. 92
CI*mrEumu,u
Octobe
C.og-Y
1. Pto]oer Baaed
2. PuDk Housing
3. Seam202
4 Smm8
5. ahor HUD
6. FmHA
7. tonrnr Orad
8. Smon8
9 mh.rsmI(LDUI
10.HommwnU
fenam A88IQlna
Tonrnt Aulrtrna
AUktMOI
TOW Sm md tnwnrmy
Tow SA0 0-1-r 2- 3
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SECTION I1
FIVE YEAR STRATEGY
w
SECTION 11. FIVE YEAR BTRATEGY
PART 3. STRATEGIES
Thh part atatea the City a# Carlsbadls general plans and priorities to be pursued over the five year period (1991-199 the CHAS. It flows from the City of Carlsbad's overall analy of needs and market and inventory conditions, as described i
Parts 1 and 2. The five year strategy describes the City of Carlsbad's action plan for addressing imbalances between its
needs for housing assistance and its affordable housing and supportive housing and services inventory.
A. General Policv Strateav
It is the general policy of the City of Carlsbad to ass low and very low income groups as a first priority thra use of available Federal, State and local resources. In accordance with state law, a very low income household one whose gross household income does not exceed 50 per
of the median income for San Diego County, which is
currently $41,300 for a family of four. A low income household is one whose gross household income is betwee and 80 percent of the median income for San Diego Count
The regional housing needs statement for San Diego ref1 a greatly increased need for housing opportunities in t low and very low income ranges. The regional need state indicates that Carlsbad's share of low income housing s be 40% of its new development within the next five year
Due to the future growth of industrial, retail, office
service jobs in Carlsbad, the demand for housing in the
traditional lower-wage earner occupations will increase regional housing needs statement indicates that the Cit Carlsbad will need to provide 2,509 housing units over
next five years for low income (including 1,066 for ver
income) households.
B. PRIORITIES FOR ASSISTANCE
The City of Carlsbad has a significant need for constru or creation of new housing units which are affordable t and very low income households. As stated previously, i estimated that the City will need approximately 2500 un
of new housing for low and very low income households c the next five years (1991-1996). Consequently, our firs priority for assistance will be construction or creatic new affordable housing units. Our regional "fairshare"
objective is to provide 1,125 units of new affordable housing. However, the City has committed to providing a
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total of at least 1400 units of now housing affordable low 8nd VaV low income households,
Where appropriate and consistent with federal regulatia for the Community Development Block Grant Program and s regulations for the use of Redevelopment Tax Increment funds, these financing sources will be used to create additional housing units for low and very low income households through 1) new housing production, 2) substa and moderate rehabilitation, 3) in-kind public improven
and/or 4) provide rental or homebuyer assistance progra The City will also fund public service agencies which provide programs related to and supporting physical community revitalization and/or housing development
activities.
Outlined below are the programs to be financed by the C of Carlsbad during the next five years in an effort to provide low and very low income households with afforda
for assistance among all subgroups of low and very low income persons and an assessment of the resources like1 be available during the five year period of this CHAS:
1. Develop new construction, provide substantial
housing, These priorities are based on the identified r
rehabilitation and related infrastructure.
"New constructiontt refers to the acquisition of la and the development of housing units, either sing1
family or multi-family. I'Substantial rehabilitatic refers to the improvement of a property (housing L in accordance with Section 8 Housing Quality Stand The City will complete substantial rehabilitation necessary to provide housing to low and very low i households that is decent, safe, sanitary and
affordable. "Related infrastructure1# means street, underground water and sewer systems, drainage syst
housing development.
2. Acquisition of facilities/housing units and modera rehabilitation.
ttAcquisition of facilities/housing units" refers t City participation in the purchase of existing hoi units, such as apartments, condominiums or townhon or other buildings suitable for temporary shelter. units purchased would provide affordable housing f
moderate, low and very low income households (witk
particular emphasis on low and very low income
households) . "Moderate Rehabilitationtt means rehal tation involving a minimum expenditure of $1,000 1 unit to upgrade substandard units to a decent, sal
sanitary conditi0n.h compliance with the Housing
electrical supply lines, etc. needed to support a
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Quality Standards, or other standards acceptable to U.S. Department of Housing and Urban Development.
Provide rantal and/or home buyer assistance.
"Rental assistance" may mean providing a tenant wit financial assistance (tenant-based) or restricting rent of a given rental unit to no more than 30 perc
of gross income (project-based). A "home buyer
assistance" program may include counseling on varic topics such as 1) family budget planning, 2) the hc
purchase market and 3) methods of financing a home.
Also, the program may include various forms of
financial assistance, perhaps in the form of intere
subsidies.
Provide support facilities and services.
"Support facilities and services" are defined as tk
facilities/services which either assist residents t
obtain/maintain affordable housing in Carlsbad and/
provide temporary shelter for the homeless, near homeless and/or migrant farmworkers.
3.
4.
Below is the narrative analysis of CHAS Table 3 "Priorities j Assistance Among Different Categories of Low and Very Low Inc
Households With Needs For Assistance":
In establishing its priorities, the City of Carlsbad has considered not only who among the various categories of low income households are most in need of assistance but also wh.
of the assistance programs outlined above will best meet the housing needs of the identified households. The priorities emerged from many considerations, among them the Cityls anal] of its housing stock and market conditions, its analysis of 1 relative housing needs of its low and very low income familif and its assessment of the resources likely to be available 07 the five year period (1991-96) of this CHAS.
The various programs have been assigned priority numbers whic
reflect the City of Carlsbad's general assessment of its ove: priorities for the next five years and the focus of its
investment strategy. This priority assessment will serve as i guide; tha priorities may be amended as needed in coordinatic with the U.S. Department of Housing and Urban Development.
LOW 'WOME ELDERLY RENTER HOUSEHOLDS
A low income elderly household is defined as: a one or two p household containing at least one person of 62 years of age
and/or a non-elderly handicapped individual, including those currently institutionalized but who are capable of "group ho
living, with a gross household income which is less than 80
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percent of the county median for San Diego ($41,300); this
The following program priorities have been set for this grou
households:
Level 1 priority! develop new construction, substanti rehabilitation, related infrastruct
Level 2 priority: provide moderate rehabilitation and acquisition of facilities/units
Level 3 priority: provide rental or homebuyer assista
and/or develop support facilities a services
There are approximately 652 very low income and 314 low inco elderly renter households in Carlsbad. It is estimated that percent (415) of these very low and low income elderly rente households are paying more than 50 percent of their income f housing. The characteristics of persons over the age of 65 y of age indicate that they have a need for smaller, low cost housing units which provide easy access to public transporta and health care facilities. These factors will guide the
development of new housing in Carlsbad for low income househ
The second best way to assist this group is through moderate rehabilitation of existing housing suitable for renting.
It is also estimated that there are 2,500 households in Carl with a physical disability. The special needs required for
housing physically disabled individuals include not only affordability but also special construction features to prov for access and use according to the particular disability of occupant.
' amounts to $33,050 for a family of four.
LOW INCOME NON-ELDERLY, SMALL FAMILY RENTER HOUSEHOLDS
There are 2212 very low and 1,297 low income, small family (
persons), renter households in Carlsbad; this represents 72 percent of the total number of low income renter households. is estimated that 1,427 low income renter households pay mor than 50 percent of their income on housing in Carlsbad. Also
is estimated that 8.9 percent of low income renter household
Carlsbad live in overcrowded conditions.
The following program priorities have been set for this grou
households:
Level 1 priority: Provide moderate rehabilitation and
acquisition of units/facilities
Level 2 priority: Develop new construction, substanti rehabilitation, related infrastruct
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Level 3 priority: Provide rental or homebuyer assistai and/or develop support facilities ai
services
A quick and less expensive method for providing affordable housing to this group of households is through purchase of existing units and preservation by moderate rehabilitation. 1 second method for assisting this group is construction of ne units, substantial rehabilitation and related infrastructure
LOR INCOME NON-ELDERLY. LARGE FAMILY RENTER H OU8EEOLDB
There are approximately 240 very low and 143 low income non-
elderly large (5 or more persons) renter households in the C
of Carlsbad; this represents an estimated 8 percent of the 1 income renter households. Presently, their is a shortage of
(3 or more bedrooms) rental units in Carlsbad. Consequently,
significant number of these large family households are livi overcrowded conditions. There is a need for new construction
these households.
It is estimated that 1,427 low income renter households pay that 50 percent of their income on housing costs.
The following program priorities have been set for this grou
households:
Level 1 priority: develop new construction, substanti
rehabilitation, related infrastruct
Level 2 priority: provide moderate rehabilitation and acquisition of units/facilities
and develop support facilities and services
larger affordable rental units to provide housing assistance
Level 2 priority: provide rental or homebuyer assista
New construction of larger, 'more affordable rental units apF
to be the best method for serving the needs of this low inco household group because the market does not currently supply adequate number of properly sized units for large families i
Carlsbad. Large families currently approved for rental assis
payments through the City of Carlsbad's Section 8 program ha
difficult time locating an appropriately sized rental unit. often must locate housing in another city to remain eligible the rental assistance.
The second most effective method for providing assistance tc group of households is acquisition and rehabilitation of exi large rental units. At the same time, some form of affordabl rental rate guarantees will assist the City in maintaining t long term affordability of these rehabilitated units. The Ci
would also like to develop a first time homebuyer program tc
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assist low income households in "moving out" of the rental m
' and into a more permanent affordable tthome@1 environment.
LOW INCOME H OMELESS PERSONS AND DOCUMENT ED MIGRANT FARMW0RX.B
According to the 1990 census, Carlsbad has approximately 941 homeless persons within the city limits. It is estimated tha
families account for approximately 33 percent of this homele
population. These families tend to be resident homeless fami or transient, intact families headed by a single parent, usu
a female. Adults account for approximately 75 percent of th
urban homeless; this category includes families and single adults. The majority of single adults are young males seekir
are veterans, about 25 percent of the single adults are fema
and 5 percent are elderly.
The rural homeless are generally farmworkers and other day
laborers. The majority (95%) of these are males living alone
However, families are beginning to join them. They need safe
sanitary housing, which could be a congregate living arrange
The facility and service needs of homeless families and individuals are many and varied. Existing service agencies
indicate that a growing need exists for limited-term shelter transitional facilities for homeless individuals and familie
The following program priorities have been set for this grot
households:
Level 1 priority: develop support facilities and sert
Level 2 priority:
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substanti rehabilitation and related
infrastructure
. employment. Approximately 40 percent of urban single-homeles
provide for,acquisition of housing and moderate rehabilitation
To appropriately assist homeless families and individuals
(including migrant farmworkers), the City must first address
most immediate needs for temporary shelter, food, clothing,
social services, etc. Therefore, the first priority will be development of adequate support facilities and services. The second priority is to move the homeless into permanent housi the most effective method for providing permanent housing a1
to be through acquisition of existing housing units and/or I
feasible, the City will consider construction of new units t
assistance/guarantees. If acquisition of existing units is r
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create additional affordable housing opportunities for the
* homeless; this activity is given a level 3 priority.
&OW INCOME H OMELE 88 WITH IPECIAL NE ED8
It is estimated that 33 percent of single homeless adults su from severe and persistent mental illness. Evidence indicate that up to 50 percent of the homeless population may be acti
substance abusers.
The special needs of homeless mentally ill, alcohol and drug
abusers, victims of domestic violence and runaway/throwaway youths are group specific.
The following program priority has been set for this group c
households:
Level 1 priority: develop support facilities and serv
It appears that the most effective method for addressing the needs of homeless persons with special needs is to fund proj and/or agencies which provide the specialized services requi
to assist these households.
LOW INCOME "AT-RISK" HOUSEHOLDS
The t@at-risktt households are low income families and indivic
who, upon loss of employment, would lose their housing and E in shelters or homeless (on the street). Low income familleg
especially those that earn less than 30 percent or less of t
median income for San Diego County are especially at risk of
becoming homeless. These households generally are experiencj
cost burden of paying more than 50% of their income for hous
The at-risk population also includes individuals who are in imminent danger of residing in shelters or being unshelterec because they lack access to permanent housing and do not hat adequate support networks, such as a parental family or rela whose homes they could temporarily reside. These individual,
especially those being released from penal, mental or substa abuse facilities, require social services to assist them in making the transition back into society and remain off the streets.
The following program priorities have been set for this groL
households:
Level 1 priority: develop support facilities and sen
Level 2 priority: provide rental assistance
Due to the fact that this group of households has very spec]
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immediate needs which can be best addressed through social
providing assistance to this group is through the funding of
support of facilities and services. After the basic needs ha been met, the City may then provide rental assistance as a "crisis management" tool.
OTHER L OW INCOME BOUBEHOLDB WITH BPECIAL NEED 8
The "other households with special needs" category includes
.. service agencies, it appears that the most effective method
households with persons who are mentally ill, developmentall
disabled, AIDS or HIV infection victims, foster children, an
families eligible to participate in an economic self-suffici
program.
The following program priorities have been set for this grou
households:
Level 1 priority: develop support facilities and serv
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substanti rehabilitation and related infrastructure and provide acquisit
of existing housing units and moder rehabilitation
The first priority for this group is to provide for their
immediate basic needs. The lack of access to basic needs oft lead this group of households to be homeless, near homeless, living in unstable and/or substandard housing situations.
Special need individuals require intensive guidance, in most cases, with monitoring and access to support services to mai a sense of independence. The second priority is to provide r assistance when needed to create access for this group to affordable housing. Our third priority is to provide additic affordable housing units through new construction and/or acquisition and rehabilitation of existing market units and, ultimately, guaranteeing their future affordability.
ALL OTHER LOW INCOME RENTER HOUSEHOLDS
At the time this strategy was developed, the City had no information on the specific needs of "other low income rente
households" in Carlsbad. Therefore, for purposes of setting
priorities, we have assumed that the needs of all other low
income renter households are similar to those of the Itsmall,
income renter household. The following program priorities ha been set for group of households:
Level 1 priority: Provide moderate rehabilitation and acquisition of units/facilities
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Level 2 priority: Develop new construction, substanti
rehabilitation, related infrastruct
Level 3 priority: Provide rental or homebuyer assista and/or develop support facilities a
services
It appears that the quickest and least expensive method for
through purchase of existing units and preservation by moder rehabilitation. The second most effective means to assisting group is construction of new units, substantial rehabilitati
and related infrastructure.
providing affordable housing to this group of hauseholds is
EXISTING LOW INCOME HOMEOWNERS AND FIRST TIME LOW INCOME HOM
At the time this strategy was developed, the City had no information on the specific needs of low income households w
own their home. Therefore, for purposes of setting prioritie
this group of households, we have assumed that the primary n of this group are 1) support facilities and services for low income households who may be in jeopardy af lasing their ham
2) rehabilitation for long-time homeowners; and, 3) homebuyi
assistance for households who would like to purchase a home the first time. The following program priorities have been established for this group of households:
Lons-Time Homeowners:
Level 1 priority: Support Facilities and ServicE
lonq-time homeowners who may I: jeopardy of losing their home
Level 2 priority: Moderate Rehabilitation/Acquis
for long-time homeowners with substandard units
Level 3 priority:. Develop new construction,
substantial rehabilitation, re infrastructure
First-Time Homebuvers with and without children:
Level 1 priority: Providing first-time homebuyer
assistance to qualifying low i households
Level 1 priority: Develop new construction,
substantial rehabilitation, re infrastructure
Level 3 priority: Moderate Rehabilitation/Acquis
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Level 3 priority! Develop support facilities and services
For lo0 income households who currently own their home, it i assumed, for purposes of this strategy, that their needs cen around maintaining their home (in both structural and financ terms). Therefore, it appears that our primary focus for
and/or near substandard housing units and financial counseli and/or management services (development of support services) objective of the City will be to assist homeowners to mainta
their existing homes. However, if an existing unit cannot be
rehabilitated or the cost of the home is simply too expensiv the household, the City will consider the provision of reloc assistance - to help the household locate a more affordable
housing unit. Construction of new units for existing homebuy receives only a level 3 priority.
