HomeMy WebLinkAbout1992-05-05; City Council; 11674; Comprehensive Housing Affordability Strategyc# 9
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.< 1 ‘J d Clm OF CARLSBAD - AGENP) BILL
DEPT. I
MTG.& AFFORDABILITY STRATEGY (CHAS) CITY A
DEPT. R!X16 CIYY M
RECOMMENDED ACTION:
AB#&XLL TITLE: APPR;,”JAL OF CITY OF CTJUSBAD’S
1991-96 COMPREHEXSIVE HOUSING
Approve Council Resolution No.gg-/a3 adopting the City of
Carlsbad‘s 1991-96 Comprehensive Housing Affordability Strategy (CHAS) for the Community Development Block Grant
Program and authorizing the City Manager to submit the document to the U.S. Department of Housing and Urban Development.
ITEM EXPLANATION:
Attached as Exhibit 2 is the City of Carlsbad’s 1991-96 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 covering the period from November 1, 1991 to November 1, 1996. It is 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 Assistance Plan (HAP) and the Comprehensive Homeless Assistance Plan (CHAP).
The City’s CHAS was prepared with assistance from SANDAG; they provided guidance and census data which was required t complete the document. The CHAS has been prepared according to the guidelines provided by the U.S. Department of Housin and Urban Development (HUD) on February 4, 1991.
In order to remain eligible for CDBG funding in fiscal year
1992-93, the City of Carlsbad must have an approved CHAS as
of June 1, 1992. Regulations for this CHAS require a sixty
(60) day public review and comment period and formal approval by the City Council. The comment period began February 14, 1992 and ended April i7, 1992. As required by the federal regulations, the City Council also held one (1)
public hearing on April 14, 1992 to accept comments on the CHAS .
Comments received from the public have been incorporated into the City’s CHAS and the complete document is now presented to the City Council for approval and authorizatio for the City Manager to submit it to the U.S. Department of Housing and Urban Development (HUD) for final review and
approval.
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FISCAL IMPACT:
With an approved CHAS, the City is eligible to receive
$390,000 in CDBG funds during fiscal year 1992-93. A grant 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 - Resolution No.~~-~a3 approving the City of Carlsbad's
1991-96 Comprehensive Housing Affordability Strategy for the Community Development Block Grant Program and authorizing the City Manager to submit the document to the U.S. Department of Housing and Urban Development.
2 - City of Carlsbad's 1991-96 Comprehensive Housing
Affordability Strategy
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HOUSING AND REDEVELQPMENT DEPARTMENT
CITY OF CARLSBAD
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COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
TABLE OF CONTENTS ( CHAS 1
Pacre No.
Transmittal Letter...........................................l
Executive S\;jllllllafy..... ........................................ 2
Introduction...,.............................................3
Summary of CHAS Development Process..........................7
Section I. community Profile
Part 1. Needs Assessment.................................8
Table 1A - Housing' Assistance Needs of Low b
Moderate Income Households.............19
Tables 1B b 1C - Homeless Population. ....,........ 24
Part 2. Market and Inventory Conditions................31
Table 2A - Population and Minority Data...........39
Table 2B - Market and Inventory Conditions Housing Stock Inventory ............. ... 40
Table 2C - Assisted Housing Inventory.. ........... 41
Section 11. Five-Year Strategy
Part 3. Strategies.... .................................. 46
Table 3 - Priorities for Assistance
5-Year Plan.............................68
Table 3A- Constraints & Mitigating Opportunities..69
Table 3B- Housing Element Work Plan...............70
section 111. One-Year Plan
Part 4. Resources......................................75
Part 5. Implementation h Monitoring Plan...............76
Table 4/5A - Anticipated Resources ti Plan for
Investment.........................80
Table 5B - Goals for Families to be Assisted
with Housing.......... ................. 83
0 TABLE OF CONTENT !P (CONT . )
Certifications .............................................. 84
Summary of Citizen Comments ................................. 86
Definitiong ................................................. 87
Appendix A .................................................. 90
DEBBIE FOUNTAIN (619) 434-2811
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tM!B!EWSfffE! I18USINfi APPBRBA.B'fL'ff\I FF€Wl?RGY
EXECUTIVE SUMMARY
This document is the Comprehensive Housing Affordability Strateg
Plan (CHAS) prepared for the City of Carlsbad as defined by the 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 required
by Federal Public Law 101-625 known as the Cranston-Gonzalez
National Affordable Housing Act (NAHA), signed by the President
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 of
government with: 1) a comprehensive assessment of housing needs
over a five year period; 2) a coordinated housing development plan incorporating Federal, State and local public and private resources; and, 3) a one-year implementation plan with provision for monitoring by HUD. Each year of the five-year period, a one- 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 other applicant must obtain a I*certificate of compliance1' from the local government indicating that its application is in complianc
with the local CHAS to receive federal housing assistance.
on November 28, 1990. The CHAS replaces previous HUD plans such
The CHAS is also required for units of local government that qualify to be "Participating Jurisdictionsvg under the NAHA, Tit1
I1 HOME Investment Partnerships. The federal government, by
formula, will provide funds to qualifying participating jurisdictions. These funds will be placed in a HOME Investment Trust Fund to be drawn upon by the Urban County of San Diego, a
qualifying jurisdiction. The City of Carlsbad is not presently eligible to receive HOME funds. However, in the future, if we 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 guidance an census data required to complete the CHAS.
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CITY OF CARLSBAD COMPREKENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
INTRODUCTION
On November 28, 1990, President George Bush signed Public Law 101-625, called the Cranston-Gonzalez National Affordable Housil 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 and shart-term demonstrations. It is the result of three years of intensive hearings, debates, and refinement by Congress to crafl legislation designed to continue and expand the federal commitment to affordable housing, the homeless, and to communit]
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 ai
new programs in a Conference Report (House Report 101-943) that accompanies the bill. The Conference Report language is used bo1 by HUD and by the courts in interpreting the law and ensuring that implementation is consistent with ttCongressional intent."
As stated in the Code of Federal Regulations (24 CFR Part 91), Vhe centerpiece to these new programs, as well as to managemen'
of existing programs, is the Act's requirement that State and
local governments must have a Comprehensive Housing Affordabilii
Strategies (CHAS) . 'I
Local planning documents have been required by HUD since 1975. 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) was
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 as a condition of funding for local programs to provide shelter for homeless persons. The CHAS replaces the HAP and CHAP
requirements.
The CHAS will create the impetus for a jurisdiction to examine its housing needs in a holistic way, establish goals and develo] a plan for carrying out those activities. The CHAS will serve a,
an action-oriented management tool for states and local
governments. It will also serve as a monitoring tool for HUD to
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 and moderate income families, including the needs of homeless individuals and families, and will assess the availability of
determine how effectively a jurisdiction is satisfying the need
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unassisted Rousing, assisted housing and oth@r resources for
addressing the needs. On the basis of this information, the jurisdiction will develop a strategy for meeting these housing assistance needs over the next five years. Each year, the jurisdiction will decide how the available resources will be USE
to provide affordable housing for needy individuals and families
The prescribed format for the CHAS consists of five parts and is
divided into three major sections. These three sections and thei
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 persons 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 income and moderate income families in Carlsbad and projects those need 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 the
most significant current housing/shelter needs as presented in the various tables, as well as our projected needs. The City wil discuss those needs or issues which are not or cannot be
quantified or presented in tabular form. A five year projection
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 those 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 housing,
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of supportive housing needs of homeless persons or others with
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dis well dS hf8fWaki8il 8R the aM!i&&d hbUsiRtj afid public housu \
. stock. It also summarizes the facilities and services available
for homeless persons and other persons with special needs. The narratives for this section shall include a description of the most significant market and inventory conditions in the jurisdiction as well as the nature and extent of the cost burder
and severe cost burden experienced by renters within Carlsbad. The City will discuss the housing market in Carlsbad in terms oi
supply, demand and cost of housing and highlight any adverse effects these market conditions have on producing rental housin! promoting new homeownership opportunities, alleviating
overcrowding and meeting the needs of under-served population groups, such as large families.
The "Five Year Strategy" states the City of Carlsbad's general plans and priorities to be pursued over the five-year period of
the CHAS (1991-1996). The strategy will be based on the City's
overall analysis of the needs and market and inventory
conditions, as outlined within the first two sections noted
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 summari; 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 logical11
from analysis of how the size, distribution,'condition and cost
of the housing inventory matches up with the needs and types of housing problems of various income, racial, family and tenure groups.
The "Resourcesn section of the CHAS shall quantify the resources the City anticipates will be available and which we intend to
commit during the fiscal year covered to carry out our strategy< The City must explain how these resources will be obtained, how
it was determined which amounts would be committed and the
actions to be taken to maximize resources.
The final section "ImplementationN translates the City's five- year strategy and anticipated available resources into a one yet action plan and goals which will guide the City's resource allocation and investment decisions during the coming year. The
City is required to describe our investment plans and goals and the specific actions we will take to achieve those commitment levels and goals. Also, the City shall describe the actions tc. 1 taken to remove or ameliorate the negative effects on housing affordability created by public policies. The City will also
outline how we intend to monitor our programs for compliance wil
our strategy.
The National Affordable Housing Act requires that a general loa
government must have a Comprehensive Housing Affordability
above. Basically, the f ive-year strategy describes the City's
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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 additiol for certain other programs, the Act requires that an applicatiol include a certification of consistency of the proposal with an 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 1991 The law specifies what must be addressed in the housing element
In many respects, the required contents of the housing element are similar to the required contents of the CHAS. In the intere:
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 Comtxehensive Housinq Affordability Stratesv for Fiscal Year 19' - Instructions for Units of General Local Government as instructed through Notice CPD-91-26 dated September 6, 1991. These instructions are based on the interim rule published in tl
Federal Register on February 4, 1991 implementing the CHAS requirements. These requirements may change when the Department publishes a final rule on the CHAS in early 1992.
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CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) SUMMARY OF DEVELOPMENT PROCESS
The City of Carlsbad's CHAS has been developed in accordance wit
instructions published in the Federal Register on February 4,
1991. It is anticipated that the instructions and/or regulation: related to the development and implementation of the CHAS will change over time. The City of Carlsbad will amend its CHAS as required to remain in compliance with federal reyulations for tl
Community Development Block Grant Program.
To develop this CHAS, the City of Carlsbad requested assistance from the San Diego Association of Governments (SANDAG) for
preparation of the "Needs Assessment" and "Market and Inventory
Conditions" sections of this report. SANDAG also provided the
City with the '@housing need" information required to complete
Carlsbad's Housing Element. Therefore, the housing needs outline within this CHAS for low and moderate income households is consistent with those outlined within the City's Housing Elemenl
Upon receiving the Weeds Assessment" and "Market and Inventory Conditions" from SANDAG, city staff completed an analysis of tht housing needs of the low and moderate income community and drafted a plan for implementing programs which would assist the City in meeting the identified needs. The draft plan was reviewe by City staff and appropriate revisions were made to the docume.
document was distributed to appropriate state and federal officials for preliminary review as well as local persons and/oi organizations (i.e., Legal Aid Society, Caring Residents of Carlsbad, etc.) who expressed an interest in this CHAS. A notict was also published in the local newspaper to inform the general public that the City of Carlsbad's 1991-96 Comprehensive Housint Affordability Strategy was available for public review and comments. Citizen comments are outlined in the "Summary of
Citizen Comments9@ section of this report.
Following a sixty (60) day public review and comment period, Cil staff presented the CHAS to the Carlsbad City Council for final review and approval. The approved CHAS has been submitted to tht U.S. Department of Housing and Urban Development and the State Department of Housing and Community Development for review and c
determination of compliance with applicable federal regulations
Comments and/or questions regarding this CHAS and its implementation should be directed to: CITY OF CARLSBAD, HOUSING
prior to releasing it to the public for review and comment. The
AND REDEVELOPMENT DEPARTMENT, 2965 ROOSEVELT STREET, SUITE B, CARLSBAD, CALIFORNIA, 92008, (619) 434-2811.
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~ COMMUNITY PROFILE
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I ' PART 1. NEEDS ASSESSMENT
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I I PART 2. MARKET AND INVENTORY CONDITIO
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CITY OF CARLBBAD COMPREHENSIVE BOUBINQ AFFORDABILITY STRATEGY (CHAG)
SECTION I. COMHUEJITY PROFILE
PART 1. HEED8 ABBEBSMENT
This part summarizes available data on the most significant
current housing needs of very low income, other low income and moderate income families and projects those needs over the fivc par CHAB period, October 1, 1991 to Beptember 30, 1996. This part also summarizes the most significant current supportive housing needs of homeless persons and others with special need:
A. Housing Assistance Needs
1. Current estimates. Table lA, "Housing Assistance Net of Low and Moderate Income Households1*, provides 199(
Carlsbad on housing needs of households of very low income (0 to 50 percent of county median income) and
other low income (51 to 80 percent of county median income). The data is further analyzed by household characteristics (elderly, small and large family non-
elderly).
Using this information, 51 percent (4,858 households: of the total number of renter households in the City Carlsbad are low income. Of this total, 3,104 households are very low income and 1,754 are other 1( income. A significant number of these households are
experiencing cost burdens in terms of housing costs. the low income households, 72 percent (3,509
households) are small family households (two to four
related persons).
Census data, updated October 1, 1991, for the City ol
According to the 1990 Census, of all renter householc
841 or 8.9% live in overcrowded conditions. This percentage applied to low income renter households would result in 432 households. Overcrowded is definc as a housing unit containing more than 1.01 person p' bedroom.
The City Housing Authority estimates the number of 1( income households that meet Federal preferences for priorit;. admission to rental assist2Yce programs is ' percent. Preference households include unassisted vel low incone renter households who pay more than half (
their income for rent, those living in seriously substandard housing (including homeless people), or those households that have been involuntarily displaced.
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There are 390 households currently receiving housing assistance through HUD-administered programs includin Section 8 vouchers/certificates. An additional 297 ar assisted through non-federally assisted housing
programs such as mortgage revenue bonds, city senior ordinance and density bonuses.
The housing needs of the elderly and persons with disabilities not requiring supportive services requir architectural design features that accommodate physic disabilities, access to health care, grocery
stores/pharmacies, and a convenient, economical means
of transportation. Location, planning and design of these facilities should facilitate social communicati
and independence.
2. Five-vear rxoiections. During the next five years as
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 income and 1,066 are low income housing units. In accordance with state law, regional share identifies the need fc new housing units by jurisdiction and distributes tha need to all income groups: very low whose income does not exceed 50 percent of regional median, low whose income is between 50 percent and 80 percent of regior
median, moderate whose income is between 80 and 120
percent of regional median and above moderate whose
income exceeds 120 percent of regional median.
Foreseeable changes in housing needs that may result
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 in t
City's total regional share of 6,273 housing units fc
the time frame of this CHAS.
As calculated by SANDAG, the City of Carlsbad is
expected to assist 1,125 lower income households duri
the next five years as part of its fair share. Fair share calculations utilize both the existing need anc the projected need based on growth. Housing units for lower income families, built to meet regional share
goals, are but one means of meeting fair share goals.
from those employed or expected to be employed in the
B. Supportive Housing Needs of Homeless Persons
1, Current estimates, Table lB, "Homeless Population -
Totals**, provides 1990 Census data on the homeless ir
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the City of Carlsbad. It shows a total count of 941 homeless persons.
The San Diego Regional Task Force on the Homeless estimates that there are approximately 5,600 urban
sleep in emergency shelters.
The Regional Task Force on Homeless estimates that
families account for approximately 33 percent of the homeless population in the region. These families ten
to be resident homeless families or transient, intact
families headed by a single parent, usually the femal
The homeless youth population includes both runaway a throwaway youth. Regionally, urban homeless youth account for approximately 25 percent of all homeless. Many of these youths, about 20 percent of the 25 percent, are within the family units described above. The balance, about 6 percent of the 25 percent, are 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 men
are veterans. About 25 percent of the single adults a
female and 5 percent are elderly.
It is estimated that 33 percent of the single-homeles
adult population suffer from severe and persistent mental illness. Evidence indicates that up to 50
percent of the County's homeless adult population may be active substance abusers. Data is currently unavailable regarding racial/ethnic status of homeles special needs by family type, and special needs by
sheltered and unsheltered status, as noted in Table 1
Special Needs.
The rural homeless are generally farmworkers and othe
day laborers, many of whom became legal residents aft
the passage of the Immigration Reform and Control Act of 1986 (IRCA). The majority (95 percent) of these ar males living alone, although families are beginning t
join them. The single workers live frugally so that they can send money to their families in their native
countries. They need safe and sanitary housing, whict
could be a congregate living arrangement. The growinc
number of families need family housing.
The facility and service needs of homeless families z individuals are many and varied. These needs include emergency shelter, transitional housing, social
homeless persons in San Diego County, of which 1,600
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services (i.e., job counseling/training), mental healt services and general health services. Existing service 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 a1
and throwaway youth are group specific. Mentally ill homeless persons require housing supported by mental
health care and counseling. Alcohol and drug abusers require treatment facilities and programs and medical and social support. Victims of domestic violence need
shelter an.? social services, related to making the transition to independent living. Runaway and rejectec youths required shelter and counseling and social
services related to reintegrating them with their families or enabling them to live independently. For those homeless who are dually diagnosed (i.e., mental:
ill and substance-abuser), special treatment programs are needed.
The County Department of Health Services is participating in two projects directed at assisting
mentally ill homeless persons:
a. Stewart B. McKinneV/MIMH Homeless Research
drug abusers, victims of domestic violence and runawa]
Demonstration Project: A three year research demonstration project targeting severely and persistently mentally ill homeless persons. Participants (360) are randomly assigned to one 1 four conditions involving case management servicl combined with various housing options.
transitional, supported housing project for homeless persons managing severe and persistent mental illness and alcohol and/or drug abuse
problems.
b. Collaborative Transitional Housina Project: A
2. At-risk DoRulation. The t8at-riskt1 population are low income families and individuals who, upon loss of employment, would lose their housing and end up
families, especially those that earn less than 30 percent of the regional median income, are at risk of becoming homeless. These families generally are experiencing a cost burden of paying more than 30 percent of their income for housing or more likely, a severe cost burden of paying more than 50 percent of
their income for housing. Based on regional percentag
reported in the 1987 American Housing Survey, there a
an estimated 1,427 low income renter households payin
more than 50 percent of their income on housing in th
residing in shelters or being homeless. Lower income
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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 wh.
are at risk. According to Lomas Mortgage USA, San Dic is the second least affordable city in the nation fo:
housing. Sudden unemployment in a two-income family I precipitate homelessness because there is no lower CI
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 who
are in imminent danger of residing in shelters or be
unsheltered because they lack access to permanent
housing and do not have an adequate support network, such as parental family or relatives into whose home
they could temporarily reside. These individuals,
substance abuse facilities, require social services that help them make the transition back into society and remain off the streets. Needed services include counseling, rental assistance and job
training/assistance.
especially those beinq released from penal, mental o
C. Supportive Housing Needs for Others with Special Nee
1. Current estimates. The following information wa
gathered from a variety of sources. It is
typically regional in scope due to the lack of
more specific local data.
a. Elderlv and frail elderly. Table 1A provid
1990 Census data for the City on elderly
households. It shows that there are
approximately 966 low income elderly rente
percent of low income elderly renter
households are estimated to pay more than
percent of their income for housing. The
health and social needs of these elderly a
significantly impacted when so much of the
limited resources goes to housing.
According to the San Diego County Area Age
on Aging, the population over 65 years of
has four main concerns:
(1) Income - people over 65 are usually
households. Based on regional percentages,
retired and living on a fixed income which is typically half that of those
under 65.
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(2) Health Care - because the elderly have higher rate of illness, easy access to health care facilities is crucial.
(3) Transportation - many seniors utilize public transportation. However, 13.8 percent of individuals age 65+ have a public transportation disability which
necessitates the use of other modes of transportation,
(4) Housing - of those over 65 years of ag
40 percent rent and 25 percent live alone (county-wide figure).
These characteristics indicate the need for
smaller, low cost housing units which have easy access to public transportation and health care facilities. These factors shoul guide the development of new housing for lo income elderly households.
The housing needs of the elderly include supportive housing, such as intermediate ca facilities, group homes, Single Room Occupancy (SRO) housing and other housing that includes a planned service component. Needed services include personal care, housekeeping, meals, personal emergency response and transportation. A social worke should assist the elderly returning to the community from a health care institution.
Supportive services for households of the
elderly and frail elderly are provided, in part, by the Area Agency on Aging (AAA) in
San Diego County. The major goals of AAA ar to secure maximum independence for the elderly, to prevent unnecessary institutionalization, to reduce isolation e loneliness, to improve health and well beir to assist the vulnerable or frail elderly,
and to ensure quality of life in long-term facilities.
The AAA services include meals at senior centers, meals to homebound seniors, legal
assistance, in-home support adult day care, transportation, and part-time employment. These are made available through contracts
services throuyh an Information and Referr( Program and a Long-Term Care Ombudsman Program. Case management services include q
with service providers, The AAA also offer:
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Multi-purpose Senior Services Program, the
Linkages Program, a Management and Assessmei
of Social and Health needs program, and an
AIDS Waiver Program.
b. Persons with Dhvsical disabilities. Based o
the SANDAG factor of 7 percent of the total
population having a disability, it is estimated that there are 2,500 households
with a physical disability in the City of
increasing due to lower death rates and
higher longevity rates resulting from
advances in medicine. The special needs
required for housing physically disabled
indivicuals include not only affordability
but also special construction features to provide for access and use according to the
particular disability of the occupant. The location of housing for disabled people is also important because many such households need access to a variety of social services and to specialized disabled access faciliti throughout the County.
In addition to the housing needs of physically disabled persons described above there should be support services designed t
A social worker should assist persons returning to the community from a health ca institution.
Carlsbad, This segment of the population is
meet the needs of the particular individual
c. Persons with mental illness.
The following section provides conservative
estimates of need based on the California Department of Mental Health standard that c to two percent of persons in the general
population suffer a serious mental illness. There are an estimated 990 adults who suffE from serious and persistent mental illness Carlsbad, based on the City's 1990 Census adult population of 49,499. Among persons b suffer from serious and persistent mental illness, there is a substantial need for stable, decent housing.
The lack of access to this basic need ofter
leads to mentally ill persons being homele! near-homeless, or living in unstable and/ol substandard housing situations. It is
estimated by the Regional Task Force on tht
Homeless that one-third of persons who are
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homeless also suffer from serious and persistent mental illness. An estimated 50 percent of the homeless mentally ill also
have substance abuse problems.
The major barrier to stable, decent housing for the seriously mentally ill is the
substantial majority of persons in this
population depend solely on Social Security
Insurance payments of approximately $600 pe month. Based on federal housing standards,
affordable rent payments would be slightly
over $200. Relative to their income, few
persons in this population can afford renta housing on the open market.
Of those persons living in the urban San Diego County area who are being served by S Diego Mental Health Services (SDMHS), approximately 80 percent of clients have an annual income of $12,000 or less - an incom somewhat below the $13,600 maximum annual
gross income for the Section 8 program.
availability of affordable housing. A
dl Persons with developmental disabilities, Ar Board XIII, the advocacy organization for
developmentally disabled persons in San Die
County, states that 25,450 to 54,620
developmentally disabled persons reside in
San Diego County. Historically, housing for developmentally disabled persons in group homes is cited in the Annual Program
Development Fund Needs Assessment.
However, the Department of Developmental
Services in Sacramento reports, in its rece study, that there are 25,450 developmental1 disabled adults in San Diego County.
The San Diego County Regional Center (SDCRC prepares a Resource Development Plan annual which is presented to the State Department
Developmental Services. SDCRC's philosophy
that all developmentally-disabled adults wh
are unable to live on their own should resi
in group homes with 6 or less persons. SDCF
reports that in the past year there were at
least 49 developmentally disabled persons whose housing needs were left unmet for si>
months.
e. Persons with HIV infection and with AIDS. '1
following provides a rough estimate of
15
0 e
current and future housing assistance needs for persons living in San Diego County with 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 broke
down into small numbers by individual
jurisdictions.
Most available HIV/AIDS planning documents have not attempted to estimate or project
housing needs. Several reports, however, ha estimated that 5 percent of all people with HIV infection may need 90 days temporary
shelter during the course of a year, and th
5 percent of persons with AIDS need group
to 12 months. (The numerical data in this section was obtained from the Office of AID Coordination, Department of Health Services
' home or long-term residential placement of
County of San Diego.)
County-wide Estimate. It is estimated that there are nearly 30,000 persons with HIV infection in San Diego County. Five percent of that total would indicate that 1,450 to
1,500 people with HIV infection will need 9 days of temporary shelter during 1991, that is 130,000 to 135,000 bed-days or a daily average of 350 to 370 beds. This number wou still be within the expected range for 1992
1995.
To estimate the number of people living wit
AIDS in the County of San Diego, figures ar extrapolated from the State projections for
1991 and 1992. These assume a similar growt in numbers of persons living with AIDS through 19 9 5 e
Estimates by Specific Jurisdictions. The or
basis to estimate distribution of HIV infection and/or AIDS by jurisdiction withj the County is through zip code analysis of
individual's place of residence at the timc of their diagnosis. Assumptions must be mac that this distribution does not change ovei time, and that HIV infection is distributec in the same proportions as AIDS case reporting.
The percentage of cumulative case reportinc in the City of Carlsbad, as a percentage 0:
16
0 a
the regional total, is .9 percent. This translates to 20 cases when applied to the County case total of 2,211. This proportion of the County-wide estimates is also applicable in terms of 90-day shelter and long-term housing needs for 1991. Long-term
should be increased 33 percent annually through 1995.
f. Foster Children. The County Foster Care Program is financed by the State of
California. Under this program, a licensed family may receive $350 - $500 a month for
each foster child, The average number of
monthly placements of foster children rose
1984-85, an increase of 126 percent. There are currently 6,283 children in foster care (The numerical data in this section was obtained from the Office of Child Services, Department of Health Services, County of Sa Diego. )
Inadequate housing for families seeking foster care placement is not significant. 'I housing needs of foster children are greate when the foster child reaches the age of 18 years and no longer qualifies for State- funded foster care. It is estimated that or third of those currently in foster care wil become homeless when they reach the age of years.
Accordinq to the Child Services Division of
the County of San Dieqo Health Services
Department, rental assistance is the best b
to prevent homelessness among foster care children reaching the age of 18 years. However, given the limited funding and constraints involved with federally-funded rental assistance programs, it is not currently possible to target federal rental assistance to this population.
g. Families ParticiDatina in Self-Sufficiencv Prosram. The City Housing Authority (CHA) does not yet have an estimate of the numbei of households currently on the federal Section 8 Rental Assistance Program waitinc list which would be eligible to participatc
in a Housing Authority Self-sufficiency
program. However, by the end of fiscal yea: 1992, we anticipate that we will Complete (
housing need estimates for those with HIV
6,283 in 1989-90 from 2,781 placements in
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analysis and have a better understanding of
the federal legislation which mandates the
glself-sufficiencygl program to begin in 1992
The City has requested a copy of the "self-
U.S. Department of Housing and Urban
Development. Upon completing our review of
that legislation, the City will have a mort
complete understanding of the required
program and be able to determine which of 1
eligible to participate in the program.
sufficiency program" legislation from the
applicants on our waiting list would be
18
b
3 r
8 8
5
A I . - e c - -
.- 11
?P Bf
si 08' 3.4 1 2- ;il
t 2
4 B f
3%
n P
8
19
$
5 X
1 i!i
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c - - 20
- ;
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8 g
1 c c -
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21
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3
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23
e
U.S. D.p.flnm1 of Houring and Urban brolopmont Omu 01 Communty Pivlmq and Ganmpmont
Comprehensive Housing Affordability Strategy (ch
0 CHAS Tables 16 & IC
Homeless Population
RaccuMthnr Group (foab)
Induo trnlrr wm M 01 twMMd or rpouw )umg or dunamroo hW
bm MU
24
* US D.p.nmmf of Houelng and Urban ~ralopmoot olclu et temmuniy Planrung ad buraman!
Comprehensive Housing Affordability Strategy (CH
e GHAS Tables 18 Ccr 1 C
Homeless Population
6. Othor(mt)
I- frndlrr Wrh hwd Of m Q WW hvng hr dymSm hNBd
brm nuc
25
0
U.S. Dep.flnmt of bioudng and Urban bvokpmnt Omu ot Commmy Piurnq and bnmpnont
0
CHAS Tables 1 B & 1C
Homeless Population Comprehensive Housing Affordaklity Strategy (C
6 Oth@r(-b)
IncLud, fmhr wm hod of ImmUdd of rparw hh.ng k dyMwlraa bsmd
brm nur
26
CHAS Tables 18 & 1 F U.& OIpnmrnt 9 0 Howring 8r14 Vim OIrrbpmrni Omu 01 Gommunly Plmq arm Eknlogmant
Comprehensive Housing Affordability Strafw (e, Homeless Population
Indud fmJm wrlh hwd of housowd Q )oQIY hwmg b* ehmamnrm card
brm nul
27
0 U.S. Dopwtnmt 01 Hourlng md Urbrn 0.vokpm.nr Ornu of Community Plulmng ad Genlopnont
0 CHAS Tables 1 B & 1 C
Homeless Population Compnhanuve Housing Affordability Straw (cc
6. Olh~rmafy~
am ~mura urn k~d of ho~#hdd Q rpauw hmng - -am ha-
Arm nu0
28
e 0
Shelters for the Homeless
in San Diego County
prasram Type Bed spaces
Centnl Region
Car de plz CamMmged 30
Cau Nucstra Night Shdter 14
Catholic ch.riti~a - HW of Ilrchel Tmnsitiod 11
CWSS - Project Safdwae CalaMuuged 9
hat off Tranritiod I8
Emnunuel House Night Shelter 8
Emrmnuel House Night Shelter 15 * ECS-CapriHotel Tranritiod 8
ECS - Julin’r Anchorage Truuitiod I5
ECS - Transitiod Hwrhg Program Tnnritiod 14
Forgo~m in America CuaMuuged 5 ** ISN- PBIL. Jolla Ca*MWged(W-Wy) 12
ISN- R. Lonv CalaMuuged@kMu) 12
ISN - College Area Ca8t-Mmagcd@ov-Jan) 12
ISN - Clairemont CaSO-bhMged@OV-hC) 12
ISN - North Park CoseMmgd(Jm-Mar) 12
ISN - Southeast Ciro-Muuged@eb-hfmr) 12
ISN - Wtnp Tmuitionrl 20
San Diego Co. Mental Hulth Svcs CaraMmged 34
St. Vincent de Paul - Maher Center Night Shelter 160 *** SVDP - Transitional Housing Program CaseManaged 110
SVDP - Transitiond Housing Program CaseManaged 45
Salvation Army CIlaMlMgCd 60
Salvation Amy CaraMuuged 45
St. Vincent de Paul - Emerg. Shelter CamMuuged 165
SVDP - Joshup House (AIDS Clientn) Tnnritionrl 8
Sin Diego Rescue Mission Night Shelter 114
Sin Diego Rescue Mission Caae-Managd 135 **** SDYCS - The Bridge Cale-MaMged 6
SDYCS - The Gatehouse Caae-Mansged 6
SDYCS - The Storefront CasaManrged 15
SDYCS - Southeast Emergency Qtrs. CaseManaged 23
Sercmty House Transitional 21
United State6 Mission Night Shelter 35
YWCA - Women in Transition Tnmitiomi 14
Total (including 72 ISN MWMI spacer) 1235
* ECS = Episcopal Community Serviccl ** *** ****
ISN = Interfaith Shelter Network
SVDP = St. Vincent de Paul
SDYCS = San Diego Ywth Community Services
29
0 e
Shelters for the Homeless
in San Diego County
program nw Bed Spaces
Mcormty
ISN CI#MIRI~~Q(FO~-M@Y) 12
Halcyon Center Ca-M.nrgd 12
SM DiepO Youth hVObm CuaMuvged 23 ** VOA - Llt Couq m. Shelter C.-Muuged 19 TotJ (iiluding 12 ISN ~UIOM~ spaces) 66
North Comdy Inland
ISN Ca*MaMgd(NOV-May)) 12
‘Ilia EYE - addan Vday House Cri&Tiinr~t;aarl 30
North County Interhith Council CamMuuged 10
St. Clare’a Home Tru3litioIyJ 60 *** NCICFamily Shelter - CUbMlMgd 14 Total (including 12 ISN ~UIOM~ spaces) 126
North County Cd
Car de Ampam CuaMllvged 26
Catholic ch.ritiea - aood Samaritan CuaMwgd 12
Community Resource Center Night Sheita 8
North County Chaplaincy Night Shelter 13 ISN - Oceanride Cadsbad Ca*M-ged(NOv-Feb) 12
ISN - San Dieguito CamMwged(Jan-Mar) 12
Houw of Martha and Mary Casbhianaged 6
Women’i Resource Center CaBdbtanaged 22
YMCA - Project Oz Ca-Mwged 6
Total (including 24 ISN -sod spaces) 117
County-wide Total (including 120 ISN MUOMI spices and
excluding inclement weather aheltern) 1544
** ***
VOA = Volunteers of America
NCIC = Noah County Interface Council
ISN = Interfaith Shelter Nefwork
30
0 e
PART 2. =ET AND INVENTORY COM)ITIO#S
Thi8 prrt 8ummarixe8 local housing market and inventory
CharaCtOri8tiC8, including trend8 in population, household
formation and housing, as woll as information on tho assisted
housing and public housing stock. It also 8ummarises tho
facilitios and services availablo for hOm.1088 persons and othe
persons with special needs.
A. Housing Conditions
1. Pomlation and Minoritv Data. Table 2A, "Population a Minority Date," provides 1990 U.S. Census data for th City of Carlsbad on the total population, and the
numbers classified as White (Non-Hispanic), Black (No Hispanic), Hispanic (all races), Native American (Non 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 8 percent are White, 1 percent is Black, 14 percent are Hispanic, less than 1 percent are Native American, ar
3 percent are Asian/Pacific Islanders and Other. Of t
total 1990 population, 2 percent or 1,332 persons lic
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 decreasec from 83 to 82 percent. Hispanics increase, from 13 tc
14 percent for the same time period. Asian/Pacific Islanders and Other, Blacks and Native Americans remained relatively constant as percentages of total population.
a. Concentrations of low income households. For purposes of this CHAS, a concentration of low income households is defined as a census tract where the number of low income households, as a percent of all households, exceeds the regional average of 38.4 percent. A high concentration is defined as a census tract where the number of 1( income households, as a percent of all householc
equals or exceeds double the regional average 01
76.8 percent.
Household income information is not yet availab from the 1990 Census. Therefore, 1990 Source Po
income estimates were used to arrive at current estimates of concentrations of low income
households. These are based on 1980 census trac.
31
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A small number of census tracts overlap with neighboring jurisdictions.
There are three low income concentrated census tracts in the City (179, 180, 200.05). There are no (0) high concentrated low income census tract
b. Concentrations of racial/ethnic minority households. For purposes of this CHAS, a concentration is defined as a census tract that
has a higher percentage of minority population
than the regional average. A moderate concentration is defined as a census tract havin more than one and one-half times the regional
average of minority population. A severe concentration is defined as a census tract havin 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), 7.4 percent Asian/Pacific Islander (Non-Hispanic), . percent Native American (Non-Hispanic), .1 perce Other (Non-Hispanic) and 20.4 percent Hispanic.
Thus, the regiants 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,tg provides data for the City of Carlsbad on the total number of year-round housing units by occupancy statu 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 which percent are occupied and 8 percent are vacant. Of the
25,902 occupied units, 9,791, or 39 percent, are rent occupied. The remainder, 16,111, or 61 percent, are owner occupied units. Of the 2,331 vacant units, 772 are available for rent and 417 are available for sale
Of the total housing stock which is either occupied c
available for rent or sale, 972 units are "needing
rehabilitationtt and 186 units are classified as Itnot rehabbable". The City uses Section 8 Housing Quality Standards as the basis for determining qualification for "needing rehabilitationtt or Itnot rehabbable. I'
Demand for all housing units, as measured by vacancy rates, varies by community. According to SANDAG, the vacancy rate (April, 1990) for the City was 8.2 percent, thus indicating a renter's market.
32
a 0
icant Market and In ventarv C anditians. Accardinc to Dataquick, the median resale housing price for a single family detached house in the San Diego Region .
June, 1991 was $183,000. The median resale price for i single family detached house for the City of Carlsbad was $262,000 for the same month. The California Association of Realtors estimates that only 21 percen
of all households in the San Diego region could afforl to buy the median priced home in 1990.
The renter affordability gap, as defined by those low income renter households experiencing a cost burden o severe cost burden is 2,875 and 1,427 respectively (s "At Risk*' population discussion in Part 1, B.2).
Potential constraints upon the maintenance,
improvement, or development of housing is discussed i two contexts: governmental and non-governmental.
Governmental constraints include Article 34 of the California Constitution, land use controls, building
codes, site improvements, development fees, and processing and permit procedures. These constraints c be mitigated by the City through a variety of means, including: designation of large amounts of land for a 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 these costs tend to be determined at the regional, State an
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 Housinq Inventory. Table ZC, "Assisted Housi
Inventory**, provides data on housing stock by federal
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 assist housing inventory through public housing demolition .c conversion to homeownership during the time frame of 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 or
voluntary termination of a federally assisted mortga?
4. Use of Funds. The City's primary goal is to provide I affordable housing units to low income households in Carlsbad. Current and anticipated conditions related
33
0 0 ..
available land and market conditions indicate that available funds should be used for new construction 2
acquisition of units to create a larger supply of
affordable housing in Carlsbad. The City will discuss the use of funds in more detail in the remainder of
this CHAS.
B. Inventory of Facilities and Services for Homeless Persons
The narrative for this section is reflective of the hornelf facilities and services currently operating in the City oi
Carlsbad. In addition, a listing of regionwide shelters i!
provided in this section.
1. Emeraencv Shelters and Transitional Housina Facilitic
a. YMCA of San Diego County, Human Development Department operates 02-North Coast, an emergenc: shelter for runaway youth. They also provide counseling and foster home placement.
b. Caring Residents of Carlsbad and Catholic Charities are currently working together to designate sites for future homeless and transitional shelters in Carlsbad. They recentl: received approval from the City to place a farmworker shelter in the Northeast portion of Carlsbad. This project is funded in part with
Community Development Block Grant funds.
2. Day Shelters, SOUP Kitchens and Other Facilities.
The City of Carlsbad currently has approximately nin churches which work together to provide food, clothi emergency shelter and transportation to the homeless
3. Voucher Prosrams.
See #2 above.
4. Social Service Prosrams 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 operate
from an office located in Carlsbad. The program will
offer assistance to persons who are "near homeless" through coordination of available services and financial resources and counseling in such matters a financial management and family support.
34
0 0
C. Inventory of Facilities and Services for Persons Other
Special Needs
1. derlv a nd Frail Elderly . A wide variety of facilitic and services are presently available to serve the elderly population. Facilities for the elderly includ,
licensed long-term care facilities, intermediate care facilities, unassisted living facilities, and senior centers through both the public and private sectors.
Among services for the elderly are: adult day care, basic needs and resources (help for those temporarily unable to help themselves), crime/victim and legal
services, education services, employment and training
emergency services, financial aid and benefits, healt information, health services (in-patient and out- patient), housing services, in-home services, mental health services, protective and placement services,
substance abuse services, and transportation services The majority of elderly in the City of Carlsbad have access to these programs which operate either in the City or in neighboring jurisdictions.
2. Disabled Persons. A variety of facilities and service available to serve disabled persons:
a. Mentally Disabled. Regionwide, facilities for th mentally disabled include hospitals, medical centers, outpatient clinics, mental health
centers, counseling and treatment centers, socialization centers, residential facilities fa children, crisis centers, and adolescent and adu day treatment offices.
Services available regionwide through the County Mental Health Services (SDMHS) and its contracti agencies include: screening and emergency, in- patient, partial day treatment, 24-hour residential treatment, out-patient, crisis, community support, probation, forensic, program
review and development, case management, technic
and administrative, llTotlinell telephone counseli
homeless outreach, AB 3632 (mental health servic
for children in special education) and volunteer services.
At present, there is a limited range of communit
based rehabilitative and supportive housing options for persons not in crisis who need livir accommodations. Current SDMHS housing resources for the region include the Supplemental Rate Program (providing board and care with supplemental services - 350 beds),
(for parents of children up to five years of age
35
0 0
Longterm/Transitional Residential Proyram (yroup
living with supportive services - 26 beds), and Semi-Supervised Living Program (transitional
living from the streets to group housing - 28 beds).
Additional resources outside the SDMHS system th are potentially available for referrals to Community Care Faciliti.8 (board and care) - approximately 1300 beds.
b. DeveloDmentallv Disabled. The San Diego Regional Center for the Developmentally Disabled is an
information clearinghouse and provider of servic for developmentally disabled persons. It is
responsible for providing diagnostic counseling and coordination services. Regional centers serf as a focal point within the community through which persons with developmental disabilities ar
their families receive comprehensive services. II San Diego Regional Center is responsible for providing preventive services, including genetic counseling to persons who have or may be at risl of having a child with a developmental disabilit They are also responsible for planning and developing services for persons with development disabilities to ensure that a full continuum of services is available.
Training and Education for Retarded Individuals, Inc. (TERI) is a private, nonprofit corporation created for the purpose of developing residenti; education and recreational programs designed to serve individuals with developmental disabilitic
The United Cerebral Palsy Association of San Did County provides communication training, pre-
recreational'activities for developmentally disabled persons.
c. Phvsicallv Disabled Persons. The majority of the supportive services and housing assistance for physically disabled person are provided through non-profit organizations. A primary provider is
the Community Service Center for the Disabled, Inc. (CSCD). CSCD services provide independence dignity and access to physically-disabled persoi
CSCD provides the following services:
vocational testing and training and social and
Intake and Referral services are set up to
meet individual's needs and to seek appropriate services from CSCD or from 0th
36
0 a
community agencies;
Personal AS8i8tanCO helps disabled individuals to obtain personal care attendants or homemakers, thus enabling the to live independently in their homes;
Housing Referral assists individuals to
obtain accessible and/or appropriate housin
that meets their individual needs;
Benefits Counseling helps disabled individuals apply for public benefits to
which they may be entitled, such as
Supplemental Security Income (SSI), Medicar
and Medi-Cal;
Employment Services are provided through tk Job Club that focuses on pre-employment preparation skills;
community Living Program offers case management services to help individuals mot out of institutional environments;
Transition Project provides assistance to
young adults with disabilities moving from
school setting to independent community
living arrangements;
Peer Counseling furnishes services and
areas such as individual, marital, family :
sexual counseling;
Transportation supplies limited service on
fee basis for disabled individuals in need transportation to medical, employment or personal appointments;
Spoke Shop is a business enterprise which offers medical supplies and sales, service
and repair of durable medical equipment su(
as wheelchairs;
Public Relations and Development provides public information to the community, managc public relations events, produces fund development special projects, supervises
volunteer coordination and membership
opportunities for social contact and invoh
recruitment.
3. AIDS. Facilities, available regionally, include residential units for persons with AIDS of 5 units
37
e 0
containing 58 beds, 6 hospices, 1 skilled nursing facility, 2 resource centers, and 11 health
centers/clinics. Facilities serve AIDS patients exclusively or in conjunction with other segments of the population.
Services for persons with AIDS, funded by the County
of the Comprehensive AIDS Resources Emergency (CARE) Act of 1990, include primary health care, mental heal
counseling, in-home care and treatment services,
dental, case management, recreation/social, outreach
and education and transportation services.
San Diego Department of Health Services through Title
38
922
13 1
79 1
34,568
7. QrOUp OulflOf8
8 Instnuttonal
9. Non-Instnutonal
10. Houuhold Population
1,332
300
1,032
61,794
417
7
2
14 Needing Rehab
15 Not Rehabbrble
16. Awaning Occuprncy or HIU
17. Oher
Mmod-ua-
Garlsbad
Fn r.I Pwla. (mnr h
Fy: 92 1"
Cvmr Euw Y or (07
October 1
0
CITY OF CARLSBAD
CENSUS TRACT MAP
0
- -. . - . . .
CENSUS TRACT LOW/MOD. POP.
178.01 33.02%
178.03
178.04 179 .OO 64.54%*
180.00 ’* 60.21%*
198 -00
200.03
eligible L/M census tracts
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SECTION I1
FIVE YEAR STRATEGY
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SECTION 11. FIVE YEAR STRATEGY
PART 3- STRATEGIES
This part 8tates the City of Carlsbad's general plans and priorities to be pursued over the five year period (1991-1996) c
the CmS. It flows from the City of Carlsbad's overall analysis of needs and market and inventory conditions, as described ia
Parts 1 and 2. The five year strategy describes the City of
Carlsbad'8 action plan for addressing imbalances between its
needs for housing assistance and its affordable housing and
supportive housing and services inventory.
A. General Policy Strateav
It is the general policy of the City of Carlsbad to assist low and very low income groups as a first priority through
use of available Federal, State and lacal resources. In accordance with state law, a very low income household is
one whose gross household income does not exceed 50 percent 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 between 50 and 80 percent of the median income for San Diego County.
The regional housing needs statement for San Diego reflects a greatly increased need for housing opportunities in the
low and very low income ranges. The regional need statement
indicates that Carlsbad's share of low income housing shoul be 40% of its new development within the next five years. Due to the future growth of industrial, retail, office and service jobs in Carlsbad, the demand for housing in these traditional lower-wage earner occupations will increase. Th
regional housing needs statement indicates that the City of
Carlsbad will need to provide 2,509 housing units over the
next five years for low income (including 1,066 for very lo income) households.
B. PRIORITIES FOR ASSISTANCE
The City of Carlsbad has a significant need for constructio or creation of new housing units which are affordable to 10
and very low income households. As stated previously, it is estimated that the City will need approximately 2500 units of new housing for low and very low income households over the next five years (1991-1996). Consequently, our first
priority for assistance will be construction or creation of new affordable housing units. Our regional @vfairsharell
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 leaat 1400 unit8 of new housing affordable to low and very low income hou8ehold8.
Where appropriate and consistent with federal regulations for the Community Development Block Grant Program and stat 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) substanti
and/or 4) provide rental or homebuyer assistance programs. 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 City of Carlsbad during the next five years in an effort to provide low and very low income households with affordable housing. These priorities are based on the identified need for assistance among all subgroups of low and very low income persons and an assessment of the resources likely tc be available during the five year period of this CHAS:
1. Develop new construction, provide substantial
and moderate rehabilitation, 3) in-kind public improvement
1
rehabilitation and related infrastructure.
"New constructionN refers to the acquisition of land and the development of housing units, either single family or multi-family. @'Substantial rehabilitation" refers to the improvement of a property (housing units in accordance with Section 8 Housing Quality Standard2 The City Will complete substantial rehabilitation whei necessary to provide housing to low and very low incor households that is decent, safe, sanitary and affordable. "Related infrastructure" means street, underground water and sewer systems, drainage systems, electrical supply lines, etc. needed to support a housing development.
2. Acquisition of facilities/housing units and moderate rehabilitation.
"Acquisition of facilities/housing units" refers to City participation in the purchase of existing housing units, such as apartments, condominiums or townhomes, or other buildings suitable for temporary shelter. The units purchased would provide affordable housing for
moderate, low and very low income households (with
particular emphasis on low and very low income
households). "Moderate Rehabilitation" means rehabili- tation involving a minimum expenditure of $1,000 per
unit to upgrade substandard units to a decent, safe an
sanitary conditi0n.h compliance with the Housing
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Quality Standards, or other standards acceptable to th
U.S. Department of Housing and Urban Development.
Provido rontal and/or home buyer aaaiatance.
"Rental assistance'' may mean providing a tenant with
financial assistance (tenant-based) g restricting the
rent of a given rental unit to no more than 30 percent of gross income (project-based). A "home buyer assistance" program may include counseling en various topics such as 1) family budget planning, 2) the home purchase market and 3) methods of financing a home. Also, the program may include various forms of
financial assistance, perhaps in the form of interest
subsidies.
3.
4. Provide support facilities id services.
I1Support facilities and services8@ are defined as those
facilities/services which either assist residents to
obtain/maintain affordable housing in Carlsbad and/or
provide temporary shelter for the homeless, near
homeless and/or migrant farmworkers.
Below is the narrative analysis of CHAS Table 3 I1Priorities for
Assistance Among Different Categories of Low and Very Low Income
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 which
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 City's analysis
of its housing stock and market conditions, its analysis of the
relative housing needs of its low and very low income families and its assessment of the resources likely to be available over the five year period (1991-96) of this CHAS.
The various programs have been assigned priority numbers which
reflect the City of Carlsbad's general assessment of its overall
priorities for the next five years and the focus of its investment strategy. This priority assessment will serve as a guide; tho priorities may be amended as needed in coordination with the U.S. Department of Housing and Urban Development.
LOW INCOME ELDERLY RENTER HOUSEHOLDS
A low income elderly household is defined as: a one or two persor 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 home"
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 group of households:
’ amounts to $33,050 for a family of four.
Level 1 priority:
~evel 2 priority:
develop new construction, substantial
provide moderate rehabilitation and/or
rehabilitation, related infrastructure
acquisition of facilities/units
and/or develop support facilities and services
There are approximately 652 very low income and 314 low income elderly renter households in Carlsbad. St is estimated that 43 percent (415) of these very low and low income elderly renter households are paying more than 50 percent of their income for housing. The characteristics of persons over the age of 65 years of age indicate that they have a need for smaller, low cost housing units which provide easy access to public transportation and health care facilities. These factors will guide the
devehpmenk of new housing in Carlsbad for low income households
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 Carlsbad with a physical disability. The special needs required for housing physically disabled individuals include not only affordability but also special construction features to provide for access and use according to the particular disability of the
occupant.
Level 3 priority: provide rental or homebuyer assistance
LOW INCOME NON-ELDERLY, SMALL FAMILY RENTER HOUSEHOLDS
There are 2212 very low and 1,297 low income, small family (2-4 persons), renter households in Carlsbad; this represents 72
percent of the total number of low income renter households. It is estimated that 1,427 low income renter households pay more
than 50 percent of their income on housing in Carlsbad. Also, it is estimated that 8.9 percent of low income renter households in Carlsbad live in overcrowded conditions.
The following program priorities have been set for this group of
households:
Level 1 priority: Provide moderate rehabilitation and/or
Level 2 priority: Develop new construction, substantial
acquisition of units/facilities
rehabilitation, related infrastructure
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Level 3 priority: Provide rental or homebuyer assistance
and/or develop support facilities and 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. A
second method for assisting this group is construction of new units, substantial rehabilitation and related infrastructure.
LOW INCOME NON-ELDERLY, LARGE FAMILY RENTER H OUBEHOLDB
There are approximately 240 very low and 143 low income non-
elderly large (5 or more persons) renter households in the City
of Carlsbad; this represents an estimated 8 percent of the low income renter households. Presently, their is a shortage of larg
(3 or more bedrooms) rental units in Carlsbad. Consequently, a
significant number of these large family households are living i
overcrowded conditions. There is a need for new construction of
larger affordable rental units to provide housing assistance to these households.
It is estimated that 1,427 low income renter households pay more that 50 percent of their income on housing costs.
The following program priorities have been set for this group of households:
Level 1 priority: develop new construction, substantial
Level 2 priority:
rehabilitation, related infrastructure
provide moderate rehabilitation and/or acquisition of units/facilities
provide rental or homebuyer assistance
and develop support facilities and services
Level 2 priority:
New construction of larger, 'mare affordable rental units appears to be the best method for serving the needs of this low income
household group because the market does not currently supply an adequate number of properly sized units for large families in
Carlsbad. Large families currently approved for rental assistanc payments through the City of Carlsbad's Section 8 program have a difficult time locating an appropriately sized rental unit. They often must locate housing in another city to remain eligible for
the rental assistance.
The second most effective method for providing assistance to thi
group of households is acquisition and rehabilitation of existin
large rental units. At the same time, some form of affordable
rental rate guarantees will assist the City in maintaining the long term affordability of these rehabilitated units. The City
would also like to develop a first time homebuyer program to
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assist low income households in @@moving out" of the rental marke
' and into a more permanent affordable "home@@ environment.
&OW INCOW3 H OMELESS PERSONS AND DOCUMENTED MIGRANT FARMWORKERS
According to the 1998 census, Carlsbad has approximately 941
homeless persons within the city limits. It is estimated that families account for approximately 33 percent of this homeless population. These families tend to be resident homeless familier or transient, intact families headed by a single parent, usuall: a female. Adults account for approximately 75 percent of the
urban homeless; this category includes families and single
adults. The majority of single adults are young males seeking
employmenk. Approximately 40 percent of urban single-homeless mr are veterans, about 25 percent of the single adults are female 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 and sanitary housing, which could be a congregate living arrangement
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 or transitional facilities for homeless individuals and families.
The following program priorities have been set for this group of households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide for,acquisition of housing unit and moderate rehabilitation
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial rehabilitation and related infrastructure
To appropriately assist homeless families and individuals (including migrant farmworkers), the City must first address the most immediate needs for temporary shelter, food, clothing, social services, etc. Therefore, the first priority will be the
development of adequate support facilities and services. The second priority is to move the homeless into permanent housing;
the most effective method for providiny permanent housing appear
to be through acquisition of existing housing units and/or renta
assistancejguarantees. If acquisition of existing units is not feasible, the City will consider construction of new units to
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create additional affordable housing opportunities for the homeless; this activity is given a level 3 priority.
LOW INCOMg HOMELE 88 WITH SPECIAL NEEDS
'
It is estimated that 33 percent of single homeless adults suffer from severe and persistent mental illness. Evidence indicates that up to 50 percent of the homeless population may be active
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 of
households:
Level 1 priority: develop support facilities and services
It appears that the most effective method for addressing the needs of homeless persons with special needs is to fund projects and/or agencies which provide the specialized services required to assist these households.
LOW INCOME "AT-RISK" HOUSEHOLDS
The "at-risk" households are low income families and individuals
who, upon loss of employment, would lose their housing and end u in shelters or homeless (on the street). Low income families, especially those that earn less than 30 percent or less of the
median income for San Diego County are especially at risk of
becoming homeless. These households generally are experiencing a
cost burden of paying more than 50% of their income for housing.
The at-risk population also includes individuals who are in imminent danger of residing in shelters or being unsheltered because they lack access to permanent housing and do not have adequate support networks, such as a parental family or relative
whose homes they could temporarily reside. These individual, especially those being released from penal, mental or substance
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 group of households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide rental assistance
Due to the fact that this group of households has very special
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immediate needs which can be best addressed through social service agencies, it appears that the most effective method for providing assistance to this group is through the funding of support of facilities and services. After the basic needs have been met, the City may then provide rental assistance as a "crisis management" tool.
mI?R LOW INCOME BbUSEEdtbS WITH amcxm NEEDS
e
The "other households with special needs" category includes
households with persons who are mentally ill, developmentally
disabled, AIDS or HIV infection victims, foster children, and families eligible to participate in an economic self-sufficienci
program.
The following program priorities have been set for this group of
households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial
rehabilitation and related infrastructure and provide acquisition of existing housing units and moderate rehabilitation
The first priority for this group is to provide for their immediate basic needs. The lack of access to basic needs often lead this group of households to be homeless, near homeless, or 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 rnaintai a sense of independence. The second priority is to provide renta assistance when needed to create access for this group to affordable housing. Our third priority is to provide additional 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 HOUSERdLbs
At the time this strategy was developed, the City had no information on the specific needs of "other low income renter householdsg1 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 "small, low
income renter household. The following program priorities have been set for group of households:
Level 1 priority: Provide moderate rehabilitation and/or acquisition of units/facilities
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Level 2 priority!
Level 3 priority:
Develop new canstruetian, substantial rehabilitation, related infrastructure
Provide rental or homebuyer assistance and/or develop support facilities and services
It appears that the quickest and least expensive method for
providing affordable housing to this group of households is
through purchase of existing units and preservation by moderate rehabilitation. The second most effective means to assisting th. group is construction of new units, substantial rehabilitation
and related infrastructure.
EXISTING LOW INCOME HOMEOWNERS AND FIRST TIME LOW INCOME HOMEBU!
At the time this strategy was developed, the City had no
information on the specific needs of low income households who own their home. Therefore, for purposes of setting priorities fc
this group of households, we have assumed that the primary needs of this group are 1) support facilities and services for low income households who may be in jeopardy of losing their homes;
2) rehabilitation for long-time homeowners; and, 3) homebuying assistance for households who would like to purchase a home for the first time. The following program priorities have been established for this group of households:
Lona-Time Homeowners:
Level 1 priority: Support Facilities and Services fc long-time homeowners who may be ir jeopardy of losing their home
Level 2 priority: Moderate Rehabilitation/Acquisitic for long-time homeowners with
substandard units
Develop new construction, substantial rehabilitation, relate infrastructure
Level 3 priority:
First-Time Homebuvers with and without children:
Level 1 priority: Providing first-time homebuyer
assistance to qualifying low incon households
Develop new construction,
substantial rehabilitation, relate infrastructure
Level 3 priority: Moderate Rehabilitation/Acquisitic
Level 1 priority:
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Level 3 priority: Develop support facilities and services
For low income households who currently own their home, it is assumed, for purposes of this strategy, that their needs center around maintaining their home (in both structural and financial terms). Therefore, it appears that our primary focus for assistance to this group should be rehabilitation of substandarc
and/or near substandard housing units and financial counseling
and/or management services (development of support services). TI objective of the City will be to assist homeowners to maintain
their existing homes. However, if an existing unit cannot be
rehabilitated or the cost of the home is simply too expensive f(
the household, the City will consider the provision of relocatic assistance - to help the household locate a more affordable housing unit. Construction of new units for existing homebuyers
receives only a level 3 priority.
For low income households (with or without children) who would like to own their home, the'primary need is assumed to be financing. It is often difficult for low income households with
no previous homeownership history to obtain financing to purchas a home. The City's primary form of assistance for this group of households will be a "first-time homebuyer assistance program."
As part of their Community Reinvestment Act requirements, the City will work with local financial institutions to develop a
financing program for first-time low income homebuyers. Since there is also a shortage of housing units available which are affordable to low income homebuyers, the City will also give hig priority to the new construction of housing units.
The city may consider, as a level 3 priority, the acquisition ar rehabilitation (if necessary) of existing condominiums, townhome or single family homes for the purposes of llresaletl to low incon- households. If the City identifies support facilities and
services which can provide assistance to low income first-time .homebuyersf we will consider funding for them.
C. Governmental and Non-Governmental Constraints and ODDortunities to Housinq Develomuent
This part explains the extent to which the costs or incentives t
develop, maintain or improve affordable housing in the City of
Carlsbad are affected by local or state public policies, as embodied in statutes, ordinances, regulations or administrative procedures and processes.
Although development constraints apply to all housiny production
income households. Table 3A outlines the governmental and non- governmental "constraints and mitigating opportunities" which
have been identified by the City of Carlsbad as part of our Housing Element. These llconstraints and mitigating opportunities
are discussed in more detail in IfSection Three" of the Carlsbad
they significantly impact housing that is affordable to low
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Housing Element. This section is included in Appendix A to this . CHAS.
D. PROGRAMS, 8m VICES AND SPECIAL IN1 TIATIVE STRATEGIES
This part describes the program8 UAQ oorvioes to be provided, ai
the special initiatives to be undertaken, to implement the city
of Carlsbad's five year strategy to provide affordable housing
for low and very low income households and 8upportiva hou8ing fc
home14388 persons and other person8 with special needs.
Due to the anticipated lack of adequate program funding, the Cii
of Carlsbad will, most likely, not be able to meet/address all (
the needs of the groups/households identified within this five
year strategy section. However, every effort will be made to
provide housing assistance to as many low income persons (including those with special needs and the homeless) as possib: during the next five year period (1991-96). Highlighted below ai programs and activities which represent the strategy to be used by the City to address the specific affordable housing needs of low and very low income households (including those with special needs and the homeless) in Carlsbad:
PROGRAM #l AND #2:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH
THE CONSTRUCTION OF MEW UNITS AND ACQUISITION AND/OR REHABILITATION OF EXISTING HOUSING UNITS.
Strategy Summary:
Acauisition and Rehabilitation: The City/Redevelopment Agency will acquire deteriorating and substandard rental housing from private owners, utilizing various local, state and federal funding sources for rehabilitation. Of the rental units acquirec for rehabilitation, approximately 20% will be set-aside for households in the very low income range. The remaining 80% will be set-aside for households in the low and moderate income range
New Housina DeveloDment:
efforts. The City will assist in the effort by 1) modifying code and standards which will reduce the cost of housing but retain quality design and architecture; 2) ensuring that there is sufficient developable acreage in all residential densities to provide varied housing types for all economic ranges; 3) encouraging adaptive reuse of older commercial or industrial
buildings for combined living/working spaces; 4) encouraging
increased integration of housing with non-residential
development.
The City's new Inclusionary Housing requirement for Master Plan
New housing development will be
primarily achieved through privatejpublic sector partnership
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communities and qualified subdivisions will place responsibilit: upon private developers to be part of the "affordable housing crisis" solution by building low income affordable units within all new hausing developments.
The City has also assumed responsibility itself for producing/
creating at least 200 units of new housing over the next five
years. Of the 200 new units, a minimum of 100 will be made available to very low income households. At this time, the City expects to produce/create these new units by purchasing existinc housing units and guaranteeing their long term affordability and/or direct participation in the construction of new very low
income affordable housing units.
Larae Familv Unit Development: In those developments where the
City requires the developer to include 10 or more units of affordable housing for low income households, at least 10 percei
of the total units will be required to have 3 or more bedrooms.
Senior Housincr DeveloDment: The City will study the feasibility
Carlsbad in an effort to provide 200 additional units of housinc for this group.
Inclusionarv Housins Reuuirement for Affordable Housina: The Cit will require that a minimum of 15 percent of all units approved for any master plan community, residential specific plan or qualified subdivision be affordable to low income households. If it is economically not feasible to build the required units, thc developer may be able to make an in-lieu contribution consistinq of funds, land or some other asset to the City for use in providing shelter to low income households. The City will conduc
a study to determine the appropriate in-lieu contribution to be
paid by developers who cannot, in fact, build the required units
It is anticipated that approximately 1050 units of low income affordable units will be created through this inclusionary housing requirement.
.
of creating one or more low income senior housing projects in
Lower Income Housinq Development Incentives: The City Will
develop a "density bonus ordinance" which will permit a minimum density bonus of 25 percent and one or more additional economic incentives or concessions in return for a developer guaranteeing that a minimum of 50 percent of the units for seniors or other special need households or 20 percent of the units for low incom households or 10 percent of the units for very low income households. These units must remain affordable for a period of
not less than 30 years.
The City will also consider development standards for alternativ
housing types, such as hotels, managed living units, homeless
shelters and farm worker housing. The City will authorize alternative housing projects through a Conditional Use Permit or
Special Use Permit.
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In addition, the City will review its development fees, schedule
for fee payment and development permit process. The City will consider subsidizing the Public Facility Fees, and possible othe related development fees, as well as priority processing on applications for low income housing projects.
infrastructure improvements (i.e., street, sewer, etc.) to low
income housing projects when necessary and/or appropriate to
ensure development.
Monitorina SDecial Housina Needs Priorities: The City will annually set priorities for its future low income and special
needs housing. Priority will be given to the housing needs for
low income households (incl. handicapped, seniors, large family
and very low income) in the guidance provided to the private
funds .
Smaller Housina Development: The Planning Department will study the relationship between the size of houses, lot sizes, density
and construction and development costs. The study will present findings together with recommendations on: 1) minimum sizes for permitted substandard lots; 2) the appropriate floor areas for associated houses; and, 3) the applicability of providing densit 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 be used to reduce the costs of producing housing affordable to low income households to be developed by the City or other parties.
Housinq Trust Fund: The city will create a Housing Trust fund tc
housing for low income households.
Enerqv Conservation: The City will promote energy and resource conservation in all new housing development.
Open and Fair Housincr Omortunities: The City will disseminate and provide information on fair housing laws and practices to tl- entire community, especially to tenants, property owners and other persons involved in the sale and/or rental of housing in Carlsbad. The City will continue its program of referring fair 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 provided tc 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 low income housing in Carlsbad.
.
In-Kind Im~rovements; The City will contribute in-kind
sector for new housing construction and for the use of city
facilitate the construction and rehabilitation of affordable
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PROGRAX #3:
TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDm INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW INCOME FAMILIE; AND INDIVIDUALS C TO PROMOTE H0MEOWE;RSHIP OPPORTUNITIES,
Stratogy 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 applyinc
Housing and Urban Development.
First time Homebuver Prosrams: The City will encourage the
development of new affordable housing units for first time homebuyers through a city-funded mortgage revenue bond program. This program will primarily focus on moderate income households. However, when feasible, low income households will also be assisted through this program.
Local Lendins Prourams: The City will work with local lenders an the local development community to secure funding and develop additional lending programs through local private and State and Federal Housing Programs for first-time homebuyers.
for additional certificates/vouchers from the U. S. Department of
PROGRAM #4:
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 HOMELESS MIGRANT WORKERS OR OTHER PERSONS WITH SPECIAL NEEDS.
Strategy Summary:
Farm Worker Shelter and Permanent Housina: The City will work
with and assist local community groups, social welfare agencies,
farmland owners and other interested parties to provide shelter for the identified permanent and migrant farm workers of Carlsbad.
Transitional Shelters and Assistance for the Homeless: The City will continue to facilitate the acquisition, for lease or sale, of suitable sites for transitional shelters for the homeless
population. The City will also continue to assist local non- prof its and charitable organizations in securing state funding for the acquisition, construction and management of these shelters. The City will provide Community Development Block Granj funds to non-profit social service agencies that provide service: to the homeless and near homeless in Carlsbad and to an agency which will provide a 24-hour referral service for transient
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homeless individuals and families.
gther Housina Re1 ated Public Services: The City will provide funding, through its Community Development Block Grant Program, to public/social service agencies which provide housing-related assistance (i.e., shelter, food, clothes, transportation, etc.) tu the homeless , near homeless, seniors, handicapped and/or otht
special need households.
The City of Carlsbad will use availabla Stat., Federal and Local rosourca(~ to fund th@ programs, rervicea and special initiative! strategies outlined above. Funding aources include, but not
limitod to: 1) federal Community Devalopment Block Grant funds;
2) federal Section 8 Rental Assistance funds; 3) Redevelopment
Agency 20% Set-Aside Tax Increment funds; 4) In-Lieu Pees, if established by the City; 5) Mortgage Revenue and Housing Revenuc Bonds; 5) federal H.0.P.E and H.0.H.E funds; 6) Community Reinvestment Act funds from local financial institutions; 7) federal Emergency Shelter Grant Program funds; 8) federal and/oi
state farmworker housing funds; and/or 9) other state and/or federal programs for financing housing projects.
E. INSTITUTIONAL STRUCTURE:
This section will identify the institutional structure through
supportive housing strategy and provide an assessment of the institutional structure for carrying out its five-year strategy.
The public agency institutional structure established to carry out this affordable housing strategy includes departments of thc local unit of government (City of Carlsbad), for-profit
developers (private industry) and nonprofit organizations responsible for assisting various housing needs groups within tl
City of Carlsbad.
which the City of Carlsbad will carry out ita affordable and
A. CITY OF CARLSBAD
The City of Carlsbad's Housing and Redevelopment,
Planning/Community Development and Building Departments wi:
be the lead departments in implementing the variety of
programs and/or activities outlined within our five year strategy.
The Housing and Redevelopment Department consists of the Carlsbad Housing Authority and Redevelopment Agency. The City Manager serves as the Executive Director and the Housing and Redevelopment Director supervises the operatior of both the Housing Authority and the Redevelopment Agency,
The Carlsbad City Council serves as the Housing and Redevelopment Commission and takes action on matters relatc to the Housing Authority and Redevelopment Agency with
recommendations from the Housing and Redevelopment Advisor]
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committee (HRAC)
HRAC consists of a total of nine (9) representatives
appointed by the City Council. The membership includes: twc participants frem the Housing Authority's Rental Assistancc
Program (one senior and other general); two members of
existing organizations located within the redevelopment project area; one residential owner/occupant from within t redevelopment project area; two business persons from with:
the redevelopment project area; and two persons trained or
experienced in architecture or urban design, human
relations, housing, urban development, building construction, social services or other relevant business 01
professions.
PriaciDal ResDonsibilities of the Bousinu and Redevelo~menl
Denartment:
1. Administer Community Development Block Grant Program (CDBG) - Approximately $369,000 in CDBG funds were allocated to various community development activities in 1991-92. A substantial amount of these funds for tl next five years will be allocated to projects which address the affordable housing needs of low and moderate income families/households in Carlsbad.
2, Administer Housing Authority/Federal Section 8 Rental
Assistance Program - The Housing Authority provided
approximately 390 Section 8 Rental Assistance Certificates and Vouchers to eligible participants frc July 1, 1991to December 31, 1991 in Carlsbad. It is anticipated that an additional 58 units will be provided by June 30, 1992. From July 1, 1992 to June
30, 1996, the City hopes to increase the total number of rental assistance participants to, at least, 548.
Administer Mortgage Revenue Bond Program - The
Department will assist with issuance of new Mortgage
Revenue Bonds and continue to monitor existing requirements for several housing developments in
3.
Carlsbad which participated in past bond issues.
4. Implement Housing Element Programs - The Department
will be primarily responsible for implementation of a majority of the programs and/or activities outlined within the City's Housing Element adopted in October,
1991. The Department will work with local private for- profit and non-profit developers to create additional affordable housing opportunities in Carlsbad for low income households.
61
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PrinCiD a1 Re s~onsibilities of the Planninulcommunity
DWT8lODmOnt D8DaraOnt:
1. Preparation of ordinances and policies for Implementation of Housing Element Programs - The
Planning Department will be primarily responsible for
developing applicable ordinances, policies, plans, studies, surveys, etc. required to implement the City' Housing Element.
Assist in development of Affordable Housing - The
Department(s) will assist the Housing and Redevelopmer Department in implementing the programs identified in this five year strategy for developing new affordable
housing units. In addition, the Department(s) will
review affordable housing projects and monitor progres in addressing/meetinq the needs of low income
2.
households in Carlsbad.
3. Development of Homeless and Farmworker Shelters- The Department(s) will be primarily responsible for developing and implementing the programs necessary to create shelter for the homeless and migrant farmworkez in Carlsbad.
Principal Responsibilities of the Buildinu DeDartment:
1. Monitor and report on existing housing units which are substandard within Carlsbad. The Department will be
responsible for identifying substandard units which ax eligible for rehabilitation and reporting these units
to the Housing and Redevelopment Department for fundir
assistance.
Table 3B outlines the workplan for the City of Carlsbad's 1991-5 Housing Element. The workplan identifies the housing element program and the city department(s) responsible for assuming the
"lead1g on implementation. Also, the workplan indicates the timeline for implementing the various programs.
B. PRIVATE INDUSTRY
Private, for-profit housing developers will assist in the
effort to create additional affordable housing units in Carlsbad. Per the City of Carlsbad's proposed Inclusionary Housing Ordinance, a minimum of 15% of all housing units approved for any master plan community, residential specifi
plan or qualified subdivision must be affordable to low income households. It is anticipated that private developer
will create at least 1050 units of new affordable housing for law income households during the five year period of this CHAS as a result of the inclusionary housing .
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requirement. The City staff will work closely with private industry to develop housing which is affordable to and meet the needs of low income households in Carlsbad.
C, flONPROFIT ORGANIZATIONS
Nonprofit organizations Will play a vital role in the
development of affordable housing in the City of Carlsbad. The city Will work with nonprofit organizations to advocate
for and develop affordable housing. A list of nonprofit organizations which can provide assistance to the City will
be prepared for reference purposes. Upon identification of
made by city staff to contact them and employ their
assistance in the effort to implement the programs outlined within this CHAS and Carlsbad's Housing Element.
appropriate nonprofit organizations, every effort will be
D. SAN DIEGO ASSOCIATION OF GOVERNMENTS (SANDAG'I :
SANDAG plays a significant role in assisting local governments to prepare housing development plans, especiall: the Housing Elements required by California State Law.
SANDAG also functions as an important clearing house for housing development information and training center for legal requirements of housing development and related affordable housing programs.
F. ASSESSMENT OF THE INSTITUTIONAL STRUCTURE FOR CARRYING OUT THE FIVE YEAR STRATEGY:
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 other health care resources and identifier
proposed actions to strengthen, coordinate and integrate those
institutions and delivery systems.
The City of Carlsbad has made a strong commitment to increasing the supply of affordable housing for low income households withir the community. A significant amount of staff time has been, and will continue to be, dedicated to developing a Iqstrategy1l for implementing each of the housing programs outlined within the Carlsbad 1991-96 Housing Element. The City will make every effort to develop privatelpublic partnerships which will result in th2
creation of new affordable housing units for low income
households.
The city has already taken several steps towards its goal of
creatiny a minimum of 1400 new units of affordable housing for
lower income households. First, the City adopted its 1991-96 Housing Element which outlines a number of programs critical to the development of affordable housing. Second, city staff met with local private housing developers and nonprofit organization
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representatives to identify the "obstacles/constraints1I to - developing affordable housing in Carlsbad. As a result of these meetings, staff is prepared to recommend various methods (i.e.,
adjustment of development standards, subsidy for development fees, density increases, etc.) for mitigating these identified
"obstacles/ constraints" to creating affordable housing. Third,
Housing and Redevelopment and Planning Staff have had several
meetings with a number of for-profit and non-profit developers
who are proposing various affordable housing projects in Carlsbad. Finally, a public workshop was held on January 15, 19 to discuss the programs needed to create new affordable housing
units. City Council, Planning Commission and Design Review Boar1
(Redevelopment) members were present to discuss the issues and
provide direction to city staff.