For low income households (with or without children) who wou like to own their home, the primary need is assumed to be financing. It is often difficult for low income households b no previous homeownership history to obtain financing to pur a home. The City's primary form of assistance for this grouF households will be a @@first-time homebuyer assistance progra As part of their Community Reinvestment Act requirements, th City will work with local financial institutions to develop financing program for first-time low income homebuyers. Sinc
there is also a shortage of housing units available which ax affordable to low income homebuyers, the City will also give priority to the new construction of housing units.
The City may consider, as a level 3 priority, the acquisitic rehabilitation (if necessary) of existing condominiums, towr or single family homes for the purposes of VesalelV to low i households. If the City identifies support facilities and services which can provide assistance to low income first-ti
homebuyers, we will consider funding for them.
C. Governmental and Non-Governmental Constraints and
This part explains the extent to which the costs or incentic
develop, maintain or improve affordable housing in the City Carlsbad are affected by local or state public policies, as embodied in statutes, ordinances, regulations or administrat procedures and processes.
Although development constraints apply to all housing produc they significantly impact housing that is affordable to low income households. Table 3A outlines the governmental and nc
governmental @Iconstraints and mitigating opportunities@' whic have been identified by the City of Carlsbad as part of our Housing Element. These @@constraints and mitigating opportuni are discussed in more detail in @@Section Three" of the Carl2
assistance to this group should be rehabilitation of substan
Omortunities to Rousinq Development
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Housing Element. This section is included in Appendix A to t
' CHAS.
D. PROGRAMS BERVICES AND SPECIAL INITIATIVE STRATEGIES
Tbi8 p8Xt Owribe8 the prQ9rPar8 end 8WYiG88 $9 ba pSQYidad
tho special initiatives to be undertaken, to implement tho c
of Carl8badI8 five year strategy to provido affordablo houd for low and very low income housoholds and 8upportive heusir
homeless persons and other persons with special needs.
Due to the anticipated lack of adequate program funding, the
of Carlsbad will, most likely, & be able to meet/address a
the needs of the groups/households identified within this fi
year strategy section. However, every effort will be made tc provide housing assistance to as many low income persons
(including those with special needs and the homeless) as pos
during the next five year period (1991-96). Highlighted belc
programs and activities which represent the strategy to be L
by the City to address the specific affordable housing needs
low and very low income households (including those with spc
needs and the homeless) in Carlsbad:
PROGRAM #1 AND #2:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROZ
THE CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR REHABILITATION OF EXISTING HOUSING UNITS.
Btrategy 8ummary;
Acauisition and Rehabilitation: The City/Redevelopment Agenc
will acquire deteriorating and substandard rental housing fr private owners, utilizing various local, state and federal funding sources for rehabilitation. Of the rental units acqL for rehabilitation, approximately 20% will be set-aside for households in the very low income range. The remaining 80% k
be set-aside for households in the low and moderate income I
New Housina DeveloDment: primarily achieved through private/public sector PartnerShiE efforts. The City will assist in the effort by 1) modifying
and standards which will reduce the cost of housing but rete quality design and architecture; 2) ensuring that there is sufficient developable acreage in all residential densities
provide varied housing types for all economic ranges; 3)
encouraging adaptive reuse of older commercial or industrial buildings for combined living/working spaces; 4) encouraginc
development.
The City's new Inclusionary Housing requirement for Master I
New housing development will be
increased integration of housin9 with non-residential
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communities and qualified subdivisions will place responsibil
upon private developers to be part of the llaffordable housinr crisis" solution by building low income affordable units wit1 all new housing developments.
The City has also assumed responsibility itself for producinc
years. Of the 200 new units, a minimum of 100 will be made
available to very low income households. At this time, the C
housing units and guaranteeing their long term affordability
and/or direct participation in the construction of new very
income affordable housing units.
Larae Familv Unit DeveloDment: In those developments where tl
City requires the developer to include 10 or more units of
affordable housing for low income households, at least 10 pel of the total units will be required to have 3 or more bedrooi
Senior Housina Develoment: ,The City will study the feasibil of creating one or more low income senior housing projects ii Carlsbad in an effort to provide 200 additional units of houi
for this group.
Inclusionarv Housinu Reauirement for Affordable Housina: The will require that a minimum of 15 percent of all units appro for any master plan community, residential specific plan or
it is economically not feasible to build the required units,
developer may be able to make an in-lieu contribution consis of funds, land or some other asset to the City for use in providing shelter to low income households. The City will co a study to determine the appropriate in-lieu contribution to paid by developers who cannot, in fact, build the required u It is anticipated that approximately 1050 units of low incomi affordable units will be created through this inclusionary housing requirement.
Lower Income Housina DeveloDment Incentives: The City will develop a tldensity bonus ordinancett which will permit a mini density bonus of 25 percent and one or more additional econo incentives or concessions in return for a developer guarante
that a minimum of 50 percent of the units for seniors or 0th
special need households or 20 percent of the units for low i households or 10 percent of the units for very low income
households. These units must remain affordable for a period
not less than 30 years.
The City will also consider development standards for altern
housing types, such a5 hotels, managed living units, homeles
shelters and farm worker housing. The City will authorize
alternative housing projects through a Conditional Use Permi
Special Use Permit.
*
creating at least 209 units of new housing over the next fiut
expects to produce/create these new units by purchasing exis'
qua1.if ied subdivision be affordable to low income households
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In addition, the City will review its development fees, schec
.’ for fee payment and development permit process. The City will
consider subsidizing the Public Facility Fees, and possible c related development fees, as well as priority processing on applications for low income housing projects.
Jn-Kind Imrmovements: The City will contribute in-kind infrastructure improvements (i-e-, street, sewer, etc.) to 1( income housing projects when necessary and/or appropriate to
ensure development.
Monitorinq SDecial Housins Needs Priorities: The City will annually set priorities for its future low income and specia
needs housing. Priority will be given to the housing needs fc low income households (incl. handicapped, seniors, large fam and very low income) in the guidance provided to the private sector for new housing construction and for the use of city funds .
Smaller Housina Developmentr The Planning Department will sti the relationship between the size of houses, lot sizes, dens and construction and development costs. The study will prese findings together with recommendations on: 1) minimum sizes
associated houses; and, 3) the applicability of providing de
bonuses as to achieve reduced development costs.
Land Bankina: The City will implement a land banking program under which it will acquire land suitable for development of
housing affordable to low income households. This land will
used to reduce the costs of producing housing affordable to income households to be developed by the City or other parti
Housins Trust Fund: The city will create a Housing Trust fun
facilitate the construction and rehabilitation of affordable housing for low income households.
Enerav Conservation: The City will promote energy and resour conservation in all new housing development.
Open and Fair Housina ODDortunities: The City will dissemina
entire community, especially to tenants, property owners and other persons involved in the sale and/or rental of housing Carlsbad. The City will continue its program of referring fa housing complaints to the appropriate agencies for further action. Also, the City will assure that information on the availability of assisted, or below-market housing is provide all low income and special needs households. The Housing and
Redevelopment Department will provide information to local
military and student housing offices on the availability of
income housing in Carlsbad.
permitted substandard lots; 2) the appropriate floor areas f
and provide information on fair housing laws and practices t
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PROGRAM #3:
TO PROVIDE RENTAL ASSISTANCE TO AkLEVIATE; THE; RENTAL COST BC
INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW INCOME FAMI
AND INDIVIDUALS C TO PROMOTE HOMEOWNERSHIP OPPORTUNITIES.
Itrat- Summary:
Section 8 Rental Assistance: The City will continue
administration of its federal Section 8 Rental Assistance
Program. The City will attempt to add at least 100 new
participants to the program over the next five years by appl for additional certificates/vouchers from the U.S. Departmer
Housing and Urban Development.
First time Homebuver Proarams: The City will encourage the
development of new affordable housing units for first time
homebuyers through a city-funded mortgage revenue bond progi
However, when feasible, low income households will also be assisted through this program.
Local Lendina Proarams: The City will work with local lender the local development community to secure funding and develc
additional lending programs through local private and State Federal Housing Programs for first-time homebuyers.
PROGRAM #4:
This program will primarily focus on moderate income househc
TO PROVIDE SUPPORT FACILITIES AND SERVICES TO EITHER ASSIST RESIDENTS TO OBTAIN/MAINTAIN AFFORDABLE HOUSING IN CARLSBAD AND/OR PROVIDE TEMPORARY SHELTER FOR THE HOMELESS, NEAR HOMI MIGRANT WORKERS OR OTHER PERSONS WITH SPECIAL NEEDS.
Strategy Summary:
Farm Worker Shelter and Permanent Housina: The City will WOI
with and assist local community groups, social welfare agenc
farmland owners and other interested parties to provide she1
for the identified permanent and migrant farm workers of
Carlsbad.
Transitional Shelters and Assistance for the Homeless: The (
will continue to facilitate the acquisition, for lease or sz
of suitable sites for transitional shelters for the homeless
population. The City will also continue to assist local non- profits and charitable organizations in securing state fundi for the acquisition, construction and management of these
shelters. The City will provide Community Development Block
funds to non-profit social service agencies that provide sei
to the homeless and near homeless in Carlsbad and to an age1
which will provide a 24-hour referral service for transient
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homeless individuals and families.
Other Housfna Relat ed Public Services: The City will provide
to public/social service agencies which provide housing-rela assistance (i.e., shelter, food, clothes, transportation, et to the homeless, near homeless, seniors, handicapped and/or
special need households.
The City of Carlsbad will use available Stat., Federal and L
resource8 to fund the programs, service8 8nd special initiat
strategies outlined above. Funding sources include, but not
limited to: 1) federal Community Development Block Grant fun
2) federal Seatian 0 Rental Assistance funds! 3) Redevelapme Agency 20% Bet-Aside Tax Increment fwd8; 4) In-Lieu Fees, i established by the City; 5) Mortgago Revenue and Housing Rev Bonds; 5) federal H.0.P.E and B.0.M.E funds; 6) Community
Reinvostment Act funds from local financial institutions; 7)
federal Emergency Shelter Grant Program funds; 8) federal an state farmworker housing funds; and/or 9) other state and/or federal programs for financing housing projects.
E. INSTITUTIONAL STRUCTURE:
funding, through its Community Development Block Grant Pragr
This section will identify the institutional structure throu
which the City of Carlsbad will carry out its affordable and
supportive housing strategy and provide an assessment of the institutional structure for carrying out its five-year strat
The public agency institutional structure established to car out this affordable housing strategy includes departments of
local unit of government (City of Carlsbad), for-profit developers (private industry) and nonprofit organizations responsible for assisting various housing needs groups withi City of Carlsbad.
A. CITY OF CARLSBAD
The City of Carlsbad's Housing and Redevelopment, Planning/Community Development and Building Departments be the lead departments in implementing the variety of programs and/or activities outlined within our five yea strategy.
The Housing and Redevelopment Department consists of tI- Carlsbad Housing Authority and Redevelopment Agency. TI- City Manager serves as the Executive Director and the Housing and Redevelopment Director supervises the opera
of both the Housing Authority and the Redevelopment Age
The Carlsbad City Council serves as the Housing and
Redevelopment Commission and takes action on matters rc to the Housing Authority and Redevelopment Agency with recommendations from the Housing and Redevelopment Adv:
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Committee (MC) :
HRAC consists of a total of nine (9) representatives appointed by the City Council. The membership includes: participants from the Housing Authority's Rental Assist Program (one senior and other general); two members of existing organizations located within the redevelopment
redevelopment project area; two business persons from 'k
the redevelopment project area; and two persons trainec
experienced in architecture or urban design, human relations, housing, urban development, building
construction, social services or other relevant busines
professions.
Princbal Responsibilities of the Housinu and RedeVelOE
DeDartment:
1. Administer Community Development Block Grant Progr (CDBG) - Approximately $369,000 in CDBG funds were allocated to various community development activit in 1991-92. A substantial amount of these funds fc
next five years will be allocated to projects whic address the affordable housing needs of low and
moderate income families/households in Carlsbad.
Administer Housing Authority/Federal Section 8 Rer Assistance Program - The Housing Authority providc approximately 390 Section 8 Rental Assistance Certificates and Vouchers to eligible participant: July 1, 1991 to December 31, 1991 in Carlsbad. It anticipated that an additional 58 units will be provided by June 30, 1992. From July 1, 1992 to JL
30, 1996, the City hopes to increase the total nun of rental assistance participants to, at least, 54
Administer Mortgage Revenue Bond Program - The Department will assist with issuance of new Mortga Revenue Bonds and continue to monitor existing requirements for several housing developments in
Carlsbad which participated in past bond issues.
Implement Housing Element Programs - The Departmer
will be primarily responsible for implementation c majority of the programs and/or activities outline within the City's Housing Element adopted in Octo1
1991. The Department will work with local private profit and non-profit developers to create additic
affordable housing opportunities in Carlsbad for 1 income households.
project area; on@ residential owner/occupant from withj
2.
3.
4.
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Pin cipal Be 8DOIL8 ibi 1 it it8 Of t ht PlanniPU ! COmlllUnit~ ovelo~mat Demartnreot: -
1. Preparation of ordinances and policies for Implementation of Housing Element Programs - The Planning Department will be primarily responsible 1 developing applicable ordinances, policies, plans, studies, surveys, etc. required to implement the C. Housing Element.
Assist in development of Affordable Housing - The Department(s) will assist the Housing and Redevelo] Department in implementing the programs identified this five year strategy for developing new affordal housing units. In addition, the Department(s) will review affordable housing projects and monitor proc in addressing/meeting the needs of low income
households in Carlsbad.
Development of Homeless and Farmworker Shelters- TI
developing and implementing the programs necessary create shelter for the homeless and migrant farmwo in Carlsbad.
2.
3.
Department(s) will be primarily responsible for
PrinciDal Responsibilities of the Buildinu DeDartment:
1. Monitor and report on existing housing units which substandard within Carlsbad. The Department will b responsible for identifying substandard units whic eligible for rehabilitation and reporting these un to the Housing and Redevelopment Department for fu assistance.
Table 3B outlines the workplan for the City of Carlsbad's 19 Housing Element. The workplan identifies the housing element program and the city department(s) responsible for assuming "lead" on implementation. Also, the workplan indicates the timeline for implementing the various programs.
B. PRIVATE INDUSTRY
Private, for-profit housing developers will assist in t effort to create additional affordable housing units in Carlsbad. Per the City of Carlsbad's proposed Inclusion Housing Ordinance, a minimum of 15% of all housing unit approved for any master plan community, residential spe plan or qualified subdivision must be affordable to low income households. It is anticipated that private devel will create at least 1050 units of new affordable housi . for low income households during the five year period o
this CHAS as a result of the inclusionary housing
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requirement. The City staff will work closely with prik industry to develop housing which is affordable to and the needs of low income households in Carlsbad.
C. PONPROFIT ORGANIZATIONS
Nonprofit organizations will play a vital role in the development of affordable housing in the City of Carlsk The City will work with nonprofit organizations to advc
for and develop affordable housing. A list of nonprofit
organizations which can provide assistance to the City
be prepared for reference purposes. Upon identificatior
appropriate nonprofit organizations, every effort will made by city staff to contact them and employ their
assistance in the effort to implement the programs out1
within this CHAS and Carlsbad's Housing Element.
D. SAN DIEGO ASSOCIATION OF GOVERNMENTS ( SANDAG) :
SANDAG plays a significant role in assisting local governments to prepare housing development plans, espec the Housing Elements required by California State Law. SANDAG also functions as an important clearing house fc
housing development information and training center fox
legal requirements of housing development and related
affordable housing programs.
THE FIVE YEAR STRATEGY: F. ASSESSMENT OF THE INSTITUTIONAL STRUCTURE FOR CARRYING
This section shall provide an assessment of the existing strengths and gaps in the delivery of programs and services, including efforts to make use of available housing, social
service and mental and ether health care reseurces and ideni
proposed actions to strengthen, coordinate and integrate thc
institutions and delivery systems.
The City of Carlsbad has made a strong commitment to increa:
the supply of affordable housing for low income households I
the community. A significant amount of staff time has been,
will continue to be, dedicated to developing a Itstrategyt1 fc implementing each of the housing programs outlined within tl Carlsbad 1991-96 Housing Element. The City will make every t to develop private/public partnerships which will result in creation of new affordable housing units for low income households.
The City has already taken several steps towards its goal 01 creating a minimum of 1400 new units of affordable housing :
lower income households. First, the City adopted its 1991-9(
Housing Element which outlines a number of programs critica. the development of affordable housing. Second, city staff mc with local private housing developers and nonprofit organizi
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reprssentgfives ts identify the "obstacles~constraintts" to . developing affordable housing in Carlsbad. As a result of th meetings, staff is prepared to recommend various methods (i. adjustment of development standards, subsidy for development fees, density increases, etc.) for mitigating these identifi *'obstacles/ constraints" to creating affordable housing. Thi
Housing and Redevelopment and Planning Staff have had severa
meetings with a number of for-profit and non-profit develope
who are proposing various affordable housing projects in Carlsbad. Finally, a public workshop was held on January 15,
to discuss the programs needed to create new affordable hous units. City Council, Planning Commission and Design Review B (Redevelopment) members were present to discuss the issues a
provide direction to city staff.
Housing and Redevelopment Staff has also developed two (2)
affordable hausing slide shows which are being used, and wil continue to be used, to educate the public on the need for
affordable housing in Carlsbad and the type of beneficiaries (very low, low and moderate income households). Elected offi
(City Council) have agreed to take the political actions
necessary to create affordable housing in Carlsbad. However,
problems associated with the NIMBY (Not-In-My-Back-Yard) syn need to be addressed through education programs in order to reduce the amount of opposition to specific projects which k be presented at later dates.
Due to financial constraints, the City of Carlsbad is limite its ability to meet all of the housing needs of low income
city resources with private industry and nonprofit agency resources to meet as much of the need as financially feasibl
within the time period identified within this CHAS.
The City will also be legally constrained in solving the
undocumented migrant worker housing and related human servic needs. These unmet needs are a result of Federal legal, fina
and structural limitations which prevent Federal, State and agencies from legally providing certain services to undocume
individuals.
Presently, the process for reviewing and approving affordabl housing projects is very time-consuming. The City must imple changes to the process in order to create affordable housinc
units in a more timely fashion.
The delay in providing new rental assistance payments to lob
regulations and lack of adequate funding for the city's Sect
Rental Assistance Program create significant constraints to providing quick access to the assistance. The City current11 not have an emergency housing payment program. However, the has provided funding to a local nonprofit organization to pi counseling and services coordination assistance to those
households. However, a sincere effort will be made to combir
income households also presents a problem. The federal
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households which are "near homeless e 'I
The City proposes to strengthen, coordinate and integrate th governmental institutional, nonprofit and private delivery systems outlined above through on-going "strategy and
development" meetings between city staff, private developers
Through regular meetings, the City will continue to identify constraints to affordable housing and develop/implement prog to mitigate them. The key to successful development of affor housing for low income households in Carlsbad is communicati flexibility and adequate funding. The City will communicate
openly with private developers and service providers as well
make every effort to maintain the flexibility in policies ar ordinances necessary to create public/private housing develc
partnerships.
The City will also develop an on-going monitoring system to
assess its progress towards meeting the affordable housing 4
outlined within this strategy and the Housing Element on an annual basis. The monitoring system will allow the City to identify the strengths and weaknesses of the various prograa implemented to create affordable housing for low income
households.
G. COORDINATION OF RESOURCES
nonprofit organizations and various financial institutions.
This section describes the City of Carlsbad's plan for usin5
available program, service and special initiative resources coordinated and integrated manner to achieve its affordable supportive housing goals.
In the production of affordable housing, the City of Carlsbe
cannot rely on a single source of funding. To be successful
our efforts, affordable housing must be produced through thc utilization of a number of different funding sources. These
sources include, but are not limited to, Community Reinvestn funds (financial institutions), nonprofit partnerships, pril developer partnerships, tax-exempt financing, tax credits, federal community development block grant funds, federal Sec
8 Rental Assistance funds, Redevelopment Housing Set-Aside i
The City of Carlsbad will use these and/or other sources of funding for the construction of affordable housing and development of related services, depending on the opportunit and constraints of each particular project.
1. FEDERAL HOUSING AND URBAN DEVELOPMENT PROGRAMS:
The City of Carlsbad is ttentitledtg to federal Communit) Development Block Grant funds and will continue to subr its tgstatementtt requesting these funds on an annual ba: long as the program funds are available.
The City will also continue to apply for additional Sec
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8 Rental Assistance Program funding as it becomes avail;
If funding is available to the City and we are eligible, Carlsbad may apply for HOPE grant and HOME funds depend: on the program requirements.
2. OTHER FEDERAL PROGRAMS:
If program eligible, the City may apply for U.S. Farmer! Home Administration funds and Federal Tax Credits for LC
Income Housing.
The City is not presently aware of all of the various
federal funding programs which may be available to us ai
other nonprofit organizations to assist in our effort tc finance the development of affordable housing for low ii
households in Carlsbad. However, as we research and idei the various programs, we may apply for additional feder,
for the funding. funding and/or encourage nonprofit organizations to app
3. STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMEN'
After researching the state funding programs in further detail and upon eligibility determination, the City may apply for funding under the following:
Office of Migrant Services Farmworker Housing Grant Program Proposition 84 Housing Funds Proposition 77 Housing Funds Proposition 84 Farmworker Housing Funds California Housing Finance Agency California Housing Rehabilitation Program
State HCD Land Purchase Loan Program State HCD Predevelopment Loan Program
4. CITY OF CARLSBAD:
The following programs/funding sources are available or be available for the development of affordable housing low income households in Carlsbad:
Redevelopment Agency Housing Set-Aside Funds Carlsbad General Fund Density Bonus/Fee Subsidy Program In-Lieu Fees (on all residential developments Linkage Fees (on all non-residential developm Tax-exempt Financing
Technical Assistance
5. PRIVATE SOURCES:
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Funding for low income affordable housing projects may i
be available through the following sources:
Savings Associations Mortgage Company (SAMCO) Local Initiatives Support Corporation (LIsc) Private Foundations Local financial institutions
67
1
B 3 z x 8 3
@ 2
- -
Open Space Reqtrimnents
Dcvehpme~ S111lUl0nis
BiciUing, Elrdrical and Plitmbing Codes
Code Enfkcemertl Pmgmmr
Offsite lmpmements
Fees and Emdions
Prvcessing and Permif Prvcessing
CaliJorniu Envitvnmental Qtiuldy Act
Atiick XXWV - Cidifornia Consfittiiron
Shiflng
Finuncing
Price of Lund
Cos! of Comtnictron
Envimnmedai
Dnnrglu und Wuter Supply
TupuZKIphJ’
Sensitive Hahittits
Curuiil Zone
Agricidtritl hdll Yilliamson Act
Airpi Land use I’hn
Program 2.2 (Deve@nent slondrvds)
Pqmm 2.2 (Dcrehpmenf Standrvds)
Pqmm 3.7b (Adrmmtivr Howiug)
Progrum 3.7.h (A hmv~ivr Housing)
Pmgmm I.S (RehabiG&th)
Pmgmm 3.7.g (Iu-Kind Impmeme&)
Program 3.7.e (Fee Waiver)
Pqmm 3.7f (Prio+iry Processing)
Pmgmm 4.1 (Housing Im,mct Fee)
Pmgmm 3.J.b
Pqmm 3.9 (Housing Needs Pdies)
Program 3.1 0.a (Mdgage Revenue Bond)
Prugrum 3.1 Ob (Lending Propmm)
Pmgnim 3.13 (Communi9 Reinvestment)
Prqrum 3.14 (Housing Trust Fund)
Pnyrum 3.12 (Lund Bunking)
Pqnim 2.2
KO YE
Pnyrum 5.2 (Ittrer Camervcuion)
f’rqriim 3.7.y ([n-Kinrl Coatriburiom,
so \.E
Pmgmm 1.6 (Relub Subsidies)
PK~Klm 1.7 (Acquuitwn & Relrab)
(Rclurb Incentives) Pqrum 1.8
(Kelrab - Hameuwnersl Pmgrum 1.9
(Cmu~l Zone)
Pnyrcrm 3.6.0 tltICbiSiOM?y)
Pqrum 3.7.0 (Demity Bonus)
None
Pqram 2.5 (.Uued Use)
Prognim 3.3.~ (Tmnsiliona1 Sheher)
Propmm 3.7.b (Alternahr Housinp)
(SeniorlEkirrly)
tDevelupment Slandardr)
PtV&JKlm 1.11
Prqrum 3.6.6 (ltlC&iSlOM?y)
P 15 ' Rehabilitation Reporting/Monitoring
1.6 Rehabilitanon Subsidies - Rental Stock
1.7 Acquisinon & Rehabditation
1.8 Rehabditation Incentives
Bldg/HRD 91-96 1 9'
HFWBldg 91-95 On
HRD 91-96 19
HRD 91-96 On
1.9 Homeowner Rehabilltanon HRD
1.10 Neighborhood Improvement HRD
2.1 Regonal Housing Need No Propram
2.2 Development Standards Waivers Pollcv Plng/Eng/Bldg
2.3 Developable Acreage Monitonng Plng
2.4 Adaptive Reuse Ordmance Plnm
2.5 Mixed Use - Amend Ordinances Plng
2.6 Coastal Development Monitonng Plng/Bldg
3.1 Farm Worker Plng
3.2 Large Family Plng
3.3.a Homeless Shelters Community Dev
3.3.b Homeless (CDBG Funds) HRD
3.3.c City Referral Service HRD
34a Seniors - ZCA (R-3/R-P/RW/mM) Plng
3.4.b Amcle 34 (200 Sr. Units) HRD
I
3 6.a Inclusionary Ordinance (MP) Plng
3.6.b Inclusionary Ordnance (SP/Q sub) Plng
3.6.c In-Lieu Fee Plng
3.7.a Density Bonus Ordnance Plng
3.7.b MLU Ordinance Plng
3.7.c City Housing Production Program HRD
3 7.d Section 8 HRD
3.7.e Fee Waiver (Councll Policy 17) Plng/Fmance
3.7.f Pnonty Processmg Community Dev
3.74 In-Kmd Improvements Community Dev
3.7.i Affordable Housing Overlay Plng
3.8 Formalize Excess Unit Bank PlngGrow Mgmt
70
91-96 1 9'
92-% 19
On,
91-96 195
91-96 On
1992 195
1993 195
92-96 JAF
1992 (1st Qu) MA
91-96 MA
91-96 On
91-96 On
91-96 On
1991 MA
91-96 19'
9 1-96 MA
91-96 MA
(1992 July) MA
(1992-1st Qu) !vM
1992 APF
1991 M.4
91-96 On:
91-96 On)
1991 Ju?
1992 JU:
1992 Ju'
1992 JA?
71
r
New
Program Descnpuon Depamnent Due Date Pr0giam
3.2 Large Family Plng 1992 X
3.6.a Inclusionary Ordinance (h4P) Plng 1992 X
3.6.b Inclusionary Ordinance (SP/Q sub) Plng 1992 X
3.6.c In-Lieu Fee Plng 1992 X
3.10.c Moderate Inclusionary Plng 1992 X
3.7.a Density Bonus Ordinance Plng 1992 X
3.4.a Seniors - ZCA (R-3/F.-P/R-W/RDM) Plng 1992 X
3.12
4.1
3.10.b
3.13
v
Land Bank . Plng/HRD 1992 X
Non-Residential Housing Impact Fee Ping 1992 X
Lending Programs (Mod. Income) HRD Ongoing
Community Reinvestment Act HRD/Finance Ongoing
Program
2.4
2.5
3.7.b
New
Descnprion Depamnent Priority Program
Adaptive Reuse Ordinance Plng/HRD 1993 X
Mixed Use - Amend Ordinances Plng 1993 X
MLU Ordmance Plng 1992 X
VII. MONITORING AND INFO
74
ONE YEAR PLAN
UII PART 4. RESOURCES
PART 5. IMPLEMENTATION
I & MONITORING PLAN
0 0
SECTION 111. ONE-YEAR PLAN
PART 4. RESOURCES
This part d8SCrib.8 the re8ources that the City of Carlsbad reasonably 8~pcts will be available for the coming Federal
fiscal year that will be used to address the needs anU condi.
described in Section I (Parts 1 and 2).
As of the date this strategy was prepared, the following sou: of funding were the only federal and/or local funds expected be received during fiscal year 1991-92 for the purposes of
providing affordable housing to low income households:
Community Development Block Grant funds
Section 8 Rental Assistance funds
Redevelopment Set-Aside funds
When approving programs/activities for expenditure of the
Community Development Block Grant funds in 1991-92, the City
Council decided to spend a majority of the funds on affordab
Table 4/5A, a total of 55% ($203,000) of the CDBG funds for
federal fiscal year 1991-92 were allocated to housing progra (incl. support services for the homeless). When approving th programs for CDBG funding, the City Council approved a total
$169,000 for acquisition of property to be used for an affor housing project. The City is currently considering several p
of property for purchase with these funds. It is anticipated
the noted funds will be committed by June 30, 1992.
The 1991-92 Section 8 Rental Assistance Program budget inclu total of $1,707,000 for housing assistance payments and $256 for operating costs. This budget will allow the city to cont to provide rental assistance to a total of 390 very low inco households during fiscal yea'r 1991-92. The city has approved
contracts with appropriate property owners to commit these payments.
housing and/or related support services. As indicated in CHA
A total of $1,560 I 000 in Redevelopment Housing Set-Aside fun will be available during fiscal year 1991-92 for creation of housing affordable to low income households. The city intend use these funds to acquire, or assist in the acquisition of, property/housing units to be converted from market rate (ren or for-sale) units to housing units which are affordable to income households and for construction of new units. At the this strategy was prepared, the City had no agreements with
property owners to purchase existing property for the noted
purposes. However, it is our intent to commit these funds by
30, 1992 through written agreements with property owners for
purchase of existing units and/or land for construction of n
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units.
The City is currently considering ez -3lishment of an "In-Lit fee to be assessed upon housing developments which have an
inclusionary housing requirement to provide 15% low income
affordable housing units within a project but cannot build tl
units. The @*In-Lieufg fees, if established and collected in I!
92, will be used to develop housing affordable to low and vel low income households in Carlsbad.
The City of Carlsbad has been working with local private, no1
profit (and for-profit) agencies to identify sources of fund which may be available for affordable and supportive housing
identified federal, state and/or other private sources of fu:
which may not be available to the City, other eligible agenc will be encouraged to apply. The City is currently working 01
l@incentivesn to encourage private, non-profit and/or for-pro
housing developers to build housing units in Carlsbad which ( affordable to low and moderate income persons. The City will
continue to work on these **incentives" as well as with local
private developers to identify and use all available financi
resources for the purposes of creating new affordable housinj units.
To meet "matching funds" requirements for state and/or feder
affordable and supportive housing financing programs, the Ci will consider the use of redevelopment funds, I1in-lieugt fees
private contributions and/or general city funds. The various "matching fund" requirements will be identified and consider a case-by-case basis prior to submitting, or assisting with submission of an application, for any federal and/or state
housing financing program.
The City of Carlsbad has no court orders or consent decrees affect the provision of assisted housing or fair housing remedies; there are no orders or decrees to impact our resou
J
and/or goals t
PART 5. IMPLEMENTATION
This part translates the City of Carlsbad's five-year strate
and anticipated available resources into a one year action p
and goals which will guide our resource allocation and inves decision8 during the coming year.
A. Action Plan:
The City primary goal for its five year housing strateq
to develop at least 1400 new units of housing affordabl
low income households in Carlsbad. During 1991-92, the intends to develop a at least 60 units of affordable hc
through new construction and/or acquisition and
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rehabilitation of existing units. This goal is consiste
with the overall strategy.
The City intends to develop these affordable units throughout the entire city thereby reducing the impact housing on any one area within Carlsbad. City staff wil responsible for initiating the development of this hous
through agreements with local (for-profit and non-profi housing developers and/or through contractor agreements
city-financed housing construction) and for managing/monitoring the affordability of these housiny
in future years.
We do not reasonably expect that all 60 new units of affordable housing will be completely constructed and/a
otherwise provided before the end of fiscal year 1992 (
30). However, it is the intent of the City to enter int agreements for the construction and/or acquisition and rehabilitation of these new units by the end of the fis year. We expect that it will take approximately 1.5 yea completely construct/provide our first 60 units. After policies and procedures for approving affordable housin projects have been implemented and @ttestedw8 by the City anticipate that the provision of additional units will less time consuming.