Housing and Redevelopment Staff has also developed two (2) affordable housing slide shows which are being used, and will
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 officia (City Council) have agreed to take the political actions
necessary to create affordable housing in Carlsbad. However, tht problems associated with the NIMBY (Not-In-My-Back-Yard) syndror need to be addressed through education programs in order to
reduce the amount of opposition to specific projects which will
be presented at later dates.
Due to financial constraints, the City of Carlsbad is limited ii its ability to meet all of the housing needs of low income
households. However, a sincere effort will be made to combine city resources with private industry and nonprofit agency resources to meet as much of the need as financially feasible 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 service needs. These unmet needs are a result of Federal legal, financia
and structural limitations which prevent Federal, State and loca agencies from legally providing certain services to undocumented individuals.
Presently, the process for reviewing and approving affordable housing projects is very time-consuming. The City must implement
changes to the process in order to create affordable housing units in a more timely fashion.
The delay in providing new rental assistance payments to low
income households also presents a problem. The federal
regulations and lack of adequate funding for the City's Section
Rental Assistance Program create significant Constraints to providing quick access to the assistance. The City currently doe
not have an emergency housing payment program. However, the City
has provided funding to a local nonprofit organization to provid
counseling and services coordination assistance to those
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households which are "near homeless."
The City proposes to strengthen, coordinate and integrate the
governmental institutional, nonprofit and private delivery systems outlined above through on-going "strategy and development" meetings between city staff , private developers, nonprofit organizations and various financial institutions. Through regular meetings, the city will continue to identify thc constraints to affordable housing and develop/implement program5
to mitigate them. The key to successful development of affordabl
housing for low income households in Carlsbad is communication
flexibility and adequate funding. The City will communicate
openly with private developers and service providers as well as
make every effort to maintain the flexibility in policies and/oi ordinances necessary to create public/private housing developmer
partnerships.
The City will also develop an on-going monitoring system to assess its progress towards meeting the affordable housing goals 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 programs implemented to create affordable housing for low income
hausehalds.
G. COORDINATION OF RESOURCES
This section describes the City of Carlsbad's plan for using available program, service and special initiative resources in 4 coordinated and integrated manner to achieve its affordable and supportive housing goals.
In the production of affordable housing, the City of Carlsbad cannot rely on a single source of funding. To be successful in
our efforts, affordable housing must be produced through the
utilization of a number of different funding sources. These
sources include, but are not limited to, Community Reinvestment 'funds (financial institutions), nonprofit partnerships, private developer partnerships, tax-exempt financing, tax credits, federal community development block grant funds, federal Sectior
8 Rental Assistance funds, Redevelopment Housing Set-Aside fund5 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 opportunities
and constraints of each particular project.
1. FEDERAL HOUSING AND URBAN DEVELOPMENT PROGRAMS:
The City of Carlsbad is llentitledtl to federal Community Development Block Grant funds and will continue to submit its tlstatement'l requesting these funds on an annual basis i long as the program funds are available.
The City will also continue to apply for additional Sectioi
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8 Rental Assistance Program funding as it becomes available
If funding is available to the City and we are eligible,
Carlsbad may apply for HOPE grant and HOME funds depending on the program requirements.
2. OTHER FEDERAL PROGRAMS:
If program eligible, the City may apply for U.S. Farmers Home Administration funds and Federal Tax Credits for Low
Income Housing.
The City is not presently aware of all of the various
federal funding programs which may be available to us and/c other nonprofit organizations to assist in our effort to finance the development of affordable housing for low incoi households in Carlsbad. However, as we research and identi:
the various programs, we may apply for additional federal funding and/or encourage nonprofit organizations to apply
for the funding.
3. STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT:
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 Proyram
4. CITY OF CARLSBAD:
The following programs/funding sources are available or ma: be available for the development of affordable housing for 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 development Tax-exempt Financing
Technical Assistance
5. PRIVATE SOURCES:
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Funding for low income affordable housing projects may also
be available through the following sources:
Savings Associations Mortgage Company (SAMCO)
Local Initiatives Support Corporation (LISC)
Private Foundations
Local financial institutions
67
3
I
I
I I
<
b
X !i 8 '8
ce It!
- -
68
Open Space ReqciiremenLr
Drvebpmrnt Stamfanis
BiriUing, Electrical ad Ptiimbing Cdes
Cade Enfmemeni Pw~M~
Ogsite Impramtents
Fees and Emnions
Processing and Perma Pmcessing
Californiu Envimnmental Quulity Act
&ic& XKUV - Cirtijornia Couitirtion
Shflng
FinuncinK
Price 01 Lund
Cod of Consfrucfiun
Envirommntd
Droirglrl und Wuior Supply
Tqwgniplry
Sensitive Hcrhifirfs
Coa~tcil Zone
Agricirlrirrcrl LandllYilliamron Acf
Aipti Land use I’hn
PqMm 2.2 (Dcvebpmmnt Shnaizmk)
Pqmm 2.2 (Dcve+ww 3amhd.s)
Program 3.7.b (Alrrmorive Housing)
PqMm 3.7.b (Aitrrnotive Housing)
Prvgmm 1.5 (Rehclbili&zth)
Pmgmm 3-7.g (Za-Kind Zmpnmenum&)
PwMm 3.72 (Fee Waiver)
PvMm 3.7f (Priwiry Procesing)
PqMm 4.1 (Housing Impact Fee)
PqMm 3.J.b (SenioriEldctly)
PNgMm 3.9 (Housing Needs Phdies)
PVMm 3.lO.a (.U&gagc Revenue Bond)
Pmgrum 3.10.b (Lending Program)
PryCrcim 3.13 (Community ReinvesimeMr)
Prgwm 3.14 (Housing Trust Fund)
PryCNm 3.12 (Lund &ding)
Pnnyum 2.2 (Developmer Standards)
.VO.%E
Pnnyurn S.2 f ltirler CONtWJfiOn)
Prcqrrim 3.7.~ (In-Kid Confribulions)
.VO.VE
1 Reld Subsidies) Pqmm 1.6
Pnqrrim 1.7 (Acquisition & Relab)
(Rehab fnceniives) F-vum 1.8
(Xelmb - Homrounen) Pqrum 1.9
Pmgnim I .I I (Curs~l Zone)
PryCrrtm 3.6.a (InCihSiOM~)
Pwgrrrm 3.6.6 (Inclusionuq)
Pqwm 3.i.a /Derui& Bunis)
Nunc
PNgmm 2.5
Progrrim 3.3.~ (TMnsiIioMi Sheher)
PqMm 3.76 (Ahernalive Housing)
(Mired L’se)
Subsidies - Rental Stock
City Referral Service
70
71
'. WOKK l'm - HOUSlNCi ELEMEN 0
I. PRESERVATION/REHABILITATION OF EXISTING STOCK
Rehabilitation Subsi
11. INCLUSIONARY HOUSING AND DENSIT 30NUS ORDINANCES
111. INCLUSIONARY HOUSING INCEXTFVZS
72
Program Descnption
2.4 Adaptive Reuse Ordinance
2.5
3 7.b MLU Ordmance
Mlxed Use - Amend Ordinances
New
Depanment Pnonty Program
Plns/WRD 1993 x
Plng 1993 X
Plng 1992 X
MI, MOMTORING AND INFO
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.
SECTION I11
- --I e‘- -
I 3 -_I, I f
I’ I I \ \‘\I
I
LC ? 1
I
I
I
ONE YEAR PLAN I
~
&@
I cm PART 4. RESOURCES
I
I I PART 5. IMPLEMENTATION
& MONITORING PLAN
0 --?m 7
I\
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SECTION 111. ONE-YEAR PLAN
PART 4. RESOURCES
Thi8 part do8Gribo8 the rBSOUTCe8 that tho City of Carl8bad reasonably expects will be available for the coming Federal fiscal year that will be used to address the needs and conditior
described in Section I (Parts 1 and 2).
As of the date this strategy was prepared, the following source; of funding were the only federal and/or local funds expected to 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
housing and/or related support services. As indicated in CHAS
Table 4/5A, a total of 55% ($203,000) of the CDBG funds for federal fiscal year 1991-92 were allocated to housing programs (incl. support services for the homeless). When approving the programs for CDBG funding, the City Council approved a total of
$169,000 for acquisition of property to be used for an affordab housing project. The City is currently considering several piecl of property for purchase with these funds. It is anticipated thl the noted funds will be committed by June 30, 1992.
The 1991-92 Section 8 Rental Assistance Program budget includes total of $1,707,000 for housing assistance payments and $256,00 for operating costs. This budget will allow the city to continu(
to provide rental assistance to a total of 390 very low income
households during fiscal year 1991-92. The city has approved contracts with appropriate property owners to commit these payments.
A total of $1,560,000 in Redevelopment Housing Set-Aside funds will be available during fiscal year 1991-92 for creation of housing affordable to low income households. The city intends t use these funds to acquire, or assist in the acquisition of, property/housing units to be converted from market rate (rental or for-sale) units to housing units which are affordable to low income households and for construction of new units. At the tim 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 Ju
30, 1992 through written agreements with property owners for purchase of existing units and/or land for construction of new
Council decided to spend a majority of the funds on affordable
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units.
The City is currently considering establishment of an "In-LieuI'
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 the units. The *'In-LieuI1 fees, if established and collected in 1991-
92, will be used to develop housing affordable to low and very low income households in Carlsbad.
The City of Carlsbad has been working with local private, non- profit (and for-profit) agencies to identify sources of fundin7
which may be available for affordable and supportive housing. Fc identified federal, state and/or other private sources of fundir which may not be available to the City, other eligible agencies will be encouraged to apply. The City is currently working on lqincentivestl to encourage private, non-profit and/or for-profit housing developers to build housing units in Carlsbad which are
affordable to low and moderate income persons. The City will
private developers to identify and use all available financing resources for the purposes of creating new affordable housing
units.
To meet "matching funds" requirements for state and/or federal affordable and supportive housing financing programs, the City will consider the use of redevelopment funds, lqin-lieull fees, private contributions and/or general city funds. The various Itmatching fund" requirements will be identified and considered c a case-by-case basis prior to submitting, or assisting with the submission of an application, for any federal and/or state housing financing program.
The City of Carlsbad has no court orders or consent decrees thal affect the provision of assisted housing or fair housing
remedies; there are no orders or decrees to impact our resource: and/or goals.
continue to work on these "incentives1* as well as with local
PART 5. IMPLEMENTATION
This part translates the City of Carlsbad's five-year strategy and anticipated available resources into a one year action plan and goals which will guide our resource allocation and investmei decisions during the coming year.
A. Action Plan:
The City priFary goal for its five year housing strategy i: to develop at least 1400 new units of housing affordable tc
low income households in Carlsbad. During 1991-92, the Cit
intends to develop iz at least 60 units of affordable housii through new construction and/or acquisition and
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rehabilitation of existing units. This goal is consistent, with the overall strategy.
The City intends to develop these affordable units throughout the entire city thereby reducing the impact of housing on any one area within Carlsbad. City staff will b responsible for initiating the development of this housing through agreements with local (for-profit and non-profit)
housing developers and/or through contractor agreements (f
city-financed housing construction) and for
managhg/monitoring the af fordability of these housing uni in future years.
We do not reasonably expect that all 60 new units of
affordable housing will be completely constructed and/or
otherwise provided before th8 8nd of fiscal year 1992 (Jua
30). However, it is the intent of the City to enter into
agreements for the construction and/or acquisition and rehabilitation of these new units by the end of the fiscal year. We expect that it will take approximately 1.5 years
completely construct/provide our first 60 units. After the policies and procedures for approving affordable housing projects have been implemented and lltested*t by the City, FI anticipate that the provision of additional units will be less time consuming.
The City will be able to assist at least 58 additional ver low income households who meet the Federal preferences fox housing assistance during fiscal year 1991-92. Existing applicants, for the assistance program, which represent "worst case" needs will receive the first opportunity to
benefit from the City's Section 8 Rental Assistance Progrc
The city estimates that the additional 58 households will
assisted by June 30, 1992. e
As described in Part 3 of this strategy, the City intends
take a number of actions to eliminate or reduce the negati
effects of local policies impacting the affordability of
housing within Carlsbad. During fiscal year 1991-92, the City will meet with local developers (for-profit and non- profit) to identify and discuss the city-controlled polici and procedures which effect the provision of housing affordable to very low, low and moderate income household: The City will review and revise, as necessary, its fee schedules, development standards and permit processing procedures as the first step to assisting developers to build affordable housing in Carlsbad. Also, staff is currently working on density bonus/incentives and
inclusionary housing ordinances to assist in the developmc of affordable housing,
The City will establish a "priority processing" procedure for ensuring that affordable housing projects are quickly 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 revisions t
1) various project application requirements, 2) staff revi procedures, 3) appointed body approval procedures (i.e., project directly to City Council vs. project to Planning commission and then to City Council), 4) environmental
review procedures, 5) fee payment schedules (or policies f subsidies), and/or 6) other city policies and procedures
which have been identified by the development community as
having a negative impact on their efforts to development
affordable housing in Carlsbad.
Our first priority in fiscal year 1991-92 is to develop
procedures for processing/approving proposed affordable
housing projects in a manner which is less time-consuming
for the developer but continues to maintain quality
development for the City. In addition, it will be critical
for the City to also develop an 9@incentives and financial
assistance" program during this fiscal year to encourage
private developers to build affordable housing in Carlsbac
Based on discussions with local housing developers, projec
processing time, development standards and density
restrictions have a significant impact on their ability tc
build housing which is affordable to low income households
Therefore, it is crucial for the City to address these
issues in an acceptable manner during fiscal year 1991-92
order to reach its goal of developing 1400 lower income affordable units by 1996,
During 1991-92, the City will attempt to address the need;
of homeless families, victims of domestic violence, and
runaway and abandoned youths through the funding of varioi
non-profit agencies under Carlsbad's Community Developmenl
Block Grant (CDBG) program. The City has approved contracl
with the following organizations for services during fisci year 1991-92:
CASA DE AXPARO: SHELTER FOR ABUSED OR NEGLECTED CHILD1
(S1o8ooo)
NC LIFELINE: EMERGENCY RESPONSE SHELTER FOR HOMELE!
($ 98257)
COMMUNITY RE-
SOURCE CENTER: HOMELESSNESS PREVENTION PROGRAM
($~0,000)
CATHOLIC CHARI-
TIES: MIGRANT FARMWORKER SHELTER (HOMELESS)
($25,000)
AIDS FOUNDATION: CASE MANAGEMENT SERVICES FOR AIDS
VICTIMS ($1,000)
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ECulmNICAL SER- VICE CENTER: SINGLE MEN HOMELESS SHELTER
($~0,000)
($21000)
FRATgRblITY HOUSE: HOMELESS SHELTER FOR AIDS VICTIMS
WEBTERN INSTITUTE
FOR MENTAL HEALTH: DAYCARE FOR VICTIM8 OF ALZHEIMER'B
DISEASE ($12,359)
The City will continue to identify the needs of the very 1c
income households on an lvon-goingll basis and work towards meeting their needs in fiscal year 1991-92. The Homeless Prevention Program funded under the City's CDBG program is
designed to assist very low income households through coordination of services, financial management and counseling. The City will also take steps to construct new housing units v"lch are affordable to very low income households. At :his time, the City does not have an estimal of how many very low income units will be produced during fiscal year 1991-92.
8. MONI!PORING PLAN
The City's Housing and Redevelopment Department will reviei the success of Carlsbad's affordable housing development program on a quarterly basis. Upon completion of a quarter
(9/30, 12/31, 3/30 and 6/30), Housing and Redevelopment Department Staff will prepare a report which outlines the "quarter accomplishments." The report will also outline thc Wnmet goals and objectivesll and identify a I1timelinef1 for meeting the remaining goals and objectives.
The "quarter accomplishments*t report will indicate whether or not the City's programs are being carried out in
accordance with this CHAS and in a timely fashion. Also, t report will identify the steps which need to be taken to correct any inconsistency and/or tlunmet" objective.
a
C. CERTIFICATIONS
As required by federal regulations/instructions for this CHAS, the City certifies that it will affirmatively furthe fair housing and that it is in compliance with a residenti anti-displacement and relocation assistance plan. Appropriate documentation is provided within this CHAS.
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FAIR HOUSING
AND ANTI-DISPLACEMENT
CERTIFICATIONS
- 0 --.
~-
- - -
-A
a- Appendix E
&pr ehensive Housing Affordibility Strategy +HAS)
Certification
The jurisdiction hereby certifies that it will affirmatively further fair housing.
Signature of Certifying Official
X
Certification
The jurisdiction hereby certifies that it wiil mrnpiy 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 9.5. Gu~ernmen: Pr:n::ng L)ffrce : !$SI -512-::S,4.~~: a4
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SUMMARY OF CITIZEN COMMENTS
ON THE
CITY OF CARLSBAD'S CHAS
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CITIZEN COMMENTS
A sixty (60) day public review and comment period was provided
from Friday, February 14, 1992 to Friday, April 17, 1992 for thi
CHAS. Also, a public hearing was held on Tuesday, April 14, 1992 to allow the community the opportunity to present their comments to the City Council. All verbal and/or written comments received from the public are noted below:
1. Jim Watson (verbal comments) - Mr. Watson is opposed to the
federal regulations which prevent the City of Carlsbad from discriminating against illegal aliens for assistance throug
the Section 8 Rental Assistance Program. He believes that
only legal residents should be allowed to benefit from the federal program. Also, Mr. Watson would like for the City t continue its efforts to fairly distribute affordable housinc throughout the four quadrants of the City. He stated that the Northwest Quadrant already has more than its fair share of affordable housing.
2. Jo Moran (verbal comments) - Ms. Moran resides at 2631 Roosevelt Street #16 in Carlsbad. She is opposed to the federal regulations which prevent the City of Carlsbad from discriminating against illegal alienslresidents for
assistance through the Section 8 Rental Assistance Program. She believes that all legal residents should be assisted before any consideration is given for illegal residents.
3. Cathy Rodman (verbal comments) - Ms. Rodman was contacted b\
Staff to ensure that she, as a representative of Legal Aid, had no comments on the CHAS. According to Ms. Rodman, due tc her workload, she is unable at this time to review the CHAS documents submitted by the various cities and provide any comments. She said she may submit comments at a later date. However, her primary concentration is on each City's Housinq Element.
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For Sale: Year ro ousing units which are vacant anc
available for Sale on
Group Quarters: Facilities providing living quarters thai
classified as housing units. (U.S. Census definition). E
include: prisons. nursing homes. dormitories. military barn
shehers-
HOME: The HOME Investment Partnerships Act, which isTi
National Affordable Housing Act*
HOPE I : The HOPE for Public and Indian Housing Hamea
Program, which is Title IV, Subtitle A of the National P
Housing Act.
which is Th Iv, Subtitle B Of the National Affordable Hous
HOPE 3: The HOPE for Homeownership of Single Fami
Program, which is Title IV, Subtitle C of the National 1
Housing Act.
Household: One or more persons occupying a housing u
Census definition). Note: A special definition of household i
Table 18, Supportive Housing and Services Population.
instructions provide a special definition of "household" as it Table 1 B*
Housing Problems: Households with housing problerr
those that: (1) OCCUPY units meeting the definition of Physic;
(2) meet the definition of overcrowded; and (3) meet the dl
cost burden > 30%. Table 1A requests nonduplicative
households that meet one or more of these criteria.
Housing Unit: An occupied or vacant house, apartment, l
rOOm (SRO hOus;ng) that is intended as separate living quar
Census definition)
Institutions/instltutional: Group quarters for persons unc
custody. (US. Census definition)
Large Related: A household of 5 or more persons which i
leaSt 2 related persons.
LIHTC: (Federal) LOW Income Housing Tax Credit.
Low Income: Households whose incomes do not exceed ~
of the median income forthe area, as determined by HUD v
ments for smaller and larger families, except that HUD ma!
income ceilings higher or lower than 80 percent of the mec
areaonthe basisof HUD'sfindingsthat,such variations are
because of prevailing levels of construction costs or fair rn;
or unusually highorlowfamilY h~mes. Note: HUD inam
updated annually and are available from local HUD offic
appropriate jurisdictions.
Middle income : Households whose hcOmes are from
percentof the median incomeforthearea, asdetermined by
adjustments for smaller or larger families, except that
median forthe area on the basis of HUD's findings that sucl
are necessary because of prevailing leve~s of construction I
market rents, or unusually high or low family incomes.
If income adjustments are made by HUD and the low inco
theareaissetat higherorlowerthan80percentof median i
middle income limits must be adjusted by multiplying the a'
income limit by 1.5. Example: With a median income for
$lo,ooo and a low income limit adjusted by HUD to 4
adjusted middle income limit would be computed as: $7,
$1 1,250 adjusted middle income limit.
Moderate Income: Households whose incomes are b
percent and 95 percent of the median iname for th
determined by HUD, with adjustments for smaller or larg
exceptthat HUD may establish incomeceilings higher or lo
percent of the median for the area on the basis of HUD's fi
such variations are necessary because of prevailing lev
* P General Definitions used with the CHA
Affordable Housing: Affordable housing IS generally defined as
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 puvses of
completing 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 included in the
cost Burden > 30% : ne 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 extentto which gross
housing costs, including utility costs, exceed 50 percent Of gross
income, based on data published by the U.S. 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 be of 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 could be
improved by more suitable housing conditions. A person shall also be
considered to have a disability if he 01 she has a developmental
disability as defined in the Developmental Disab QS 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 time of his or her death.
Economic Independence and Self-Sufficiency 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-
Sufficjency program. In addition, PHAs may operate locally-devel-
oped programs or conduct a variety of special Projects designed to
promote economic independence and self sufficiency.
Elderly Household: Afamily in which the head of the household or
spouse is at least 62 years of age.
Existing Homeowner: An owneracupant of residential property
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.
Famlly Self-SUfficlencY (Fss) Program: * Program enacmd by
Section 554 of the National Affordable Housing Act which directs
Public Housing Agencies (PHAs) and Indian Housing 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.
First Tlme 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)
(U.S. Census definition)
instructions for Table 415A. HOPE 2: The HOPE for Homeownership of Mullttamily Units
establish income ceilings higher or lower than 120 pen
87
struction costs or fair market rents, or ually high or low family Rent Burden >
incomes.
ff income adjustments are made by HUD and the low income limit for on data Published by the U.S. Cef~us Bureau.
moderate income limits must be adjusted by multiplying the adjusted both units rented for cash and units occupied without MS
low incdme limit by 1.1 875. Example: With a median income for the rent. (US. Census definition)
area of $1 0,000 and a bW incOmO lima adjusted by HUD to $7500. the Renter Occupied Unit: Any occupied housing unit thal adjusted moderate income limit would be computed as: $7500 X mupied, including units rented for cash and those occ,
1 .I 875 I $8,906 adjusted moderate income limit. payment of cash rent.
Needing Rehab: Dwelling units that do not meet standard conditions Section 215: Section 21 5 of Title 11 of the National Afford
but are both financially and StWduralty feasible for rehabilitation. This ~d. Section 21 5 defines what constitutes naffordable- does not include units that require only CCmnetic Wok, COrreChn 01 eds under the Title 11 HOME program. minor livability problems or maintenance work. Service Needs: The particular services identified for s NOfiEld8rly HoiisehOld; A hUUS8hOld Which does not meet the populations, which typically may includetransportation, r housekeeping, counseling, meals, case managemc definition of "Elderly Household," as defined above.
Non-institutional: Group quarters for persons not under care or emergency response, and other services to prevent prc
custody. (U.S. Census definition used in Table 2A.) tutionalization and assist individuals to continue living in
Not Rehabbable: Dwelling units that are determined to be in such Severe Cost Burden: See Cost Burden > 5c%.
poor condition as to be neither StrlJct'JrallY nor financially feasible for Sheltered: Families and persons whose primary nightti, rehabilitation. is asupervised publicly or privately operated shelter (e.g.
Occupied Housing Unit: A housing unit that IS the usuai place of transitional, battered women, and homeless youth :
residence of the occupant(s). commercial hotels or motels used to house the homeles!
Other Hougghold: A household of one or more persons that does not home1ess does not indude any individual imprisoned
meet the definition of a Small Related household or a Large Related detained pursuant to an Act Of Congress Or Sate law.
household. or is an elderly household comprised of 3 or more persons. Small Related: A household of 2 to 4 persons which inc
Other Income: Households whose incomes exceed 80 Dercent of the two related persons-
median income for the'area. as determined by the Secretary. with Substantlal Rehabilltation: Rehabilitation of residenti
adjustments for smaller and larger families. an average cost for the project in excess of $25,CCO per
Other Low Income: Households whose incomes are between 51 Supportlve Housing: Housing, including Housing Uni
percent and 80 percent of the median income for the area, as Quarters, that have a supportive environment and incluc
determined by HUD, with adjustments for smaller and larger families, service component.
exceptthat HUD may establish income ceilings higheror lowerthan 80 suppo~ive Service Need in FS~ plan: The plan that I
percent of !he median for the area on the basis of HUD's findings that stering a ~~~il~ Self-Sufficiency program are requlred
such variations are necessary because of prevailing levels of con- identify the sewices they will provide to participating fan
struction costs or fair market rents, or unusually high or low family SOUrCe of funding for those services. The supportive $ incomes. include child care; transportation; remedial education; I
Other Persons with Special Needs: Includes frail elderly persons, completion of secondary or post secondary schooling:
persons with AIDS, disabled families, and families participating in preparation and counseling; substance abuse treatment
organized programs to achieve economic self-suff iciency. This ca:e- ing;training in homemaking and parenting skills; money r
gory does not include homeless. and household management; counseling in horneov
Other Vacant: Vacant year round housing units that are not For Rent, deveiopment and placement; fol1ow-up aSSiStance aft
definition) Supportive Services: Services provided to residen!s
Overcrowded: A housing unit containing more than one person per
room. (U.S. 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 mmpiete X.!chen, bath-
room, or electricity (U.S. Census defini!ion usec 'n Table 1 A,). Juris-
dictions may expand upon the Census definition
Project-Based (Rental) Assistance: Rentai Asss!ance provided for
a project. not for a specific tenant. Tenan:s 'ece v ?g project-based
rental assistancegive upthe righttothat ass s'2-c~ -?on moving from
the project.
Public Housing CIAP: Public Housing Cc-z.e-e-s<,Je improvement
Assistance Program.
Public Housing MROP: Public Housing !.:Z,Dr Raconstrudion of
Obsolete Projects.
Rent Burden > 30% (Cost Burden): The extent !o which gross rents,
including utility costs, exceed 30 percent of gross income, based on
Severe Cost burden): The extent to @ rents, including uti 9 ycosts, exceed 50 percent of gross in1
theareaisset at higheror lowerthan80percontof medianinamelthe Ranter: A household that rentsthe housing unititoccupi
For Sale, or Vacant Awaiting Occupancy or Held. (US. Census ment; and Other appropriate services.
housing for the Purpose of facilitating the Independence Some examples are case management, medical or ;
counseling and supervision, child care, transpc,?a:.ci.
ing.
Tenant Assistance: Rental assistance payn?er:s OTV
project-based ren?al assistance or tenant-based ,em3
Tenant-Based (Rental) Assistance: A fcrm of re-:ai
which the assisted tenant may move from a dwe" -; _-.
to continued assistance. The assistance is provdso 'c! :-
for the project.
Total Vacant Housing Units: Unoccupied yea: :zd-z ,.
(US. Census definition)
Unsheltered: Families and individuals whose 2' - r
residence is a public or private place not cess-?:: '2,
used as, a regular sleeping accommodation fcr -_- 2-
the street, sidewalks, cars, vacant and abandcnec 2- :
Vacant Awaiting Occupancy or Held: Vacant yea? rc
units that have been rented or sold and are curren:!y a\ data published by the US. Census Bureau. pancy, and vacant year round housing units that are -e
or renters for occasional use. (US. Census defirtc?!
aa
Vacant Housing Unit: Unoccupiedyea.nd housing units that are Year Round H a Q Unit.: Occupied and vacant hl
available 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
HUD,:with adjustments for smaller and larger families and for areas
with unusually high or low incomes or where needed because of p!%#ififio \SVd$d CbhS!rudbn casts or fair market rents.
intended for year round use. (US. Census defindion). H for seas0nai Or migratov use are excluded.
Note: Terms not defined above may be defined in
instructions for each table. If a term is not defined, the 11
\g provide 1s own defintion
-
89
0 e
I
I
APPENDIX
~
i
90
d
1 ?e3 I 1 ' I
~ no-,
SECTION THREE
HOUSING ELEMEN
CONSTRAINTS
and
OPPORTUNITIES
LAND INVENTORY
EN E RGY CON SE RVAT ION
0 a
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
Ttls constraints and opportunities section of the Housing Element identifies the various constraints, bott governmental and non-governmental, to housing development,
Although constraints may apply to all housing production, they significantly impact housing that i!
affordable to the lower-income households. Many constraints are significant impediments to developmenl
but must be weighed in the context of achieving balanced economic growth and preserving environments
resources as well as the particular quality and way of life. Housing programs should be designed tc
achieve a local jurisdictions share of housing for all economic ranges. Programs to remove or alte
constraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opportunities that may remove or lessen these constraints are discusser
In identifying mitigating opportunities it is important to note that the identification is not necessarily
commitment to implement these opportunities. As with all implementing programs identified in Sectio
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (Federa1,Statc
Local funds, grants, private financing, et.) Competing interests for the available resources may impac
whether and when programs proceed. Where possible, alternative strategies may be presented t
mitigate constraints identified. Constraints identified within the Housing Element may or may not be
significant housing impediment within a certain time frame but are identified to help define housing issue:
In some cases it may be beyond the immediate capability to remove some constraints. The City has n
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 mitigatin
opportunities. The programs may be incentives such as densrty bonuses or requirements such as a
inclusionary program. Programs of incentives may or may not be implemented depending on fSCi
resources, market conditions or substantial adverse environmental impacts.
72
CONS?IuINTs AND @ (A Cross Tabtrhlion
Constmi&
Land use Controk
Growih MaMgetnenl
General Pbn Demitiu
Rehebpment Phn
Open Space Requirements
Development Sla&nLF
Biri&hg, Elpclrical and Plitmbing codes
Code Enforcement Programs
OJsite Improvements
Fees and Emctions
Pmessing and Pennil Processing
Culijorniu Environmentul Qiiulity Act
Ariicle WV - Culi/ornia Comtilution
Shfing
Finuncing
Price of hnd
Cost of Comttuctiun
Environmentul
Drouglit crnd Wuter Supply
Tupognr pliy
Sensitive Hddoh
Coutul Zone
Agricrthinrl LnnduiilYilliarnsan Act
Airport Lund use Plnn
MlTIGAnNG OPPORTUN
of Needs and Solutions) @
PdicicslPrqmms Oflmkg
Mitigahg oppor*milia
Program 2.4 (Aahplivc Rcusc)
Pmgmm 2.S (Mid Use)
Program 3.4.a (seniorimer!Y)
Pmgmm 3.7.b (Aibmntivc Housing)
Program 3.11
Program 3.8 (GmA Management)
Progmm 23 (Dcvcbpoble Acmage)
Program 3.7.a (Demity Bonus)
Program 3.7.h (Genemi Phn Changes)
Program 3.8 (Gmurh Management)
Program 1.6 (Rehub Subsidiu)
Program 1.7 (Acquisitwn & Rehab)
Program 1.8 (Reid Incentives)
Program 1.9 (Reid - Homeowners)
(Smaller Mac Aflkiab& Ha~sing)
Program 2.2 (Dcvrbpmrru Sl~ndpcds)
Program 2.2 (Devebpment Standcuds)
Program 3.7.b (A kemative Housing)
Program 3.7.b (A&emaiivr Housing)
Ptvgmm 1.5 (RehabiWwn)
Program 3.74 (In-kimi 1mprwemers)
Program 3.72 (Fee Waiver)
Program 3.7J (Priority Pnuessing)
Program 4.1 (Housing Impact Fee)
Program 3.4.b (SeniorlEkierb)
Progmm 3.9 (Housing Needs Priodies)
Program 3.1 0.0 (Mortgage Revenue Bond)
Pqrum 3.10.b (Lending Program)
Pqmm 3.I3 (Cammuniiy Reinvestment)
Pqmim 3.14 (Housing Tmsi Fund)
Prvgrum 3.1 2 (Lond Bunking)
Pqrum 2.2 (Development S&ndardr)
NONE
Program 5.2 (Wuter Conservation)
Progrtrm 3.74 (in-Kind Contribufions)
NONE
Program 1.6 (Relurb Subsidies)
Program 1.7 (Acquisition & Rehab)
Prvgmm 1.8 (Rehab Incentives)
Pmgrum 1.9 (Rehab - Homeowners)
Pq~riim 1. I I (Coastal Zone)
Ptvgmrm 3.6.0 (Inclrtsionary)
Progrum 3.6.6 (lnclusionary)
PNgrurn 3.7.a (Density Bonus)
None
Pqram 2.5 (Mired Use)
Progrim 3.3.u (Transitionai Sheker)
Pmgram 3.7.b (Alternative Housing)
73
e 0
GOVERNMENTAL CONSTRAINTS
CONSTRAINTS: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory procedun
Land use controls are necessary to ensure development compatible with the communlty and to presei
the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development processi
and fees. These additional costs are passed on to the home buyer or renter which increases housi
prices and lessens affordability.
Carlsbad has adopted a comprehensive General Plan that guides development in the Cty, Priorities hi
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 zon
categories. These Zoning Districts (Table 41) establish the type of housing units that can be construct
Of the 12 Zoning Districts that allow residential land use, four of them are primarily single family in nat
while four are primarily multi-family. The remaining districts allow both. Alternative or special hous
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 spe
or quality of the underiying land area (Table 42). These are:
TABLE 42
OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservation Overlay (SP)
Flood Plain Overlay (FP)
Protect Scenic areas
Regulate development within floodplain
Beach Area Overlay (BAO) Regulate development in the beach areas
Qualified Overlay (Q)
Hospital overlay (HO)
Requires sire development plan and Planning
Commission approval
Zone established for hospital development
Residential development in Carlsbad usually requires approval of site development plans. These plans arc
administerially for single-family projects outside overlay zones. Projects larger than single-family developme
require discretionary actions before a Planning Commission and City Council. The requirement for discretionan
for most residential projects within the city adds additional time to the construction of housing units. This
results in higher loan carrying costs which adds additional costs to housing.
a
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MITIGATING OPPORTUNITIES.
Although Carlsbad currently has a wide range of land use controls, there are opportunities to mitigate some
constraints. These controls do allow a varied range of housing types, from multifamily apartments to sir
residential. Within these regulations there are opportunities to encourage and initiate housing types for all incor
The Carlsbad Municipal Code allows multifamily development under several zoning designations. There are alsc
density not to exceed 40 units per acre. The Village Redevelopment Area and areas within the City's Cc
encourage mixed uses which can reduce the cost of residential construction. These savings can be passec
renter or purchaser. These opportunities although currently available are under-utilized. A program to ex;
encourage the use of multi family residential in PM areas and the encouragement of mixed use projects I
initiated. In addition, standards for alternative types of housing which do not fit within any one residential zoni
should be developed. Alternative housing types may include Single Room Occupancy (SRO) hotels or mani
units, dormitory style farmworker housing or transitional housing for the homeless. These housing types may t
in certain zoning districts with conditional use permits with certain development standards.
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial area (F
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CONSTRAINTS: GROWTH MANAGEMENT
Extraordinary growth in housing in the early 198O’S,
to a coastal location, led in 1986 to a growth manage:$.& plan approved by the voters of Carlsbad.
The program accomplishes two primary objectives: (I) it ensures that needed public facilities and infrastruc
provided concurrent with development, and (2) it sets limits on the maximum number of dwelling units th:
constructed Cttywide 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). E
is required to prepare a Local Facilities Management Plan (LFMP). The LFMP’s project the amount of dev
expected to occur in each facilities zone based on the full buildout of the General Plan or approved Master
within each facilities zone. Using this projection of development, the plan estimates the public facilities requirec
that development. The plans require new development in the facilities zone to fund or construct those facilities t
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 unit
of the four quadrants of the City. These limits are stated in terms of numbers of units that can be constructed or i
within each quadrant after November 4, 1986. The number of units available within each quadrant is then allc
the individual Local Facilities Management Zones withip the quadrant. In each quadrant there will be a significan
of unallocated (excess) units. The sources of these unallocated units is further explained in the Growth Man
Addendum. There are currently at least 1,000 unallocated units in the four quadrants. These unallocated or ‘excE
possibly exceed, 2,500 dwelling units. Withdrawal of units from the Bank mu3 be in accordance with City Coun
No. 43, which is included in the Growth Management Addendum to this Housing Element. me policy priori
withdrawal of units from the Bank, with affordable housing being the priority. There will be additional units add
Bank due to the fact that some individual development projects will build at less than the allowable densrty F
under the Growth Management Program.
Although construction of new housing units temporarily declined after adoption and implementation of the
Management Ordinance, this reduction was due primarily to the need to complete LFMP’s for each of the zones
requirement for financing-mechanisms to ensure completion of the necessary facilities. During this time, applicz
tentative maps and other development approvals have been accepted, processed and approvals given contingc
completion of financing plans. Seven zones have acceptable, adoptod facilities plans that allow construction at
(1 -6, 19). Zones 1-6 are primarily the developed in-fill areas of the City. Eleven other adopted zone plans (?-E
14, 15, 18, 20, 22 and 24) do not allow development until a financing plan has been approved. These financii
for zones 7,11, 12 and 20 are expected to be approved by the end of 1991. The financing plms for the remainir.
8, 9, 14, 15, 18, 22 and 24 are expected to be approved by the end of 1992. The City’s Mello Roos Communtty f
District was approved on June 13, 1991. This District .provides guaranteed financing for the largest and most ex
public facilities. The zone financing plans can now be submitted and approved, and development can resume
d by a growing economy, attractive land prices and
constitute what the City refers to as an Excess Unit Bank, Staff projects that the Excess Unit Bank will reach,
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lwlTIGATllyG Off ORTIINITl€S.'
Full scale residential development within the City is expected to resume beginning in the second half of 1991
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of these
be approved by 1992. Therefore, the temporary slowdown of residential development resulting from the facilit
and financing requirements of the Growth Management Program will no longer function as a significant consti
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 project€
will reach approximately 2,500 units. This projected bank of 2,500 excess dwelling units can be used to in(
densities to a level necessary for the development of housing projects which address special housing I
affordable, seniors, handicapped). This bank of excess units will also enable the implementation of Clty-propoa
bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments (sef
3.7.h.) to increase site densities throughout the City.
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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 land tt
developed. This is called the 'density' of permitted development. General plan densities are expressed as dwc
per acre (du/ac.)
Currently the City of Carlsbad has 5 residential density ranges. (Table 45).
TABLE 45
GENERAL PLAN RESIDENTIAL UND USE DENSITIES
"A" "B"
Densiry Range (Wac) Growth Control Point
Low Density 0 - 1.5 1.0
Low-Medium Density 0 - 4.0 3.2
Medium Densiry 4 - 8.0 6.0
Medium-High Densiry 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 B denotes the 'grow
point' for each density range. Densities are calculated and allowed from the base range in each land use cate!
density ranges established for the residential categories are not meant as minimums and maximums. The 101
for each of these categories represents a guaranteed density and the higher figure represents a potential maxi
could be located in each area if certain criteria as outlined in the Land Use Element are met. The growth COI
was used to determine facilities need, and as development may not exceed standards set for facilities, dei
cannot occur over the growth control point unless findings can be made that there are sufficient facilities availal
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 404
considered undevelopable and is not allowed for density calculation. Acreage with topography with slopes 25
is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensitive '
riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmental c(
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 types of
Stacked-flat apartments which house lower income households may require densities greater that 12 units pr
higher depending on land costs to be developed economically. As indicated in the Land Inventory section of this
there is a decreasing supply of acreage in the Medium High (1 1.5 dulac) or High (19 du/ac)density ranges ren
the city.
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MITIGATING OPPORTUNITIES:
There are 5 residential densities associated with the Land Use Element of the City’s General Plan, including a F
High (RH) General Plan Land Use designation that permits up to 23 du/ac. Wah the implementation of a 25
Bonus, as mandated through Government Code Section 6591 5, and the City’s proposed Density Bonus Prog
a total project density of 29 du/ac could be achieved on any RH designated site proposed for the develc
affordable housing. As discussed under the Growth Management portion of this Chapter (pages 80-81), dwc
shall be permitted to be withdrawn from the City’s Excess Unit Bank in order to achieve the site densities nec
the development of affordable housing.
Although there exists a limited supply (60 acres) of undeveloped RH designated land within the City, the City (
in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zoned property UF
higher residential densities, necessary for the development of affordable housing could be accommodated. All
properties require that a Master Plan for development be approved. The LC zone is an interim (holding) ;LC
planning for future land uses has not been completed. Property zoned LC can be rezoned consistent with a
master or specific plan. Although plans approved for any PC or LC zoned property shall be required to comp
underlying General Plan densities, there is considerable flexibility regarding the ability to transfer densitic
neighborhood within the plan. A proposal to increase a specific site density for the development of affordabl
would be evaluated relative to the proposal’s; compatibility with adjacent land uses: and proximrty to en
opportunities, urban services, or major roads. In order to enable the development of affordable housing, t
committed to accommodating where necessary general plan amendments to increase residential densities o
LC or other residentially zoned properties (see Policy 3.7.h), and in consideration with the above;mentioned
criteria.
In addition, there is a Residential Density of up to 40 units per acre associated with the Planned Industrial (P-(l
and up to a 72 unit per acre density for Senior Citizen Projects within the Residential Professional (R-P) and M
residential with no set residential density. (However, densities in this CBD area are subject to growth man
architectural, scale and bulk limitations.) These higher density allowances could be encouraged to provide add
income housing opportunities.
State Law (6591 5) currently mandates that all local jurisdictions adopt an ordinance that permits a denslty bo1
incentive to the development of low income housing. The density bonus will provide the densities needed tc
making the development of lower-income housing economically viable. Carlsbad is in the process of ad
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 buih
quadrant or within the City, an increase in the densities of some residential acreage to facilitate the develo
additional lower income housing units can be accommodated to meet the City’s future housing needs. The sti
accomplishing this is discussed in the Growth Management Addendum within the Growth Management portion (
Three (pages 80-81).
(R-3) Zoning classification, The Commercial Business District (CBD) Classification of the General Plan al
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CONSTRAINTS: REDEVELOPMENT PIAN
In 1981 the City of Carlsbad approved the formation of a redevelopment area in what was once the City's c
core. Carlsbad like many other municipalities found that, with the development of regional shopping m; downtown areas were losing economic vitality.
The City of Carlsbad adopted a redevelopment plan to halt this decline. As its theme, the old downtown Car
was designed around a low intensity Village area'. Close "7 the ocean and other recreational amenities, the
Village Redevelopment Area focused upon the tourist and recreational trade. Permitted uses include residentia
multi-family. The theme, scope and scale of residential development within the redevelopment area encoi
intensity residential development. As the intent of redevelopment is to reduce blight, increase economic
remove deteriorating structures, circumstances exist that might remove deteriorating residential structure from tl
stock. Wherever possible priority is given to rehabilitation of existing structures, especially those of historic r
MITIGATING Of PORTUNITIES:
The Carlsbad Village Area Redevelopment plan anticipates that between the adoption of the Redevelopmen
its expiration in 2006, approximately 300-400 new housing units will be built within the redevelopment area 7
the existing 1600 units. These units are to be developed for all economic ranges. The Village redevelop
contains land uses of all densities. It contains significant acreage of high density residential that is suited for t
moderate to lower-income.
The Village Area Redevelopment Plan contains policies and programs designed to assist in the relocation o
who may be displaced due to redevelopment projects. The redevelopment plan also emphasizes the tehal
existing residences to conform to the nature of the village atmosphere of the redevelopment area. Although op
exist to increase the number of units for lower-income households because of the potential high density multi-fz
within the redevelopment area and in surrounding neighborhoods, it must be emphasized that impaction of thc
too much new multi-family development must be avoided. A predominant number of units within the redevelo1
adjacent areas are affordable to lower-income households, and for many years the housing strategies fc
providing high density multi-family units in areas that historically have developed them. The remaining unc
acreage within the City was designated at a lower single family intensity. The strategy to spread multi-famil)
throughout the City would avoid impaction to the redevelopment areas.
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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 of
ordinance requires a minimum open space standard per unit plus a 15 percent set aside for each sut
community, These policies and requirements may reduce the yield of housing units.
MITIGATING 0 PPORTUNl TIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open space I:
a cohesive policy document. This Management Plan will provide guidance for housing development that will c
city’s sensitive areas. Incentives for developments that include low income housing may include exemption o
of requirements for parkland dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be alloc;
a project’s requirement for Open Space. The allowance of the density on acreage designated for open spacc
that density to be utilized elsewhere on a development site. This may allow ‘clustering’ of residential develo
would accomplish: 1) Increases in open space, and 2) higher density within a residential development to el
product type (apartments, multi-family, townhomes) that increses aff ordability.
MAP 6 shows the City of Carlsbad’s current Opens Space and trails Network,
CONSTRAINTS: DEVELOPMENT STAN D AR D S
Development standards are standards set by the City of Carlsbad to ensure that development of residential or c
that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it‘s CI
providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the ordinance
by the City, and standards that can be considered administrative policy, through interpretation of the code (
interpretation of policies and guidelines of the City’s General Plan,
MITIGATING OPPORTUNITIES:
Opportunities exist to waive administrative policies that may add additional time or costs to low income hou
exemption of some administrative policies for low income housing could be considered an incentive for sucl
Another alternative would be to develop policies or codes that would apply only to low income housing. The I
these alternative codes would to be reduce cost associated with some standards in order for these costs to I
on to the eventual low-income household.
85
MAP t
SPACE NETWORK
.-
~ ..: '-
.:- :rrox :.a<.
c Y,,O' fo." i,.c. ....I 'S 2.. -..a
+ =, .^. 1 ^..I_.. . ^. . ...~. -., ~ .. ._ ...,., .:--.-... ..... ,-.*_., P ._,,, . ,. s.,:.c.
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CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1988 version of the Uniform Building Code, the 1980 version of the Unifom
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments to the
would adversely affect standard types of housing. Furthermore reduction of State required &des to reduce cc
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 (Single
Occupancy) or farmworker housing.
MITIGATING OPPORTUNITIES:
Certain types of alternative housing structures may be given flexibility in code interpretation where otherwise
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 alth
a residential function, are commercial in nature and may be required to be built under restrictive commercial (
cost effective.
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers. The
to be built.
CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety and w(
citizenry. The City’s Building Department in conjunction with the City Attorney’s office undertakes abatement p
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 abates \
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 housing un
through enforcement activities. There are also abatement programs for illegal campsites or makeshift
undeveloped agricultural areas of the City.
M/TlGAT/NG OPPORTUN/TIES:
housing structures not normally found in Carlsbad and may require broad interpretations of existing codes and
The code enforcement activities should include a monitoring and rehabilitation program to detect and moni
units in deteriorating conditions. These units, which predominantly house lower income residents, may be
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conjunc
rehabilitation program would preserve these low income units. Code enforcement programs that resutt in at
Substandard housing should be in coordination with the Housing and Redevelopment Agency that can target
for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unsafe
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, elder1
low income may have problems finding suitable residences if displaced from their current residence. PromF
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus on relocal
residents.
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CONSTRAINTS: OFFSITE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in the City 'E
Design Standards' publication. In addition there are also approximately four administrative engineering policies
with off site improvements for residential projects.
CONSTRAINTS: CIRCUtATION IMPROVEMENTS
During the course of development, circulation improvements are addressed at that time to achieve satisfactory
improvement goals. The City through its Local Facilities Management Plan has further identified standards for
Currently some circulation improvements are funded through a 'Bridae and Thorouahfares Fee' the Clty imp(
areas of benefit. This fee varies according to the size of development and circulation impacts. (See fee 5
appendices). The cost to the developer for the improvements required are usually passed on to the cost a
or residence, increasing its cost.
MITIGATING Of f ORTUNITIES:
Circulation as well as other infrastructure improvements paid for by development through requirements of fees
passed on to the purchaser or renter. Usually the improvements required as part of a project or subdivision
on as an 'up front' cost of the dwelling unit as part of the purchase price of a house. The City is currently
Mello-Roos District for bond financing for infrastructure and facility improvements. The infrastructure costs may
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home, or under ar
district, annual installments may be used to cover the assessment. The result is the 'up front' costs of in1
improvements may or may not be reflected in the cost and price of a home, depending on the method used t
the assessment district. The City may contribute to on/offsite infrastructure improvements through in-kind cc
for residential developments that would be made affordable to lower-income households.
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CONSTRAINTS: FEES AND EXACTIONS
Currently the City assesses fees for most administrative processing of application for development. Fees and
receive the most amount of attention from the development community and are most often singled out as c1
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 effi
community or district. A typical exaction would be for school fees. These exactions are identified in the apt
MITlGATING OPPORTUNITIES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation of this policy z
assess the fiscal impacts that the fee would normally generate on the budget of the respective departments
all fees including impact and processing fees average between $1 5 - 20.000 per unit depending on type (mull
family) and IoCation. Reducing fees is a significant incentive for some residential developments. Table 46 she\
fees in Carlsbad of a typical 3 bedroom home.
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Table 46
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
6 Solana Beach 14,590
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, ana a common set of fixtures.
Source: Annual Fee Survey, SlA, Builder Maxazine, January, 1991.
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HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be assessed tl
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 incom
primarily industrial or commercial/retail development, may be assessed. Fees are exacted at the time of cons
a per square foot basis and are used to subsidize the construction of low income units. The fees would be
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 portion tl
be utilized as a source of revenue for housing programs. This would generate a source of funds from other thi
development and would spread the responsibility and cost of providing housing for all income ranges ti
development. The revenue generated each year by this transfer tax is approximately $350,000.00 and is not en
for any special project, but goes to the General Fund.
funds to subsidize the construction of lower income units. The fee would satisfy a requirement that some prl
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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. PI
require multiple discretionary entitlement are usually processed concurrently. The exceptions are for r
residemial master planned cummunifies in which case these projects are usually processed in phases.
TABLE 47
AVERAGE ADMINISTRATIVE PROCESSING TIME FOR DISCRETIONARY APPLICATIONS
AVERAGE LENcTI1 OF ADMIMSIRATNE
CATEGORY APPIJCAllON WE PROCESSING TIME: FROM SUBMl'lTAL
'ID 1s DISCRWIONARY ACTION
Master Master Plans 12 - 24 months
Development Master Plan Amendments
Specific Plans
Specific Pian Amendments
EIR's
Tentative Tracts Site Development Plans
Redevelopment Permits
Conditional Use Permits
Tentative Tract Amendment/
Zone Code Amendments
Planned Developmenu
Zone Changes
General Plan Amendments
6 - 12 months Major RMHP
Revisions
Minor Minor Subdivisions 3 - 6 months
Conditional Use Permits
Redevelopment Permits
Site Development Plans
Special Use Permits
Precise Development Plans
Planned Industrial Permits
Coastal Development Permits
Miscellaneous Hillside Development Permits 1 - 3 months
Ad m i nis f rative Va rip nces
bcal Coastal Plan Amendments
Day Cares
Satellite Antennas
Planning Commission
Determinations
CM Conditional Use Permits
Variances
Street Name Changes
Condominium Permits
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MITIGATING OPPORTUNUIES:
Permit and processing procedures can be utilized tQ create incentives fa \Ow income hous
opportunities. Cost associated with carrying loan amounts during the processing time are usualb a I
of the cost of development. Substantial delays in processing can exceed development estimates. WI
these costs can be absorbed by the developer, they are usually passed on to consumers via the s
prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low income afforda
housing. A target of 25-30% reduction in processing time can be utilized to reduce carrying costs by
developer that would be passed on to reduce cost associated with the project.
CONSTRAINTS: CALIFORNIA ENVIRONMENTAL QUALITY ACT
Under the California Environmental Quality Act, (CEQA) developments or actions defined as projec
unless otherwise exempted under specific CEQA guidelines, are required to undergo an assessment
to the impact the project will have to the environment. This assessment determines if a substantial
more detailed effon will be needed to assess the full impact or a determination that it will not haw
significant impact. Developing rural areas, and environmentally sensitive areas that include lagoons a
wetlands are particularly sensitive to the impacts of urbanization. Assessment and mitigation of thc
impacts are sometimes lengthy and meticulous adding extra cost to the development. Identification
impacts that cannot be mitigated may preclude development altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, coas
location and conservative approach to preserving its unique natural surroundings. These constraints m
preclude, reduce, or in most cases, slow down construction of new housing in Carlsbad.
MlTlGATlNG OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for Yiering' environmental reviev
Report often may contain specific mitlgation measures to offset impacts. When a project requires multil
phases for completion, assessment and mitigation details can be included in the environmental irnpa
report. Subsequent phases of the development may preclude further general or detailed environmenl
review. This may lead to faster processing of projects after a master environmental review ar
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 impacts, nc
strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a strategy
reduce energy consumption and auto emissions by locating housing and jobs closer together. Carlsb:
with its predominantly single family housing construction over the last 2 decades and the creation of low
paid retail and manufacturing jobs, has created an imbalance of a residence population and a seconda
employment population that tax the existing roadway capacity to the maximum at the traditional rus
hours. By creating a better mix of housing styles and types to create a greater range of and number I
housing units for the current and future employment population, would also place employment ar
housing closer together. A mitigating effect is created to conserve fuel, reduce emissions, and reduc
traffic impaction.
Projects that require a comprehensive review and assessment with an ensuing Environmental Imp:
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CONSTRAINTS: ARTICLE XXXlV OF THE CALIFORNIA CONSTITUTION
Section 1 of Article XXXlV of the California Constitution provides that no 'low rent housing project sh
be developed, constructed, or acquired by any 'state public body' until voter approval has been obtaine
The election requirement of Article XXXlV could limit the participation of a public body in the developme
of low- and moderate-income housing because of the delays, uncenainties and potential addaior
expenses associated with local elections.
MITIGATING OPPORTUNITIES;
In general, Article XXXlV requires that two criteria be met: (a) a 'state public body' must 'develo construct, or acquire', (b) a 'low rent housing project.' Article MxlV would be inapplicable if one of the!
criieria was absent. It would be possible to confine the role of a public body in a housing developme
so that one of the two criteria is not met and an Article XXXlV election would not be required.
In order to clarify Article XXXIV, in 1976 the Legislature enacted the Public Housing Electic
Implementation Law (Health and Safety Code, Section 37000 et sea). According to that, a 'low re
housing project' does not include the following types of development:
a.
b.
Housing with 49% or less lower income occupancy, that is privately owned and is nc
exempt from property taxation (unless fully reimbursed to all taxing entities);
Housing that is privately owned, is not exempt from property taxation by reason of ar
public ownership and utilizes land banking, property acquisition resale write dowi
guarantees and insurance of private loans and other assistance not constituting direc
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 dwellings nc
located on adjoining sites;
Housing that consists of existing units leased by a state public body from a private ownei
and
Rehabilitation, reconstruction or replacement of an existing low rent housing project.
C.
d.
e.
f.
Public body involvement limited to these types of housing developments would still help provide low- an'
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 acquisitior
of a low rent housing project. The meaning of 'develop, construct or acquire' would not be applicabl
if the agency's involvement in providing low- and moderate-income housing is limited to offering th
following incentives and concessions:
a.
b.
C. granting denstty bonuses; or
d. pass through of land.
Reducing or waiving of planning fees, building plan check and permit fees, or stree
dedication or infrastructure improvements;
modifying or reducing development standards;
93
c a
The California Supreme Court in California Housina Finance Aqency v. Elliot (17 Cal,3d 575 (197Q
concluded that whenever a public body very extensively participates, or assists in not only making a IC
rent housing project possible but also fully regulating the project so that the result is that the govemme
is essentially the landlord, the matter will be subject to the Article XXXlV election requirement. Thus,
government agency requirements such as review and approval of plans, project financing, operation an
maintenance standards and occupancy would generally constitute development and construction of tt
housing project and fulfills the criteria for applicability of Article XXXIV.
Any mortgage revenue bond issued or direct financial assistance given by a public body to assist in tt
development of a low rent housing project would necessitate an Article WlV election if these othi
criteria are also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot for votl
approval.
public body that grants a loan for a low rent housing project and the loan is conditioned on typic
'Do the qualified electors of the City of Carlsbad, pursuant to Article XMlV 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 Citydesignated
public agency, not to exceed 250 total units on scattered sites throughout the City to
provide living accommodations for low-income senior citizens?'
Carlsbad voters approved this Article XMlV referendum to allow no more than 250 units of senior IOU
income housing. However, this authority has not yet been exercised.
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CONSTRAINTS: STAFFING
Constraints to housing OppOrtUnitieS may al90 include insufficient staffing. Federal, State and La
regulatory procedures often call for substantial review of development prior to construction. Staffing
fulfill current requirements and for additional regulatory procedures must be identified as a constraint 1
housing if sufficient staffing to meet processing goals and time lines are not allocated, Commun
Development activities such as Planning, Building and Engineering functions are impacted by the pa
and magnitude of development. In addition, as the administration of housing programs are a function
the City's Housing and Redevelopment Agency, creation of additional low-income housing opportuniti
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 effectivt
implemented due to the increased staff time required for additional housing programs. Future progran
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing time
not available to administer additional housing programs.
MlTlGATING OPPORTUNITIES:
Insufficient staffing and under-budgeting of positions in City Depaflments may also act as constraints
housing. Implementing programs to increase affordable, or the production of low income Units, a,
dependent on adequate staffing. Frequently these programs are prioritized below other adrninistratk
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that requii
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 housin
programs.
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NONGOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to 6ontrol are labeled as nongovernmei
constraints. Several of these constraints are defined at the State and Federal level but must
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the construcl
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into two I
categories: takeout (construction), and permanent (mortgage). Construction financing is usually shc
term in nature and is used for acquisition and development of property. Mortgage or permanent financ
is the long-term financing of the project, This debt usually buys Out the Construction financing an(
serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed below, ni
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact on t
development of both multi and single family housing. Several recent events have had major effects
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 particui
regards to multifamily construction. Recent legislation has reduced tax benefits normalty associated w
investment in multi-family development. This has had the effect of reducing the amount of mon
available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savings ar
Loanflhrift Banking Institutions. These changes limited (1) the amount of money that could be lent to or
borrower, and (2) mandated extra capitalization reserves for all Savings and Loans as a ratio to mom
lent. (This has had an impact on the ability to acquire money for acquisition and development and f
permanent financing.) Impacted the hardest were multi-family builders and small development (< 7 (
units) companies who usually only used one or two lending sources for their developments.
AVAILABILITY AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in naturl
These funds are usually made available at below market (private) interest rates for purposes of providin
low-income housing opportunities. These funds are not widely available and are restricted in their us(
With the decrease in private market financing for multi-family development, the demand for this financin
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 a hig
administrative burden that sometimes accompanies these funds, Many cities have chosen not to compet
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 ban1
The effects of mortgage rates on housing affordability is indicated in Table 48. Table 50 shows t
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% 1 2%
$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 $1316 $1 428 $1 543
$200,000 $1 467 $1 609 $1 755 $1 905 $2057
TABLE 49
MORTGAGE INTEREST RATES
Fixed Rate First
MU
Lender Int Rate m - Pts &r - Loan
Wells Fargo 10.25 10.53 2.0 30 $187,450
Security Pacific 10.125 10.40 2.0 30 $187,450
Fixed Rate Seconds
Far West 10.75 11.16 2.0 15 $93,725
Heartland 11.125 11.54 2.0 15 $93,800
Adjustable Rate First
Int Rate Neg Max
Lender - Rate m - Pts Index Margin A~J - mot & -
Union Bank 8.625 10.97 12.5 1 YTB 2.60 6Mo No 13.75
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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Table 50 contains the cost of funds by several governmental sources.
TABLE 50
MONEY RATES AS OF 12-20-90
Prime Rate 10%
Federal Funds Rate
LABOR
high 7 5/16% (-), low 7 3/16%(-)
8 1/8% (+) one month
7 13/16% (-) Three months 7 5/8 (-) one year
Treasury Bills 6.86% (-1 13 weeks, 6.74% (-) 26 weeks
Freddie Mac
Fannie Mae
11th Dismct COF
The above key rates are a general guide only, they should not be used for actual transactions and no
warranty to their accuracy is rendered.
Source:
30-year fixed/30-day delivery 9.63% (-)
30-year fixed/30-day deliver 9.53% (-)
For December '90 8.05% (+)
*
Lin Walton, First Qhfornia Morrgage
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MITIGATING OPPORTUNITIES:
Financing constraints may be overcome by several financial tools available to create more affords
housing.
a. MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bonds arl
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost c
issuing bonds are prohibitively expensive for a small issuing. To reduce the 'up-fronr cost of the issuanc'
of a Mortgage Revenue Bond that will cover only a small amount of mortgages that a city may wish tl
offer, many cities have formed pools in a cooperative effort to spread the up-front cost among sever:
cities or housing authorities. Mortgage revenue bonds can be issued for rnuki-family or single famil
developments, but muki-family bonds have become less in demand and more difficutt to issue due tl
recent changes in the tax code.
PUBLIC FlNANClNG
The State Housing and Community Development Agency, and HUD offer construction, rehabilitation, anc
permanent financing as low as 3% to qualified applicants such as housing authorities or private not-for
profit developers. These funds are competed for based on participation of other funding sources ant:
local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
Section 202
Section 502
Section 515
Section 17 Rental housing rehabilitation.
Section 31 7 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 Mortgage Loan Program (CHFA)
Self Help Housing (CHFA & HCD)
A6 665 (1982) 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)
State Legalization Impact Assistance Grant Program (HCD)
State/Local Multifamily Program (HCD)
Federal Emergency Shelter Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD)
Direct loans for elderly and handicapped housing.
Rural home ownership assistance.
Rural rental housing assistance.
State funded rehabilitation and construction programs;
Rental Housing Construction Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not have
funding availability at this time. It is important that the City familiarize itself with the application process
and availability of these funds.
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LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed to 0,
private below market permanent financing for low-income projects. This organization, based in San Die
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 need:
the community. Lending institutions may face official sanctions for not meeting performance goals. A C
may have a program to evaluate an institution’s lending practices for its community. It may impose
from lending institutions who have not made adequate mortgage or COnstrUetiOn financing loans in th
community.
own sanctions, These sanctions may include withdrawal of funds by the City, or Cooperating business
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate incon
housing. This is a good source of gap funding or equity positions the City may wish to participate in wi
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 services ai
programs that benefit the community’s lower and moderate income households. CDBG funds may t
used for housing purposes in the acquisition of land using these funds and in the funding of rehabilitatic
and preservation programs. The CDBG funds may also be used to fund a wide range of planning studic
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 Carlsbad
a prime constraint in providing affordable housing opportunity. Carlsbad contains a Significant mol
of land with coastal views; a premium that is added to the cost of land. In addition location factors su
as proximity to freeway access, public facilities, and intangible factors such as image and quality of li
contribute significantly to demand and price, The cost of improving the land, grading and addl
infrastructure also contributes to the final costs. Carlsbad has a considerable amount of land located
hilly topography. The added costs of grading required as well as the additional engineering ill
improvement costs are greater as opposed to flat level land. Costs associated with land have traditiona
contributed to around 40 percent to the cost of a home. In Southern California the price of land and
preparation sometimes may be as high as sixty percent. The price of land is also determined on tl
number of units that the land may yield after constraints such as topography, environmental constrair
and density are factored in. The actual yield may be far below the allowable density. Land prices
Carlsbad vary substantially. Undeveloped vacant land with varied topography and no improvements
approximately $1 00-250,000 an acre, with coastal view land slightly higher. lnfill residential land, with i
improvements may run as high as $1 million an acre depending on location and densrty. The add€
value and price of land in Carlsbad has severely limited market-rate financed construction for low-incorr
households.
MITIGATING OPPORTUNITIES:
Land prices are generally determined in the market place. As such, the availability of non constrain€
developable acreage suitable for residential development is higher in areas closer to significar employment Centers and areas with significant desirable attributes, Le.. coastal VS. inland. Carlsbad ha substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return. Lan
costs are also determined on 'how much' or yield of development that can occur upon a specific proper?
This yield is a product of the General Plan Density which often determined housing product typi
infrastructure or the amount of acreage needed for public improvements, net developable acreage an
general market conditions.
Final land prices are determined by how much (if any) entitlement are secured for the land. This
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 need to bl
included in the project. This may affect the project pro-forma and the selling price of the property ma
be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These include:
l MMl NENT DO MA1 N/F R I E N DLY CON D EM N AT10 N
TO aSSUt'B an adequate supply of housing in all income ranges a city may choose to acquire suitable property to assure this need is to be met. Property acquired through friendly eminent domair
proceedings is subject to fair market value but substantial tax benefits may accrue to the owner of thc
parcel. Propeny that is acquired by this method through 'friendly' negotiations usually arrive at ar
equitable disposition and the property may be acquired at a below market price.
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UNO BANKING
Land that be acquired or purchased that may not be currently used for housing but may be gh entitlement at a future date, could be acquired by the City. This land could be resold with emfilemen
a non-profit developer at a reduced price to provide housing affordable to lower income househol
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement. La
purchased or contributed for the purpose of residential construction must be suitable for the approprii
density.
GOVERNMENT/PUBLIC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide poten
housing opportunities for lower income households. Surplus property is then passed on to a develol
at a negotiated reduced price in exchange for a requirement for more housing affordable to target incoi
groups.
CONSTRAINED ACREAGE
Developable acreage that is constrained due to government control, may be utilized to increase yield
developable acreage. Currently Carlsbad does not give density credit to acreage that is constrained d
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Factors tt-
contribute to construction costs are referred to as 'hard costs' and typically refer to labor and materia
Soft costs are typically a developer's overhead, and carrying costs on acquisition or construction loar
Carrying costs are associated with finance and lending constraints as well as processing times as referrc
to earlier in this section.
LABOR
Labor costs are significantly higher in the southern California region than averages nationwide for simil
employment. The prevailing wage for construction is $1 2.00 - $22.00 per hour average depending on sk
experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS
to several factors, Density credits may be given to this land and transferred to an adjacent propew
COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This may va
from builder to builder based upon a number of factors. The average residential construction cost p
square foot is indicated:
Multi- Family
Single-family (derached)
Single-Family [artached)
$38.00 - $45.00 per square foot
$50.00 - $56.00 per square foot
$48.00 per square foot
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MI7EATING OPPORWNITIES:
Costs of construction in this section refers to labor and materials. The typical labor rate for constructiol
workers depends upon the level of skill associated with the job, whether it is union or not and thl
availability of construction workers.
Opportunities exist for reduction of costs associated with construction. These include, but are not limite
to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the low an
moderate income range. Some of the housing construction is conducted offsite and transported to th
construction site. A fast growing alternative to onsite development, construction of flooring and framin
is done in computer controlled factories and then transported onsite for assembly. Estimates on co!
to take advantage of these type of programs. The product is identical in appearance to custom onsit
stick built single family or multifamily product.
Residential-manufactured home development(R-MHD) are residential developments that hav
characteristics common to both multi-family and single-family neighborhoods. R-MHD are incom
producing properties as are multi-family complexes, but individual detached manufactured homes in th
development are owner occupied. Home owners enter into a long-term lease with the partnership c
corporation(which may be owned by the tenants) which manages and maintains community infrastructun
R-MHD are typically pegged to area apartment rates. The lifestyle and densify patterns are decidedl
singie-family in nature. R-MHD compete in the shelter market between multi-family and condominium.
DEVELOPMENT STANDARDS
Development standards, either modified or as part of administrative policies, sometimes add extra co!
because of additional materials required and extra labor. A significant reduction of costs from
modification or waiver of the standards can be attained and passed on to the savings of the unit for low
income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special constructio
management techniques. Companies that specialize in low cmt housing utilize these speci;
management techniques to cut costs. In any low income development, this should be a requirement.
reductions using these methodologies may be as high as 30%, The City could encourage developer
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ENVIRONMENTAL CONSTRAINTS
The City of Carlsbad faces several major environmental constraints. These constraints are outlined bric
in this section.
These constraints may be significant in that mitigation measures may include restriction on developmc
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 endangered '
survival. Under the Federal Endangered Species Act which was designed to prescribe species that m
be threatened with extinction, the federal government may supersede local authority to preserve habi
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 endanger
species list.
These are indicated in table 51.
of the endangered species including moratoriums or restrictions on local debiAapment unless
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TABLE 51
THREATENED and ENDANGERED SPECIES COMMON TO THE Cliy OF CARLSBAD
Sensitive Carlsbad Plan Species: StateJFed. Status
(1) Acanthomintha iliciofolia (San Diego Thorn Mint) CE c1
(2) Brodiaea filifolia (Thread-leaved Brodiaea) CE c1
(3) Dudleya viscida (Sticky Dudleya) c1
Note: The following p1anr.s have a high porential for Occurrence in any Carlsbad Coastal Mixed Chapanal.
(4) Comarastaphylis divers;fol;a v. d;versifolia (5) Corethrogpe tilaginifolia 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 Species:
(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) within two yean.
Status Definitions:
(I) CE - California Endangered
(2) FE - Federal Endangered
(3) C1 -
(4) C2 -
Source:
Cnernidophorus Hyperythrus (Orange Throated Whiptail)
Tharnnophis hamondii (Two-striped Garter Snake)
(2) Phrynosoma coronatum (Coast Horned Lizard) a
(1) Polioptila rnelanun California (Calif. Gnatcatcher) a
Candidate for Federal Endangered Spies status. Enough information is on file to suppon the listing of these
species.
Can date for Federal Endangered Species sratus. More infomation on this species is needed to support a listing.
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 beei
requested to be officially listed as an endangered species. A significant amount of its habitat (coast:
sage scrub) is prominent in undeveloped areas of Carlsbad and the coastal region. If the gnatcatche
is listed as an endangered species and there is no mitigation plan, major undeveloped areas of the Cit
would be closed to further development.
M/T/GATlNG OPPORTUNITIES:
Potential exclusion of development for the project protection of endangered species may be avoidec
should a management plan to mitigate the effects of development be adopted by the City and approvec
by the appropriate state, federal and local agencies.
Currently Carlsbad is preparing a management plan for the California Gnatcatcher, a species that ma,
or may not be placed on the endangered species list. This plan would provide an in-depth study as tc
the habitat, number and location of the species, mitigation efforts and a monitoring plan. If implemented
development could possibly proceed providing that mitigation efforts were acceptable and provided fo
that development.
This plan could be a bench-mark to provide acceptable management and monitoring plans for othe
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 and I(
term availabilny
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various St;
alerts, construction grading becomes a low priority and is sometimes halted. This may push b
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 beyond
purview of local municipal governments. On a city’s jurisdiction may provide restriction in developm
in the long term if in coordination with local water authorities.
M /T/GA TIN G OPPO RTUN/TIES:
Water conservation efforts in developments that would significantly reduce water consumption rates n
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 consistent i
L
compatible with the City’s Landscape Standards should be encouraged with ties to incentives for
income housing production. Xerophytic landscaping may be substituted for normal ‘lush’ landscap
standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for grad
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and appliances i
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures should be encouragl
During times of water alerts and shortages, retro-fitting and the savings produced may allow residen
development without a net increase in water consumption.
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CONSTRAINTS: TOPOGRAPHY
Topography is sometimes a key constraint to housing development, as it removes significant acreage
the city from development and contributes to the land prices. Carlsbad, through an adopted Hillsil
Development Ordinance, does not allow significant amounts of grading without required regulatc
permits.
Land that has slopes of over 40% is precluded from calculating density on the site. Slopes under 4(
and greater than 25% are allowed one half of the site’s density. Carlsbad has over 5,000 acres that i
constrained topographically. Hilly land that is allowed for development has significantty more co!
associated with its improvements than flat level land. These cost are usually passed on to the hor
buyer or renter.
MITIGATING OPPORTUNITIES:
The City in order to achieve development compatible with the community and preserve unique scei
no residential development on hillsides with slopes greater than 40%. On slopes with density greater th:
25% but less than 40%, density is reduced by one half. A possible incentive for low income housii
would be a density credit in hillside acreage of slopes greater than 25% or less than 40%. This WOL
increase the yield of low income units over what normally could be provided, especially with developmer
in hillside areas.
The city may make in-kind contributions to onloffsite improvements to lower the cost and pass it c
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 birds ai
other unique flora and fauna. Preservation of these habitats is a key goal in land decisions by the Ci
Sensitive wetland and riparian habitat may also significantly impact development.
MITIGATING OPPORTUNITIES
qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance calls
The City currently bas several sensitive habitats. These include three lagoons, Buena Vista, Ag
Hedionda, and Batiquitos. In addition, the City has several watercourses and accompanying ripari
habitat. These lands are part of acreage that are adjacent to or within lands that have the potential
be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This does n
affect the net developable acreage as indicated in the Vacant Land Inventory which removes this acreal
as constrained lands. Preserving this habitat is essential to other land use and quality goals the City hi
set. Opportunities to preserve these natural settings as identified through environmental assessmen
and other means, may be enhanced by providing density credits on developable residential acreage (
these sites if the increase in density would achieve a housing element goal for low income housing neec
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CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal zc
areas. Development activities of significant impact must be approved by the California Coa!
Commission in addition to local approval processes. Often, to protect coastal resources signific
changes or reduction in residential unit yields or densities are required for project approval. Tht
requirements may significantly affect production of lower income units in coastal zone areas. Cadst
has additional regulatory policies to preserve agriculture ,and scenic resources contained in its La
Coastal Plans approved by the State.
Until this revision of the Housing Element, the City of Carlsbad had mistakenty believed itself to be exer
from portions of Government Code Section 65588 and 65590 (collection of Coastal Zone housing dat
pursuant to Public Resource Code, Division 20 Section 3051 9.1. The City now understands that it mi
fully implement these Governmental Code Sections. Specifically, the City must collect and report Coa
Zone housing data including, but not limited to, the following:
1)
2)
The number of new housing units approved for construction within the coastal zone a1
January 1, 1982.