The City will be able to assist at least 58 additional low income households who meet the Federal preferences housing assistance during fiscal year 1991-92. Existin$
applicants, for the assistance program, which represent "worst case" needs will receive the first opportunity t
benefit from the City's Section 8 Rental Assistance Prc The City estimates that the additional 58 households wj assisted by June 30, 1992. e
As described in Part 3 of this strategy, the City inter take a number of actions to eliminate or reduce the ne5 effects of local policies impacting the affordability c housing within Carlsbad. During fiscal year 1991-92, tt City will meet with local developers (for-profit and nc profit) to identify and discuss the city-controlled pol and procedures which effect the provision of housing affordable to very low, low and moderate income househc
The City will review and revise, as necessary, its fee schedules, development standards and permit processing
procedures as the first step to assisting developers tc build affordable housing in Carlsbad. Also, staff is
currently working on density bonus/incentives and inclusionary housing ordinances to assist in the develc
of affordable housing.
The City will establish a "priority processing" procedi for ensuring that affordable housing projects are quid processed through the system and receive prompt
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consideration by the Planning Commission and/or City Council. The City is reviewing and considering revision
1) various project application requirements, 2) staff L procedures, 3) appointed body approval procedures (i,e,
project directly to City Council vs. project to Plannir Commission and then to City Council), 4) environmental
review procedures, 5) fee payment schedules (or policic
subsidies), and/or 6) other city policies and procedurf
which have been identified by the development communitj
having a negative impact on their efforts to developmei affordable housing in Carlsbad.
Our first priority in fiscal year 1991-92 is to develoi procedures for processing/approving proposed affordable housing projects in a manner which is less time-consum: for the developer but continues to maintain quality development for the City. In addition, it will be crit: for the City to also develop an **incentives and financi assistance" program during this fiscal year to encouraq
private developers to build affordable housing in Carls
Based on discussions with local housing developers, prc
processing time, development standards and density restrictions have a significant impact on their abilitl
build housing which is affordable to low income househc Therefore, it is crucial for the City to address these
order to reach its goal of developing 1400 lower incom
affordable units by 1996.
During 1991-92, the City will attempt to address the nc of homeless families, victims of domestic violence, anc runaway and abandoned youths through the funding of var non-profit agencies under Carlsbad's Community Developn Block Grant (CDBG) program. The City has approved conti with the following organizations for services during fj year 1991-92 :
CASA DE AMPARO: SHELTER FOR ABUSED OR NEGLECTED CHI
issues in an acceptable manner during fiscal year 1991-
($10,000)
($ 9,257)
NC LIFELINE: EMERGENCY RESPONSE SHELTER FOR HOME
COwMtlE1ITY RE- SOURCE CENTER: HOMELESSNESS PREVENTION PROGRAM
($10,000)
CATHOLIC CHARI-
TIES: MIGRANT FARMWORKER SHELTER (HOMELEE
($2s,000)
AIDS FOUNDATION: CASE MANAGEMENT SERVICES FOR AIDS VICTIMS ($1,000)
78
\ 0
,
ECUMENICAL SER- VICE CENTER: SINGLE MEN HOMELESS SHELTER
($~0,000)
($2,0001
FRATERNITY HOUSE: HOMELESS SHELTER FOR AIDS VICTIMS
WESTERN INSTITUTE FOR MENTAL HEALTH: DAYCARE FOR VICTIMS OF ALZHEIMER'S DISEASE ($12,359)
The City will continue to identify the needs of the veri income households on an tlon-goingft basis and work toward
meeting their needs in fiscal year 1991-92. The Homeless
Prevention Program funded under the City's CDBG program
designed to assist very low income households through coordination of services, financial management and counseling. The City will also take steps to construct r
housing units vhich are affordable to very low income households. At chis time, the City does not have an estj
of how many very low income units will be produced durir
fiscal year 1991-92.
B. MONITORING PLAN
The City's Housing and Redevelopment Department will re7 the success of Carlsbad's affordable housing developmeni program on a quarterly basis. Upon completion of a quarl (9/30, 12/31, 3/30 and 6/30), Housing and Redevelopment Department Staff will prepare a report which outlines ti "quarter accomplishments.a1 The report will also outline
I@unmet goals and objectives" and identify a @ltimelineqt J meeting the remaining goals and objectives.
The "quarter accomplishments" report will indicate whet1 or not the City's programs are being carried out in
accordance with this CHAS and in a timely fashion. Also report will identify the steps which need to be taken tc correct any inconsistency and/or "unmet" objective.
a
C. CERTIFICATIONS
As required by federal regulations/instructions for thii CHAS, the City certifies that it will affirmatively fur* fair housing and that it is in compliance with a reside.
anti-displacement and relocation assistance plan. Appropriate documentation is provided within this CHAS.
79
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FAIR HOUSING
AND ANTI-DISPLACEMENT
CERTIFICATIONS
---...
L- e
I
Q Appendix E d mprehenslve bhslng Affordibility Strategy (CHAS)
Certification
The jurisdiction hereby certifies that it will affirmatively further fair housing.
Signature of Certifying Official
X
Certification
The jurisdiction hereby certifies that it will comply with the requirements of the Uniform Relocation Assistance
and Real Property Acquisition Policies Act of 1970, as amended, implementing regulations at49 CFR 24, and
the requirements governing the residential antidisplacement and relocation assistance plan under section
104(d) of the Housing and Community Development Act of 1974 (including a certification that the jurisdiction
is following such a plan).
Signature of Certifying Official
X
Note: The jurisdiction's execution of these certifications acknowledges that it will maintain supporting
evidence, which shall be kept available for inspection by the Secretary, the Comptroller General of the United
States or its designees, the Inspector General or its designees, and the public.
C L.S. Government Prlntlng 0ff:se : 1991 . 312-2:8)addc: 84
0 *
SUMMARY OF CITIZEN COMMENTS
ON THE
CITY OF CARLSBAD'S CHAS
85
e e
CITIZEN COMMENTS
A sixty (60) day public review and comment period will be provided from Friday, February 14, 1992 to Tuesday, April 14,
1992 for this CHAS. All comments received from the public will included in this section of the document for review by the U.S. Department of Housing and Urban Development. If necessary and
appropriate, changes to this CHAS document will be processed in
response to comments received from the public.
A notice announcing the public review and comment period will b (was) published in the Carlsbad Blade-Citizen on Friday, Februa
14, 1992.
It is anticipated that the CHAS document, with public comments, will be placed on the May 5, 1992 City Council meeting agenda f review and approval.
86
e e
/
For Sale: Year 10 ousing units which are vaci
classified as housing units. (U.S. Census definit
Group Quarters: Facilities providing living quarts
include: Prisons, nursing homes, dormitories, miliar shelters.
HOME: The UOME Investment Partnerships Act, whk National Affordable Housing Act.
HOPE 1: The HOPE for Public and Indian Housing I
Program, which is Title IV, Subtitle A of the Nati Housing Act*
HOPEP: The HOPEfor Homeownershipof Multifamib
which is Tile IV, Subtitle 6 of the National AffQrdabl(
HOPE 3: The HOPE for Homeownenhip of Singtc
Program, which is Title IV, Subtitle C of the Nat Housing Act*
Household: One or more persons occupying a hot
Census definition). Note: A special definition of hous
Table 18, SUPPOrtIVe Housing and Services POpUi
instructions Provide a special definition of "householc Table 1 B-
Houslng Problems: Households with housing p
thosethat: (1) occupy units meeting the definition of F
(2) meet the definition of overcrowded; and (3) meel
cost burden > 30%. Table 1A requests nonduplil
households that meet one or more of these criteria.
Hourlng Unit: An occupied or vacant house, apart
roOm (SRO housing) that is intended as separate livin census definition)
lnstitutions/lnd'tutional~ Gmup quarters for persc custody. (U.S..Census definition)
Large Related: A household of 5 or more persons t
least 2 related penons.
LiHfC: (Federal) LOW Income Housing Tax Credit.
Low Income: Households whose incomes do not e)
of the median income forthe area, as determined by
ments for smaller and larger families, except that H1
income ceilings higher or lower than 80 percent of tt
areaon the basisof HUD'sfindings that such variatio
because of prevailing levels of construction costs or
OrunusuallY high OrfOwfamilY incomes. Note: HuD
updated annually and are available from local HU
Middle Income : ~o~~seholds Whose intm'ms art
percent of the median income for the area, as determi
adjustments for smaller or larger families, excepi
establish income ceilings higher or lower than 12
median forthe area on the basis of HUD'sfindings thi
are necessav because of prevailing ~eve~so~constrll
market rents, or unusually high or low family incorn,
If income adjustments are made by HUD and the lo\
theareaissetat higherorlowerthan80percentof mc
middle income limits must be adjusted by multiplying
income limit by 1.5. Example: With a median incon
$10,000 and a iow income limit adjusted by HU[
adjusted middle income limit would be computed as
$1 1,250 adjusted middle income limit.
Moderate income: Households whose incomes
percent and 95 percent of the median income 1
determined by HUD, with adjustments for smaller c
exceptthat HUD may establish incomeceilings highe percent of the median for the area on the basis of HI
Affordable Housing: Affordable housing generally defined as available for sale 0 ivI (U.S. Census definition) * General Deflnltlons used with the CHA
housing where the occupant is paying no more than 30 percent of
gross income for gross housing costs. including utility costs.
Affordable housing has a more specific definition for pu~ses of
completitig Table 58. That definition is included in the instructions for
Table 58.
Committed: Generally means there has been a legally binding
commitment of funds to a specific project to undertake specific activities.
Expanded definitions for completing Table 4/5A are induded in the
instructions for Table 45A.
Cost Bufdefl s 30% : The extent to which gross housing costs,
including utility costs, exceed 30 percent of gross income, based on
data published by the U.S. Census Bureau.
Cost Burden> 50% (Severe cost Burden): The extent to which gross
housing costs, including utility costs, exceed 50 percent of gross
income, based on data published by the US. Census Bureau.
Disabled Household: A household composed of one Or more
persons at least one of whom is an adult )a person of at least 18 years
of age) who has a disability. A person shall be considered to have a
disability if the person is determined to have a physical, mental or
emotional impairmentthat: (1) is expected to beof longcontinued and
indefinite duration, (2) substantially impeded his or he ability to live in-
dependently, and (3) is of such a nature that the ability auld be
improved by more suitable housing conditions. A person shall also be
considered to have a disability if he Of she has a developmental
disability as defined in the Developmental Disabilities Assistance and Bill of Rights Act (42 U.S.C. 6001-6006). The term also includes the
surviving member or members of any household described in the first sentence of this paragraph who were living in an assisted unit with the
deceased member of the household at the the of his or her death.
Economic Independence and Self-Suff iclency Programs: Pro-
grams undertaken by Public Housing Agencies (PHAs) to promote
economic independence and self-sufficiency for participating families.
Such programs may include Project Self-Suff iciency and Operation
Bootstrap programs that originated under earlier Section 8 rental
certificate and rental voucher initiatives, as well as the Family Self-
Sufficiency program. In addition, PHAs may operate IoCallydevel-
oped programs or conduct a variety of special projects designed to
promote economic independence and self sufficiency.
Elderly Household: A family in which the head of the household or
spouse is at least 62 years of age.
who holds legal title to the property and who uses the property as his/
her principal residence.
Family: A household comprised of one or more individuals.
Family Self-Sufficiency (FSS) Program: A Program enacted by
Section 554 of the National Affordable Housing Act which directs
Public Housing Agencies (PHAs) and Indian Hoilsing Authorities
(IHAs) to use Section 8 assistance under the rental certificate and
rental voucher programs, together with public and private resources to provide supportive services, to enable participating families to achieve
economic independence and self-sufficiency.
Flrst The Homebuyer: An individual Or family who has not Owned
a home during the three-year period preceding the HUD-assisted pur-
chase of a home. that must be used as the principal residence Of the
homebuyer. .
FmHA: The Farmers Home Administration, or programs it admini-
sters.
For Rent: Year round housing units which are vacant and offered/ available for rent, (U.S, Census definition)
Existing Homeowner: An owneraccupant of residential property appropriate jurisdictions.
such variations are necessary because of prevailii
a7
struction costs or fair market rents, o sually high of low tamily
H income adjustments are made by HUD and the low income limit for
the area is set at higheror bwerthan 80percentof median income, the
moderate income limits must be adjusted by multiplying the adjusted
low incdme limit by 1.1875. Example: Wflh a median income for the
area of $1 0,000 and a bw income limit adjU8ted by HUD to $7,500, the
adjusted moderate income limit would be computed ps: $7,500 x
1 .la75 I $8,906 adjusted moder8to income limit.
Nwdlng Rehab: Dwelling units that do not meet standard conditions
but are both financially and structurally feasible for rehabilitation. This
does not indude units that require only ~8melic ~rtr, correction or
minor livability problems or maintenance work.
definition of 'Elderly Household," as defined above.
Non-institutlonal: Group quarters for persons not under care or
custody. (U.S. Census definition used in Table 2A.)
Not Rehabbable: Dwelling units that are determined to be In such
poor condition as to be neither structurally nor financially feasible for
rehabilitation.
Occupied Housing Unit: A housing unit that IS the usual place of
residence of the occupant(s).
Other Houwhold: Ahousehold of one or more persons that does not
meet the definition of a Small Related household or a Large Related
household, oris an elderly household comprised of 3 or more persons.
Other Income: Households whose incomes exceed 80 percent of the
median income for the'area, as determined by the Secretary, with
adjustments for smaller and larger families.
Other Low Incomo: Households whose incomes are between 51 percent and 80 percent of the median income for the area, as
determined by HUD, with adjustments for smaller and larger families,
exceptthat HUD may establish income ceilings higheror lower than 80
percent of the median for the area on the basis of HUD's findings that
such variations are necessary because of prevailing levels of con-
struction costs or fair market rents, or unusually high or low family
incomes.
Other Persons with Special NeOd8: Includes frail elderly persons, persons with AIDS, disabled families. and families participating in
organized programs to achieve economic self-sufficiency. This cate-
gory, does not include homeless.
Other Vacant: Vacant year round housing units that are not For Rent,
For Sale, or Vacant Awaiting Occupancy or Held. (U.S. Census
definition)
Overcrowded: A housing unit containing more than one person per
room. (US. Census definition used in Table 1 A,)
Owner: A household that owns the housing unit it occupies. (U.S.
Census definition)
Physical Defects: A housing unit lacking complete kitchen, bath-
room, or electricity (U.S. Census definition used in Table 1 A.). Juris-
dictions may expand upon the Census definition.
Project-Based (Rental) Assistance: Rental Assistance provided for
a project, not for a specific tenant. Tenants receiving project-based
rental assistance give up the right to that assistance upon moving from
the project.
Public Housing ClAP: PublicHousing Comprehensive Improvement
Assistance Program.
Obsolete Projects.
Rent Burden > 30% (Cost Burden): The extent to which gross rents,
including utility costs, exceed 30 percent of gross income, based on
data published by the US. Census Bureau.
Rant Burdan >@ (%Yere COS1 burden): The 6' rents, including utilitycosts, exceed50percentofg
On data published by the U.S. Census Bureau.
Rentmr: A household that rents the housing unit a
both units rented for cash and units occupied witht
rent. (U.S. Census definition)
Renter wupiod Unit: A~~ occupied housing u
occupid, including units rentedfor cash and thol payment of cash rent.
action 215: Section 215 ofTile 11 ofthe National &. Section 215 defines what constitutes -afforc
Sowice Needs: The particular services identifie
housekeeping, counseling, meals, case man:
emergency response, and other services to prev,
tutionalization and assist individuals to continue li
Severe Cost Burden: See Cost Burden > 50%.
Shenered: Families and Persons whose primav is asupervised publicly or privately operated sheltt
transitional, battered women, and homeless y
commercial hotels or motels used to house the hol
homeless does not include any individual impris
detained pursuant to an Act Of Congress Or State
Small Ralated: A household of 2 to 4 persons wh
two retated persons.