The number of housing units for persons and families of low or moderate income,
defined in Section 50093 of the Health and Safety Code, required to be provided in n
housing developments within the coastal zone or within three miles of the coastal ZOI
The number of existing residential dwelling units occupied by persons and families or I
or moderate income that have been authorized to be demolished or converted sir
January 1, 1982 in the coastal zone pursuant to Section 65590 of the Government Ca
The number of residential dwelling units occupied by persons and families of low
moderate income, as defined in Section 50093 of the Health and Safety Code, that hz
been required for replacement or authorized to be converted or demolished as identifi
in paragraph 3). The location of the replacement units, either onsite, elsewhere within t
within the locality’s jurisdiction, shall be designated in the review.
3)
4)
locality’s jurisdiction within the coastal zone, or within three miles of the coastal zo
After researching the matter, the City believes that it is not now possible to recapture the data
particular, regarding affordability) from previous years. It is possible to conclude that due to the recc
adoption and implementation of the Growth Management Ordinance, only a few housing units have be
constructed within the coastal zone in the recent years. In addition, we believe that very few (if ar
affordable housing units within the coastal zone have been demolished or converted since 191
Realizing our responsibility, the City will henceforth monitor and record data on housing units construct€
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 provision
development as some plans do, opportunities using density bonus ordinances would be utilized in coas
zone development. Currently most of the City’s existing low income housing stock is within the Cita
coastal zone. Preservation and rehabilitation programs may be mandated and implemented througt 1 tt
program. The city will also implement an inclusionary housing program for all master or specific plannc
communities, several of these communities are located in the coastal zone, there will be significa
contributions to the low income housing stock in the coastal areas through this program. Map C depic
the City’s coastal zones.
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GONSTRAINTS; AGRICULTURE LANDlWlLLlAMSON ACT
The City of Carlsbad has a large amount of agricultural land (400 acres) currently thaz is under tt
Williamson Act, which is designed to preserve longer term agricultural land for that use. me City’s polic
is that agriculture will not be a long-term land use for the city and will eventually be phased out. The:
areas have not been designated for future use as residential as it is primarily in areas not planned fi
residential development such as steep hillsides and airport impact zones.
MITIGATING OPPORTUNITIES:
The ultimate use for all agricultural land including lands under the Williamson Act will most likely t
determined on the physical constraints and the market conditions at that time. Much of the land und
long-term agricultural preservation is not suitable for future residential development as there may t
significant land use, i.e., airport, environmental, coastal constraints. These constraints may incluc
topography and the City’s Growth management caps which limits the amount of total residential units
build out.
109
BOUNDARY MA[
LCP SEGMENT
~MELLO I
~MELLO 11 u AGUA HEDIONDA 1 EAST BATIQUITOS LAGOONlHUNT 8 WEST EATlQUlTOS LAGOON/SAMMIS a REDEVELOPMENT AREA
City of Carlshd
0 0
CONSTRAINTS! AIRPORT LAND USE PLAN
Carlsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the St8
of California enacted a law requiring the formation of an Airport Land Use Commission in each courr
containing a public airport. Among the duties of this Commission is the formulation of a Comprehensk
Land Use Plan (CLUP). In San Diego County the San Diego County of Govemments(SANDAG) has bee
designated as the Airport Land Use Commission. In 1974 the original Land Use Plan for the McClellar
Palomar Airport was adopted and in 1986 a revised plan was adopted. The plan was adopted to assi
in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport. l7
plan contains the Airport's Influence Area, projected noise contours, deaf zone, flight activii zone, lar
use compatibility matrix and recommendations. The significant restrictions to housing and residenti
development are within the flight activity zone and within certain projected noise contour levels. The flig
activity zone contains areas restricted from certain uses due to crash hazards. The projected noi!
contour levels are used to quantify noise impacts and to determine compatibility with land uses. Noi!
levels are quantified based on a descriptor of daily noise level, the communlty noise equivalent lev
(CNEL). The boundaries of these levels are defined as 'contours' and are depicted on the Airport Noi!
Contour Map, MAP 0.
The contour does not define a land area in which residential uses are unsuitable. Rather, the canto
identifies an area in which mitigation measures may have to be utilized to reduce the impact of aircfi
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 with
which the noise environment is not suitable for residential use.
M/T/GAT/NG OPPORTUNITIES:
The General Plan Land Use Map of the Land Use Element of the General Plan for the City of Carlsb:
shows the area around the McClellan-Palomar Airport as being industrial in nature, with some agricultui
uses. There are no residentially zoned lands and the Land Use Map indicates future Industrial and Opc
Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation. The F
zoning district of the City's Zoning Ordinance allows multifamily residential development of up to 40 un
per acre providing it serves with or is built in conjunction with adjoining industrial development. AI
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 ser
transient commercial housing structures such.as Single Room Occupancy Hotels. Transient Shelters a
also allowed in Industrial areas with a conditional use permit.
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VACANT LAND INVENTORY
The City of Carlsbad has a substantial amount of vacant and developable residential land. This vacai
land is itemized by General Plan land use category in Table 53.
Carlsbad has approximately 6621 acres of residentially designated land currently undeveloped (
underdeveloped remaining in the city. Of this total remaining unconstrained residential acreag
approximately 94 percent has a density of 6 units an acre and under. Of the remaining 6 percent, 35
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 by tt
general plan and growth control point is indicated below.
TABLE 52
AcreageNnIt Yield
acres have medium high density of under 12 units per acre and 60 acres, or one percent, of tt
ACRES General Plan Density (Growth Control Point) ESTIMATED YIELD
OF UNITS.
1391.14 Residential Low (1.0) 1391
3431.35 Residential Low Medium (3.2) 10980
1347.69 Residential Medium (6.0) 8086
390.42 Residential Medium High (1 5) 4489
59.91 Residential High (19.0) 1138
6620.51 26084
The above-noted undeveloped residential acreage total (6,620.51 acres), is not completely accuri
Management Zones 1-6 and 19 have not been entirely accounted for. Despite this, the remaining buildc
capacity of 26,084 dwelling units, as shown on Table 52, is very close to the estimated remaining Citywic
buildout capacity of 26,576 dwelling units. It is anticipated that additional acres of higher density land u
designations (RH and RMH) will result from the use of the surplus units located in the Citywide Exce
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-out
in-fill areas of the city. This area is predominantly in the Northwest Quadrant of the city. These are
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 par
of the city. This land is residentially zoned and designated for residential development in the General PI,
Land Use map.
The second level would be under-utilized land which contains parcels of land developed but not to th
highest density.
because all recent development approvals on previously vacant lands located within Local Faciliti
The third level would be land that would be transitional in nature, commercial or industrial land that coi
be utilized for mixed use or residential development.
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It is estimated that around 10 percent of the total developed acreage may fit into these categories. T
would add approximately 700 acres to the existing vacant land. A unit yield would be difficult to estima
given the more stringent development controls given to in-fill residential projects and the various densit
that this acreage would be comprised,
The remaining vacant land and its present densities indicate that the yield of units in the 3 highest den!
categories; RH, RMH and RM is sufficient to produce.enough multifamily housing to meet the specific
year goals. Lower density RL and RLM, are primarily single family densities and can be used to mi
of RH (residential high) densrty remaining in the vacant and undeveloped areas of the city. However,
discussed within the General Plan Densities portion of Section 111 of this document (page 82), there dc
exist in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zor
property within the City. In order to enable the development of affordable housing, the City is willins
accommodate General Plan Amendments as necessary to increase residential densities up to 29 d.u./
on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h). Th
is additional under-utilized higher density residential within the redevelopment and in-fill areas of the c
This acreage may accommodate additional units at this density range.
Under Growth Management guidelines the city may allocate 'unused' units, from prqects that have k
built under the Growth Management caps to special housing needs such as the need for lower-inco
units. General Plan amendments to increase densities for projects that meet this need, or, density bor provisions to increase the yield of units above the growth control point can be achieved using available 'bank' of unused units. An additional strategy would be to decrease the densrty in so
acreage designated in the medium residential density range and increase density in the medium higt
high range. This would increase the amount of acreage in the higher end of the density range neec
for multi-family housing and for special housing needs such as low-incomes housing. This stratm
increase density would not add units and would keep within the Growth Management caps but wo
reassign densities, if needed, to accommodate alternative housing types that need higher densities si
as apartments or town homes. One adverse effect to this strategy would be to reduce the availa
acreage for mid-density housing such as small lot subdivisions that typically are needed for moder;
income housing.
The following maps show the remaining units to be built in each quadrant of the city. Map C shows
status of the Local Facilities Management zones. The status for each zone is important as it determii
how much acreage is available for development with appropriate facilities. Within the 5 year time fra
for this housing element (1 991 -1 996) 22 of the 25 zones will be available for development. The remain
three zones may be available, but at this time no zone plan for facilities have been adopted.
moderate and upper income category housing goals. The inventory does point out a diminishing am0
114
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ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carbbad through the introduction of a new housing goal in creating a better jobs housir
balance for the city, has instituted a strategy to encourage increased energy conservation throu!
reducing distance between housing and employment. A secondary benefit is the reduction of vehicul
emissions and improved air quality.
By reducing potential future commute time and distance for residents, conservation of energy particulai
oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto emissions i:
less commuting to work will occur. Encouragement of future housing in proximity to existing and futui
transit and rail centers will be encouraged to reduce driving.
The city will continue the enforcement in Engineering and Building plancheck of the State Tile 2
guidelines which include energy efficiency standards for new development. Additional use of enerl
saving appliances especially those built-in to new housing will be encouraged. The City will require i
lower-income projects that utilize City assistance or subsidy to be provided with energy efficie
appliances.
Through cooperative efforts with local utilities, the City will encourage retro-fitting existing housing stoc
with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has reguiations in its subdivisions that require where possible that futur
subdivisions take advantage of solar orientation to reduce heating and cooling costs.
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1 I COMMUNITY PROFILE
1
PART 1. NEEDS ASSESSMENT
PART 2. MARKET AND INVENTORY CONDITIO
I
W e
CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
SECTION I- COMMUNITY PROFILE
PART 1. NEEDS ASSESSMENT
This part summarizes available data on the most significant current housing needs of very low income, other low income and
moderate income families and projects those needs over the five year CHAS period, October 1, 1991 to September 30, 1996. This part also summarizes the most significant current supportive housing needs of homeless persons and others with special needs
A. Housing Assistance Needs
1. Current estimates. Table lA, "Housing Assistance Nee of Low and Moderate Income Households@@, provides 1990 Census data, updated October 1, 1991, for the City of
Carlsbad on housing needs of households of very low
income (0 to 50 percent of county median income) and other low income (51 to 80 percent of county median income). The data is further analyzed by household characteristics (elderly, small and large family non-
Using this information, 51 percent (4,858 households)
of the total number of renter households in the City Carlsbad are low income. Of this total, 3,104 households are very low income and 1,754 are other lo1 income. A significant number of these households are experiencing cost burdens in terms of housing costs. (
the low income households, 72 percent (3,509
households) are small family households (two to four
related persons).
According to the 1990 Census, of all renter household:
841 or 8.9% live in overcrowded conditions. This percentage applied to low income renter households would result in 432 households. Overcrowded is define( as a housing unit containing more than 1.01 person pel
bedroom.
The City Housing Authority estimates the number of 101
income households that meet Federal preferences for
priority admission to rental assists?ce programs is 7( percent. Preference households include unassisted ver! low income renter households who pay more than half 01 their income for rent, those living in seriously substandard housing (including homeless people), or those households that have been involuntarily
displaced.
elderly).
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4
There are 390 households currently receiving hausing
assistance through HUD-administered programs includinG Section 8 vouchers/certificates. An additional 297 arc
assisted through non-federally assisted housing programs such as mortgage revenue bonds, city senior ordinance and density bonuses.
The housing needs of the elderly and persons with
disabilities not requiring supportive services requirt
architectural design features that accommodate physic; disabilities, access to health care, grocery
stores/pharmacies, and a convenient, economical means
of transportation. Location, planning and design of
these facilities should facilitate social communicatic
and independence.
2. Five-vear projections. During the next five years as 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 income and 1,066 are low income housing units. In accordance with state law, regional share identifies the need foi new housing units by jurisdiction and distributes thaii need to all income groups: very low whose income does not exceed 50 percent of regional median, low whose income is between 50 percent and 80 percent of region; median, moderate whose income is between 80 and 120 percent of regional median and above moderate whose income exceeds 120 percent of regional median.
Foreseeable changes in housing needs that may result
from those employed or expected to be employed in the 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 in tl City's total regional share of 6,273 housing units fo the time frame of this CHAS.
As calculated by SANDAG, the City of Carlsbad is expected to assist 1,125 lower income households duri the next five years as part of its fair share. Fair
share calculations utilize both the existing need and the projected need based on growth. Housing units for
lower income families, built to meet regional share goals, are but one means of meeting fair share goals,
B. Supportive Housing Needs of Homeless Persons
1. Current estimates. Table lB, "Homeless Population - Totals", provides 1990 Census data on the homeless in
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the City of Carlsbad, It shows a total count of 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 1,600
sleep in emergency shelters.
The Regional Task Force on Homeless estimates that families account for approximately 33 percent of the homeless population in the region. These families ten to be resident homeless families or transient, intact
families headed by a single parent, usually the femal
The homeless youth population includes both runaway a
throwaway youth. Regionally, urban homeless youth
account for approximately 25 percent of all homeless. Many of these youths, about 20 percent of the 25
percent, are within the family units described above.
The balance, about 6 percent of the 25 percent, are 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 men are veterans. About 25 percent of the single adults a
female and 5 percent are elderly.
It is estimated that 33 percent of the single-homeles,
adult population suffer from severe and persistent mental illness. Evidence indicates that up to 50
percent of the County's homeless adult population may be active substance abusers. Data is currently
unavailable regarding racial/ethnic status of homelesj special needs by family type, and special needs by
sheltered and unsheltered status, as noted in Table 1( Special Needs.
The rural homeless are generally farmworkers and othei day laborers, many of whom became legal residents aft6
the passage of the Immigration Reform and Control Act of 1986 (IRCA). The majority (95 percent) of these arc males living alone, although families are beginning tc
join them. The single workers live frugally so that
they can send money to their families in their native countries. They need safe and sanitary housing, which could be a congregate living arrangement. The growing
number of families need family housing.
The facility and service needs of homeless families ar individuals are many and varied. These needs include emergency shelter, transitional housing, social
10
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6
services (i.e., job counseling/training), mental healtl
services and yeneral health services. Existiny service
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 an drug abusers, victims of domestic violence and runaway and throwaway youth are group specific. Mentally ill homeless persons require housing supported by mental
health care and counseling. Alcohol and drug abusers require treatment facilities and programs and medical and social support. Victims of domestic violence need
shelter ar4 social services, related to making the transitior, to independent living. Runaway and rejected youths required shelter and counseling and social services related to reintegrating them with their families or enabling them to live independently. For those homeless who are dually diagnosed (i.e., mental1 ill and substance-abuser), special treatment programs are needed.
The County Department of Health Services is participating in two projects directed at assisting mentally ill homeless persons:
a. Stewart B. McKinney/MIMH Homeless Research Demonstration Project: A three year research demonstration project targeting severely and persistently mentally ill homeless persons.
four conditions involving case management service combined with various housing options.
Participants (360) are randomly assigned to one c
b. Collaborative Transitional Housina Project: A transitional, supported housing project' for homeless persons managing severe and persistent
mental illness and alcohol and/or drug abuse problems.
2. At-risk Dopulation. The "at-risk" population are low income families and individuals who, upon loss of employment, would lose their housing and end up residing in shelters or being homeless. Lower income families, especially those that earn less than 30 percent of the regional median income, are at risk of becoming homeless. These families generally are experiencing a cost burden of paying more than 30
severe cost burden of paying more than 50 percent of
their income for housing. Based on regional percentag
reported in the 1987 American Housing Survey, there a an estimated 1,427 low income renter households payin more than 50 percent of their income on housing in th
percent of their income for housing or more likely, a
I1
e rn
City of Carlsbad. These households are at risk of becoming homeless.
But it is not only the very low income households whi are at risk. According to Lomas Mortgage USA, San Die is the second least affordable city in the nation for housing. Sudden unemployment in a two-income family c precipitate homelessness because there is no lower cc
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 who
are in imminent danger of residing in shelters or bei
unsheltered because they lack access to permanent
housing and do not have an adequate support network,
such as parental family or relatives into whose homes
they could temporarily reside. These individuals,
especially those being released from penal, mental or
substance abuse facilities, require social services that help them make the transition back into society and remain off the streets. Needed services include counseling, rental assistance and job training/assistance.
Supportive Housing Needs for Others with Special Need
1. Current estimates. The following information was
c.
gathered from a variety of sources. It is typically regional in scope due to the lack of
more specific local data.
a. Elderlv and frail elderlv. Table 1A provide,
1990 Census data for the City on elderly
households. It shows that there are approximately 966 low income elderly renter
households. Based on regional percentages, 4 percent of low income elderly renter households are estimated to pay more than 51
percent of their income for housing. The health and social needs of these elderly arc significantly impacted when so much of theii limited resources goes to housing.
According to the San Diego County Area Agenc on Aging, the population over 65 years of ac
has four main concerns:
(1) Income - people over 65 are usually retired and living on a fixed income
which is typically half that of those
under 65.
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4
(2) Health Care - because the elderly have higher rate of illness, easy access to health care facilities is crucial.
(3) Transportation - many seniors utilize public transportation. However, 13.8 percent of individuals age 65+ have a
necessitates the use of other modes of
transportation.
public transportation disability which
(4) Housing - of those over 65 years of age
40 percent rent and 25 percent live
alone (county-wide figure).
These characteristics indicate the need for smaller, low cost housing units which have easy access to public transportation and health care facilities. These factors shoulc guide the development of new housing for lot income elderly households.
The housing needs of the elderly include supportive housing, such as intermediate cai facilities, group homes, Single Room
Occupancy (SRO) housing and other housing that includes a planned service component.
Needed services include personal care, housekeeping, meals, personal emergency response and transportation. A social workei should assist the elderly returning to the community from a health care institution.
Supportive services for households of the elderly and frail elderly are provided, in part, by the Area Agency on Aging (AAA) in San Diego County. The major goals of AAA arc to secure maximum independence for the elderly, to prevent unnecessary institutionalization, to reduce isolation ai
loneliness, to improve health and well beinc
to assist the vulnerable or frail elderly,
and to ensure quality of life in long-term
facilities,
The AAA services include meals at senior
centers, meals to homebound seniors, legal
assistance, in-home support adult day care,
transportation, and part-time employment. These are made available through contracts
with service providers. The AAA also offers
services through an Information and Referra
Program and a Long-Term Care Ombudsman
Program. Case management services include a
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Multi-purpose Senior Services Program, the
Linkages Program, a Management and Assessme
of becia1 and Health needs program, and an AIDS Waiver Program.
b. Persons with Physical disabilities. Based o
the SANDAG factor of 7 percent of the total
population having a disability, it is estimated that there are 2,500 households
with a physical disability in the City of
Carlsbad. This segment of the population is increasing due to lower death rates and higher longevity rates resulting from advances in medicine. The special needs required for housing physically disabled indivicaals include not only affordability
but also special construction features to provide for access and use according to the
particular disability of the occupant. The location of housing for disabled people is also important because many such households need access to a variety of social services and to specialized disabled access faciliti throughout the County.
In addition to the housing needs of
physically disabled persons described above
meet the needs of the particular individual
A social worker should assist persons returning to the community from a health ca institution.
there should be support services designed t
c. Persons with mental illness.
The following section provides conservative
estimates of need based on the California
Department of Mental Health standard that o
to two percent of persons in the general
population suffer a serious mental illness.
There are an estimated 990 adults who suffe
from serious and persistent mental illness
Carlsbad, based on the City's 1990 Census
adult population of 49,499. Among persons w1 suffer from serious and persistent mental
illness, there is a substantial need for stable, decent housing.
The lack of access to this basic need often
leads to mentally ill persons being homeles
near-homeless, or living in unstable and/or substandard housing situations. It is estimated by the Regional Task Force on the Homeless that one-third of persons who are
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homeless also suffer from serious and persistent mental illness. An estimated 50
have substance abuse problems.
The major barrier to stable, decent housing for the seriously mentally ill is the availability of affordable housing. A
substantial majority of persons in this population depend solely on Social Security Insurance payments of approximately $600 per month. Based on federal housing standards,
affordable rent payments would be slightly over $200. Relative to their income, few persons in this population can afford rental housing on the open market.
Of those persons living in the urban San
Diego County area who are being served by Sz
approximately 80 percent of clients have an
annual income of $12,000 or less - an incomc
somewhat below the $13,600 maximum annual
gross income for the Section 8 program.
d. Persons with develoomental disabilities. Arc
Board XIII, the advocacy organization for developmentally disabled persons in San Die( County, states that 25,450 to 54,620 developmentally disabled persons reside in San Diego County. Historically, housing for developmentally disabled persons in group homes is cited in the Annual Program Development Fund Needs Assessment.
However, the Department of Developmental Services in Sacramento reports, in its rece
study, that there are 25,450 developmentall’ disabled adults in San Diego County.
The San Diego County Regional Center (SDCRC prepares a Resource Development Plan annual which is presented to the State Department Developmental Services. SDCRC’s philosophy that all developmentally-disabled adults zh are unable to live on their own should resi
in group homes with 6 or less persons. SDCR reports that in the past year there were at
least 49 developmentally disabled persons whose housing needs were left unmet for six
months.
percent of the homeless mentally ill also
Diego Mental Health Services (SDMHS) I
e. Persons with HIV infection and with AIDS. ‘I following provides a rough estimate of
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current and future housing assistance needs for persons living in San Diego County with the HIV infection, and with AIDS. These estimates are based on assumptions rather
regarded as a **best guess" given current
knowledge, particularly when they are broke down into small numbers by individual jurisdictions.
Most available HIV/AIDS planning documents have not attempted to estimate or project housing needs. Several reports, however, ha
estimated that 5 percent of all people with
HIV infection may need 90 days temporary
shelter during the course of a year, and th<
5 percent of persons with AIDS need group home or long-term residential placement of 1 to 12 months. (The numerical data in this section was obtained from the Office of AID!
Coordination, Department of Health Services, County of San Diego.)
County-wide Estimate. It is estimated that there are nearly 30,000 persons with HIV
infection in San Diego County. Five percent of that total would indicate that 1,450 to
1,500 people with HIV infection will need 9( days of temporary shelter during 1991, that is 130,000 to 135,000 bed-days or a daily average of 350 to 370 beds. This number woul still be within the expected range for 1992- 1995.
To estimate the number of people living witt AIDS in the County of San Diego, figures arE
extrapolated from the State projections for
1991 and 1992. These assume a similar growtt
in numbers of persons living with AIDS
than solid data. The figures should be
through 1995.
Estimates by Specific Jurisdictions. The on1 basis to estimate distribution of HIV
infection and/or AIDS by jurisdiction within the County is through zip code analysis of a individual's place of residence at the time
of their diagnosis. Assumptions must be made that this distribution does not change over time, and that HIV infection is distributed in the same proportions as AIDS case
reporting.
The percentage of cumulative case reporting
in the City of Carlsbad, as a percentage of
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the regional ketal, is -9 percent. This translates to 20 cases when applied to the County case total of 2,211. This proportion
of the County-wide estimates is also applicable in terms of 90-day shelter and long-term housing needs for 1991. Long-term housing need estimates for those with HIV should be increased 33 percent annually through 1995.
f. Foster Children. The County Foster Care Program is financed by the State of
California. Under this program, a licensed family may receive $350 - $500 a month for each foster child. The average number of monthly placements of foster children rose t
6,283 in 1989-90 from 2,781 placements in
1984-85, an increase of 126 percent. There are currently 6,283 children in foster care. (The numerical data in this section was obtained from the Office of Child Services, Department of Health Services, County of Sar Diego. )
Inadequate housing for families seeking foster care placement is not significant. TI
housing needs of foster children are greates when the foster child reaches the age of 18 years and no longer qualifies for State- funded foster care. It is estimated that ont
third of those currently in foster care wil: become homeless when they reach the age of : years.
According to the Child Services Division of the County of San Diego Health Services Department, rental assistance is the best wi to prevent homelessness among foster care children reaching the age of 18 years. However, given the limited funding and constraints involved with federally-funded rental assistance programs, it is not
currently possible to target federal rental assistance to this population.
g. Families ParticiPatinq in Self-sufficiency Prosram. The City Housing Authority (CHA) does not yet have an estimate of the number
Section 8 Rental Assistance Program waiting list which would be eligible to participate
in a Housing Authority Self-sufficiency program. However, by the end of fiscal year
1992, we anticipate that we will complete o
of households currently on the federal
17
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analysis and have a better understanding oj the federal legislation which mandates the %elf-suf f iciency" program to begin in 199:
The City has requested a copy of the ttself- sufficiency program" legislation from the
U.S. Department of Housing and Urban Development. Upon completing our review of
that legislation, the City will have a mort
complete understanding of the required program and be able to determine which of t applicants on our waiting list would be
eligible to participate in the program.
18
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23
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U.S. bprflmnt of HOUrlng md Urban D.vekpmenl 0%- et Cammunlty Phnnlng and bmcopnont
Comprehenave Housing Affordability Strategy (ck
GHAS Tables 18 & IC
Homeless Population
6. Othrr(roafv)
* lnSiu0 rrmlrlra wrpl hwd of hwuhdd Q apw hcnng rn dvnarnaoa brM
mrm nuw:
24
0
U.S. bpartnwnt of Hourlng and Urban Dev~kprnont Ornu of Community Pluming and tknlopmont
0 cHAS Tables 1 B & 1C
Homeless Population Comprehensive Housing Affordability Strategy (CH
6. Othor(.pohl)
Indub 1mJm wllh kwd of twsahdd or rpouw hnnO Br, dwnomsba bird
bnn Hub
25
0 e
U.S. 0.p.nmml 01 Housing 8nd Urbrn D.v@lopmonr CHAS Tables 1 B & 1C
Homeless Population
060 01 Cammunlry Planning and bcrlopnarn
Comprehensive Housing Affordaklity Strategy (c
6. Othrr(rcrotr)
i-6 ImJm WIPI hod of ReuWwM or rpuw hvng h. &waaansDQ bold
bnn HUM(
26
0
U.S. 0.p.ftmont of Houdng md Urbon bvolopmon~ Ornu of Commmny Planning and bncpmont
0 CHAS Tables 1B & 1c
Homeless Population Comprehensive Housing Affordability Strategy (CH,
~nd~a famimi WM h~d of m or ,parom tmmg 6r ctwaarnrtss L~W
lorn HUM
27
0 w
U.S. bpanmonl of Hourlog and Urban D~vobprnont
WIU 01 Community PI.nntng and bnmpnont CHAS Tables 1 B & 1 C
Homeless Population Comprehensive Housing Aff ordability Strategy (C
6. Othrr(awatr)
Ifdud f&nJlma wm hwd of tmJ8dad Q rparw hmng h. &amam$- hmd
brm nu04
28
a e
Shelters for the Homeless
in San Diego County
program Type Bed Spaces
Central Region
Cam de Paz cO8e-MOMged 30
Casa Nuestrr Night Shelter 14
catholic Charities - House of Rachel Tramitiod 11
CWSS - Project Safehouse CaseManaged 9
Dust off Trnnaitional 18
Emmanuel House Night Shelter 8
Emmanuel Houw Night Shelter 15 * u3S - Capri Hotel Tmnsitiond 8
ECS - Julian’a Anchorage Trasitiod 15
JXS - Transitional HWSh Program Tranritiod 14
Forgotten in America CaeMomged 5 ** ISN - PBL J01h Ca~Muuged(Oct-May) 12
ISN - Pt. LO- CamMomged@ec-Mu) 12
ISN - College Area CaeMomgd(NovJan) 12
ISN - Clairemont Cae~anaged(Nov-~) 12
ISN - Noah Park CaseMuugedQan-Mar) 12
ISN - S~hut CalaMamged(Feb-Mar) 12
ISN - Wings Transitional 20
Son Diego Co. Mental Health Svcs Caso-Mlmrggcd 34
St. Vincent de Paul - Maher Center Night Shelter 160 *** SVDP - Transitional Housing Program CamManaged 110
SVDP - Transitional Housing Program CaseManaged 45
SVDP - Joshua House (AIDS Clients) Tmitiod 8
Salvation Army CamManaged 60
Salvation Army CaeManaged 45
St. Vincent de Paul - Emerg. Shelter CaraMuuged 165
San Diego Rescue Mission Night Shelter 114
San Diego Rescue Mission Case-Managed 135
**** SDYCS - The Bridge CnsaManaged 6
SDYCS - The Gatehouse CaeManaged 6
SDYCS - The Storefront Ca-Managed 15
SDYCS - Southeast Emergency Qtrs. Casdvlanaged 23
Serenity House Transitional 21
United Stated Mission Night Shelter 35
YWCA - Women in Transition Transitional 14
Total (including 72 ISN seasonal spaces)
ECS = Episcopal Community Services
ISN = Interfaith Shelter Network
SVDP = St. Vincent de Paul
SDYCS = San Diego Youth Community Services
1235
* ** *** ****
29
0
Shelters for the Homeless
in San Diego County
program 15pe Bed Spaces
East county
ISN CaaeMinagd(Feb-May) 12
Halcyon Center Caae-hdanaged 12
SUI Diego Youth Involvement Ca.aMuyged 23 ** VOA - East County Emerg. Shelter CaiieManaged 19
Total (including 12 ISN SUSOM~ spaces) 66
North County Inland
* ISN CaaaManoged(Nov-May) 12
Noah County Intsrf.th COund CaIbMaMged 10
St. Clare’s Home Transitiorui 60 *** NCE Fimily Shelter * Camhfamged 14
Total (including 12 ISN S~~SOM~ spaces) 126
The EYE - Hidden Valley House Crhir:Tnnaitionrl 30
North County Coastal
Caaa de Ampam Case-Managed 26
Catholic Charities - Qood Samaritan CamManaged 12
Community Reswrce Center Night Shelter 8
* ISN - Oceanside Carlabad CaaaManaged(Nov-Feb) 12 * ISN - San Dieguito Case-Managed(Jan-Mar) 12
Women’s Resource Center CaaaManaged 22
North County Chaplaincy Night Shelter 13
House of Martha and Mary Case&fanaged 6
YMCA - Project Oz Case-Managed 6
Total (including 24 ISN SWSOM~ spaces) 117
County-wide Total (including 120 ISN S~~SOM~ spaces and excluding inclement weather shelters) 1544
* ** ***
VOA = Volunteers of America
NCIC = Noah County Interface Council
ISN = Interfaith Shelter Network
30
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PART 2. WET AND INVENTORY CONDITIONS
Thi8 part bummarizes local housing market and inventory
characteristics, including trends in population, household
formation and housing, as well a8 information on the assisted
housing and public housing stock. It also summarizes the
persons with special needs.
A. Housing Conditions
facilities and services available for homeless persons and otheI
1. Population and Minority Data. Table 2A, llPopulation an
Minority Date," provides 1990 U.S. Census data for the City of Carlsbad on the total population, and the numbers classified as White (Non-Hispanic), Black (Nor Hispanic), Hispanic (all races), Native American (Non-
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 82
percent are White, 1 percent is Black, 14 percent are
Hispanic, less than 1 percent are Native American, and
3 percent are Asian/Pacific Islanders and Other. Of tt
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 decreased from 83 to 82 percent. Hispanics increase, from 13 to
14 percent for the same time period. Asian/Pacific Islanders and Other, Blacks and Native Americans remained relatively constant as percentages of total population.
a. Concentrations of low income households. For
total 1990 population, 2 percent or 1,332 persons live
purposes of this CHAS, a concentration of low income households is defined as a census tract where the number of low income households, as a percent of all households, exceeds the regional average of 38.4 percent. A high concentration is
income households, as a percent of all household: equals or exceeds double the regional average or
76.8 percent.
Household income information is not yet available from the 1990 Census. Therefore, 1990 Source Poi] income estimates were used to arrive at current
estimates of concentrations of low income
households. These are based on 1980 census tract,
defined as a census tract where the number of lo\
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A small number of census tracts overlap with neighboring jurisdictions.
There are three low income concentrated census tracts in the City (179, 180, 200.05). There are no (0) high concentrated low income census tract
b. Concentrations of racial/ethnic minority
households. For purposes of this CHAS, a concentration is defined as a census tract that has a higher percentage of minority population
than the regional average. A moderate
concentration is defined as a census tract havin more than one and one-half times the regional average of minority population. A severe
concentration is defined as a census tract havin
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), 7.4 percent Asian/Pacific Islander (Non-Hispanic), . percent Native American (Non-Hispanic), .1 perce
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,Ii
provides data for the City of Carlsbad on the total number of year-round housing units by occupancy statu 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 which
percent are occupied and 8 percent are vacant. Of the
25,902 occupied units, 9,791, or 39 percent, are rentc occupied. The remainder, 16,111, or 61 percent, are
owner occupied units. Of the 2,331 vacant units, 772
are available for rent and 417 are available for sale
Of the total housing stock which is either occupied 01 available for rent or sale, 972 units are "needing
rehabilitationit and 186 units are classified as Itnot rehabbable". The City uses Section 8 Housing Quality
Standards as the basis for determining qualification for Itneeding rehabilitationii or "not rehabbable. It
Demand for all housing units, as measured by vacancy
rates, varies by community. According to SANDAG, the vacancy rate (April, 1990) for the City was 8.2 percent, thus indicating a renter's market.
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Sianificant Market and Inventorv Conditions. According to Dataquick, the median resale housing price for a single family detached house in the San Diego Region i
June, 1991 was $183,006. The median resale price for a
single family detached house for the City of Carlsbad
was $262,000 for the same month. The California Association of Realtors estimates that only 21 percent of all households in the San Diego region could afford to buy the median priced home in 1990.
The renter affordability gap, as defined by those low income renter households experiencing a cost burden 01 severe cost burden is 2,875 and 1,427 respectively (SE
"At Riskt9 population discussion in Part 1, B.2).
Potential constraints upon the maintenance, improvement, or development of housing is discussed ir two contexts: governmental and non-governmental.
Governmental constraints include Article 34 of the
California Constitution, land use controls, building codes, site improvements, development fees, and
be mitigated by the City through a variety of means,
including: designation of large amounts of land for a1 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 these costs tend to be determined at the regional, State an( National levels by a variety of private and public actors. Local jurisdictions, therefore, often have little influence or control over these cost constraints.
processing and permit procedures. These constraints cz
3. Assisted Housina Inventory. Table 2C, "Assisted Housii
Inventoryt8, provides data on housing stock by federal 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 assist( housing inventory through public housing demolition o
conversion to homeownership during the time frame of this CPEAS. 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 or voluntary termination of a federally assisted mortgaq
4. Use of Funds. The City's primary goal is to provide n
affordable housing units to low income households in
Carlsbad. Current and anticipated conditions related
33
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available land and market conditions indicate that available funds should be used for new construction a
acquisition of units to create a larger supply of affordable housing in Carlsbad. The City will discuss the use of funds in more detail in the remainder of
this CHAS,
B. Inventory of Facilities and Services for Homeless Persons
The narrative for this section is reflective of the homele facilities and services currently operating in the city of
Carlsbad. In addition, a listing of regionwide shelters is provided in this section.
1. Emersencv Shelters and Transitional Housinq Facilitie
a. YMCA of San Diego County, Human Development
Department operates 02-North Coast, an emergency shelter for runaway youth. They also provide counseling and foster home placement.
b. Caring Residents of Carlsbad and Catholic
Charities are currently working together to designate sites for future homeless and
transitional shelters in Carlsbad. They recently
received approval from the City to place a
farmworker shelter in the Northeast portion of Carlsbad. This project is funded in part with Community Development Block Grant funds.
2. Day Shelters, Sour, Kitchens and Other Facilities.
The City of Carlsbad currently has approximately nine
churches which work together to provide food, clothin1 emergency shelter and transportation to the homeless.
3. Voucher Prosrams.
See #2 above.
4. Social Service Prosrams for the Homeless.
See #2 above.
5. Homeless Prevention Prosrams and Services.
The City recently approved funding for a homeless prevention program to be provided by the Community
Resource Center. The organization intends to operate from an office located in Carlsbad. The program will
offer assistance to persons who are "near homeless" through coordination of available services and financial resources and counseling in such matters as financial management and family support.
34
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C. Inventory of Facilities and Services for Persons Other Special Needs
1. Elderly and Frail Elderly. A wide variety of facilitie and services are presently available to serve the elderly population. Facilities for the elderly include licensed long-term care facilities, intermediate care facilities, unassisted living facilities, and senior centers through both the public and private sectors.
Among services for the elderly are: adult day care,
basic needs and resources (help for those temporarily unable to help themselves), crime/victim and legal services, education services, employment and training, emergency services, financial aid and benefits, health
information, health services (in-patient and out-
health services, protective and placement services, substance abuse services, and transportation services. The majority of elderly in the City of Carlsbad have access to these programs which operate either in the City or in neighboring jurisdictions.
patient), housing services, in-home services, mental
2. Disabled Persons. A variety of facilities and services available to serve disabled persons:
a. Mentally Disabled. Regionwide, facilities for the mentally disabled include hospitals, medical
centers, outpatient clinics, mental health centers, counseling and treatment centers, socialization centers, residential facilities for children, crisis centers, and adolescent and adul day treatment offices.