Subrtantlai Rehabilitation: Rehabilitation of re!
an average cost for the project in excess of $25.0(
Supportlve Housing: Housing, including Housii
Quarters, that have a supportive environment and
service component.
s~~~~~~~~ service Need in FS~ plan: The plal
stering a ~~~i~~ Self-sufficiency program are req
identify the sewices they will provide to participati
source of funding for those services. The supPC
include child care; transportation; remedial educt
completion of secondary or post secondary schc
preparation and counseling: substance abuse trea
ing; training in homemaking and parenting skills; m'
and household management; counseling in hc
develoPment and placement; fOllOw-UP asslstan
menti and Other apPropriate services.
Supportive Services: Services provided to res;(
housing for the purpose Of facilitating the Indepen
Some examples are cLise management. mecca
counseling and supervision. child care, transpcle
ing.
Tenant Assistance: Rental assistance payn?en!s
project-based rental assistance o1 tenant-based ,,
Tenant-Based (Rental) Assistance: A form of r
which the assisted tenant may move from a dv;e' to continued aSSiStanCe, The assistance ,s provLe
for the project.
Total Vacant Housing Units: Unocwpied yea: Y
(US. Census definition)
Unsheltered: Families and individuals wbse
residence is a public or pnvaie place not ces.;-e
the street, sidewalks, cars, vacant and abandcnec
Vecant Awaiting Occupancy or Held: Vacant y
units that have been rented or sold and are wirer
pancy. and vacant year round housing units that i
or renters for occasional use. (U.S. Census defir.
incomes. I.
e~ts under the Title 11 HOME program.
Non-Elderly Houmhoid: A household which does not meet the populations, which typically may include transport:
.
Public Housing MROP: Public Housing Major Reconstruction of used as, a regular s,eeping aCCOmmCCa!,O~ fCr -.
a8
Vacant Housing Unit: Unoccupied year-, und housing unlts that are Year Round Ha d) Ing Unitr: Occupied and va(
intended for year round use. (US. Census definitic
for seasonal Or migratow use are excluded-
Note: Terms not defined above may be defin
instructions for each table. tf a term is not definec
to provide tts own definition.
a
* availat!e or intended for occupancy at any time during the year.
Very Low Income: Households whose incomes do not exceed 50
percent of the median area income for the area, as determined by
HUDi:with adjustments for smaller and larger families and for areas
with unusually high or low incomes or where needed because of
prevailing levels of construction costs or fair market rents.
89
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90
3'
p 1
e3
_rC;
SECTION THREE
HOUSING ELEMEP
0 0
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
The constraints and opportunities section of the Housing Element identifies the various constraints '
governmental and non-governmental, to housing development.
Although constraints may apply to all housing production, they significantly impact housing tl
affordable to the lower-income households. Many constraints are significant impediments to develop
but must be weighed in the context of achieving balanced economic growth and preserving environn
resources as well as the particular quality and way of life. Housing programs should be desigr
achieve a local jurisdictions share of housing for all economic ranges. Programs to remove 01
constraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opportunities that may remove or lessen these constraints are discu In identifying mitigating opportunities it is important to note that the identification is not necessz
commitment to implement these opportunities. As with all implementing programs identified in Sr
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (Federal,!
Local funds, grants, private financing, etc.) Competing interests for the available resources may in
whether and when programs proceed. Where possible, alternative strategies may be present
mitigate constraints identified. Constraints identified within the Housing Element may or may not
significant housing impediment within a certain time frame but are identified to help define housing is
In some cases it may be beyond the immediate capability to remove some constraints. The City h
control over private lending rates and Federal or State actions.
In the Goals section of the Housing Element, programs are identified which may offer these mitig
opportunities. The programs may be incentives such as density bonuses or requirements such
inclusionary program. Programs of incentives may or may not be implemented depending on
resources, market conditions or substantial adverse environmental impacts.
72
@ CONSTRAINTS AND
(A Cross Tabukttion
Cornmints
Lnd Use Conlrdr
Gmdh Management
General Pbn Demilies
Redmebpment Phn
Open Space Requirements
Deebpment Sfanrip&
BiiiWing, Electrical ad Plumbing Codes
Cde Enforcemrnt Programs
Oflsite Improvements
Fees and Emctiom
Proeessing and Permit Proeessing
Cutiforniu Environmetdul Quality Act
Article XWIV - Culi/ornia Corntitiition
Staflng
Finuncing
Price of Lud
Cost of Corntructiun
Environnicntul
Droiiglit and IVuter Supply
Tupogrupliy
Sensitive Huhituls
Cucrstul Zone
Agriedrrml LrrnrIilVilliomson llcf
Airport Lund rise I'hn
* IMLC YUA
MITIGATING OPPORTU
of Needs and Solatiions)
Poiicies1Ptogram.s Oftring
Mitigaling Opporruniria
Program 2.4 (Aabptiue Reuse)
Program 2.5 (Mimi Use)
Pmgmm 3.4.a (Se~l~dy)
Pmgram 3.7b (AdrcnrrJive Housing)
Pqmm 3.11 (SmUCr Mwc A5iabrC Housing)
Program 3.8 (GA Manogcaent)
Program 2.3 (DcvcbpabL Acmzge)
Program 3.747 (Demity Bonus)
Pmgmm 3.7.h (Genenal Phn Changes)
Pmgram 3.8 (Gmwth Management)
ProgMItl I.6 (Rehab Subsidies)
Ptvgram 1.7 (Acquisition & Rehab)
Program 1.8 (Reld Incentives)
Program 1.9 (Reid - Homeouners~
Program 2.2 (Devebpment Standamis)
Progrpm 2.2 (Devebpmenl SCarrdanLrJ
Pmgmm 3.7.b (ALtemativc Housing)
Pmgmm 3.7.b (Alternaiive Housing)
Program 1.5 (Rehabililolion)
Progmm 3.7.g (In-Kind Imptwrme&)
Program 3.7.r (FCC Waiver)
Progmm 3.7J (Priwiry Pmessing)
Program 4.1 (Housing Impact Fee)
Program 3.4.b (SeniorlEkleriy)
Ptugmm 3.9 (Housing Needs Priorities)
Pmgram 3.lO.a (Mortgage Revenue Bond)
Pmgrum 3.1 Ob (Lending Progmm)
Ptvgmm 3.13 (Communi@ Reinvedment)
Prqtcirn 3JJ (Housing TNst Fund)
Pqram 3.1 2 (Lund Banking)
Prolyrum 2.2 (Development S~ndanis)
NONE
Pwmm 5.2 (Wuter Conservation)
Program 3.7.~ (In-Kind Contributions)
NONE
Prugmm 1.6 (Relub Subsidies)
Prrgrum 1.7 (Acquisition & Rehab)
Pmgrum 1.8 (Rclrab Incentives)
Pmgrum 1.9 (Xelrab - Homeowners)
Progrum 1.1 1 (Coastal Zone}
Pqrum 3.6.0 (Inclusionaty)
i'rqrum 3.6.b (Inclusionaty)
Pqrum 3.7.a (Density Bonis)
None
Program 2.5 (Mixed Use)
Pmgrum 3.3.u (TransitionaI Slreifer)
Program 3.7.b (Akrnative Housing)
73
0 e
GOVERNMENTAL C 0 NSTRAl NTS
CONSTRAINTS: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory procec
Land use controls are necessary to ensure development compatible with the community and to pre the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development proce
and fees. These additional costs are passed on to the home buyer or renter which increases ho
prices and lessens affordability.
Carlsbad has adopted a comprehensive General Plan that guides development in the City. Priorities
been set to achieve quality development, and protect sensitive areas.
There are several levels of land use controls that the City of Carlsbad has adopted. These are:
ZONING
Currently the City has adopted a land use zoning ordinance that contains 12 separate residential a
categories. These Zoning Districts (Table 41) establish the type of housing units that can be constrt,
Of the 12 Zoning Districts that allow residential land use, four of them are primarily single family in n
while four are primarily multi-family. The remaining districts allow both. Alternative or special hol
uses may be allowed in certain residential or commercial zones on a 'conditional use' basis.
74
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In addition to zoning that allows residential development. the city has adopted overlay zones to protect or enhance a. or quality of the underlying land area (Table 42). These are:
TABLE 42
OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservation Overlay (SP)
Flood Plain Overlay (FP)
Beach Area Overlay (BAO)
Qualified Overlay (Q)
Hospital overlay (HO) Zone established for hospital develop it
Protect Scenic areas
Regulate development within floodplain
Regulate development in the beach areas
Requires site development plan and Planning Commission approval
Residential development in Carlsbad usually requires approval of site development plans. These plans
administerially for single-family projects outside overlay zones. Projects larger than single-family develop
require discretionary actions before a Planning Commission and City Council. The requirement for discretior
for most residential projects within the city adds additional time to the construction of housing units. TI
results in higher loan carrying costs which adds additional costs to housing.
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MlTlGATlNG OPPORTUNITIES.
Atthough Carlsbad currently has a wide range of land use controls, there are opportunities to mitigate s
constraints. These controls do allow a varied range of housing types, from multiiamily apartments 1
residential. Within these regulations there are opportunities to encourage and initiate housing types for all
The Carlsbad Municipal Code allows multifamily development under several zoning designations. There an
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial ar
density not to exceed 40 units per acre. The Village Redevelopment Area and areas within the City
encourage mixed uses which can reduce the cost of residential construction. These savings can be p;
renter or purchaser. These opportunities although currently available are under-utilized. A program t
encourage the use of multi family residential in PM areas and the encouragement of mixed use proj
initiated. In addition, standards for alternative types of housing which do not fit within any one residentia
should be developed. Alternative housing types may include Single Room Occupancy (SRO) hotels or
units, dormitory style farmworker housing or transitional housing for the homeless. These housing types
in certain zoning districts with conditional use permits with certain development standards.
79
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CONSTRAINTS: GROWTH MANAGEMENT
Extraordinary growth in housing in the early 19803, fueled by a growing economy, attractive land prices i
to a coastal location, led in 1986 to a growth management plan approved by the voters of Carlsbad.
The program accomplishes two primary objectives: (1) it ensures that needed public facilities and infra
provided concurrent with development, and (2) it sets limits on the maximum number of dwelling units
constructed Citywide and within each of the City’s four quadrants at buildout of the Ci.
The Growth Management Program divides the City into 25 Local Facilities Management Zones (see Map A)
is required to prepare a Local Facilities Management Plan (LFMP). The LFMP’s project the amount of
expected to occur in each facilities zone based on the full buildout of the General Plan or approved Mas
within each facilities zone. Using this projection of development, the plan estimatesthe public facilities reqi
that development. The plans require new development in the facilities zone to fund or construct those faciliti
only new development or those not otherwise funded through the City’s usual fees and exactions.
The second key feature of the Growth Management Program is a limit on the ultimate number of dwelling
of the four quadrants of the City. These limits are stated in terms of numbers of units that can be constructec
within each quadrant after November 4, 1986. The number of units available within each quadrant is ther
the individual Local Facilities Management Zones within the quadrant. In each quadrant there will be a signa
of unallocated (excess) units. The sources of these unallocated units is further explained in the Growth
Addendum. There are currently at least 1,000 unallocated units in the four quadrants. These unallocated or *I
constitute what the City refers to as an Excess Unit Bank. Staff projects that the Excess Unit Bank will rea
possibly exceed, 2,500 dwelling units. Withdrawal of units from the Bank must be in accordance with City C
No. 43, which is included in the Growth Management Addendum to this Housing Element. The policy F
withdrawal of units from the Bank, with affordable housing being the priority. There will be additional units I
Bank due to the fact that some individual development projects will build at less than the allowable dens under the Growth Management Program.
Although construction of new housing units temporarily declined after adoption and implementation 01
Management Ordinance, this reduction was due primarily to the need to complete LFMP’s for each of the z(
requirement for financing-mechanisms to ensure completion of the necessary facilities. During this time, ap
tentative maps and other development approvals have been accepted, processed and approvals given con
completion of financing plans. Seven zones have acceptable, adopted facilities plans that allow constructio
(1-6, 19). Zones 1-6 are primarily the developed in-fill areas of the City. Eleven other adopted zone plans
14, 15, 18, 20, 22 and 24) do not allow development until a financing plan has been approved. These fin:
for zones 7, 11, 12 and 20 are expected to be approved by the end of 1991. The financing plans for the rem;
8, 9, 14, 15, 18, 22 and 24 are expected to be approved by the end of 1992. The City’s Mello Roos Commur
District was approved on June 13, 1991. This District provides guaranteed financing for the largest and mo
public facilities. The zone financing plans can now be submitted and approved, and development can res
80
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MlTlGATlNG Of f ORTUNITIES:
Full scale residential development within the City is expected to resume beginning in the second half of .
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of tt
be approved by 1992. Therefore, the temporary slowdown of residential development resulting from the fi
development of housing within the City.
It is estimated that there presently exists with the City a bank of 1,000 excess dwelling units and it is proj
will reach approximately 2,500 units. This projected bank of 2,500 excess dwelling units can be used tc
densities to a level necessary for the development of housing projects which address special housir
affordable, seniors, handicapped). This bank of excess units will also enable the implementation of City-pro
bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments
3.7.h.) to increase site densities throughout the City.
and financing requirements 01 the Growth Management Program will no longer function as a significant cc
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CONSTRAINTS: GENERAL PIAN DENSITIES
The Land Use Element of the General Plan establishes the maximum amount of housing per acre of Ian
developed. This is called the 'density' of permitted development. General plan densities are expressed as per acre (dufac,)
Currently the City of Carlsbad has 5 residential density ranges. (Table 45).
TABLE 45
GENERAL PIAN RESIDENTIAL UNO USE DENSITIES
" A" "B"
Density Range (du/ac) Growth Control Point
Low Density 0 - 1.5 1.0
Low-Medium Density 0 - 4.0 3.2
Medium Density 4 - 8.0 6.0
Medium-High Density 8 - 15.0 11.5
High Density 15 - 23.0 19.0
The ranges in Column A are the density range for each land use classification. Column 6 denotes the '5
point' for each density range. Densities are calculated and allowed from the base range in each land use (
density ranges established for the residential categories are not meant as minimums and maximums. Tt
for each of these categories represents a guaranteed density and the higher figure represents a potential
could be located in each area if certain criteria as outlined in the Land Use Element are met. The growth
was used to determine facilities need, and as development may not exceed standards set for facilities,
cannot occur over the growth control point unless findings can be made that there are sufficient facilities av
allowance of increased housing units over the growth control point.
Another constraint to general plan densities is the net developable acreage or yield. Acreage with over
considered undevelopable and is not allowed for density calculation. Acreage with topography with slope
is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensi
riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmeni
that may reduce developable acreage, are dealt with separately in this section.
The lack of developable acreage in the upper density ranges may constrain development of certain type
Stacked-flat apartments which house lower income households may require densities greater that 12 unir
higher depending on land costs to be developed economically. As indicated in the Larid Inventory section 01
there is a decreasing supply of acreage in the Medium High (1 1.5 du/ac) or High (1 9 du/ac)density range:
the city.
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MlTlGAllNG OPPORTUNITIES:
There are 5 residential densities associated with the Land Use Element of the City's General Plan, including
High (RH) General Plan Land Use designation that permits up to 23 du/ac. With the implementation of i
Bonus, as mandated through Government Code Section 6591 5, and the City's proposed Density Bonus F a total project density of 29 du/ac could be achieved on any RH designated site proposed for the dc
affordable housing. As discussed under the Growth Management portion of this Chapter (pages 80-81),
shall be permitted to be withdrawn from the City's Excess Unit Bank in order to achieve the site densities
the development of affordable housing.
Atthough there exists a limited supply (60 acres) of undeveloped RH designated land within the City, the C in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zoned propell
higher residential densities, necessary for the development of affordable housing could be accommodated.
properties require that a Master Plan for development be approved. The LC zone is an interim (holdinc
planning for future land uses has not been completed. Property zoned LC can be rezoned consistent wir
master or specific plan. Although plans approved for any PC or LC zoned property shall be required to cc
underlying General Plan densities, there is considerable flexibility regarding the ability to transfer del
would be evaluated relative to the proposal's: compatibility with adjacent land uses: and proximity to
opportunities, urban services, or major roads. In order to enable the development of affordable housin
committed to accommodating where necessary general plan amendments to increase residential densitie
LC or other residentially zoned properties (see Policy 3.7.h), and in consideration with the above-mentior
criteria.