Services available regionwide through the County Mental Health Services (SDMHS) and its contractir agencies include: screening and emergency, in- patient, partial day treatment, 24-hour residential treatment, out-patient, crisis, community support, probation, forensic, program review and development, case management, technic? and administrative, *tTotlinetl telephone counselir
(for parents of children up to five years of age)
homeless outreach, AB 3632 (mental health servicf
for children in special education) and volunteer services.
At present, there is a limited range of communit! based rehabilitative and supportive housing options for persons not in crisis who need livinc accommodations. Current SDMHS housing resources
for the region include the Supplemental Rate
supplemental services - 350 beds), Program (providing board and care with
35
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Longterm/Transitional Residential Pragram (group living with supportive services - 26 beds), and Semi-supervised Living Program (transitional living from the streets to group housing - 28 beds).
Additional resources outside the SDMHS system th are potentially available for referrals to Community Care Facilities (board and care) - approximately 1300 beds.
b. DeveloPmentallY Disabled. The San Diego Regional Center for the Developmentally Disabled is an information clearinghouse and provider of servic for developmentally disabled persons. It is responsible for providing diagnostic counseling and coordination services. Regional centers serv as a focal point within the community through
their families receive comprehensive services. T
San Diego Regional Center is responsible for providing preventive services, including genetic counseling to persons who have or may be at risk of having a child with a developmental disabilit They are also responsible for planning and developing services for persons with development disabilities to ensure that a full continuum of services is available.
Training and Education for Retarded Individuals, Inc. (TERI) is a private, nonprofit corporation created for the purpose of developing residentia education and recreational programs designed to serve individuals with developmental disabilitie
The United Cerebral Palsy Association of San Die County provides communication training, pre-
recreational activities for developmentally
disabled persons.
c. Physically Disabled Persons. The majority of the
which persons with developmental disabilities an
vocational testinq and traininq and social and
supportive services and housing assistance for
physically disabled person are provided through
non-profit organizations. A primary provider is the Community Service Center for the Disabled, Inc. (CSCD). CSCD services provide independence, dignity and access to physically-disabled person,
CSCD provides the following services:
Intake and Referral services are set up to
meet individual's needs and to seek appropriate services from CSCD or from othe:
36
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community agencies:
Personal Assistance helps disabled individuals to obtain personal care attendants or homemakers, thus enabling them to live independently in their homes;
Housing Referral assists individuals to
obtain accessible and/or appropriate housinc that meets their individual needs;
Benefits Cauaselhg helps disabled individuals apply for public benefits to which they may be entitled, such as
Supplemental Security Income (SSI), Medicarc and Medi-Cal;
Employment Services are provided through thc Job Club that focuses on pre-employment preparation skills;
community Living Program offers case management services to help individuals movc out of institutional environments;
Transition Project provides assistance to
young adults with disabilities moving from school setting to independent community living arranyements;
Peer Counseling furnishes services and opportunities for social contact and involv areas such as individual, marital, family a sexual counseling;
Transportation supplies limited service on fee basis for disabled individuals in need transportation to medical, employment or personal appointments;
Spoke Shop is a business enterprise which offers medical supplies and sales, service
and repair of durable medical equipment SUC
as wheelchairs;
Public Relations and Development provides public information to the community, manage
public relations events, produces fund development special projects, supervises volunteer coordination and membership recruitnent.
3. AIDS. Facilities, available regionally, include residential units for persons with AIDS of 5 units
37
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containing 50 beds, 6 hospices, 1 skilled nursing facility, 2 resource centers, and 11 health centerslclinics. Facilities serve AIDS patients
exclusively or in conjunction with other segments of
the population.
Services for persons with AIDS, funded by the County
San Diego Department of Health Services through Title
of the Comprehensive AIDS Resources Emergency (CARE) Act of 1990, include primary health care, mental heal
counseling, in-home care and treatment services,
dental, case management, recreation/social, outreach
and education and transportation services.
38
e
U.S. D.prrlrnonl of Hourlng md Urbrn D.velopmnt
Oma of Community Planning and Dorrsbpmmnt
0
CHAS Table 2A
population and Minority Data Comprehensive Housing Affordability Strategy (CHI
hlunr of JU~U~ICD~~(~) or Cswmum I Fm Yew hnw (a
* In clu de s " 0 t her "
km HUB
39
FY 92 m
Carlsbad
C-GW
1. Total Yorr-Round Housing
2 Total Occupied Unns
3 Rentrr Occupied Unns
4 Needing Rob&
5 Not Rehabbable
6
7. Needing Rehab
Not Rehabbobie 8.
9. Total Vacant Unns
10. For Rent
11. Needing Rehab
12 Not Rohabbabie
13 For Sale
14 Needing Rehab
15 Not RehabbaDio
16. Awaning Occupancy or Hold
17. Other
Ownrr Occupied Unns
October
3 or nl 2 b.aooms foul 0 or 1 nrnr
(A) (51 (C)
28,216
25,902
9,791
658
125
16,111
256
50
2,331
772
51
9
417
7
2
Um.dkncaa#r(rlW-
Carls b ad
Fm VI w (rn.lr ha
92 1""
October 1,
Fy.
'&7uW EM- Y Or (ma
6. FmHA
7. TrnamBased
8. Seam8
9 Olhe'StP~
1o.Hommrmw
Tenant Amlrtrna
Aul8tM-
0
390
390
0
0
a - CITY OF CARLSBAD
CENSUS TRACT MAP
- . .__ -.
CENSUS TRACT LOW/HQD. POP,
178.01 33.02%
178.03 22 .lo%
178.04
179.00 64.54%*
180.00 's 60.21%*
198 .OO 23 .a42
200.03 14.47%
* eligible L/M census tracts
42
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SECTION I1
FIVE YEAR STRATEGY
0 w
SECTION 11. FIVE YEAR STRATEGY
PART 3. STRATEGIES
This part states the City of Carlsbad's general plans and
priorities to be pursued over the five year period (1991-1996) t the CEIAS. It flows from the City of Carlsbad's overall analysis
of needs and market and inventory conditions, as described in
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 Policy Strateav
It is the general policy of the City of Carlsbad to assist low and very low income groups as a first priority through use of available Federal, State and local resources. In accordance with state law, a very low income household is one whose gross household income does not exceed 50 percenl 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 between 5(
and 80 percent of the median income for San Diego County.
The regional housing needs statement for San Diego reflect:
a greatly increased need for housing opportunities in the low and very low income ranges. The regional need statemenl
indicates that Carlsbad's share of low income housing shou:
be 40% of its new development within the next five years.
Due to the future growth of industrial, retail, office and
service jobs in Carlsbad, the demand for housing in these traditional lower-wage earner occupations will increase. TI regional housing needs statement indicates that the City of Carlsbad will need to provide 2,509 housing units over the next five years for low income (including 1,066 for very IC income) households.
B. PRIORITIES FOR ASSISTANCE
The City of Carlsbad has a significant need for constructic or creation of new housing units which are affordable to IC and very low income households. As stated previously, it i~ estimated that the City will need approximately 2500 units of new housing for low and very low income households over the next five years (1991-1996). Consequently, our first
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
priority for assistance will be construction or creation of
46
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total of at least 1400 units of new housing affordable to low and very low income households.
Where appropriate and consistent with federal regulations for the Community Development Block Grant Proqram and statt
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) substantii and moderate rehabilitation, 3) in-kind public improvement: and/or 4) provide rental or homebuyer assistance programs. The City will also fund public service agencies which provide programs related to and supporting physical
activities.
Outlined below are the programs to be financed by the City of Carlsbad during the next five years in an effort to provide low and very low income households with affordable housing. These priorities are based on the identified need for assistance among all subgroups of low and very low income persons and an assessment of the resources likely tc
be available during the five year period of this CHAS!
1. Develop new construction, provide substantial
1 community revitalization and/or housing development
rehabilitation and related infrastructure.
"New construction" refers to the acquisition of land
and the development of housing units, either single family or multi-family. f@Substantial rehabilitation** refers to the improvement of a property (housing unit in accordance with Section 8 Housing Quality Standard
The City will complete substantial rehabilitation whe necessary to provide housing to low and very low inco households that is decent, safe, sanitary and affordable. "Related infrastructure1! means street, underground water and sewer systems, drainage systems electrical supply lines, etc. needed to support a housing development.
Acquisition of facilities/housing units and maderate rehabilitation.
"Acquisition of facilities/housing unitsv1 refers to City participation in the purchase of existing housin
units, such as apartments, condominiums or townhomes, or other buildings suitable for temporary shelter. Th units purchased would provide affordable housing for moderate, low and very low income households (with particular emphasis on low and very low income households). "Moderate Rehabilitationf1 means rehabili tation involving a minimum expenditure of $1,000 per
unit to upgrade substandard units to a decent, safe a sanitary conditi0n.h compliance with the Housing
2.
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Quality Standards, or other standards acceptable to t
U.S. Department of Housing and Urban Development.
Provide rental aRd/or home buyer assistance.
ItRental assistancet@ may mean providing a tenant with
financial assistance (tenant-based) x restricting th rent Of a given rental unit to no more than 30 percen of gross income (project-based). A Ithome buyer
assistancett program may include counseling on various topics such as 1) family budget planning, 2) the home purchase market and 3) methods of financing a home. Also, the program may include various forms of financial assistance, perhaps in the form of interest subsidies.
3.
4. Provide support facilities AI services.
ttSupport facilities and servicest8 are defined as thosl facilities/services which either assist residents to obtain/maintain affordable housing in Carlsbad and/or provide temporary shelter for the homeless, near
homeless and/or migrant farmworkers.
Below is the narrative analysis of CHAS Table 3 "Priorities for Assistance Among Different Categories of Low and Very Low Incomc
Households With Needs For Assistancet@:
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 which 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 City's analysi: of its housing stock and market conditions, its analysis of the
relative housing needs of its low and very low income families and its assessment of the resources likely to be available over the five year period (1991-96) of this CHAS.
The various programs have been assigned priority numbers which reflect the City of Carlsbad's general assessment of its overall priorities for the next five years and the focus of its investment strategy. This priority assessment will serve as a
guide; the priorities may be amended as needed in coordination with the U.S. Department of Housing and Urban Development.
LOW INCOME ELDERLY RENTER HOUSEHOLDS
A low income elderly household is defined as: a one or two perso 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 ttgroup home"
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 group of households:
' amounts to $33,050 for a family of four.
Level 1 priority: develop new construction, substantial
rehabilitation, related infrastructure
Level 2 priority: provide moderate rehabilitation and/or acquisition of facilities/units
Level 3 priority: provide rental or homebuyer assistance and/or develop support facilities and services
There are approximately 652 very low income and 314 low income
elderly renter households in Carlsbad. It is estimated that 43
percent (415) of these very low and low income elderly renter households are paying more than 50 percent of their income for housing. The characteristics of persons over the age of 65 years of age indicate that they have a need for smaller, low cost housing units which provide easy access to public transportation and health care facilities. These factors will guide the development of new housing in Carlsbad for low income households 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 Carlsbac with a physical disability. The special needs required for housing physically disabled individuals include not only affordability but also special construction features to provide for access and use according to the particular disability of thc occupant.
LOW INCOME NON-ELDERLY, SMALL FAMILY RENTER HOUSEHOLD8
There are 2212 very low and 1,297 low income, small family (2-4 persons), renter households in Carlsbad; this represents 72 percent of the total number of low income renter households. It is estimated that 1,427 low income renter households pay more
than 50 percent of their income on housing in Carlsbad. Also, it is estimated that 8.9 percent of low income renter households ir Carlsbad live in overcrowded conditions.
The following program priorities have been set for this group 01 households:
Level 1 priority: Provide moderate rehabilitation and/or
Level 2 priority;
acquisition of units/facilities
Develop new construction, substantial
rehabilitation, related infrastructure
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Level 3 priority: Provide zmtal or homebuyer assistance and/or develop support facilities and 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. A second method for assisting this group is construction of new units, substantial rehabilitation and related infrastructure.
LOW INCOME NON-ELDERLY. LARGE FAMILY RENTER HOU8EHOLD8
There are approximately 240 very low and 143 low income non- elderly large (5 or more persons) renter households in the City
of Carlsbad; this represents an estimated 8 percent of the low
income renter households. Presently, their is a shortage of lar
(3 or more bedrooms) rental units in Carlsbad. Consequently, a
significant number of these large family households are living
overcrowded conditions. There is a need for new construction of
larger affordable rental units to provide housing assistance to
these households.
It is estimated that 1,427 low income renter households pay mor
that 50 percent of their income on housing costs.
The following program priorities have been set for this group o households:
Level 1 priority: develop new construction, substantial rehabilitation, related infrastructure
Level 2 priority: provide moderate rehabilitation and/or
Level 2 priority: provide rental or homebuyer assistance
acquisition of units/facilities
and develop support facilities and
services
New construction of larger, more affordable rental units appear: to be the best method for serving the needs of this low income household group because the market does not currently supply an adequate number of properly sized units for large families in Carlsbad. Large families currently approved for rental assistant payments through the City of Carlsbad's Section 8 program have i
difficult time locating an appropriately sized rental unit. The]
often must locate housing in another city to remain eligible foi the rental assistance.
The second most effective method for providing assistance to th. group of households is acquisition and rehabilitation of existi1 large rental units. At the same time, some form of affordable
rental rate guarantees will assist the City in maintaining the long term affordability of these rehabilitated units. The City
would also like to develop a first time homebuyer proyram to
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assist low income households in Itmoving out" of the rental marke
* and into a more permanent affordable @1home11 environment.
LOW INCOME HOMELESS PERSONS AND DOCUMENTED MIGRANT FARMWORKERS
According to the 1990 census, Carlsbad has approximately 941 homeless persons within the city limits. It is estimated that
families account for approximately 33 percent of this homeless population. These families tend to be resident homeless familie: or transient, intact families headed by a single parent, usual11 a female. Adults account for approximately 75 percent of the urban homeless; this category includes families and single adults. The majority of single adults are young males seeking employment. Approximately 40 percent of urban single-homeless ma are veterans, about 25 percent of the single adults are female 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 an( sanitary housing, which could be a congregate living arrangemenl
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 or
transitional facilities far homeless individuals and families.
The following program priorities have been set for this group 0: households:
Level 1 priority: develop support facilities and service:
Level 2 priority: provide for ,acquisition of housing uni'
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial
and moderate rehabilitation
rehabilitation and related infrastructure
To appropriately assist homeless families and individuals (including migrant farmworkers), the City must first address thi
social services, etc. Therefore, the first priority will be the development of adequate support facilities and services. The second priority is to move the homeless into permanent housing; the most effective method for providing permanent housing appea to be through acquisition of existing housing units and/or rent
assistance/guarantees. If acquisition of existing units is not feasible, the City will consider construction of new units to
most immediate needs for temporary shelter, food, clothing,
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create additional affordable housing opportunities for the homeless; this activity is given a level 3 priority. .
LOW INCOME E OMELESS WITH SPECIAL NEEDS
It is estimated that 33 percent of single homeless adults suffe from severe and persistent mental illness. Evidence indicates
that up to 50 percent of the homeless population may be active
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 of
households:
Level 1 priority: develop support facilities and service,
It appears that the most effective method for addressing the needs of homeless persons with special needs is to fund project: and/or agencies which provide the specialized services required to assist these households.
LOW INCOME "AT-RISK" HQUSEHOLDS
The l1at-riskl1 households are low income families and individual: who, upon loss of employment, would lose their housing and end I
especially those that earn less than 30 percent or less of the median income for San Diego County are especially at risk of becoming homeless. These households generally are experiencing i
cost burden of paying more than 50% of their income for housing,
The at-risk population also includes individuals who are in imminent danger of residing in shelters or being unsheltered because they lack access to permanent housing and do not have adequate support networks, such as a parental family or relativc
whose homes they could temporarily reside. These individual, especially those being released from penal, mental or substance 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 group ol households:
in shelters or homeless (on the street). Low income families,
Level 1 priority: develop support facilities and service:
Level 2 priority: provide rental assistance
Due to the fact that this group of households has very special
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immediate needs which can be best addressed through social
service agencies, it appears that the most effective method for
providing assistance to this group is through the funding of
support of facilities and services. After the basic needs have
been met, the City may then provide rental assistance as a ltcr is is management It too 1.
+
OTHER LOW INCOME HOUSEHOLDS WITH SPECIAL NEEDS
The "other households with special needs" category includes households with persons who are mentally ill, developmentally disabled, AIDS or HIV infection victims, foster children, and
families eligible to participate in an economic self-sufficienci
program.
The following program priorities have been set for this group of
households:
Level 1 priority: develop support facilities and services
Level 2 priority: provide rental assistance
Level 3 priority: develop new construction, substantial rehabilitation and related infrastructure and provide acquisition
of existing housing units and moderate
rehabilitation
The first priority for this group is to provide for their
immediate basic needs. The lack of access to basic needs often lead this group of households to be homeless, near homeless, or
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 maintai
a sense of independence. The second priority is to provide rents
assistance when needed to create access for this group to affordable housing. Our third priority is to provide additional 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 renter 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 %mall, lot
income renter household. The following program priorities have been set for group of households:
Level 1 priority: Provide moderate rehabilitation and/or acquisition of units/facilities
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Level 2 priority: Develop new construction, substantial
rehabilitation, related infrastructure
Level 3 priority: Provide rental or homebuyer assistance and/or develop support facilities and services
It appears that the quickest and least expensive method for
providing affordable housing to this group of households is through purchase of existing units and preservation by moderate
rehabilitation. The second most effective means to assisting th group is construction of new units, substantial rehabilitation
and related infrastructure.
EXISTING LOW INCOME HOMEOWNERS AND FIRST TIME LOW INCOME HOMEBU
At the time this strategy was developed, the City had no information on the specific needs of low income households who own their home. Therefore, for purposes of setting priorities f this group of households, we have assumed that the primary need of this group are 1) support facilities and services for low income households who may be in jeopardy of losing their homes;
2) rehabilitation for long-time homeowners; and, 3) homebuying assistance for households who would like to purchase a home for
established for this group of households:
Lona-Time Homeowners:
the first time. The following program priorities have been
Level 1 priority: Support Facilities and Services f long-time homeowners who may be i jeopardy of losing their home
Level 2 priority: Moderate Rehabilitation/Acquisiti for long-time homeowners with substandard units
Level 3 priority: Develop new construction, substantial rehabilitation, relat infrastructure
First-Time Homebuvers with and without children:
Level 1 priority: Providing first-time homebuyer assistance to qualifying low inco households
Level 1 priority: Develop new construction, substantial rehabilitation, relat infrastructure
Level 3 priority: Moderate Rehabilitation/Acquisiti
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Level 3 priority! Develop support facilities and services
For low income households who currently own their home, it is assumed, for purposes of this strategy, that their needs center around maintaining their home (in both structural and financial terms). Therefore, it appears that our primary focus for assistance to this group should be rehabilitation of substandard and/or near substandard housing units and financial counseling and/or management services (development of support services). Th objective of the City will be to assist homeowners to maintain
their existing homes. However, if an existing unit cannot be rehabilitated or the cost of the home is simply too expensive fc
assistance - to help the household locate a more affordable housing unit. Construction of new units for existing homebuyers
receives only a level 3 priority.
the household, the City will consider the provision of relocatic
For low income households (with or without children) who would
like to own their home, the'primary need is assumed to be
. financing. It is often difficult for low income households with no previous homeownership history to obtain financing to purchae a home. The City's primary form of assistance for this group of households will be a "first-time homebuyer assistance program."
As part of their Community Reinvestment Act requirements, the City will work with local financial institutions to develop a financing program for first-time low income homebuyers. Since there is also a shortage of housing units available which are affordable to low income homebuyers, the City will also give hi< priority to the new construction of housing units.
The City may consider, as a level 3 priority, the acquisition ar rehabilitation (if necessary) of existing condominiums, townhomt or single family homes for the purposes of tlresalell to low incon households. If the City identifies support facilities and services which can provide assistance to low income first-time
C. Governmental and Non-Governmental Constraints and
homebuyers, we will consider fundiny for them.
OpDortunities to Housins Development
This part explains the extent to which the costs or incentives I develop, maintain or improve affordable housing in the City of Carlsbad are affected by local or state public policies, as embodied in statutes, ordinances, regulations or administrative procedures and processes.
Although development constraints apply to all housing productioi they significantly impact housing that is affordable to low income households. Table 3A outlines the governmental and non- governmental llconstraints and mitigating opportunities1' which
have been identified by the City of Carlsbad as part of our Housing Element. These "constraints and mitigating opportunitiei are discussed in more detail in Itsection Three" of the Carlsbad
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Housing Element. This section is included in Appendix A to this . CHAS.
D. PROGRAMS. SERVICE8 AND BPECIAL INITIATIVE STRATEGIES
This part describes the programs and services to be provided, a: the special initiatives to be undertaken, to implement the City of Carlsbad's five year strategy to provide affordable housing for low and very low income households and supportive housing fc
homeless persons and other persons with special needs.
Due to the anticipated lack of adequate program funding, the Ci. of Carlsbad will, most likely, not be able to meet/address all t the needs of the groups/households identified within this five
year strategy section. However, every effort will be made to
provide housing assistance to as many low income persons
(including those with special needs and the homeless) as possib during the next five year period (1991-96). Highlighted below a: programs and activities which represent the strategy to be used by the City to address the specific affordable housing needs of
low and very low income households (including those with specia needs and the homeless) in Carlsbad:
PROGRAM #l AND #2:
TO INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH THE CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR
REHABILITATION OF EXISTING HOUSING UNITS.
Strategy Summary:
Acauisition and Rehabilitation: The City/Redevelopment Agency will acquire deteriorating and substandard rental housing from private owners, utilizing various local, state and federal funding sources for rehabilitation. Of the rental units acquire( for rehabilitation, approximately 20% will be set-aside for
households in the very low income range, The remaining 80% will be set-aside for households in the low and moderate income rang(
New Housins Development:
primarily achieved through private/publie sector partnership
efforts. The City will assist in the effort by 1) modifying cod< and standards which will reduce the cost of housing but retain quality design and architecture; 2) ensuring that there is
sufficient developable acreage in all residential densities to provide varied housing types for all economic ranges; 3) encouraging adaptive reuse of older commercial or industrial buildings for combined living/working spaces; 4) encouraging increased integration of housing with non-residential
development.
The City's new Inclusionary Housing requirement for Master Plan
New housing development will be
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communities and qualified subdivisions will place responsibility upon private developers to be part of the "affordable housing crisis" solution by building low income affordable units within all new housing developments.
The City has also assumed responsibility itself for producing/ creating at least 200 units of new housing over the next five years. Of the 200 new units, a minimum of 100 will be made
available to very low income households. At this time, the City expects to produce/create these new units by purchasing existing housing units and guaranteeing their long term affordability and/or direct participation in the construction of new very low
*
income affordable housing units a
Larqe Family Unit DeveloDment: In those developments where the City requires the developer to include 10 or more units of
affordable housing for low income households, at least 10 percen of the total units will be required to have 3 or more bedrooms.
Senior Housina Develooment: The City will study the feasibility of creating one or more low income senior housing projects in Carlsbad in an effort to provide 200 additional units of housing
for this group.
Inclusionarv Housins Requirement for Affordable Housina: The Cit will require that a minimum of 15 percent of all units approved for any master plan community, residential specific plan or qualified subdivision be affordable to low income households. If
it is economically not feasible to build the required units, the developer may be able to make an in-lieu contribution consisting
of funds, land or some other asset to the City for use in providing shelter to low income households. The City will conduc a study to determine the appropriate in-lieu contribution to be paid by developers who cannot, in fact, build the required units It is anticipated that approximately 1050 units of low income affordable units will be created through this inclusionary housing requirement.
Lower Income Housins Development Incentives: The City will develop a "density bonus ordinance" which will permit a minimum density bonus of 25 percent and one or more additional economic incentives or concessions in return for a developer guaranteeing that a minimum of 50 percent of the units for seniors or other special need households or 20 percent of the units for low incom households or 10 percent of the units for very low income
households. These units must remain affordable for a period of
not less than 30 years.
The City will also consider development standards for alternativ housing types, such as hotels, managed living units, homeless shelters and farm worker housing. The City will authorize alternative housing projects through a Conditional Use Permit or Special Use Permit.
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In addition, the City will review its development fees, schedul
' for fee payment and development permit process. The City will consider subsidizing the Public Facility Fees, and possible 0th
related development fees, as well as priority processing on applications for low income housing projects.
In-Kind Immovements: The City will contribute in-kind infrastructure improvements (i.e., street, sewer, etc.) to low income housing projects when necessary and/or appropriate to
ensure development.
Monitorina SDecial Housina Needs Priorities: The City will annually set priorities for its future low income and special
needs housing. Priority will be given to the housing needs for low income households (incl. handicapped, seniors, large family and very low income) in the guidance provided to the private sector for new housing construction and for the use of city funds .
Smaller Housins Development: The Planning Department will study the relationship between the size of houses, lot sizes, density and construction and development costs. The study will present findings together with recommendations on: I) minimum sizes for permitted substandard lots; 2) the appropriate floor areas for associated houses; and, 3) the applicability of providing dens; 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 be used to reduce the costs of producing housing affordable to lob
income households to be developed by the City or other parties.
Housins Trust Fund: The city will create a Housing Trust fund t facilitate the construction and rehabilitation of affordable housing for low income households.
Enersv Conservation: The City will promote energy and resource conservation in all new housing development.
ODen and Fair Housins Opportunities: The City will disseminate and provide information on fair housing laws and practices to t entire community, especially to tenants, property owners and other persons involved in the sale and/or rental of housing in
Carlsbad. The City will continue its program of referring fair 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 provided t 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 10k income housing in Carlsbad.
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PROGRAM P3:
TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDEN
INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW INCOME FAMILIES
AND INDIVIDUALS & TO PROMOTE HOMEOWNERSHIP OPPORTUNITIES.
Strategy 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 applying
for additional certificates/vouchers from the U.S. Department of
Housing and Urban Development.
First time Homebuver Prosrams: The City will encourage the development of new affordable housing units for first time homebuyers through a city-funded mortgage revenue bond program. This program will primarily focus on moderate income households. However, when feasible, low income households will also be assisted through this program.
Local Lendins Proarams: The City will work with local lenders ar
additional lending programs through local private and State and Federal Housing Programs for first-time homebuyers.
the local development community to secure funding and develop
PROGRAM #4:
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 HOMELESS MIGRANT WORKERS OR OTHER PERSONS WITH SPECIAL NEEDS.
Strategy Summary:
Farm Worker Shelter and Permanent Housins: The City will work with and assist local community groups, social welfare agencies, farmland owners and other interested parties to provide shelter for the identified permanent and migrant farm workers of Carlsbad,
Transitional Shelters and Assistance for the Homeless: The City will continue to facilitate the acquisition, for lease or sale,
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 funding for the acquisition, construction and management of these shelters. The City will provide Community Development Block Grar
funds to non-profit social service agencies that provide servicc
to the homeless and near homeless in Carlsbad and to an agency which will provide a 24-hour referral service for transient
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homeless individuals and families.
Other Housina Related Public Services: The City will provide funding, through its Community Development Block Grant Program, to public/social service agencies which provide housing-related assistance (i.e., shelter, food, clothes, transportation, etc.) to the homeless, near homeless, seniors, handicapped and/or 0th
special need households.
The City af Carlsbad will us8 available Lltate, Federal and Loca resources to fund the programs, services and special initiative strategies outlined above. Funding sources include, but not
limited to: 1) federal Community Development Block Grant funds;
2) federal Section 8 Rental Assistance funds; 3) Redevelopment
Agency 20% Set-Aside Tax Increment funds; 4) In-Lieu Fees, if
established by the City; 5) Mortgage Revenue and Housing Revenu
Bonds; 5) federal H.0.P.E and H.0.M.E funds; 6) Community
Reinvestment Act funds from local financial institutions; 7)
federal Emergency Shelter Grant Program funds; 8) federal and/o
state farmworker housing funds; and/or 9) other state and/or
federal programs for financing housing projects.
E. INSTITUTIONAL STRUCTURE:
This section will identify the institutional structure through
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 strategy
The public agency institutional structure established to carry out this affordable housing strategy includes departments of th local unit of government (City of Carlsbad), for-profit developers (private industry) and nonprofit organizations responsible for assisting various housing needs groups within t City of Carlsbad.
A. CITY OF CARLSBAD
The City of Carlsbad's Housing and Redevelopment, Planning/Community Development and Building Departments wi
be the lead departments in implementing the variety of programs and/or activities outlined within our five year
strategy .
The Housing and Redevelopment Department consists of the
Carlsbad Housing Authority and Redevelopment Agency. The City Manager serves as the Executive Director and the Housing and Redevelopment Director supervises the operatioi of both the Housing Authority and the Redevelopment Agency
The Carlsbad City Council serves as the Housing and Redevelopment Commission and takes action on matters relatc to the Housing Authority and Redevelopment Agency with recommendations from the Housing and Redevelopment Advisor:
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Committee (HRAC) .
HRAC consists of a total of nine (9) representatives
appointed by the City Council. The membership includes: two
participants from the Housing Authority's Rental Assistance
Program (one senior and other general); two members of existing organizations located within the redevelopment
project area; one residential owner/occupant from within th redevelopment project area; two business persons from withi
the redevelopment project area; and two persons trained or
experienced in architecture or urban design, human
relations, housing, urban development, building construction, social services or other relevant business or
professions.
Principal Responsibilities of the Eousinu and Redevelopment Department:
1. Administer Community Development Block Grant Program
(CDBG) - Approximately $369,000 in CDBG funds were allocated t0 various community development activities in 1991-92. A substantial amount of these funds for th
next five years will be allocated to projects which address the affordable housing needs of low and moderate income families/households in Carlsbad.
2. Administer Housing Authority/Federal Section 8 Rental
Assistance Program - The Housing Authority provided
approximately 390 Section 8 Rental Assistance
Certificates and Vouchers to eligible participants fro July 1, 1991 to December 31, 1991 in Carlsbad. It is anticipated that an additional 58 units will be
provided by June 30, 1992. From July 1, 1992 to June
30, 1996, the City hopes to increase the total number
of rental assistance participants to, at least, 548.
Administer Mortgage Revenue Bond Program - The
Department will assist with issuance of new Mortgage
requirements for several housing developments in Carlsbad which participated in past bond issues.
4. Implement Housing Element Programs - The Department
will be primarily responsible for implementation of a majority of the programs and/or activities outlined
within the City's Housing Element adopted in October,
1991. The Department will work with local private for-
profit and non-profit developers to create additional affordable housing opportunities in Carlsbad for low
income households.
3.
Revenue Bonds and continue to monitor existing
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PrinciDal ResDonsibilities of the Planninu/Community DeveloDaent DeDartment:
1. Preparation of ordinances and policies for Implementation of Housing Element Programs - The
Planning Department will be primarily responsible for
developing applicable ordinances, policies, plans, studies, surveys, etc. required to implement the City Housing Element.
Assist in development of Affordable Housing - The Department(s) will assist the Housing and Redevelopme Department in implementing the programs identified ir
this five year strategy for developing new affordable
housing units. In addition, the Department(s) will
review affordable housing projects and monitor progre in addressing/meeting the needs of low income
households in Carlsbad.
2.
3. Development of Homeless and Farmworker Shelters- The Department(s) will be primarily responsible for developing and implementing the programs necessary tc
in Carlsbad. create shelter for the homeless and migrant farmwarke
Principal Responsibilities of the Buildincr Department:
1. Monitor and report on existing housing units which ar substandard within Carlsbad. The Department will be
responsible for identifying substandard units which a eligible for rehabilitation and reporting these units to the Housing and Redevelopment Department for fundi assistance.
Table 3B outlines the workplan for the City of Carlsbad's 1991- Housing Element. The workplan identifies the housing element program and the city department(s) responsible for assuming the Itleadt1 on implementation. Also, the workplan indicates the
timeline for implementing the various programs.
B. PRIVATE INDUSTRY
Private, for-profit housing developers will assist in the effort to create additional affordable housing units in Carlsbad. Per the City of Carlsbad's proposed Inclusionary Housing Ordinance, a minimum of 15% of all housing units approved for any master plan community, residential specif plan or qualified subdivision must be affordable to low income households. It is anticipated that private develope will create at least 1050 units of new affordable housing
this CHAS as a result of the inclusionary housing . for low income households during the five year period of
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requirement. The City staff will work closely with private industry to develop housing which is affordable to and meets the needs of low income households in Carlsbad.
C. NONPROFIT ORGANIZATIONS
Nonprofit organizations will play a vital role in the
The City will work with nonprofit organizations to advocate
for and develop affordable housing. A list of nonprofit organizations which can provide assistance to the City will
be prepared for reference purposes. Upon identification of appropriate nonprofit organizations, every effort will be made by city staff to contact them and employ their
assistance in the effort to implement the programs outlined within this CHAS and Carlsbadls Housing Element.
D. SAN DIEGO ASSOCIATION OF GOVERNMENTS (SANDAGI:
SANDAG plays a significant role in assisting local governments to prepare housing development plans, especiall: the Housing Elements required by California State Law. SANDAG also functions as an important clearing house for housing development information and training center for legal requirements of housing development and related affordable housing programs.
development sf affordable housing in the City of Carlsbad.
F. ASSESSMENT OF THE INSTITUTIONAL STRUCTURE FOR CARRYING OUT TEE FIVE YEAR STRATEGY:
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 other health care resources and identifie
proposed actions to strengthen, coordinate and integrate those
institutions and delivery systems.
The City of Carlsbad has made a strong commitment to increasing the supply of affordable housing for low income households withi the community. A significant amount of staff time has been, and
will continue to be, dedicated to developing a I1strategytg for implementing each of the housing programs outlined within the Carlsbad 1991-96 Housing Element. The City will make every effor to develop private/public partnerships which will result in th
creation of new affordable housing units for low income households.
The City has already taken several steps towards its goal of
creating a minimum of 1400 new units of affordable housing for lower income households. First, the City adopted its 1991-96 Hausing Element which outlines a number of programs critical to
with local private housing developers and nonprofit organization
the development of affordable housing. Second, city staff met
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representatives to identify the llobstacles/constraintsl* to . developing affordable housing in Carlsbad. As a result of thesc
meetings, staff is prepared to recommend various methods (i.e., adjustment of development standards, subsidy for development fees, density increases, etc.) for mitigating these identified
Igobstacles/ constraintsIg to creating affordable housing. Third, Housing and Redevelopment and Planning Staff have had several meetings with a number of for-profit and non-profit developers who are proposing various affordable housing projects in Carlsbad. Finally, a public workshop was held on January 15, i! to discuss the programs needed to create new affordable housinc units. City Council, Planning Commission and Design Review Boai (Redevelopment) members were present to discuss the issues and
provide direction to city staff.
Housing and Redevelopment Staff has also developed two (2) affordable housing slide shows which are being used, and will
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 officia (city Council) have agreed to take the political actions necessary to create affordable housing in Carlsbad. However, th
problems associated with the NIMBY (Not-In-My-Back-Yard) syndrc need to be addressed through education programs in order to reduce the amount of opposition to specific projects which will be presented at later dates.
Due to financial constraints, the City of Carlsbad is limited i its ability to meet all of the housing needs of low income households. However, a sincere effort will be made to combine
city resources with private industry and nonprofit agency resources to meet as much of the need as financially feasible 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 service
needs. These unmet needs are a result of Federal legal, financi
and structural limitations which prevent Federal, State and loc agencies from legally providing certain services to undocumente
individuals.
Presently, the process for reviewing and approving affordable
housing projects is very time-consuming. The City must implemen changes to the process in order to create affordable housing units in a more timely fashion.
The delay in providing new rental assistance payments to low
income households also presents a problem. The federal regulations and lack of adequate funding for the City's Section Rental Assistance Program create significant constraints to
providing quick access to the assistance. The City currently dol
not have an emergency housing payment program. However, the Cit. has provided funding to a local nonprofit organization to provil
counseling and services coordination assistance to those
64
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households which are "near homeless."
The City proposes to strengthen, coordinate and integrate the governmental institutional, nonprofit and private delivery systems outlined above through on-going "strategy and
development" meetings between city staff, private developers, nonprofit organizations and various financial institutions,
Through regular meetings, the City will continue to identify the
constraints to affordable housing and develop/implement programs
to mitigate them. The key to successful development of affordabl
flexibility and adequate funding. The City will communicate
openly with private developers and service providers as well as
make every effort to maintain the flexibility in policies and/or
ordinances necessary to create public/private housing developmen
partnerships.
The City will also develop an on-going monitoring system to assess its progress towards meeting the affordable housing goals 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 programs implemented to create affordable housing for low income households.
G. COORDINATION OF RESOURCES
This section describes the City of Carlsbad's plan for using
available program, service and special initiative resources in a coordinated and integrated manner to achieve its affordable and supportive housing goals.
In the production of affordable housing, the City of Carlsbad cannot rely on a single source of funding. To be successful in
our efforts, affordable housing must be produced through the utilization of a number of different funding sources. These
sources include, but are not limited to, Community Reinvestment 'funds (financial institutions), nonprofit partnerships, private
developer partnerships, tax-exempt financing, tax credits, federal community development block grant funds, federal Section
8 Rental Assistance funds, Redevelopment Housing Set-Aside funds 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 opportunities and constraints of each particular project.
housing for low income households in Carlsbad is communication
1. FEDERAL HOUSING AND URBAN DEVELOPMEN!!! PROGRAMS!
The City of Carlsbad is "entitled1' to federal Community
Development Block Grant funds and will continue to submit its ttstatementll requesting these funds on an annual basis a
long as the program funds are available.
The City will also continue to apply for additional Section
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8 Rental Assistance Program funding as it becomes availab:
If funding is available to the City and we are eligible, Carlsbad may apply for HOPE grant and HOME funds dependinc on the program requirements.
2. OTHER FEDERAL PROGRAMS:
If program eligible, the City may apply for U.S. Farmers
Home Administration funds and Federal Tax Credits for Low Income Housing.
The City is not presently aware of all of the various
federal funding programs which may be available to us and, other nonprofit organizations to assist in our effort to
finance the development of affordable housing for low incc households in Carlsbad. However, as we research and ident. the various programs, we may apply for additional federal funding and/or encourage nonprofit organizations to apply for the funding.
3. STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT:
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 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
Proposition 84 Housing Funds
4. CITY OF CARLSBAD:
The following programs/funding sources are available or mi be available for the development of affordable housing foi 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 development Tax-exempt Financing Technical Assistance
5. PRIVATE SOURCES:
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Funding for low income affordable housing projects may also be available through the following sources:
Savings Associations Mortgage Company (SAMCO)
Local Initiatives Support Corporation (LIsc)
Private Foundations Local financial institutions
67
$
f X
8 8
9 2
-
1
68
Constraiw PdicieslPmgmnu Offwing
hiiligating0pportunitiu.x *
Land use conlrdr Pqmm 2.4 (Adaptive Rrw)
Progmm 2.5 (MM Use)
Pmgmm 3.4.a (SekIiW+)
Progtum 3.7b (AUenmliv~ Hasing)
0 CONSTRUNTS AND
(A Cross Tabulrrlion
Grouih Manugement
Gened Pbn &nsiIies
Redevebpment Phn
Open Space ReqrriremenLr
Devebpment Statuiardr
BitiUing, Eledrical ad Pliimbing Cdes
Code Enfwcement Progmmr
Oflsite Improvements
Fees and Emctions
Processing and Permil process in^
Catiforniu Environmental Qualify Act
Atiicle XXWV - Cirtifornia Condtiition
Stafing
Finuncing
Price of Lid
Cost of Consiruclion
Envimnmeniul
Drorrglu und Wder Supp!~
Topogmpiry
Sensitive Hrthituts
C~~tttl Zone
Agricirhrtml LnndllViUiamson Act
Airpori Land use I’hn
3A MITIGATING OPPORTUNI~ TAB 1 F
of Ne& end Solulwnr)
Program 3,lI (Sm~rrrCr Mor0 dflkduf~b Houring) i
Program 3.8 (Gmh Management)
Pqmm 2.3 (DcuekpabL Acmage)
Pmgmm 3.7.a (Demity Bonus)
Progmn 3.7.11 (General Phn Changes)
Pqmm 3.8
Program 1.6 (Rehab Subsdies)
Program 1.7 (Acquisirion & Rehub)
Program 1.8 (Reid Incentives)
Program 1.9 (Reid - Homeowners)
Progmm 2.2 (Deebpmmnt Slanabds)
Pmgram 2.2 (Drvebpmenl Standanis)
Program 3.7s (A&ernaiive Housing)
Progrum 3.7.6 (A&ernaiivc Housing)
(Growth ~CrMgcnunt)
Pmgmm 1.5 (RehabiWwn) ~
Program 3.73 (In-Kimi Impmeme*)
Program 3.7.e (Fee Waiver)
Pqmm 3.7J (Priorily PnuessingJ
Program 4.1 (Housing Impad Fer)
Program 3.4.b (SenbdEUer~)
Prugmm 3.9 (Housing Ne& Priorities)
PwMm 3.10.0 (Motiguge Revenue Bond)
Prvgrum 3.1 OB (Lending Pmgmm)
Progriim 3.13 (Commun;& Reinvesiment)
Prgmm 3.14 (Housing Tn~d Fund)
Pmgram 3.12 (Lid Bunkinp)
Prrqrum 2.2 (Develupment Standards)
.VOKE
Pnyram 5.2 ( IVuler Conservation)
Prqrrim 3.7.~ (In-Kind Codributions)
.VO.VE
Prvyrnm 1.6 (Rehub Subsidies)
Pnqmm 1.7 (Acquisilion & Relaub)
Pry.rum 1.8 (Rcluib Incediyes)
Program 1.9 (Xelmb - Homeowners)
Pmgnrm 1.1 I (Coas*ll &net
Pnyam 3.6.a (InChSiOMJy)
(Inclusionury) Prqrum 3.6.b
Pyrum L7.a (Detuify Bvniu)
None
PTMm 2.5 (Mired L’se)
Progmm 3.3.u (TransilionaI Shelter)
Program 3.7.b (Alterdive Housing)
69
ity Referral Service
70
Program
3.9
3.10.a
3.10.b ~
3.10,~
3.11
Descnpnon ueparuALA A L UVL UULr r L iu~ iiy I -
Housing Needs Priori HRD/Plng 91-96 MARCH 19
Mortgage Revenue Bond (Mod Income) HRD/Finance 92-96 1993
Lending Programs mod. Income) HRD 91-96 Ongoing
Moderare Jndusioniiry Plng 91-96 MAY 1992
SmaiIer Affordable DU Guidelines Plng 91-% 1993
I 1
Program
3.2
3.6.a
3.6.b
3.6.c
3.10.c
3.7.a
3.4.a
New
Des c n p n o n Depamnent Due Date Program
Large Family Plng 1992 X
Inclusionary Ordinance (MP) Plng 1992 x
Inclusionary Ordinance (SP/Q sub) Plng 1992 X
In-Lieu Fee Plng 1992 X
Moderate Inclusionary Plng 1992 X
Density Bonus Ordinance Plng 1992 X
Seniors - ZCA (R-3/F.-P/R-W/RDM) Plng 1992 X
r
Program Descnption Department
3.7.c City Housing Production Program HRD
3.9 Housmg Needs Pnonty List HRD/Plng
3.14 Housmg Trust Fund €iRD/Fmance
3.10.a Mortgage Revenue Bond (Mod Income) HRD/Finance
3.12 Land Bank Plng/HRD
4.1 Non-Residennal Housing Impact Fee Plng
3.10.b Lending Programs (Mod. Income) HRD
3.13 Community Reinvestment Act HFWFinance
New
. Pnority Program
1992 X
1992 X
1992 X
1993 X
1992 X
1992 X
Ongomg
Ongomg
f
New
Program Descnption Depment Pnonty Program
2.4 Adaptive Reuse Ordinance Plng/HRD 1993 X
2.5 Mlxed Use - Amend Ordinances Plng 1993 X
37b MLU Ordinance Plng 1992 x
74
W *
SECTION I110 ONE-YEAR PLAN
PART 4. RESOURCES
This part describes the resources that the City of Carlsbad
reasonably expects will be available for the coming Federal
fiscal year that will be used to address the needs and conditio
described in Section I (Parts 1 and 2).
As of the date this strategy was prepared, the following source
of funding were the only federal and/or local funds expected to 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 affordable housing and/or related support services. As indicated in CHAS Table 4/5A, a total of 55% ($203,000) of the CDBG funds for federal fiscal year 1991-92 were allocated to housing programs
(incl. support services for the homeless). When approving the
programs for CDBG funding, the City Council approved a total of
$169,000 for acquisition of property to be used for an affordab housing project. The City is currently considering several piec of property for purchase with these funds. It is anticipated th
the noted funds will be committed by June 30, 1992.
The 1991-92 Section 8 Rental Assistance Program budget includes
total of $1,707,000 for housing assistance payments and $256,00 for operating costs. This budget will allow the city to continu1
to provide rental assistance to a total of 390 very low income households during fiscal year 1991-92. The city has approved
contracts with appropriate property owners to commit these payments.
A total of $1,560,000 in Redevelopment Housing Set-Aside funds will be available during fiscal year 1991-92 for creation of housing affordable to low income households. The city intends tc use these funds to acquire, or assist in the acquisition of, property/housing units to be converted from market rate (rental
or for-sale) units to housing units which are affordable to low
income households and for construction of new units. At the timc 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 Jur
30, 1992 through written agreements with property owners for purchase of existing units and/or land for construction of new
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units.
The City is currently considering establishment of an l'In-Lieufl 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 the units. The 111n-Lieu8t fees, if established and collected in 1991-
92, will be used to develop housing affordable to low and very low income households in Carlsbad.
The City of Carlsbad has been working with local private, non-
profit (and far-profit) agencies ta identify sources af funding which may be available for affordable and supportive housing, Fo identified federal, state and/or other private sources of fundin which may not be available to the City, other eligible agencies
will be encouraged to apply. The City is currently working on
l9incentives8l to encourage private, non-profit and/or for-profit housing developers to build housing units in Carlsbad which are affordable to low and moderate income persons. The City will continue to work on these Igincentivest1 as well as with local private developers to identify and use all available financing resources for the purposes of creating new affordable housing units.
To meet lqmatching fundsgg requirements for state and/or federal affordable and supportive housing financing programs, the City
will consider the use of redevelopment funds, vtin-lieuvl fees, private contributions and/or general city funds. The various "matching fund" requirements will be identif ied and considered c a case-by-case basis prior to submitting, or assisting with the
submission of an application, for any federal and/or state housing financing program.
The City of Carlsbad has no court orders or consent decrees that affect the provision of assisted housing or fair housing remedies; there are no orders OK decrees to impact our resources and/or goals.
PART 5. IMPLEMENTATION
This part translates the City of Carlsbad's five-year strategy and anticipated available resources into a one year action plan and goals which will guide our resource allocation and investme] decisions during the coming year.
A. Action Plan:
The City primary goal for its five year housing strategy i to develop at least 1400 new units of housing affordable ti low income households in Carlsbad. During 1991-92, the Cit intends to develop x at least 60 units of affordable housi through new construction and/or acquisition and
76
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rehabilitation of existing units. This goal is consistent, with the overall strategy.
The City intends to develop these affordable units throughout the entire city thereby reducing the impact of housing on any one area within Carlsbad. City staff will k responsible for initiating the development of this housing
through agreements with local (for-profit and non-profit)
housing developers and/or through contractor agreements (f city-financed housing construction) and for managing/monitoring the affordability of these housing uni
in future years.
We do not reasonably expect that all 60 new units of
affordable housing will be completely constructed and/or otherwise provided before the end of fiscal year 1992 (Jun
30). However, it is the intent of the City to enter into agreements for the construction and/or acquisition and rehabilitation of these new units by the end of the fiscal year. We expect that it will take approximately 1.5 years completely construct/provide our first 60 units. After the policies and procedures for approving affordable housing projects have been implemented and IYested" by the City, w anticipate that the provision of additional units will be
less time consuming.
The City will be able to assist at least 58 additional ver low income households who meet the Federal preferences for housing assistance during fiscal year 1991-92. Existing applicants, for the assistance program, which represent Itworst case" needs will receive the first opportunity to
benefit from the city's Section 8 Rental Assistance Progra The City estimates that the additional 58 households will assisted by June 30, 1992. a
As described in Part 3 of this strategy, the City intends take a number of actions to eliminate or reduce the negati. effects of local policies impacting the affordability of housing within Carlsbad. During fiscal year 1991-92, the City will meet with local developers (for-profit and non-
profit) to identify and discuss the city-controlled polici( and procedures which effect the provision of housing affordable to very low, low and moderate income households The City will review and revise, as necessary, its fee schedules, development standards and permit processing procedures as the first step to assisting developers to build affordable housing in Carlsbad. Also, staff is currently working on density bonus/incentives and
of affordable housing.
The City will establish a "priority processing*t procedure for ensuring that affordable housing projects are quickly processed through the system and receive prompt
inclusionary housing ordinances to assist in the developmei
77
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consideration by the Planning Commission and/or City Council. The City is reviewing and considering revisions tc
1) various project application requirements, 2) staff revic procedures, 3) appointed body approval procedures (i,e,,
project directly to City Council vs. project to Planning Commission and then to City Council), 4) environmental review procedures, 5) fee payment schedules (or policies fc subsidies), and/or 6) other city policies and procedures which have been identified by the development community as
having a negative impact on their efforts to development
affordable housing in Carlsbad.
Our first priority in fiscal year 1991-92 is to develop procedures for processiny/approviny proposed affordable
housing projects in a manner which is less time-consuming for the developer but continues to maintain quality development for the City. In addition, it will be critical
for the City to also develop an ''incentives and financial assistancell program during this fiscal year to encourage private developers to build affordable housing in Carlsbad
Based on discussions with local housing developers, projec
processing time, development standards and density restrictions have a significant impact on their ability to build housing which is affordable to low income households Therefore, it is crucial for the City to address these issues in an acceptable manner during fiscal year 1991-92 order to reach its goal of developing 1400 lower income affordable units by 1996.
During 1991-92, the City will attempt to address the needs of homeless families, victims of domestic violence, and runaway and abandoned youths through the funding of variou non-profit agencies under Carlsbad's Community Development Block Grant (CDBG) program. The City has approved contract
with the following organizations for services during fisca
year 1991-92 :
CASA DE AMPARO: SHELTER FOR ABUSED OR NEGLECTED CHILDR
~$10,000)
NC LIFELINE: EMERGENCY RESPONSE SHELTER FOR HOMELES
($ 98257)
COMMUNITY RE-
SOURCE CENTER: HOMELESSNESS PREVENTION PROGRAM
($~0,000)
CATHOLIC CHARI-
TIES: MIGRANT FARMWORKER SHELTER (HOMELESS)
($258000)
AIDS FOUNDATION: CASE MANAGEMENT SERVICES FOR AIDS
VICTIMS (si8 000)
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ECUMENICAL SER-
VICE CENTER: SINGLE MEN HOMELESS SHELTER
($~0,000)
($2,Q00)
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 very 1 income households on an tgon-goingt8 basis and work towards meeting their needs in fiscal year 1991-92. The Homeless Prevention Program funded under the City's CDBG program is
designed to assist very low income households through
coordination of services, financial management and counseling. The City will also take steps to construct new housing units -Aich are affordable to very low income households. At chis time, the City does not have an estima
of how many very low income units will be produced during
fiscal year 1991-92.
Bm MONITORING PLAN
The City's Housing and Redevelopment Department will revie the success of Carlsbad's affordable housing development program on a quarterly basis. Upon completion of a quarter
(9/30, 12/31, 3/30 and 6/30), Housing and Redevelopment Department Staff will prepare a report which outlines the "quarter accomplishments.Iv The report will also outline thl
%met goals and objectivestv and identify a tftimeline18 for
meeting the remaining goals and objectives. a
The "quarter accomplishments'@ report will indicate whether or not the City's programs are being carried out in accordance with this CHAS and in a timely fashion. Also, ti report will identify the steps which need to be taken to
correct any inconsistency and/or ltunmettt objective.
C. CERTIFICATIONS
As required by federal regulations/instructions for this
CHAS, the City certifies that it will affirmatively furthe fair housing and that it is in compliance with a residentii anti-displacement and relocation assistance plan. Appropriate documentation is provided within this CHAS.
79
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83
0 e
SECTION THREE
HOUSING ELEMEN-
CONSTRAINTS
OPPORTUNITIES
LAND INVENTORY
EN E RGY CONSERVATION
0 0
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
TP 2 constraints and opportunities section of the Housing Element identifies the various constraints, bo
governmental and non-governmental, to housing development.
Although constraints may apply to all housing production, they significantly impact housing that
affordable to the lower-income households. Many constraints are significant impediments to developmei
but must be weighed in the context of achieving balanced economic growth and preserving environmeni
resources as well as the particular quality and way of life. Housing programs should be designed
achieve a local jurisdictions share of housing for all economic ranges. Programs to remove or alt
constraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opportunities that may remove or lessen these constraints are discusse
In identifying mitigating opportunities it is important to note that the identification is not necessarily
commitment to implement these opportunities. As with all implementing programs identified in Sectic
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (Federa1,Stat
Local funds, grants, private financing, etc.) Competing interests for the available resources may impa
whether and when programs proceed. Where possible, alternative strategies may be presented <
mitigate constraints identified. Constraints identified within the Housing Element may or may not be
significant housing impediment within a certain time frame but are identified to help define housing issue
In some cases it may be beyond the immediate capability to remove some constraints. The City has r
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 mitigatin
opportunities. me programs may be incentives such as density bonuses or requirements such as a
inclusionary program. Programs of incentives may or may not be implemented depending on fisc;
resources, market conditions or substantial adverse environmental impacts.
72
.
e coNsTRuNTs mD
(A Cross Tabuhion
Constraints
Land Use Contmk
Growih Management
General Phn Demilies
Redevelopmed Plan
Open Space ReqiriremenLr
Development StnrrCinrdr
BriiLling, Ekctrical und Plumbing Curles
Code Enforcement Pmgrum
Ogsite Improvements
Fees and Emctions
Processing and Pennil Processing
CuliJornia Envimnmentul Quulity Act
Ariicle AXUV - Culijornia Constitution
Slrflng
Finuncing
Price of Land
Cost of Construdion
Environmeniul
Droirglit und JYufer Supply
Tupogru piiy
Sensitive Huhituts
Cowlul Zone
Agriciiltrrrul LundlJYilliumson Act
Airpori Lund use Phn
TABLE 4OA
MITIGATING OPpoRTuNe
of Nee& ond Sokwns)
I PolicieslProg- O@ring
Miligaiing Oppottunities
Program 2.4 (Adapiive Reuse)
Program 2.5 (Mixed Use)
Ptvgram 3.7.b (Atfernalive Housing)
Program 3.1 1
Progrum 3.8 (Growth Management)
Ptvgram 2.3 (Devebpablc Acreage)
Program 3.7.a (Dens@ Bonus)
Program 3.7.11 (Geneml Phn Changes)
Pmgram 3.8 (Growih Management)
Progmm 3.4~ (SeniorlElde@)
(Smaller More A@dkbk Housing)
Program 1.6 (Rellob Subsidies)
Program 1.7 (Acquisition & Reiaab)
Progmm 1.8 (Rehab Incentives)
Program 1.9 (Relaab - Homeowners)
Pmgram 2.2 (Development Shnahds)
Pqram 2.2 (Devebpment Shnahds)
Program 3.7.b (Alernaiive Housing)
Progmm 3.7.6 (Atiemive Housing)
Program 1.5 (Rehabililntion)
Program 3.7.g (In-kimi Improvements)
Program 3.7.e (Fee Waiver)
Program 3.7.f (Priorily Processing)
Program 4.1 (Housing Impact Fee)
Program 3.4.6 (SeniorIEMerly)
Pqmm 3.9 (Housing Needs Priorilies)
Program 3.lO.a (Motfgage Revenue Bond)
Program 3.1 0.b (Lending Program)
Program 3.13 (Community Reinvestment)
Progrum 3.1 4
Progrum 3.12 (Land &ding)
Progrum 2.2 (Devebpment Siandardr)
NONE
Program 5.2 ( Wuler Conservdion)
Prqrcim 3.7.g (In-Kind Coniribuiions)
NONE
Progrum 1.6 (Relub Subsidies)
Pqrum 1.7 (Acquisitwn & Rehab)
Prvgrcrm 1.8 (Rehab Incenlives)
Progrum I .I 1 (Caashl Zone)
l’rvgrum 3.6.b (Inchsiomry)
Prugrum 3.7.0 (Density Bonus)
None
Program 2.5 (Mired Use)
Prqmm 3.3.u (Transitional Sitetier)
Program 3.76 (Alternative Housing)
(Housing Trxd Fund)
I’rwgrum I .9 (Kelzab - Homeownerr)
Pqrum 3.6.0 (InclrisioMry)
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GOVERNMENTAL CONSTRAINTS
CONSTRAINTS: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory procedure
Land use controls are necessary to ensure development compatible with the community and to preser
the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development processii
and fees. These additional costs are passed on to the home buyer or renter which increases housii
prices and lessens affordability.
Carlsbad has adopted a comprehensive General Plan that guides development in the City. Priorities ha!
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 zonir
categories. These Zoning Districts (Table 41) establish the type of housing units that can be constructe
Of the 12 Zoning Districts that allow residential land use, four of them are primarily single family in natu
while four are primarily multi-family. The remaining districts allow both. Alternative or special housir
uses may be allowed in certain residential or commercial zones on a ‘conditional use‘ basis.
74
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EL8 E5 822 83 89
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OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservation Overlay (SP)
Flood Plain Overlay (FP)
Beach Area Overlay (BAO)
Qualified Overlay (Q)
Protect Scenic areas
Regulate development within floodplain
Regulate development in the beach areas
Requires site development plan and Planning Commission approval
Hospital overlay (HO) Zone established for hospital development -
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MITIGATING OPPORTUNITIES.
Although Carlsbad currently has a wide range of land use controls, there are opportunities to mitigate some rt
constraints. These controls do allow a varied range of housing types, from multifamily apartments to sing
residential. Within these regulations there are opportunities to encourage and initiate housing types for all incoms
The Carlsbad Municipal Code allows muitifamily development under several zoning designations. There are also a
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial area (P-l
density not to exceed 40 units per acre. The Village Redevelopment Area and areas within the City’s Coa
encourage mixed uses which can reduce the cost of residential construction. These savings can be passed I
renter or purchaser. These opportunities although currently available are under-utilized. A program to exar
encourage the use of multi family residential in PM areas and the encouragement of mixed use projects s
initiated. In addition, standards for alternative types of housing which do not fit within any one residential zonir
should be developed. Alternative housing types may include Single Room Occupancy (SRO) hotels or mana! units, dormitory style farmworker housing or transitional housing for the homeless. These housing types may bl in certain zoning districts with conditional use permits with certain development standards.
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CONSTRAINTS: GROWTH MANAGEMENT
Extraordinary growth in housing in the early 19803,
to a coastal location, led in 1986 to a growth manage. j =nt plan approved by the voters of Carlsbad.
The program accomplishes two primary objectives: (I) it ensures that needed public facilities and infrastru
provided concurrent with development, and (2) it sets limits on the maximum number of dwelling units tt-
constructed Citywide and within each of the City’s four quadrants at buildout of the City.
The Growth Management Program divides the City into 25 Local Facilities Management Zones (see Map A). E
is required to prepare a Local Facilities Management Plan (LFMP). The LFMP’s project the amount of de\
expected to occur in each facilities zone based on the full buildout of the General Plan or approved Master
within each facilities zone. Using this projection of development, the plan estimates the public facilities require
that development. The plans require new development in the facilities zone to fund or construct those facilities
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 uni
of the four quadrants of the City. These limits are stated in terms of numbers of units that can be constructed or
within each quadrant after November 4, 1986. The number of units available within each quadrant is then all the individual Local Facilities Management Zones withig the quadrant. In each quadrant there will be a significar
of unallocated (excess) units. The sources of these unallocated units is further explained in the Growth Mar
Addendum. There are currently at least 1,000 unallocated units in the four quadrants. These unallocated or ‘exc
constitute what the City refers to as an Excess Unit Bank. Staff projects that the Excess Unit Bank will reach,
possibly exceed, 2,500 dwelling units. Withdrawal of units from the Bank must be in accordance with City Coui No. 43, which is included in the Growth Management Addendum to this Housing Element. The policy prioi
withdrawal of units from the Bank, with affordable housing being the priority. There will be additional units adc
Bank due to the fact that some individual development projects will build at less than the allowable density
under the Growth Management Program.
Although construction of new housing units temporarily declined after adoption and implementation of the
Management Ordinance, this reduction was due primarily to the need to complete LFMP’s for each of the zone!
requirement for financing-mechanisms to ensure completion of the necessary facilities. During this time, appk
tentative maps and other development approvals have been accepted, processed and approvals given conting
completion of financing plans. Seven zones have acceptable, adoptpd facilities plans that allow construction at
(1-6, 19). Zones 1-6 are primarily the developed in-fill areas of the City. Eleven other adopted zone plans (7-!
14, 15, 18, 20, 22 and 24) do not allow development until a financing plan has been approved. These financi for zones 7, 11, 12 and 20 are expected to be approved by the end of 1991. The financing plans for the remaini,
8, 9, 14, 15, 18, 22 and 24 are expected to be approved by the end of 1992. The City’s Mello Roos Community
District was approved on June 13, 1991. This District provides guaranteed financing for the largest and most e
public facilities. The zone financing plans can now be submitted and approved, and development can resumc
$2 by a growing economy, attractive land prices anc
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MITIGATING OPPORTUNITIES:
Full scale residential development within the City is expected to resume beginning in the second half of 1991,
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of these z
be approved by 1992. Therefore, the temporary slowdown of residential development resulting from the facility
and financing requirements of the Growth Management Program will no longer function as a significant constra
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 projected
will reach approximately 2,500 units. This projected bank of 2,500 excess dwelling units can be used to incri
densities to a level necessary for the development of housing projects which address special housing nc
affordable, seniors, handicapped). This bank of excess units will also enable the implementation of City-propose
bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments (see
3.7.h.) to increase site densities throughout the City.
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CONSTRAINTS: GENERAL PLAN DENSITIES
The Land Use Element of the General Plan establishes the maximum amount of housing per acre of land t
per acre (du/ac.)
Currently the City of Carlsbad has 5 residential density ranges. (Table 45).
developed. This is called the "density' of permitted development. General plan densities are expressed as ch
TABLE 45
GENERAL PLAN RESIDENTIAL LAND USE DENSITIES
n A" "0"
Density Range (du/ac) Growth Control Point
Low Density 0 - 1.5 1 .o
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 'grok
point' for each density range. Densities are calculated and allowed from the base range in each land use cat€
density ranges established for the residential categories are not meant as minimums and maximums. The IC
for each of these categories represents a guaranteed density and the higher figure represents a potential ma,
could be located in each area if certain criteria as outlined in the Land Use Element are met. The growth cc
was used to determine facilities need, and as development may not exceed standards set for facilities, del
cannot occur over the growth control point unless findings can be made that there are sufficient facilities availa
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 40'
considered undevelopable and is not allowed for density calculation. Acreage with topography with slopes 2:
is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensitive
riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmental c
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 types o
Stacked-flat apartments which house lower income households may require densities greater that 12 units p
higher depending on land costs to be developed economically. As indicated in the Land Inventory section of thi:
there is a decreasing supply of acreage in the Medium High (1 1.5 du/ac) or High (1 9 du/ac)density ranges rei
the city.
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MITIGATING OPPORTUNITIES:
There are 5 residential densities associated with the Land Use Element of the City’s General Plan, including a Re
High (RH) General Plan Land Use designation that permits up to 23 Wac. With the implementation of a 25%
a total project density of 29 du/ac could be achieved on any RH designated site proposed for the devel01
affordable housing. As discussed under the Growth Management portion of this Chapter (pages 80-81), dwell
shall be permitted to be withdrawn from the City’s Excess Unit Bank in order to achieve the site densities nece
the development of affordable housing.
Although there exists a limited supply (60 acres) of undeveloped RH designated land within the Crty, the Crty dc
in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zoned property up
higher residential densities, necessary for the development of affordable housing could be accommodated. All f
properties require that a Master Plan for development be approved. The LC zone is an interim (holding) ZOI
planning for future land uses has not been completed. Property zoned LC can be rezoned consistent with a f
underlying General Plan densities, there is considerable flexibility regarding the ability to transfer densitie
neighborhood within the plan. A proposal to increase a specific site density for the development of affordable
would be evaluated relative to the proposal’s; compatibility with adjacent land uses: and proximity to em,
opportunities, urban services, or major roads. In order to enable the development of affordable housing, tt
committed to accommodating where necessary general plan amendments to increase residential densities or
LC or other residentially zoned properties (see Policy 3.7.h), and in consideration with the above,mentioned I
criteria.
In addition, there is a Residential Density of up to 40 units per acre associated with the Planned Industrial (P-h
and up to a 72 unit per acre density for Senior Citizen Projects within the Residential Professional (R-P) and MI
(R-3) Zoning classification. The Commercial Business District (CBD) Classification of the General Plan ah
residential with no set residential density. (However, densities in this CBD area are subject to growth man
architectural, scale and bulk limitations.) These higher density allowances could be encouraged to provide addi
income housing opportunities.
State Law (65975) currently mandates that all local jurisdictions adopt an ordinance that permits a density bo1
incentive to the development of low income housing. The density bonus will provide the densities needed tc making the development of lower-income housing economically viable. Carlsbad is in the process of ad1
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 buil
quadrant or within the City, an increase in the densities of some residential acreage to facilitate the develc
additional lower income housing units can be accommodated to meet the City’s future housing needs. The st
accomplishing this is discussed in the Growth Management Addendum within the Growth Management portion I
Three (pages 80-81).
Bonus, as mandated through Government Code Section 6591 5, and the City’s proposed Density Bonus Progra
master or specific plan. Although plans approved for any PC or LC zoned property shall be required to compl)
83
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CONSTRAINTS: REDEVELOPMENT PLAN
In 1981 the City of Carlsbad approved the formation of a redevelopment area in what was once the City's c
core. Carisbad like many other municipalities found that, with the development of regional shopping m;
downtown areas were losing economic vitality.
The City of Carlsbad adopted a redevelopment plan to halt this decline. As its theme, the old downtown Car
was designed around a low intensity Village area', Close ' the ocean and other recreational amenities, the
Village Redevelopment Area focused upon the tourist and recreational trade. Permitted uses include residentia
mufti-family. The theme, scope and scale of residential development within the redevelopment area encoi
intensity residential development. As the intent of redevelopment is to reduce blight, increase economic
remove deteriorating structures, circumstances exist that might remove deteriorating residential structure from tl
stock. Wherever possible priority is given to rehabilitation of existing structures, especially those of historic r
MITIGATING OPPORTUNITIES:
The Carlsbad Village Area Redevelopment plan anticipates that between the adoption of the Redevelopmeni
its expiration in 2006, approximately 300-400 new housing units will be built within the redevelopment area 'h
contains land uses of all densities. It contains significant acreage of high density residential that is suited for i
moderate to lower-income.
The Village Area Redevelopment Plan contains policies and programs designed to assist in the relocation 01
who may be displaced due to redevelopment projects. The redevelopment plan also emphasizes the rehat
existing residences to conform to the nature of the village atmosphere of the redevelopment area. Although opi
exist to increase the number of units for lower-income households because of the potential high denslty multi-fa
within the redevelopment area and in surrounding neighborhoods, it must be emphasized that impaction of the
too much new multi-family development must be avoided. A predominant number of units within the redevelo1
adjacent areas are affordable to lower-income households, and for many years the housing strategies fo
providing high density multi-family units in areas that historically have developed them. The remaining unc
acreage within the City was designated at a lower single family intensity. The strategy to spread multi-family
throughout the City would avoid impaction to the redevelopment areas.
the existing 1600 units. These units are to be developed for all economic ranges. The Village redevelop
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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 of hc
community. These policies and requirements may reduce the yield of housing units.
MITIGATING 0 PPO RTUNITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open space PO
a cohesive policy document. This Management Plan will provide guidance for housing development that will oc city's sensitive areas. Incentives for developments that include low income housing may include exemption or of requirements for parkland dedicatiop of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be allocatc a project's requirement for Open Space. The allowance of the density on acreage designated for open space r
that density to be utilized elsewhere on a development site. This may allow 'clustering' of residential develop
would accomplish: 1) Increases in open space, and 2) higher density within a residential development to enc product type (apartments, multi-family, townhomes) that increses affordability.
MAP 6 shows the City of Carlsbad's current Opens Space and trails Network,
ordinance requires a minimum open space standard pet' unit plus a 15 percent set aside for each subd
CONSTRAINTS : DEVELOPMENT STAN D AR D S
Development standards are standards set by the City of Carlsbad to ensure that development of residential or c( that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it's cit
providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the ordinance!
by the City, and standards that can be considered administrative policy, through interpretation of the code ( interpretation of policies and guidelines of the City's General Plan.
MlTIGAnNG OPPORTUNITIES:
Opportunities exist to waive administrative policies that may add additional time or costs to low income hou: exemption of some administrative policies for low income housing could be considered an incentive for suct
Another alternative would be to develop policies or codes that would apply only to low income housing. The F
these alternative codes would to be reduce cost associated with some standards in order for these costs to t
on to !he eventual low-income household.
a5
COMPREHENSIVE OPEh SPACE NETWORK
.- . - -- -*., -- - -..*-;:
-\
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CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1388 version of the Uniform Building Code, the 1989 version of the Uniform I
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments to the (
would adversely affect standard types of housing. Furthermore reduction of State required codes to reduce cos
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 (Single R
Occupancy) or farmworker housing.
MITlGATING OPPORTUNITIES:
Certain types of alternative housing structures may be given flexibility in code interpretation where otherwise th
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 althoi
a residential function, are commercial in nature and may be required to be built under restrictive commercial cc
cost effective.
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers. Thes
housing structures not normally found in Carlsbad and may require broad interpretations of existing codes and rf
to be built.
CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety and weli
citizenry. The City’s Building Department in conjunction with the City Attorney’s office undertakes abatement prc
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 abates vic
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 housing unit
through enforcement activities. There are also abatement programs for illegal campsites or makeshift t-
undeveloped agricultural areas of the City.
MIT/GATING OPPORTUNITIES:
The code enforcement activities should include a monitoring and rehabilitation program to detect and monitc
units in deteriorating conditions. These units, which predominantly house lower income residents, may be d
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conjunct
rehabilitation program would preserve these low income units. Code enforcement programs that result in ab
substandard housing should be in coordination with the Housing and Redevelopment Agency that can target t
for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unsafe
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, elderly
low income may have problems finding suitable residences if displaced from their current residence. Prompt
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus on relocatil
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 'EI
Design Standards' publication. In addition there are also approximately four administrative engineering policies i
with offsite improvements for residential projects.
CONSTRAINTS: ClRCULATlON IMPROVEMENTS
During the course of development, circulation improvements are addressed at that time to achieve satisfactory
improvement goals. The City through its Local Facilities Management Plan has further identified standards for (
Currently some circulation improvements are funded through a 'Bridcle and Thoroushfares Fee' the City imp0
areas of benefit. This fee varies according to the size of development and circulation impacts. (See fee s(
appendices). The cost to the developer for the improvements required are usually passed on to the cost of
or residence, increasing its cost.
MlTlGATlNG OPPORTUNITIES:
Circulation as well as other infrastructure improvements paid for by development through requirements of fees i
passed on to the purchaser or renter. Usually the improvements required as part of a project or subdivision a
on as an 'up front' cost of the dwelling unit as part of the purchase price of a house. The City is currently E
Mello-Roos District for bond financing for infrastructure and facility improvements. The infrastructure costs may I
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home, or under an
district, annual installments may be used to cover the assessment. The result is the 'up front' costs of infr
improvements may or may not be reflected in the cost and price of a home, depending on the method used to
the assessment district. The City may contribute to on/off site infrastructure improvements through in-kind cor
for residential developments that would be made affordable to lower-income households.
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tONSTRdlNT§! FEES AND EXACTlONS
Currently the City assesses fees for most administrative processing of application for development. Fees and (
receive the most amount of attention from the development community and are most often singled out as COI
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 effec
community or district. A typical exaction would be for school fees. These exactions are identified in the appc
MITIGATING OPPORTUNITIES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation of this policy st-
assess the fiscal impacts that the fee would normally generate on the budget of the respective departments.
all fees including impact and processing fees average between $1 5 - 20,000 per unit depending on type (multi 1
family) and location. Reducing fees is a significant incentive for some residential developments. Table 46 show
fees in Carlsbad of a typical 3 bedroom home.
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Table 46
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
6 Solana Beach 14,590
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. 100A single phase electrical.
100,000 Btu FAU gas service, and a common set of fixtures.
Source: Annual Fee Survey, B[A, Builder Magazine, January, 1991.