In addition, there is a Residential Density of up to 40 units per acre associated with the Planned Industrial
and up to a 72 unit per acre density for Senior Citizen Projects within the Residential Professional (R-P) ar
(R-3) Zoning classification. The Commercial Business District (CBD) Classification of the General Plai
residential with no set residential density. (However, densities in this CBD area are subject to growth I
architectural, scale and bulk limitations.) These higher density allowances could be encouraged to provide i
income housing opportunities.
State Law (6591 5) currently mandates that all local jurisdictions adopt an ordinance that permits a density
incentive to the development of low income housing. The density bonus will provide the densities neede
making the development of lower-income housing economically viable. Carlsbad is in the process of
ordinance within the guidelines of the current State Law.
Although the City's Growth Management ordinance imposes a limit to the number of residential units
quadrant or within the City, an increase in the densities of some residential acreage to facilitate the de
additional lower income housing units can be accommodated to meet the City's future housing needs. Thf
accomplishing this is discussed in the Growth Management Addendum within the Growth Management portic
Three (pages 80-81).
neighborhood within the pian. A proposal to increase a specific site density for the development Of afforc
83
e 6
CONSTRAINTS: REDEVELOPMENT PLAN
In 1981 the City of Carlsbad approved the formation of a redevelopment area in what was once the City
core. Carlsbad like many other municipalities found that, with the development of regional shopping
downtown areas were losing economic vitality.
The City of Carlsbad adopted a redevelopment plan to halt this decline. As its theme, the old downtown
was designed around a low intensity 'village area'. Close to the ocean and other recreational amenities,
Village Redevelopment Area focused upon the tourist and recreational trade. Permitted uses include resider
multi-family. The theme, scope and scale of residential development within the redevelopment area en
intensity residential development. As the intent of redevelopment is to reduce blight, increase econorn
remove deteriorating structures, circumstances exist that might remove deteriorating residential structure fro1
stock. Wherever possible priority is given to rehabilitation of existing structures, especially those of histoi
MITIGATING OPPORTUNITIES!
The Carlsbad Village Area Redevelopment pian anticipates that between the adoption of the Redevelopn
its expiration in 2006, approximately 300-400 new housing units will be built within the redevelopment are;
the existing 1600 units. These units are to be developed for all economic ranges. The Village redeve
contains land uses of all densities. It contains significant acreage of high density residential that is suited f
moderate to lower-income.
The Village Area Redevelopment Plan contains policies and programs designed to assist in the relocatioi
who may be displaced due to redevelopment projects. The redevelopment plan also emphasizes the re
existing residences to conform to the nature of the village atmosphere of the redevelopment area Although
exist to increase the number of units for lower-income households because of the potential high density mu!
within the redevelopment area and in surrounding neighborhoods, it must be emphasized that impaction 01
too much new multi-family development must be avoided. A predominant number of units within the redevl
adjacent areas are affordable to lower-income households, and for many years the housing strategie:
providing high density multi-family units in areas that historically have developed them. The remaining
acreage within the City was designated at a lower single family intensity. The strategy to spread multi-fa
throughout the City would avoid impaction to the redevelopment areas,
84
0
CONSTRAINTS: OPEN SPACE REQUIREMENTS
Preservation of open space is one of the goals of the City. It also acts as a constraint to the development
ordinance requires a minimum open space standard per unit plus a 15 percent set aside for each community. These policies and requirements may reduce the yield of housing units.
MlTlGA TI NG 0 PPO RTU NITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open spat
a cohesive policy document. This Management Plan will provide guidance for housing development that H
of requirements for parkland dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be all
a project's requirement for Open Space. The allowance of the density on acreage designated for open sp
that density to be utilized elsewhere on a development site. This may allow 'clustering' of residential de\
would accomplish: 1) Increases in open space, and 2) higher density within a residential development tc
product type (apartments, multi-family, townhomes) that increses affordability.
MAP B shows the City of Carisbad's current Opens Space and trails Network,
cq's sensitive areas, Incentives for developments that include low income housing may include exemptic
CONSTRAINTS: DEVELOPMENT STANDARDS
Development standards are standards set by the City of Carlsbad to ensure that development of residential
that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it
providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the ordin;
by the City, and standards that can be considered administrative policy, through interpretation of the cc
interpretation of policies and guidelines of the City's General Plan.
MITIGATING 0 P PORTUNITIES:
Opportunities exist to waive administrative policies that may add additional time or costs to low income
exemption of some administrative policies for low income housing could be considered an incentive for
Another alternative would be to develop policies or codes that would apply only to low income housing. 7
these alternative codes would to be reduce cost associated with some standards in order for these costs
on to the eventual low-income household.
-
85
0
MA
0
COMPREHENSIVE OPE SPACE NETWOR
CITY OF CARLSE ..
~ ..:
.. - --. . -.- -- - - I-
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/A a> .... a -... :., - -. __.~.:..: ..._ :_.C",.i-^"-...
a:.*-.. .-.-I." -.... j,,;.-
- c. --. ._ -
__.
0 a
CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1988 version of the Uniform Building Code, the i 980 version of the ~n
would adversely affect standard types of housing. Furthermore reduction of State required codes to reduc
in the best interests of public health and safety.
Interpretations of some codes may be biased against certain alternative housing types such as SRO’s (Si1
Occupancy) or farmworker housing.
MlTlGATlNG OPPORTUNITIES:
Certain types of alternative housing structures may be given flexibility in code interpretation where otherw
type of housing may not fit into any one residential category.
Examples of these alternative housing structures may be what are commonly called SRO hotels, which
a residential function, are commercial in nature and may be required to be built under restrictive commerc
cost effective.
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments t(
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers,
housing structures not normally found in Carlsbad and may require broad interpretations of existing codes
to be built.
CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety an
citizenry. The City’s Building Department in conjunction with the City Attorney’s office undertakes abatemc
for deteriorating and substandard housing or bootleg (illegal) housing units.
The City of Carlsbad’s code enforcement division of the Building Department currently detects and abat
the State and County Housing and Health Codes as they relate to substandard housing.
Over the last 5 years there has been an average net loss of around 3 to 4 illegal or substandard housinc
through enforcement activities. There are also abatement programs for illegal campsites or makes
undeveloped agricultural areas of the City.
MlTIGATfNG OPPORTUNITIES:
The code enforcement activities should include a monitoring and rehabilitation program to detect and IT
units in deteriorating conditions. These units, which predominantly house lower income residents, may
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conj
rehabilitation program would preserve these low income units. Code enforcement programs that result ii
substandard housing should be in coordination with the Housing and Redevelopment Agency that can tar
for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unk
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, elc
low income may have problems finding suitable residences if displaced from their current residence. Prc
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus on relc
residents.
86
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CONSTRAINTS: OFFSITE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in the City
Design Standards' publication. In addition there are also approximately four administrative engineering policic
with offsite improvements for residential projects.
CONSTff AINTS: CIR CUIATION IMPROVEMENTS
During the course of development, circulation improvements are addressed at that time to achieve satisfactc
improvement goals. The City through its Local Facilities Management Plan has further identified standards f
Currently some circulation improvements are funded through a 'Bridae and Thorouahfares Fee' the City in;
areas of benefit. This fee varies according to the size of development and circulation impacts. (See f@
appendices). The cost to the developer for the improvements required are usually passed on to the cost or residence, increasing its cost.
MfTlGATlNG OPPORTUNlTfESi
Circulation as well as other infrastructure improvements paid for by development through requirements of fee
passed on to the purchaser or renter. Usually the improvements required as part of a project or subdivisio
on as an 'up front' cost of the dwelling unit as part of the purchase price of a house. The City is current1
Mello-Roos District for bond financing for infrastructure and facility improvements. The infrastructure costs m
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home, or under
district, annual installments may be used to cover the assessment. The result is the 'up front' costs of
improvements may or may not be reflected in the cost and price of a home, depending on the method use(
the assessment district. The City may contribute to on/offsite infrastructure improvements through in-kind
for residential developments that would be made affordable to lower-income households.
87
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CONSTRAINTS: FEES AND EXACTIONS
Currently the City assesses fees for most administrative processing of application for development. Fees
to the growing costs of housing. These fees are identified in the appendices.
Other types of fees may be exacted to mitigate effects of development that would have an adverse
community or district. A typical exaction would be for school fees. These exactions are identified in the
MITIGATING OPPORTUNITIES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. implementation of this polic
assess the fiscal impacts that the fee would normally generate on the budget of the respective departme
all fees including impact and processing fees average between $1 5 - 20,000 per unit depending on type (n
family) and location. Reducing fees IS a significant incentive for some residential developments. Table 46 s
fees in Carlsbad of a typical 3 bedroom home.
receive the most amount of attention from the development community and are most often singled out a
88
1
TOTAL FEE COSTS TO BUILD A PROTOTYPE HOME
1 Escondido $ 21,507
2 San Marcos 19,131
3 Poway 16,740
4 San Diego City 15,755
5 Carisbad 15,742
14,590 6 Solana Beach
7 Encinitas 14,527
8 Chula Vista 14,193
9 Santee 12,397
10 Oceanside 12,012
11 Vista 10,791
12 San Diego County 9,279
13 Imperial Beach 8,567
14 Lemon Grove 8,459
15 Del Mar 8,222
16 La Mesa 7,733
17 El Cajon 7,645
18 National City 6,443
19 Coronado 5,908
CIF PROTOTYPE HOME
fhree bedroom, two bath single family detached home.
1800sf (square feet) living area. 400sf garage and 240sf patio.
Apx. $139,000 valuation (calculated by each jurisdiction).
Type V wood frame construction. lOOA single phase electrical.
100,000 Btu FAU gas service, and a common set of fixtures.
Source: Annual Fee Survey, BIA, Builder MaEazine, January, 1991.
0 m
HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be assess
funds to subsidize the construction of lower income units. The fee would satisfy a requirement that soml
have to provide low income housing opportunities.
JOBS HOUSING IMPACT FEES
In-lieu fees or exactions leveled against developments that normally create jobs and a demand for lower in
primarily industrial or commercial/retail development, may be assessed. Fees are exacted at the time of c
a per square foot basis and are used to subsidize the construction of low income units. The fees would
upon establishing a nexus between job creation and demand for the type of housing it would create.
REAL PROPERTY TRANSFER ASSESSMENT TAX
Property that is sold and realizes a gain in assessed value is assessed a transfer tax. This tax or a portic
be utilized as a source of revenue for housing programs. This would generate a source of funds from othe
development and would spread the responsibility and cost of providing housing for all income rangr
development. The revenue generated each year by this transfer tax is approximately $350,000.00 and is nc
for any special project, but goes to the General Fund.
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CONSTRAINTS: PROCESSING AND PERMIT PROCEDURES
As indicated in Table 47 the type of permit for residential development defines its length of processing time
residential master planned communities in which case these projects are usually processed in phases.
requirh multiple discretienary efititlembnt are u~ually PibthSsed concurrently. The exceptions are f(
TABLE 47
AVERAGE ADMINISTRATIVE PROCESSING TIME FOR DISCRETIONARY APPLICATIONS
AVERAGELENCTHOFADMINEIRATlVE
CATF.GORY APPPIJCATION lYPE PRCXTSSNCm FROMSUBWITAL
X) IS DIXREnONARY ACTION
Master Master Plans 12 - 24 months
Development Master Plan Amendments
Specific Plans
Specific Plan Amendments
EIR's
Major RMHP 6- 12 S
Tentative Tracts
Site Development Plans
Redevelopment Permits
Conditional Use Permits
Tentative Tract Amendment/
Zone Code Amendments
Planned Developments
Zone Changes
General Plan Amendments
Revisions
Minor Minor Subdivisions 3 - 6 months
Conditional Use Permirs
Redevelopment Permits
Site Development Plans
Special Use Permits
Precise Development Plans
Planned Industrial Permirs
Coastal Development Permits
Miscellaneous Hillside Development Permits 1 - 3 months
Administrative Variances
Local Coastal Plan Amendments
Day Cars
Satellite Antennas
Planning Commission
Determinations
CM Conditional Use Permits
Variances
Street Name Changes
Condominium Permits
91
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M/T/GATING OPPORTUNITIES:
Permit and processing procedures can be utilized to create incentives for low income h
opportunities. Cost associated with carrying loan amounts during the processing time are usuall)
of the cost of development. Substantial delays in processing can exceed development estimates.
these costs can be absorbed by the developer, they are usually passed on to consumers via thl
prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low income affc
housing. A target of 2530% reduction in processing time can be utilized to reduce carrying costs
developer that would be passed on to reduce cost associated with the project.
CONSTRAINTS: CALIFORNIA ENVIRONMENTAL QUALllY ACT
Under the California Environmental Quality Act,(CEQA) developments or actions defined as pi
unless otherwise exempted under specific CEQA guidelines, are required to undergo an assessn
more detailed effort will be needed to assess the full impact or a determination that it will not I
significant impact. Developing rural areas, and environmentally sensitive areas that include lagoor
wetlands are particularly sensitive to the impacts of urbanization. Assessment and mitigation oi
impacts are sometimes lengthy and meticulous adding extra cost to the development. ldentifics
impacts that cannot be mitigated may preclude development altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, (
location and conservative approach to preserving its unique natural surroundings. These constrain
preclude, reduce, or in most cases, slow down construction of new housing in Carlsbad.
MITIGATING OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for 'tiering' environmental rc
Projects that require a comprehensive review and assessment with an ensuing Environmental
Report often may contain specific mitigation measures to offset impacts. When a project requires n
phases for completion, assessment and mitigation details can be included in the environmental
review. This may lead to faster processing of projects after a master environmental revie
assessment and mitigation of impacts is completed and can be utilized for subsequent EIR's.
Additionally, as environmental impact reports may require mitigation measures for adverse impacl
strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a strat
reduce energy consumption and auto emissions by locating housing and jobs closer together. Ca
with its predominantly single family housing construction over the last 2 decades and the creation 01
paid retail and manufacturing jobs, has created an imbalance of a residence population and a secc
employment population that tax the existing roadway capacity to the maximum at the tradition2
hours. By creating a better mix of housing styles and types to create a greater range of and nurr
housing units for the current and future employment population, would also place employmer
housing closer together. A mitigating effect is created to conserve fuel, reduce emissions, and r
traffic impaction.
to the impact the project will have to the environment. This assessment determines if a substa
report, Subsequent phases of the development may preclude funher general or detailed environ
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CONSTRAINTS: ARTICLE XXXlV OF THE CALIFORNIA CONSTITUTION
Section 1 of Article XXXIV of the California Constitution provides that no 'low rent housing projec
be developed, constructed, or acquired by any 'state public body' until voter approval has been obi
The election requirement of Article XXXlV could limit the participation of a public body in the develo
of low- and moderate-income housing because of the delays, uncertainties and potential adc
expenses associated with local elections.
MlTIGATlNG OPPORTUNITIES:
In general, Article XXXlV requires that two criteria be met: (a) a 'state public body' must 'de
construct, or acquire', (b) a 'low rent housing project.' Article XXXlV would be inapplicable if one of
criteria was absent. It would be possible to confine the role of a public body in a housing develol so that one of the two criteria is not met and an Article XMiV election would not be required.
In order to clarify Article XXXIV, in 1976 the Legislature enacted the Public Housing El
Implementation Law (Health and Safety Code, Sectior 700 et ses.). According to that, a 'lor
housing project' does not include the following types ' ielopment:
a.
b.
Housing with 49% or less lower incomc xcupancy, that is privately owned and
exempt from property taxation (unless fully reimbursed to all taxing entities);
Housing that is privately owned, is not exempt from property taxation by reason (
public ownership and utilizes land banking, property acquisition resale write (
guarantees and insurance of private loans and other assistance not constituting
long-term financing from a public body;
Housing that is developed for owner occupancy rather than rental occupancy:
Housing consisting of newly constructed, privately owned, one to four family dwellinl
located on adjoining sites:
Housing that consists of existing units leased by a state public body from a private c
and
C.
d.
e.
f. Rehabilitation, reconstruction or replacement of an existing low rent housing proit
Public body involvement limited to these types of housing developments would still help provide lov
moderate-income housing and would not be subject to the Article XXXlV election requirement.
Not all activities carried out by public bodies can be defined as 'development, construction, or acqui:
of a low rent housing project. The meaning of 'develop, construct or acquire' would not be appli
if the agency's involvement in providing low- and moderate-income housing is limited to offerin
following incentives and concessions:
a.
b.
C. granting density bonuses: or
d. pass through of land.
Reducing or waiving of planning fees, building plan check and permit fees, or :
dedication or infrastructure improvements:
modifying or reducing development standards;
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' The California Supreme Court in California Housina Finance Aaencv v. Elliot (17 Cal.3d 575 [
concluded that whenever a public body very extensively participates, or assists in not only makinl
rent housing project possible but also fully regulating the project so that the result is that the govei
is essentially the landlord, the matter will be subject to the Article XXXlV election requirement. 1
public body that grants a loan for a low rent housing project and the loan is conditioned on
government agency requirements such as review and approval of plans, project financing, operatic
maintenance standards and occupancy would generally constitute development and constructior
housing project and fulfills the criteria far applicability of Article WIV.
Any mortgage revenue bond issued or direct financial assistance given by a public body to assis
development of a low rent housing project would necessitate an Article XXXlV election if the%
criteria are also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot fo
approval.
'Do the qualified electors of the City of Carlsbad, pursuant to Article XXXlV of the Constitution of the State of California, approve the development, construction, and
acquisition of low rent housing projects by the City of Carlsbad, or other City-designated
public agency, not to exceed 250 total units on scattered sites throughout the Cny to
provide living accommodations for low-income senior citizens?'
Carlsbad voters approved this Article XXXIV referendum to allow no more than 250 units of senic
income housing. However, this authority has not yet been exercised.
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CONSTRAINTS: STAFFING
Constraints to housing opportunities may also include insufficient staffing. Federal, State an(
regulatory procedures often call for substantial review of development prior to construction. Sta
fulfill current requirements and for additional regulatory procedures must be identified as a consti
housing if sufficient staffing to meet processing goals and time lines are not allocated. Con
Development activities such as Planning, Building and Engineering functions are impacted by th and magnitude of development. In addition, as the administration of housing programs are a func
the City’s Housing and Redevelopment Agency, creation of additional low-income housing oppor,
and the administration of them, may require additional staffing.
Review of the City’s previous element has shown that a variety of programs were never effc
implemented due to the increased staff time required for additional housing programs. Future prc
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing
not available to administer additional housing programs.
MITIGATING OPPORTUNITIES:
Insufficient staffing and under-budgeting of positions in City Departments may also act as constr:
housing. Implementing programs to increase affordable, or the production of low income uni
dependent on adequate staffing. Frequently these programs are prioritized below other admini:
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that t
more administrative and managerial time may result in a need for more staff for it to be effective.
The city may need to allocate additional financial resources to assure sufficient staffing for hi
programs.
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NON-GOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as nongoven
constraints. Several of these constraints are defined at the State and Federal level but n
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the cons
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into 1
categories: takeout (construction), and permanent (mortgage). Construction financing is usual1
term in nature and is used for acquisition and development of property. Mortgage or permanent fir
is the long-term financing of the project. This debt usually buys out the construction financing
serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed bel01
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact
development of both multi and single family housing. Several recent events have had major effi
the supply of money that has traditionally been used to finance affordable housing.
The 1986 Federal Tax Reform Act substantially changed the rules for real-estate investment with p:
regards to multifamily construction. Recent legislation has reduced tax benefits normally associat
investment in multi-family development. This has had the effect of reducing the amount of
available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savin(
Loannhrift Banking Institutions. These changes limited (1) the amount of money that could be lent
borrower, and (2) mandated extra capitalization reserves for all Savings and Loans as a ratio to
lent. (This has had an impact on the ability to acquire money for acquisition and development <
permanent financing.) Impacted the hardest were multi-family builders and small development
units) companies who usually only used one or two lending sources for their developments.
AVAILABILIN AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in
These funds are usually made available at below market (private) interest rates for purposes of prc
low-income housing opportunities. These funds are not widely available and are restricted in thc
With the decrease in private market financing for multi-family development, the demand for this fin
has grown. Competition for these funds is high and availability is not always consistent.
The additional constraint to using government financing is that of restrictions of use and
administrative burden that sometimes accompanies these funds. Many cities have chosen not to cc
for these funds as they do not have the administrative capability to manage them.
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CURRENT RATES
Table 49 below contains July 1990 rates for construction and mortgage loans for several major t
The effects of mortgage rates on housing affordability is indicated in Table 48. Table 50 shov
prevailing rates of some government sources of funds.
TABLE 48
THE EFFECTS OF CHANGES IN INTEREST RATES ON THE COST OF A HOME LOAN.
LOAN AMOUNT - 8% - 9% - 10% 11% 12%
$60.000 $440 $483 $527 $571 $61 7
$80,000 $587 $644 $702 $762 $803
$1 00.000 $734 $804 $878 $952 $1 028
$1 20,000 $880 $961 $1 053 $1 143 $1 234
$1 50,000 $1 100 $1 207 $1 31 6 $1 428 $1 543
$200,000 $1 467 $1 609 $1 755 $1 905 $2057
TABLE 49
MORTGAGE INTEREST RATES
Fixed Rate First
Max
Lender Int Rate m - Pts Year Loan
Wells Fargo 10.25 10.53 2.0 30 $187,4!
Security Pacific 10.125 10.40 2.0 30 $187,4!
Fixed Rate Seconds
Far West 10.75 11.16 2.0 15 $93,72
Heartland 11.125 11.54 2.0 15 $93,80
Adjustable Rate First
Int Rate Neg Max
Lender - Rate m - Pts Index Marain AcJ - hot Rare
Union Bank 8.625 10.97 12.5 1 YTB 2.60 6Mo No 13.7
Wells Fargo 8.75 11.3 1.75 6 MTB 2.75 6Mo No 14.0
Source: San Diego Union . July, 1990
SANDAG (page 105)
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MITlGATlN G 0 P PORTUNITIES:
Financing constraints may be overcome by several financial tools available to create more afforc
housing.
4. MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bond
sewiced through a return rate on the mortgage or resold on the bond market. The up-front cc issuing bonds are prohibitively expensive for a small issuing. To reduce the 'up-front' cost of the issu
of a Mortgage Revenue Bond that will cover only a small amount of mortgages that a city may wi:
offer, many cities have formed pools in a cooperative effort to spread the up-front cost among se
cities or housing authorities. Mortgage revenue bonds can be issued for mufti-family or single f;
developments, but multi-family bonds have become less in demand and more difficuft to issue dl
recent changes in the tax code.
PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD offer construction, rehabilitation
permanent financing as low as 3% to qualified applicants such as housing authorities or private nc
profit developers. These funds are competed for based on participation of other funding source3
local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
- ' Section 202 Direct loans for elderly and handicapped housing.
Section 502
Section 51 5
Section 17 Rental housing rehabilitation.
Section 317 Rehabilitation loans.
Housing and Community Development Act Block Grants.
Family Housing Demonstration Program (HCD)
Home Mortgage Purchase Program (CHFA)
Predevelopment Loan Program (HCD)
Rental Housing Construction Program (HCD)
Rental Housing Mortgage Loan Program (CHFA)
Self Help Housing (CHFA 8 HCD)
AB 665 (1 982) Bonds - Renter occupied construction
Funds authorized by the Mark-Furon Residential Rehabilitation Act and SB 99 - New construction
California Energy Conservation Rehabilitation Program
Deferred Payment Rehabilitation Loan Fund (HCD)
Home Ownership Mortgage Bond Program (CHFA)
Home Ownership Assistance Program (HCD)
Matching Down Payment Program (CHFA)
Natural Disaster Assistance Program (HCD)
Non Profit Housing Program (CHFA)
Farmworker Housing Grant Program (HCD)
Mobilehome Park Assistance Program (HCD)
Rural home ownership assistance.
Rural rental housing assistance.
State funded rehabilitation and construction programs;
State Legalization Impact Assistance Grant Program (HCD)
StatelLocal Multifamily Program (HCD)
Federal Emergency Shelter Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not
funding availability at this time. It is important that the City familiarize itself with the application prc
and availability of these funds.
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Table 50 Eantaina the 58~4 af fund!! by neveral gauernmental Pburces.
TABLE 50
MONEY RATES AS OF 12-20-90
Prime Rate 10%
Federal Funds Rate
LABOR
high 7 5/16% (-1, low 7 3/16%(-)
8 1/8% (+) one month
7 13/16% (-1 three months
7 5/8 (-) one year
6.86% (-1 13 weeks, 6.74% (-) 26 weeks
30-year fixed/30-day delivery 9.63% (-)
30-year fixeU30-day deliver 9.53% (-)
For December '90 8.05% (+)
Treasury Bills
Freddie Mac
Fannie Mae
11th District COF
The above key rates are a general guide only, they should not be used for actual transactions ani
warranty to their accuracy is rendered.
Source: tin Walton, First California Mortgage
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LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed private below market permanent financing for low-income projects. This organization, based in San
is a prime source for below market financing needed for low income projects.
COMMUNITY REINVESTMENT ACT
This Act requires lending institutions to report on their lending activities and how they meet the n
the community. Lending institutions may face official sanctions for not meeting performance goals
may have a program to evaluate an institution’s lending practices for its community. It may imf
own sanctions. These sanctions may include withdrawal of funds by the Ci, or cooperating busii
from lending institutions who have not made adequate mortgage or construction financing loans
community .
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate i
housing. This is a good source of gap funding or equity positions the City may wish to participate
qualified low income residential projects.
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS
The City of Carlsbad uses the Federally entitled grant funds to support a wide range of servic
programs that benefit the community’s lower and moderate income households. CDBG funds r
used for housing purposes in the acquisition of land using these funds and in the funding of rehab
and preservation programs. The CDBG funds may also be used to fund a wide range of planning
and programs which will benefit low and moderate income households.
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CONSTRAINTS; PRICE OF LAND
The price of land varies depending on location, improvements and use. The cost of land in Cads
a prime constraint in providing affordable housing opportunity. Carlsbad contains a significant a
of land with coastal views: a premium that is added to the cost of land. In addition location factorr
as proximity to freeway access, public facilities, and intangible factors such as image and quality
contribute significantly to demand and price. The cost of improving the land, grading and
infrastructure also contributes to the final costs. Carlsbad has a considerable amount of land loci
hilly topography. The added costs of grading required as well as the addaional engineerin
improvement costs are greater as opposed to flat level land. Costs associated with land have tradit
contributed to around 40 percent to the cost of a home. In Southern California the price of land <
preparation sometimes may be as high as sixty percent. The price of land is also determined
number of units that the land may yield after constraints such as topography, environmental cons
and density are factored in. The actual yield may be far below the allowable density. Land pr
Carlsbad vary substantially. Undeveloped vacant land with varied topography and no improvem
approximately $1 00-250,000 an acre, with coastal view land slightly higher. lnfill residential land, 1
improvements may run as high as $1 million an acre depending on location and density. The
value and price of land in Carlsbad has severely limited market-rate financed construction for low4
households.
MITIGATING OPPORTUNITIES:
Land prices are generally determined in the market place. As such, the availability of non const
developable acreage suitable for residential development is higher in areas closer to sign
employment centers and areas with significant desirable attributes, Le., coastal vs. inland. Carlsb;
substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return.
costs are also determined on ‘how much’ or yield of development that can occur upon a specific prc
This yield is a product of the General Plan Density which often determined housing product
infrastructure or the amount of acreage needed for public improvements, net developable acreag
general market conditions.
Final land prices are determined by how much (if any) entitlement are secured for the land.
important if the land is sold and currently undeveloped but has secured entitlement to build.
Price can be affected by knowing there are considerations such as low income housing that neec
included in the project. This may affect the project pro-forma and the selling price of the properl
.
*
be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These include:
IMMINENT DOMAIN/FRIENDLY CONDEMNATION
To assure an adequate supply of housing in all income ranges a city may choose to acquire si
property to assure this need is to be met. Property acquired through friendly eminent d
proceedings is subject to fair market value but substantial tax benefits may accrue to the owner
parcel. Property that is acquired by this method through Yriendly’ negotiations usually arrive
equitable disposition and the property may be acquired at a below market price.
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LAND BANKING
Land that be acquired or purchased that may not be currently used for housing but may be
entitlement at a future date, could be acquired by the City. This land could be resold with entitlen
a non-profit developer at a reduced price to provide housing affordable to lower income housc
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement.
purchased or contributed for the purpose of residential construction must be suitable for the apprc
density.
GOVERNMENT/PUBLIC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide PC
housing opportunities for lower income households. Surplus property is then passed on to a dev at a negotiated reduced price in exchange for a requirement for more housing affordable to target ir
groups.
CONSTRAIN ED ACREAGE
Developable acreage that is constrained due to government control, may be utilized to increase y
developable acreage. Currently Carlsbad does not give density credit to acreage that is constrainc
to several factors. Density credits may be given to this land and transferred to an adjacent propr
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Facto1
contribute to construction costs are referred to as “hard costs’ and typically refer to labor and ma
Soft costs are typically a developer’s overhead, and carrying costs on acquisition or construction
Carrying costs are associated with finance and lending constraints as well as processing times as re
to earlier in this section.
LABOR
Labor costs are significantly higher in the southern California region than averages nationwide for !
employment. The prevailing wage for construction is $1 2.00 - $22.00 per hour average depending 01
experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS
COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This ma
from builder to builder based upon a number of factors. The average residential construction co
square foot is indicated:
Mulri- Family
Single-Family (derached)
Single- Family (artached)
$38.00 - $45.00 per square foot
$50.00 - $56.00 per square foot
S48.00 per square foot
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MlllEANN6 6BP6R7UMth!S:
Costs of construction in this section refers to labor and materials. The typical labor rate for const
workers depends upon the level of skill associated with the job, whether it is union or not a
availability of construction workers.
Opportunities exist for reduction of costs associated with construction. These include, but are not
to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the IC
moderate income range. Some of the housing construction is conducted offsite and transported
construction site. A fast growing alternative to onsite development, construction of flooring and fr
is done in computer controlled factories and then transported onsite for assembly. Estimates o
reductions using these methodologies ma! ? as high as 3C%. The City could encourage deve
to take advantage of these type of prograr -he product is identical in appearance to custom
stick built single family or multifamily produL.
Residential-manufactured home development(R-MHD) are residential developments that
characteristics common to both multi-family and single-family neighborhoods. R-MHD are ii
producing properties as are multi-family complexes, but individual detached manufactured homes
development are owner occupied. Home owners enter into a long-term lease with the partner2
corporation(which may be owned by the tenants) which manages and maintains community infrastri
R-MHD are typically pegged to area apartment rates. The lifestyle and density patterns are de(
single-family in nature. R-MHD compete in the shelter market between multi-family and condomi
DEVELOPMENT STANDARDS
Development standards, either modified or as part of administrative policies, sometimes add extr
because of additional materials required and extra labor. A significant reduction of costs fi
modification or waiver of the standards can be attained and passed on to the savings of the unit fc
income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special constr
management techniques. Companies that specialize in low cost housing utilize these s
management techniques to cut costs. In any low income development, this should be a requirer
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ENVIRONMENTAL CONSTRAINTS
The City of Carlsbad faces several major environmental constraints. These constraints are outlined
in this section.
These constraints may be significant in that mitigation measures may include restriction on develol
that would reduce the net developable acreage in Carlsbad.
CONSTRAINTS: ENDANGERED SPECIES
Currently there are several species of flora and fauna that have been assessed as being endange
survival. Under the Federal Endangered Species Act which was designed to prescribe species th
be threatened with extinction, the federal government may supersede local authortty to preserve
of the endangered species including moratoriums or restrictions on local development ur
management or mitigation measure is identified or implemented.
Currently there are several species of floral and fauna that are listed on the state and federal endai
species list.
These are indicated in table 51.
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TABLE 51
THREATENED and ENDANGERED SPECIES COMMON TO THE CITY OF CARLSBAD
Sensitive Carlsbad Plan Species:
(2) Brodiaea filifolia Fread-leaved Brodiaea) CE C1
Note: The following plants have a high potential for Occurrence in any Carlsbad Coastal Mixed Chaparral.
(4) Comarostaphylis diversifolia v. diversifolia
SratdFed. Status
(1) Acanthomintha iliciofolia (San Diego Thorn Mint) CE c1
(3) Dudleya viscida (Sticky Dudleya) Cl
(5) Corethrogyne filaginifolia v. linifolia a
(6) Baccharis vanesae (Encinitas baccharis) CE c1 Note: Species 1, 2, 5, and 6 will probably be listed within a year.
Sensitive Carlsbad Reptile Species:
(1)
(3)
Sensitive Carlsbad Bird Spccies:
Cnemidophorus Hyperythrus (Orange Throated Whiptail)
Thamnophis hamondii (Two-striped Garter Snake)
(2) Phrynosoma coronatum (Coast Horned Lizard) -c2
(1) Polioptila melanun California (Calif. Gnarcarcher) -a
(2) Vireo belii pusillus (Least Bell's Vireo) CE FE
(3) Sterna antillarum browni (Calif. Least Tern) CE FE
Note: Species number one will probably be listed (Federally Endangered) wirhin two years.
Status Definitions:
(1) CE - California Endangered
(2) FE - Federal Endangered
(3) C1 -
(4) U -
Source:
Candidate for Federal Endangered Species starus. Enough information is on file to support the listing of the
species.
Can date for Federal Endangered Species status. More information on this species is needed to support a lis
San Diego Biodiversity project, Sensitive Species Within Carlsbad City Limits, August, 1990.
The most significant species list in Carlsbad is the California Black-Tailed Gnatcatcher. This bird has
requested to be officially listed as an endangered species. A significant amount of its habitat (cc
sage scrub) is prominent in undeveloped areas of Carlsbad and the coastal region. If the gnatca
is listed as an endangered species and there is no mitigation plan, major undeveloped areas of thc
would be closed to further development.
MITIGATING OPPORTUNITIES:
Potential exclusion of development for the project protection of endangered species may be av
should a management plan to mitigate the effects of development be adopted by the City and app
by the appropriate state, federal and local agencies.
Currently Carlsbad is preparing a management plan for the California Gnatcatcher, a species tha
or may not be placed on the endangered species list. This plan would provide an in-depth study
the habitat, number and location of the species, mitigation efforts and a monitoring plan. If impleme
development could possibly proceed providing that mitigation efforts were acceptable and providc
that development.
This plan could be a bench-mark to provide acceptable management and monitoring plans for
endangered species of flora and fauna.
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CONSTRAINTS: DROUGHT AND WATER SUPPLY
Climatological factors such as drought conditions may constrain housing, both in construction an
term availability
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various
alerts, construction grading becomes a low priorrty and is sometimes halted. This may pust
construction scheduled and add additional costs to housing.
LONG TERM AVAILABILITY.
Long term availability of water is allocated on a state and regional level and is sometimes beyoi
purview of local municipal governments. On a city’s jurisdiction may provide restriction in develo
in the lano term if in caardinatian with heal water aulharitids.
MlTlGATING OPPORTUNITIES:
Water conservation efforts in developments that would significantly reduce water consumption rate
be included as an incentive for low cost housing for future housing developments.
The use of water saving appliances and increased xerophytic landscaping that are consistel
compatible with the City’s Landscape Standards should be encouraged with ties to incentives 1
income housing production. Xerophytic landscaping may be substituted for normal ‘lush’ landsc
standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for g
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and applianc
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures should be encou
During times of water alerts and shortages, retro-fitting and the savings produced may allow resi
development without a net increase in water consumption.
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GQNSTRAiNTS; TOPOQRAPHY
Topography is sometimes a key constraint to housing development, as it removes significant acre
the city from development and contributes to the land prices. Carlsbad, through an adopted t
Development Ordinance, does not allow significant amounts of grading without required reg
permits.
Land that has slopes of over 40% is precluded from calculating density on the site. Slopes undl
and greater than 25% are allowed one hatf of the site's density. Carlsbad has over 5,000 acres tl
constrained topographically. Hilly land that is allowed for development has significantly mor€
associated with its improvements than flat level land. These cost are usually passed on to the
buyer or renter.
MI TiGATl N G OPPORTUNITIES:
The City in order to achieve development compatible with the community and preserve unique
qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance c
no residential development on hillsides with slopes greater than 40%. On slopes with density greatc
25% but less than 40%, density is reduced by one half. A possible incentive for low income hc
would be a density credit in hillside acreage of slopes greater than 25% or less than 40%. This
increase the yield of low income units over what normally could be provided, especially with develor
in hillside areas.
The city may make in-kind contributions to on/offsite improvements to lower the cost and pas
These contributions should be offered as an incentive especially to lower income housing.
CONSTRAINTS: SENSITIVE HABITATS
Carlsbad has three coastal lagoons. These lagoons contain a significant amount of migratory birc other unique flora and fauna. Preservation of these habitats is a key goal in land decisions by th
Sensitive wetland an3 riparian habitat may also significantly impact development.
MITIGATING OPP$ '/TIES
The City currently Jeral sensitive habitats. These include three lagoons, Buena Vista,
Hedionda, and Batiq- -5. In addition, the City has several watercourses and accompanying ri
habitat. These lands are part of acreage that are adjacent to or within lands that have the poter
be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This do
affect the net developable acreage as indicated in the Vacant Land Inventory which removes this ac
as constrained lands. Preserving this habitat is essential to other land use and quality goals the CI
set. Opportunities to preserve these natural settings as identified through environmental assess
and other means, may be enhanced by providing density credits on developable residential acre:
these sites if the increase in density would achieve a housing element goal for low income housing r
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CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coast;
areas. Development activities of significant impact must be approved by the California (
Commission in addition to local approval processes. Often, to protect coastal resources sigi
changes or reduction in residential unit yields or densities are required for project approval.
requirements may significantly affect production of lower income units in coastal zone areas. C;
has additional regulatory policies to preserve agriculture and scenic resources contained in it!
Coastal Plans approved by the State.
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed itself to be t
from portions of Government Code Section 65588 and 65590 (collection of Coastal Zone housinh
fully implement these Governmental Code Sections. Specifically, the City must collect and report (
Zone housing data including, but not limited to, the following:
pursuant to Public Resource Code, Division 20 Section 30519.1, The City now understands that
1)
2)
The number of new housing units approved for construction within the coastal ZOI
January 1, 1982.
The number of housing units for persons and families of low or moderate incoi
defined in Section 50093 of the Health and Saiety Code, required to be provided
housing developments within the coastal zone or within three miles of the coasta
The number of existing residential dwelling units occupied by persons and families
or moderate income that have been authorized to be demolished or convertec
January 1,1982 in the coastal zone pursuant to Section 65590 of the Government
The number of residential dwelling units occupied by persons and families of
moderate income, as defined in Section 50093 of the Heath and Safety Code, thi
in paragraph 3). The location of the replacement units, either onsite, elsewhere wit
locality’s jurisdiction within the coastal zone, or within three miles of the coast:
within the locality’s jurisdiction, shall be designated in the review.
After researching the matter, the City believes that it is not now possible to recapture the d
particular, regarding affordability) from previous years. It is possible to conclude that due to the
adoption and implementation of the Growth Management Ordinance, only a few housing units hav
constructed within the coastal zone in the recent years. In addition, we believe that very few
affordable housing units within the coastal zone have been demolished or converted since
Realizing our responsibility, the City will henceforth monitor and record data on housing units const
converted, and demolished within the coastal zone, as indicated in Housing Element Policy 2.6.
MITIGATING OPPORTUNITIES:
Although the City’s current coastal zone plan does not mandate low income housing as a provi!
development as some plans do, opportunities using density bonus ordinances would be utilized in c
zone development. Currently most of the City’s existing low income housing stock is within the
coastal zone. Preservation and rehabilitation programs may be mandated and implemented throul
program. The city will also implement an inclusionary housing program for all master or specific pl
communities, several of these communities are located in the coastal zone, there will be sigr
contributions to the low income housing stock in the coastal areas through this program. Map C c
the City’s coastal zones.
3)
4)
been required for replacement or authorized to be converted or demolished as idc
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0 0
CONSTRAINTS: AGRICULTURE LANDWILLIAMSON ACT
The City of Carlsbad has a large amount of agricultural land (400 acres) currently that is undr
Williamson Act, which is designed to preserve longer term agricultural land for that use. The City's 1 is that agriculture will not be a long-term land use for the city and will eventually be phased out, -
areas have not been designated for future use as residential as it is primarily in areas not plannc
residential development such as steep hillsides and airport impact zones.
MlTlGATlNG 0 PPO RTUNITIES:
The ultimate use for all agricultural land including lands under the Williamson Act will most likt
determined on the physical constraints and the market conditions at that time. Much of the land
significant land use, i.e., airport, environmental, coastal constraints. These constraints may ir
topography and the City's Growth management caps which limits the amount of total residential u
build out.
long-term agricultural preservation is not suitable for future residential development as there m
109
LCP SEQMENT
~MELLO I
~MELLO 11
AGUA HEDIONDA
0 0
CONSTRAINTS: AIRPORT LAND USE PLAN
Carlsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the
of California enacted a law requiring the formation of an Airport Land Use Commission in each c(
containing a public airport. Among the duties of this Commission is the formulation of a Comprehe
Land Use Plan (CLUP). In San Diego County the San Diego County of Governments(SANDAG) has
designated as the Airport Land Use Commission. In 1974 the original Land Use Plan for the McCli
Palomar Airport was adopted and in 1986 a revised plan was adopted. The plan was adopted to i
in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport
plan contains the Airport’s Influence Area, projected noise contours, clear zone, flight activity zone, use compatibility matrix and recommendations. The significant restrictions to housing and resid
development are within the flight activity zone and within certain projected noise contour levels. The
activity zone contains areas restricted from certain uses due to crash hazards. The projected
contour levels are used to quantify noise impacts and to determine compatibility with land uses. I
levels are quantified based on a descriptor of daily noise level, the community noise equivalent
(CNEL). The boundaries of these levels are defined as ‘contours’ and are depicted on the Airport I
Contour Map, MAP D.
The contour does not define a land area in which residential uses are unsuitable. Rather, the co
ideptifies an area in which mitigation measures may have to be utilized to reduce the impact of a
noise on dwelling units other than single family detached.
State Noise Standards have adopted the 65 CNEL contour level as the value defined as a boundary ’
which the noise environment is not suitable for residential use.
MITIGATING OPPORTUNITIES:
The General Plan Land Use Map of the Land Use Element of the General Plan for the City of Car
shows the area around the McClellan-Palomar Airport as being industrial in nature, with some agrici
uses. There are no residentially zoned lands and the Land Use Map indicates future Industrial and
Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation. Tt
zoning district of the City’s Zoning Ordinance allows multifamily residential development of up to 40
per acre providing it serves with or is built in conjunction with adjoining industrial development.
multifamily development within the 65 CNEL is subject to a noise study and mitigation measures.
The area around the airport also allows commercial land uses that may include, hotels, motels or
transient commercial housing structures such as Single Room Occupancy Hotels. Transient Shelte
also allowed in Industrial areas with a conditional use permit.
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b
VACANT LAND INVENTORY
The City of Carlsbad has a substantial amount of vacant and developable residential land. This vi
land is itemized by General Plan land use category in Table 53.
Carlsbad has approximately 6621 acres of residentially designated land currently undevelopt
approximately 94 percent has a density of 6 units an acre and under. Of the remaining 6 percenl
acres have medium high density of under 12 units per acre and 60 acres, or one percent, c
remaining developable acreage has a density of 19 units per acre.
The total number of units that this acreage may yield according to its density limitations imposed t
general plan and growth control point is indicated below.
TABLE 52
AcreageNnit Yield
underdeveloped remaining in the city. Of this total remaining unconstrained residential acrc
ACRES General Plan Density (Growth Control Point) ESTIMATED YIELD
1391.14 Residential Low (1.0) 1391
3431 -35 Residential Low Medium (3.2) 10980
390.42 Residential Medium High (1.5) 4489
59.91 Residential High (1 9.0) 1138
6620.51 26084
OF UNITS.
1347.69 Residential Medium (6,O) 8086
The above-noted undeveloped residential acreage total (6,620.51 acres), is not completely acc
because all recent development approvals on previously vacant lands located within Local Fa(
Management Zones 1-6 and 19 have not been entirely accounted for. Despite this, the remaining bu
capacity of 26,084 dwelling units, as shown on Table 52, is very close to the estimated remaining Cit
buildout capacity of 26,576 dwelling units. It is anticipated that additional acres of higher density Ian
designations (RH and RMH) will result from the use of the surplus units located in the Citywide E
Bank to increase site densities that will enable the production of affordable housing.
The City of Carlsbad also has additional acreage that is under-developed that is situated in built-c
in-fill areas of the city. This area is predominantly in the Northwest Quadrant of .the city. These
contains 3 levels of potential developable residential land.
The first level is vacant in-fill land which is land parceled in small lots within the older and built-up
of the city. This land is residentially zoned and designated for residential development in the Genera
Land Use map.
The second level would be under-utilized land which contains parcels of land developed but not tc
highest density.
The third level would be land that would be transitional in nature, commercial or industrial land that
be utilized for mixed use or residential development.
113
0 a
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0 0
b
It is estimated that around 10 percent of the total developed acreage may ffi into these categorie would add approximately 700 acres to the existing vacant land. A unit yield would be difficult to 8s1
given the more stringent development controls given to in-fill residential projects and the various de
that this acreage would be comprised.
The remaining vacant land and its present densities indicate that the yield of units in the 3 highest (
categories; RH, RMH and RM is sufficient to produce.enough multifamily housing to meet the spc
year goals. Lower density RL and RLM, are primarily single family densities and can be used tc
moderate and upper income category housing goals. The inventory does point out a diminishing a
of RH (residential high) density remaining in the vacant and undeveloped areas of the city. Howe
discussed within the General Plan Densities portion of Section 111 of this document (page 82), then
exist in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control)
property within the City. In order to enable the development of affordable housing, the City is wi accommodate General Plan Amendments as necessary to increase residential densities up to 29 c on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h).
is additional under-utilized higher density residential within the redevelopment and in-fill areas of tl
This acreage may accommodate additional units at this density range.
Under Growth Management guidelines the city may allocate 'unused' units, from projects that havc
built under the Growth Management caps to special housing needs such as the need for lower4
units. General Plan amendments to increase densities for projects that meet this need, or, density
provisions to increase the yield of units above the growth control point can be achieved usi
available 'bank' of unused units. An additional strategy would be to decrease the density in
acreage designated in the medium residential density range and increase density in the medium I
high range. This would increase the amount of acreage in the higher end of the density range r for multi-family housing and for special housing needs such as low-incomes housing. This strai
increase density would not add units and would keep within the Growth Management caps but
reassign densities, if needed, to accommodate alternative housing types that need higher densitie
as apartments or town homes. One adverse effect to this strategy would be to reduce the ac
acreage for mid-density housing such as small lot subdivisions that typically are needed for moc
income housing.
The following maps show the remaining units to be built in each quadrant of the city. Map C shc
status of the Local Facilities Management zones. The status for each zone is important as it dete
how much acreage is available for development with appropriate facilities. Within the 5 year time
for this housing element (1 991 -1 996) 22 of the 25 zones will be available for development. The ren
three zones may be available, but at this time no zone plan for facilities have been adopted.
.
114
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ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carlsbad through the introduction of a new housing goal in creating a better jobs hoi
balance for the city, has instituted a strategy to encourage increased energy conservation thr
reducing distance between housing and employment. A secondary benefit is the reduction of veh
emissions and improved air quality.
By reducing potential future commute time and distance for residents, conservation of energy partic
oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto emissio
less commuting to work will occur. Encouragement of future housing in proximity to existing and 1
transit and rail centers will be encouraged to reduce driving.
The City will continue the enforcement in Engineering and Building plancheck of the State Ti
guidelines which include energy efficiency standards for new development. Additional use of el
saving appliances especially those built-in to new housing will be encouraged. The City will requ
lower-income projects that utilize Ci!y assistance or subsidy to be provided with energy efl
+
appliances,
Through cooperative efforts with local utilities, the City will encourage retro-fitting existing housing
with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has regulations in its subdivisions that require where possible that 1
subdivisions take advantage of solar orientation to reduce heating and cooling costs.
116