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HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be assessed to s
funds to subsidize the construction of lower income units. The fee would satisfy a requirement that some projc
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 income I
primarily industrial or commercialhetail development, may be assessed. Fees are exacted at the time of constn
a per square foot basis and are used to subsidize the construction of low income units. The fees would be cc
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 portion the
be utilized as a source of revenue for housing programs. This would generate a source of funds from other thar
development and would spread the responsibility and cost of providing housing for all income ranges to
development. The revenue generated each year by this transfer tax is approximately $350,000.00 and is not enc 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. PI require multiple discretionary entitlement are usually processed concurrently. The exceptions are for n residential master planned communities in which case these projects are usually processed in phases,
TABLE 47
AVERAGE ADMINISTRATIVE PROCESSING TIME FOR DISCRETIONARY APPLICATIONS
AVERAGE LENGTH OF ADMINKIRATIVE
TO IST DIXXITIONARY ACnON
CATE<;ORY AF'PIJCATION TYPE PRO(=ESSINCTIME: FROMSUBMlTIiU
Master Master Plans 12 - 24 months
Development Master Plan Amendments
Specific Plans
Specific Plan Amendments
EIR's
RMHP 6 - 12 months
Tentative Tracts
Site Development Plans
Redevelopment Permits
Conditional Use Permits Tentative Tract Amendmenu
Zone Code Amendments
Planned Developments
Zone Changes
General Plan Amendments
Major
Revisions
3 - 6 months Minor Minor Subdivisions
Condirional Use Permits
Redevelopment Permits
Site Development Plans
Special Use Permits
Precise Development Plans
Planned Industrial Permits
Coastal Development Permits
Hillside Development Permits
Administrative Variances
Local Coastal Plan Amendments
Day Cares
Satellite Antennas
Planning Commission
Determinations
CM Conditional Use Permits
Variances
Street Name Changes
Condominium Permits
1 - 3 months Miscellaneous
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MITIGATING OPPORTUNITIES:
Permit and processing procedures can be utilized to create incentives for low income housin
opportunities. Cost associated with carrying loan amounts during the processing time are usually a pa
of the cost of development. Substantial delays in processing can exceed development estimates. Whil
these costs can be absorbed by the developer, they are usually passed on to consumers via the sal6
prices or rental rate.
Expedited, fast track or priority processing can be utitized as an incentive for more low income affordabl
housing. A target of 25-30% reduction in processing time can be utilized to reduce carrying costs by ti-
developer that would be passed on to reduce cost associated with the project.
CONSTRAINTS: CALIFORNIA ENVIRONMENTAL QUALITY ACT
Under the California Environmental Quality Act, (CEQA) developments or actions defined as project
unless otherwise exempted under specific CEQA guidelines, are required to undergo an assessment I to the impact the project will have to the environment. This assessment determines if a substantial I
more detailed effort will be needed to assess the full impact or a determination that it will not have
significant impact. Developing rural areas, and environmentally sensitive areas that include lagoons ar
wetlands are particularly sensitive to the impacts of urbanization. Assessment and mitigation of the5
impacts are sometimes lengthy and meticulous adding extra cost to the development. Identification
impacts that cannot be mitigated may preclude development altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, coast
location and conservative approach to preserving its unique natural surroundings. These constraints mi
preclude, reduce, or in most cases, slow down construction of new housing in Carlsbad.
MITIGATING OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for Yiering' environmental review
Projects that require a comprehensive review and assessment with an ensuing Environmental lmpa
Report often may contain specific mitigation measures to offset impacts. When a project requires multip
phases for completion, assessment and mitigation details can be included in the environmental impa
report. Subsequent phases of the development may preclude further general or detailed environment
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 impacts, nE
strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a strategy
reduce energy consumption and auto emissions by locating housing and jobs closer together. Carlsb:
with its predominantly single family housing construction over the last 2 decades and the creation of low
paid retail and manufacturing jobs, has created an imbalance of a residence population and a seconda
employment population that tax the existing roadway capacity to the maximum at the traditional ru!
hours. By creating a better mix of housing styles and types to create a greater range of and number
housing units for the current and future employment population, would also place employment ar
housing closer together. A mitigating effect is created to conserve fuel, reduce emissions, and reduc
traffic impaction.
review. This may lead to faster processing of projects after a master environmental review ar
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CONSTRAINTS: ARTICLE XXxlV OF THE CALIFORNIA CONSTITUTION
Section 1 of Article XXXlV of the California Constitution provides that no 'low rent housing project st
be developed, constructed, or acquired by any 'state public body' until voter approval has been obtainc
The election requirement of Article XXXlV could limit the participation of a public body in the developrnc
of low- and moderate-income housing because of the delays, uncertainties and potential additb
expenses associated with local elections.
MITIGATING OPPORTUNITIES:
In general, Article XXXlV requires that two criteria be met: (a) a 'state public body' must 'develc
construct, or acquire', (b) a 'low rent housing project.' Article XXXIV would be inapplicable if one of the
criteria was absent. It would be possible to confine the role of a public body in a housing developmc
so that one of the two criteria is not met and an Article XXXlV election would not be required.
In order to clarify Article WIV, in 1976 the Legislature enacted the Public Housing Electic
Implementation Law (Health and Safety Code, Section 37000 et seq.1. According to that, a 'low re
housing project' does not include the following types of development:
a.
b.
Housing with 49% or less lower income occupancy, that is privately owned and is r
exempt from property taxation (unless fully reimbursed to all taxing entities);
Housing that is privately owned, is not exempt from property taxation by reason of a
public ownership and utilizes land banking, property acquisition resale write do\n
guarantees and insurance of private loans and other assistance not constituting dirc
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 dwellings r
located on adjoining sites;
Housing that consists of existing units leased by a state public body from a private own€
and
Rehabilitation, reconstruction or replacement of an existing 'low rent housing project.
C.
d.
e.
f.
Public body involvement limited to these types of housing developments would still help provide low- ar
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 acquisitio
if the agency's involvement in providing low- and moderate-income housing is limited to offering tt
following incentives and concessions:
of a low rent housing proiect. The meaning of 'develop, construct or acquire' would not be applicab
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 stre
dedication or infrastructure improvements;
modifying or reducing development standards;
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The California Supreme Court in California Housinq Finance Aaencv v. Elliot (17 Cal.3d 575 [I9761
concluded that whenever a public body very extensively participates, or assists in not only making a lov
rent housing project possible but also fully regulating the project so that the result is that the governmen
is essentially the landlord, the matter will be subject to the Article XXXlV election requirement. Thus, ;
public body that grants a loan for a low rent housing project and the loan is conditioned on typica
government agency requirements such as review and approval of plans, project financing, operation an(
maintenance standards and occupancy would generally constitute development and construction of thc
housing project and fulfills the criteria for applicability of Article XXXIV.
Any mortgage revenue bond issued or direct financial assistance given by a public body to assist in thc
criteria are also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot for vote
approval.
development of a low rent housing project would necessitate an Article XXXlV election if these othe
'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 City to
provide living accommodat~ons for low-income senior citizens?'
Carlsbad voters approved this Article XXXIV referendum to allow no more than 250 units of senior low
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 and Lot
regulatory procedures often call for substantial review of development prior to construction, Staffing
fulfill current requirements and for additional regulatory procedures must be identified as a constraint
housing if sufficient staffing to meet processing goals and time lines are not allocated. Commun
Development activities such as Planning, Building and Engineering functions are impacted by the pa
and magnitude of development. In addition, as the administration of housing programs are a function
the City’s Housing and Redevelopment Agency, creation of additional low-income housing opportuniti
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 effectivi
implemented due to the increased staff time required for additional housing programs. Future progran
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing time
not available to administer additional housing programs.
M/T/GAT/NG OPPORTUNlTlE S:
Insufficient staffing and under-budgeting of positions in City Departments may also act as constraints
housing. Implementing programs to increase affordable, or the production of low income units, a
dependent on adequate staffing. Frequently these programs are prioritized below other administrati
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that requi
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 housir
programs.
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NONGOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as non-government(
constraints. Several of these constraints are defined at the State and Federal level but must t:
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the constructio
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into two kc categories: takeout (construction), and permanent (mortgage). Construction financing is usually shoi term in nature and is used for acquisition and development of property. Mortgage or permanent financir
is the long-term financing of the project. This debt usually buys out the construction financing and
serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed below, ne
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact on tt
development of both multi and single family housing. Several recent events have had major effects (
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 particul
regards to multifamily construction. Recent legislation has reduced tax benefits normally associated wi
investment in multi-family development. This has had the effect of reducing the amount of monr available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savings ai Loanflhrift Banking Institutions. These changes limited (1) the amount of money that could be lent to or borrower, and (2) mandated extra capitalization reserves for all Savings and Loans as a ratio to monc lent. (This has had an impact on the ability to acquire money for acquisition and development and f permanent financing.) Impacted the hardest were multi-family builders and small development (< 1 (
units) companies who usually only used one or two lending sources for their developments.
AVAllABlLlTY AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in natui These funds are usually made available at below market (private) interest rates for purposes of providii low-income housing opportunities. These funds are not widely available and are restricted in their uc
With the decrease in private market financing for multi-family development, the demand for this financii 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 a hi!
administrative burden that sometimes accompanies these funds. Many cities have chosen not to compe
for these funds as they do not have the administrative capability to manage them.
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TABLE 49
MORTGAGE INTEREST RATES
Fixed Rate First
Max
Lender Int Rate ADr - Pts Year Loan
Wells Fargo 10.25 10.53 2.0 30 $187,450
Security Pacific 10.125 10.40 2.0 30 $187,450
Fixed Rate Seconds
Far West 10.75 11.16 2.0 1s $93,725
Heartland 11.125 11.54 2.0 15 $93,800
Adiustable Rate First
Lender - Rate - MIX - Pts - Index Marzin Adj - hot Rate Int Rate Neg Max
Union Bank 8.625 10.97 12.5 1 YTB 2.60 6Mo No 13.75
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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Table 50 contains the cost of funds by several governmental sources.
TABLE 50
MONEY RATES AS OF 12-20-90
Prime Rate 10%
Federal Funds Rate
LABOR
high 7 5/16% (-), low 7 3/16%(-)
8 1/8% (+) one month
7 13/16% (-1 three months
7 5/8 (-) one year
Treasury Bills 6.86% (-) 13 weeks, 6.74% (-) 26 weeks
Freddie Mac
Fannie Mae
1 1 th Dismct COF
The above key rates are a general guide only, they should not be used for actual transactions and no
30-year fixed/30-day delivery 9.63% (-)
30-year fixed/30-day deliver 9.53% (-)
For December '90 8.05% (+)
warranty to their accuracy is rendered. *
Source: tin Walton, First California Mortgage
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m
MiTiGATlNG OPPORTUNITIES:
Financing constraints may be overcome by several financial tools available to create more affordab
housing .
-. MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bonds ai
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost I
issuing bonds are prohibitively expensive for a small issuing. To reduce the 'up-front' cost of the issuanc
of a Mortgage Revenue Bond that will cover only a small amount of mortgages that a city may wish 1
offer, many cities have formed pools in a cooperative effort to spread the up-front cost among sever
cities or housing authorities. Mortgage revenue bonds can be issued for multi-family or single famil
developments, but multi-family bonds have become less in demand and more difficutt to issue due t
recent changes in the tax code.
PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD offer construction, rehabilitation, an
permanent financing as low as 3% to qualified applicants such as housing authorities or private not-foi
profit developers. These funds are competed for based on participation of other funding sources an local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
Section 202
Section 502
Section 515
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 & HCD)
AB 665 (1982) 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)
Matching Down Payment Program (CHFA)
Natural Disaster Akistance Program (HCD)
Non Profit Housing Program (CHFA)
Farmworker Housing Grant Program (HCD)
Mobilehome Park Assistance Program (HCD)
State Legalization Impact Assistance Grant Program (HCD)
StatelLocal Multifamily Program (HCD)
Federal Emergency Shelter Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD)
Direct loans for elderly and handicapped housing.
Rural home ownership assistance.
Rural rental housing assistance.
State funded rehabilitation and construction programs;
Home Ownership Assistance Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not have
funding availability at this time. It is important that the City familiarize itself with the application process
and availability of these funds.
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LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed to off€
private below market permanent financing for low-income projects. This organization, based in San Diegc
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 needs (
the community. Lending institutions may face official sanctions for not meeting performance goals. A Cil
may have a program to evaluate an institution’s lending practices for its community. It may impose P
own sanctions. These sanctions may include withdrawal of funds by the City, or cooperating businesse
from lending institutions who have not made adequate mortgage or construction financing loans in thE
com munity .
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate incorr
housing. This is a good source of gap funding or equity positions the City may wish to participate in wH
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 services ar
programs that benefit the community’s lower and moderate income households. CDBG funds may t
used for housing purposes in the acquisition of land using these funds and in the funding of rehabilitatic
and preservation programs. The CDBG funds may also be used to fund a wide range of planning studic
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 Carlsbad
a prime constraint in providing affordable housing opportunity. Carlsbad contains a significant amou of land with coastal views; a premium that is added to the cost of land. In addition location factors su(
as proximity to freeway access, public facilities, and intangible factors such as image and quality of 11
contribute significantly to demand and price. The cost of improving the land, grading and addc
infrastructure also contributes to the final costs. Carlsbad has a considerable amount of land located
hilly topography. The added costs of grading required as well as the additional engineering ai
improvement costs are greater as opposed to flat level land. Costs associated with land have traditiona
contributed to around 40 percent to the cost of a home. In Southern California the price of land and 1
preparation sometimes may be as high as sixty percent. The price of land is also determined on tl number of units that the land may yield after constraints such as topography, environmental constrair,
and density are factored in. The actual yield may be far below the allowable density. Land prices
Carlsbad vary substantially. Undeveloped vacant land with varied topography and no improvements
approximately $1 00-250,000 an acre, with coastal view land slightly higher. lnfill residential land, with i
improvements may run as high as $1 million an acre depending on location and densrty. The add€
value and price of land in Carlsbad has severely limited market-rate financed construction for low-incarr
households.
MITIGATING 0 P PO RTUNITIES:
Land prices are generally determined in the market place. As such, the availability of non constrain€
developable acreage suitable for residential development is higher in areas closer to significa,
employment centers and areas with significant desirable attributes, Le., coastal vs. inland. Carlsbad h:
substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return. Lar
costs are also determined on 'how much' or yield of development that can occur upon a specific propert
This yield is a product of the General Plan Density which often determined housing product typ
infrastructure or the amount of acreage needed for public improvements, net developable acreage an
general market conditions.
Final land prices are determined by how much (if any) entitlement are secured for the land. This i
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 need to b
included in the project. This may affect the project pro-forma and the selling price of the property ma
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 suitabl
property to assure this need is to be met. Property acquired through friendly eminent domai
proceedings is subject to fair market value but substantial tax benefits may accrue to the owner of th.
parcel. Property that is acquired by this method through 'friendly' negotiations usually arrive at ai
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 giver
entitlement at a future date, could be acquired by the City. This land could be resold with entitlement tc
a non-profit developer at a reduced price to provide housing affordable to lower income households
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement. Lanc
purchased or contributed for the purpose of residential construction must be suitable for the appropriatc
density.
GOVERNMENT/PUBLIC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide potentk
housing opportunities for lower income households. Surplus property is then passed on to a develope
at a negotiated reduced price in exchange for a requirement for more housing affordable to target incomc
groups.
CONSTRAINED ACREAGE
Developable acreage that is constrained due to government control, may be utilized to increase yield (
developable acreage. Currently Carlsbad does not give density credit to acreage that is constrained du
to several factors. Density credits may be given to this land and transferred to an adjacent property fc
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Factors thi
contribute to construction costs are referred to as "hard costs' and typically refer to labor and material:
Soft costs are typically a developer's overhead, and carrying costs on acquisition or construction loan!
to earlier in this section.
LABOR
Labor costs are significantly higher in the southern California region than averages nationwide for simili
employment. The prevailing wage for construction is $12.00 - $22.00 per hour average depending on ski
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 may va
from builder to builder based upon a number of factors. The average residential construction cost p
square foot is indicated:
Multi- Family
Carrying costs are associated with finance and lending constraints as well as processing times as referre
$38.00 - $45.00 per square foot
Sing/e-Fami/y (detached) $50.00 - $56.00 per square foot
Single-Family (attached) $48.00 per square foot
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MITIGATING OPPORTUNITIES:
Costs of construction in this section refers to labor and materials. The typical labor rate for constructi
workers depends upon the level of skill associated with the job, whether it is union or not and t
availability of construction workers.
Opportunities exist for reduction of costs associated with construction. These include, but are not limit
to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the low a
moderate income range. Some of the housing construction is conducted offsite and transported to t
construction site. A fast growing alternative to onsite development, construction of flooring and frami
is done in computer controlled factories and then transported onsite for assembly. Estimates on cc
reductions using these methodologies may be as high as 30%. The City could encourage developc
to take advantage of these type of programs. The product is identical in appearance to custom ons
stick built single family or multifamily product.
Residential-manufactured home development(R-MHD) are residential developments that ha
characteristics common to both multi-family and single-family neighborhoods. R-MHD are incon
producing properties as are multi-family complexes, but individual detached manufactured homes in tl
development are owner occupied. Home owners enter into a long-term lease with the partnership
corporation(which may be owned by the tenants) which manages and maintains community infrastructui
R-MHD are typically pegged to area apartment rates. The lifestyle and density patterns are decidec
single-family in nature. R-MHD compete in the shelter market between multi-family and condominiurr
DEVELOPMENT STANDARDS
Development standards, either mod!fied or as part of administrative policies, sometimes add extra cc
because of additional materials required and extra labor. A significant reduction of costs from
modification or waiver of the standards can be attained and passed on to the savings of the unit for loi
income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special constructic
management techniques. Companies that specialize in low cost housing utilize these spec
management techniques to cut costs In any low income development, this should be a requirement
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ENVIRONMENTAL CONSTRAINTS
The Civ of Carlsbad faces several major environmental constraints, These constraints are outlined brief!
in this section.
These constraints may be significant in that mitigation measures may include restriction on developmer
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 endangered fc
survival. Under the Federal Endangered Species Act which was designed to prescribe species that ma
be threatened with extinction, the federal government may supersede local authority to preserve habit:
of the endangered species including moratoriums or restrictions on local development
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 endangerel
unless
species list.
These are indicated in table 51.
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TABLE 51
THREATENED and ENDANGERED SPECIES COMMON TO THE CITY OF CARLSBAD
State/Fed, Status Sensitive Carlsbad Plan Species:
(1) Acanthomintha iliciofolia (San Diego Thorn Mint) CE C1
(2) Brodiaea filifolia (Thread-leaved Brodiaea) CE C1
Note: The following plants have a high potential for Occurrence in any Carlsbad Coastal Mixed Chaparral.
(4) Comarostaphylis divenifolia v. divenifolia
(6) Baccharis vaneme (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:
(1) Polioptila melanura California (Calif. Gnatcatcher) c2
(2) Vireo belii pusillus (Least Bell's Vireo) CE FE
(3) Sterna antillarum browni (Calif. Least Tern) CE FE
(3) Dudleya viscida (Sticky Dudleya) c1
(5) Corethrogyne filaginifolia v. linifolia c2
Cnemidophorus Hyperythrus (Orange Throated Whiptail)
Thamnophis hamondii (Two-striped Garter Snake)
(2) Phrynosoma coronaturn (Coast Horned Lizard) c2
Note: Species number one will probably be listed (Federally Endangered) within two years.
Status Definitions:
(1) CE - California Endangered
(2) FE - Federal Endangered
(3) C1 -
(4) C2 -
Source:
Candidate for Federal Endangered Species status. Enough information is on tile to support the listing of these
species.
Can date for Federal Endangered Species status. More information on this species is needed to support a listing.
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 bee
requested to be officially listed as an endangered species. A significant amount of its habitat (coast;
sage scrub) is prominent in undeveloped areas of Carlsbad and the coastal region. If the gnatcatchc
is listed as an endangered species and there is no mitigation plan, major undeveloped areas of the Cil
would be closed to further development.
MlTlGATING OPPORTUNITIES:
Potential exclusion of development for the project protection of endangered species may be avoide
should a management plan to mitigate the effects of development be adopted by the City and approve
by the appropriate state, federal and local agencies.
Currently Carlsbad is preparing a management plan for the California Gnatcatcher, a species that ma
or may not be placed on the endangered species list. This plan would provide an in-depth study as tl
the habitat, number and location of the species, mitigation efforts and a monitoring plan. If implementec
development could possibly proceed providing that mitigation efforts were acceptable and provided fc
that development.
This plan could be a bench-mark to provide acceptable management and monitoring plans for othe
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 and Ion< term availability
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various stagc
alerts, construction grading becomes a low priority and is sometimes halted. This may push bad
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 beyond th
purview of local municipal governments. On a city’s jurisdiction may provide restriction in developmer
in the long term if in coordination with local water authorities.
MITIGATING OPPORTUNITIES:
Water conservation efforts in developments that would significantly reduce water consumption rates ma
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 consistent an
compatible with the City’s Landscape Standards should be encouraged with ties to incentives for lo\
income housing production. Xerophytic landscaping may be substituted for normal ‘lush’ landscapin
standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for gradin
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and appliances ai
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures should be encourage1
During times of water alerts and shortages, retro-fitting and the savings produced may allow residenti
development without a net increase in water consumption.
106
e
CONSTRAINTS: TOPOGRAPHY
Topography is sometimes a key constraint to housing development, as it removes significant acreagl
the city from development and contributes to the land prices. Carlsbad, through an adopted Hill: Development Ordinance, does not allow significant amounts of grading without required regula1
permits.
Land that has slopes of over 40% is precluded from calculating density on the site. Slopes under L and greater than 25% are allowed one half of the site's density, Carlsbad has over 5,000 acres that
constrained topographically. Hilly land that is allowed for development has significantly more cc associated with its improvements than flat level land. These cost are usually passed on to the ho
buyer or renter.
MITIGATING OPPORTUNITIES:
The City in order to achieve development compatible with the community and preserve unique SC& qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance calls
no residential development on hillsides with slopes greater than 40%. On slopes with density greater tf
25% but less than 40%, density is reduced by one half. A possible incentive for low income hous
would be a density credit in hillside acreage of slopes greater than 25% or less than 40%. This wo
increase the yield of low income units over what normally could be provided, especially with developme in hillside areas.
The city may make in-kind contributions to on/offsite improvements to lower the cost and pass it I 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 birds a other unique flora and fauna. Preservation of these habitats is a key goal in land decisions by the C Sensitive wetland and riparian habitat may also significantly impact development.
MITIGATING OPPORTUNITIES
The City currently has several sensitive habitats. These include three lagoons, Buena Vista, Ag Hedionda, and Batiquitos. In addition, the City has several watercourses and accompanying ripari, habitat. These lands are part of acreage that are adjacent to or within lands that have the potential
be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This does r
affect the net developable acreage as indicated in the Vacant Land Inventory which removes this acrea! as constrained lands. Preserving this habitat is essential to other land use and quality goals the City h set. Opportunities to preserve these natural settings as identified through environmental assessmer and other means, may be enhanced by providing density credits on developable residential acreage ( these sites if the increase in density would achieve a housing element goal for low income housing neec
107
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* e
CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal zont
areas. Development activities of significant impact must be approved by the California Coasta
Commission in addition to local approval processes. Often, to protect coastal resources significan
changes or reduction in residential unit yields or densities are required for project approval. Thest
requirements may significantly affect production of lower income units in coastal zone areas. Carlsbac
has additional regulatory policies to preserve agriculture ,and scenic resources contained in its LOG Coastal Plans approved by the State.
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed itself to be exemp
from portions of Government Code Section 65588 and 65590 (collection of Coastal Zone housing data’
pursuant to Public Resource Code, Division 20 Section 30519.1. The City now understands that it mu2
fully implement these Governmental Code Sections. Specifically, the City must collect and report Coast;
Zone housing data including, but not limited to, the following:
The number of new housing units approved for construction within the coastal zone aft6
January 1, 1982.
The number of housing units for persons and families of low or moderate income, a
defined in Section 50093 of the Health and Saiety Code, required to be provided in ner
housing developments within the coastal zone or within three miles of the coastal zont
The number of existing residential dwelling units occupied by persons and families or lo\
or moderate income that have been authorized to be demolished or converted sinc
January 1, 1982 in the coastal zone pursuant to Section 65590 of the Government Codt
The number of residential dwelling units occupied by persons and families of low c
moderate income, as defined in Section 50093 of the Health and Safety Code, that hav
in paragraph 3). The location of the replacement units, either onsite, elsewhere within tP
locality’s jurisdiction within the coastal zone, or within three miles of the coastal zor
within the locality’s jurisdiction, shall be designated in the review.
1)
2)
3)
4)
been required for replacement or authorized to be converted or demolished as identifie
. After researching the matter, the City believes that it is not now possible to recapture the data (
particular, regarding affordability) from previous years. It is possible to conclude that due to the rece
adoption and implementation of the Growth Management Ordinance, only a few housing units have bee
constructed within the coastal zone in the recent years. In addition, we believe that very few (if an
affordable housing units within the coastal zone have been demolished or converted since 198
Realizing our responsibility, the City wit1 henceforth monitor and record data on housing units constructe
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 provision
development as some plans do, opportunities using density bonus ordinances would be utilized in coast
zone development. Currently most of the City’s existing low income housing stock is within the City
coastal zone. Preservation and rehabilitation programs may be mandated and implemented through tl
program. The city will also implement an inclusionary housing program for all master or specific planni
communities, several of these communities are located in the coastal zone, there will be significs
contributions to the low income housing stock in the coastal areas through this program. Map C depic
the City’s coastal zones.
108
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CONSTRAINTS: AGRICULTURE lAND/WILLIAMSON ACT
The City of Carlsbad has a large amount of agricultural land (400 acres) currently thL? is under t
Williamson Act, which is designed to preserve longer term agricultural land for that use. The City’s poli
is that agriculture will not be a long-term land use for the city and will eventually be phased out. The
areas have not been designated for future use as residential as it is primarily in areas not planned ’
residential development such as steep hillsides and airport impact zones.
MITIGATING OPPORTUNITIES:
The ultimate use for all agricultural land including lands under the Williamson Act will most likely
determined on the physical constraints and the market conditions at that time. Much of the land unc
long-term agricultural preservation is not suitable for future residential development as there may I
significant land use, i.e., airport, environmental, coastal constraints. These constraints may incluc
topography and the City’s Growth management caps which limits the amount of total residential units
build out.
109
,
CARLSaAo
LQGN COASTAL PROGRAM (LC~)
B 0 U N D A R Y MAP
SEGMENTS
LCP SEGMENT
AGUA HEDIONDA
EAST BATlQUlTOS LAGOONIHUNT a WEST BATlQUlTOS LAGOON/SAMMIS a REDEVELOPMENT AREA
w 0
CONSTRAINTS: AIRPORT LAND USE PIAN
Carlsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the St:
containing a public airport. Among the duties of this Commission is the formulation of a Compiehensi
Land Use Plan (CLUP). In San Diego County the San Diego County of Governments(SANDAG) has be
designated as the Airport Land Use Commission. In 1974 the original Land Use Plan for the McClellz
Palomar Airport was adopted and in 1986 a revised plan was adopted. The plan was adopted to ass
in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport. T
plan contains the Airport's Influence Area, projected noise contours, clear zone, flight activity zone, la
use compatibility matrix and recommendations. The significant restrictions to housing and residenl
development are within the flight activity zone and within certain projected noise contour levels. The fli{
activity zone contains areas restricted from certain uses due to crash hazards. The projected noi
contour levels are used to quantify noise impacts and to determine compatibility with land uses. Noi
levels are quantified based on a descriptor of daily noise level, the community noise equivalent le\
(CNEL). The boundaries of these levels are defined as 'contours' and are depicted on the Airport Noi
Contour Map, MAP D.
The contour does not define a land area in which residential uses are unsuitable. Rather, the conto
identifies an area in which mitigation measures may have to be utilized to reduce the impact of aim
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 with
which the noise environment is not suitable for residential use.
MITlGA TING OPPORTUNITIES:
The General Plan Land Use Map of the Land Use Element of the General Plan for the City of Carlsb:
shows the area around the McClellan-Palomar Airport as being industrial in nature, with some agricultur
uses. There are no residentially zoned lands and the Land Use Map indicates future Industrial and Opc
Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation. The P
zoning district of the City's Zoning Ordinance allows multifamily residential development of up to 40 uni
per acre providing it serves with or is built in conjunction with adjoining industrial development. AI
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 sen
transient commercial housing structures such as Single Room Occupancy Hotels. Transient Shelters a
of California enacted a law requiring the formation of an Airport Land Use Commission in each coui
also allowed in Industrial areas with a conditional use permit.
111
,
0 a
YACANJ LAND INVENTORY
The City of Carlsbad has a substantial amount of vacant and developable residential land. This vacant
land is itemized by General Plan land use category in Table 53.
Carlsbad has approximately 6621 acres of residentially designated land currently undeveloped or
underdeveloped remaining in the city. Of this total remaining unconstrained residential acreage,
approximately 94 percent has a density of 6 units an acre and under. Of the remaining 6 percent, 390
acres have medium high density of under 12 units per acre and 60 acres, or one percent, of the
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 by the
general pian and growth control point is indicated below.
TABLE 52
AcreageNnit Yield
ACRES General Plan Density (Growth Control Point) ESTIMATED YIELD
OF UNITS.
1391.14 Residential Low (1.0) 1391
3431.35 Residential Low Medium (3.2) 10980
1347.69 Residential Medium (6.0) 8086
390.42 Residential Medium High (1.5) 4489
59.91 Residential High (1 9.0) 1138
6620.51 26084
The above-noted undeveloped residential acreage total (6.620.51 acres), is not completely aCCuratr
because all recent development approvals on previously vacant lands located within Local Facilitiei
Management Zones 1-6 and 19 have not been entirely accounted for. Despite this, the remaining buildou
capacity of 26,084 dwelling units, as shown on Table 52, is very close to the estimated remaining Citywidc
buildout capacity of 26,576 dwelling units. It is anticipated that additional acres of higher density land us(
designations (RH and RMH) will result from the use of the surplus units located in the Citywide Exces:
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-out o
in-fill areas of the city. This area is predominantly in the Northwest Quadrant of the city. These area<
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 part
of the city. This land is residentially zoned and designated for residential development in the General Pla
Land Use map.
The second level would be under-utilized land which contains parcels of land developed but not to the
highest density.
The third level would be land that would be transitional in nature, commercial or industrial land that coul
be utilized for mixed use or residential development.
113
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It is estimated that around 10 percent of the total developed acreage may fit into these categories. Th
would add approximately 700 acres to the existing vacant land. A unit yield would be difficutt to estimate
given the more stringent development controls given to in-fill residential projects and the various densitiE
that this acreage would be comprised.
The remaining vacant land and its present densities indicate that the yield of units in the 3 highest densi
categories; RH, RMH and RM is sufficient to produce enough multifamily housing to meet the specific
year goals. Lower density RL and RLM, are primarily single family densities and can be used to me
moderate and upper income category housing goals. The inventory does point out a diminishing amoui
Of RH (residential high) density remaining in the vacant and undeveloped areas of the city. However, 2
discussed within the General Plan Densities portion of Section 111 of this document (page 82), there doe
exist in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Limited Control) zone
property within the City. In order to enable the development of affordable housing, the City is willing 1
accommodate General Plan Amendments as necessary to increase residential densities up to 29 d.u./ac
on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h). Ther
is additional under-utilized higher density residential within the redevelopment and in-fill areas of the cir
This acreage may accommodate additional units at this density range.
Under Growth Management guidelines the city may allocate 'unused' units, from projects that have bee
built under the Growth Management caps to special housing needs such as the need for lower-incom
units. General Plan amendments to increase densities for projects that meet this need, or, density bonL
provisions to increase the yield of units above the growth control point can be achieved using thl
available 'bank' of unused units. An additional strategy would be to decrease the density in som
acreage designated in the medium residential density range and increase density in the medium high c
high range. This would increase the amount of acreage in the higher end of the density range needec for multi-family housing and for special housing needs such as low-incomes housing. This strategy ti
increase density would not add units and would keep within the Growth Management caps but wouh
reassign densities, if needed, to accommodate alternative housing types that need higher densities sucl
as apartments or town homes. One adverse effect to this strategy would be to reduce the availabll
acreage for mid-density housing such as small lot subdivisions that typically are needed for moderate
income housing.
The following maps show the remaining units to be built in each quadrant of the city. Map C shows th
status of the Local Facilities Management zones. The status for each zone is important as it determine
how much acreage is available for development with appropriate facilities. Within the 5 year time framc
for this housing element (1991 -1996) 22 of the 25 zones will be available for development. The remainin!
three zones may be available, but at this time no zone plan for facilities have been adopted.
114
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(I) a Carlsbad Journal
Decreed A Legal Newspaper by the Superior Court of Sun Diego County
Mail all correspondence regarding public notice advertising to
W.C.C.N. Inc. P.O. Box 230878, Encinitas, CA 92023-0878 (619) 753-6543
Proof of Publication
STATE OF CALIFORNIA, ss,
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitle(
I am principal clerk of the printer of the Carlsbad Journal, a newspaper of general cir
published weekly in the City of Carlsbad, County of San Diego, State of California, and which ne
is published for the dissemination of locaI news and intelIigence of a genera1 character, an
newspaper at all times herein mentioned had and still has a bona fide subscription list o
subscribers, and which newspaper has been established, printed and published at regular interv
said City of Oceanside, County of San Diego, State of California, for a period exceeding one y
preceding the date of publicatio
notice hereinafter referred to; and
notice of which the annexed is a
copy, has been published in eacl:
and entire issue of said newspape:
in any supplement thereof on thc
ing dates, to-wit:
CITY OF CARLSBAD COMPREHENSIVE
HOUSING
STRATEGY (CHAS)
THE PUBUC IS HEREBY NOTI-
fore the City Council to accept pub-
AFFORDABILITY
FIED THAT a. public bearing be-
lic comments on the City of Carls- bad’s Draft Comprehensive Hous- ing Affordability Strategy (CHAS) is scheduled for April 14, 1992 at 800 p.m. in the City Council Cham- bers located at 1200 Carlsbad Vil-
ment, including all public com- ments, will be submitted to the Carlsbad City Council for final approval and adoption on Tuesday, May 5,1992. The intent of the CHAS is to cre- ate an impetus for a jurisdiction to
us ssasppe.laar3s ;ho 30 ssa%paa mu! Xue a03 4!1!q91 Xue sm!ep :!p Jaisn.I& pauld!siapun aq&
eqsve3 IOOE :aq 01 pairodind
,qi 30 ‘he 3! ‘uo!aeus!sap UOUWIOJ
‘IS~LJO paaa pauoguam
lage Drive. The final CHAS docu- April 09
’80028 v3 ‘PeqSIJe3 ‘PlEAJlnOg
! JAOqS paqwsap madoid pa1
,JV30 PUE SSJippE JJJlJS Jq&
aoqv Jlg U! Paq!JXJpXliepJ!gled ~
I certify under penalty of perjury
foregoing is true and correct. Exc
Carlsbad, County of San Diego, low s! uogdpasaa leldaq p!es
IUE ad& gun “ON gun aqi rod
1~1 ’bfR @nom TOZ !++I qsnoq?
ld33X3 :WT ‘E .‘aqolso ‘4Un03 %a!a UeS 65011 ‘ON deN ‘958
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) SU!VFIO~ a54s3 areqsam!& v : :u!alaqI 1 ue1 aqj- su!a!i~sap ee!o~~3!~83 1
.‘,v,, l!q!qxx aas 2aafi asn !
1 Californiaon the 9th w rlA0Jrll IOG
I
01 sZ!Ufl PIOBd3)IBHL DNI day of Apri 1 1992
rqQf&d
Clerk of tt
dw
WKl I K 1 I - hlcbN'! s 1
19 Date ~RRE~ id 3 I
To IEE R /a-U-rEN &RAM7 Reply Wanted
From &ym,~ v c53:vCrA i N UNO Reply Necessary
P++a~mci (5 +k 6tc;3ie~ we placd 10 +k B~QE -eiT
?=m THbi2a. 4 bt92 ~ '\(OoR ASS~~TAUCF.; ]h PtA@lh)~ Tj-+13 u
in, THE CAKk3i3flf3 XwWhiAi Aa =€a wfii &- GREATL9
Amcci ATCO i -maw3 A LC7 (=m WU/? kEL1;4
%Ay 8%- u *&e,$ &SdQ
7sRL'-A&&
AIGNER FORM NO 55-032 PRINTED IN U
.. 0; ,c 0 CITY OF CARLSBAD
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
( CHAS 1
'. THE PUBLIC I8 HEREBY NOTIFIED THAT a public hearing before the
city Counail to accept public cOIumeRtS OR the City Of Carlsbad's
Draft comprehensive Housing Affordability Strategy (CHAS) is scheduled for April 14, 1992 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village Drive. The final cms document, including all public comments, will be submitted to thc Carlsbad City Council for final approval and adoption on Tuesday May 5, 1992.
The intent of the CHAS is to create an impetus for a jurisdictio to examine its housingj needs in a holistic way, establish goals
and develop a plan for carrying out those activities. The CMs
serves as an action-oriented management tool.
As identified in the CHAS, the general policy of the City of Carlsbad is to assist low and very low income groups as a first
priority through use of available Federal, Skate and local resources. It is estimated that the City will need approximately
2500 units of new housing for low and very low income households
over the next five years (1991-96). Consequently, our first
priority for assistance will be construction or creation of new affordable housing units.
The City of Carlsbad's complete draft CHAS has been available fc public review and comment since February 14, 1992. Comments fror the public will be accepted by the City Council during the publ:
hearing- on April 14, 1992. Interested persons may also submit
comments, in writing or verbally, to the Housing and Redevelopment Department until 5:OOpm on Friday, April 17, 1992,
Copies of the CHAS document are available for public review at
the Carlsbad City Library (1250 Carlsbad Village Drive), La Cos1 Branch Library (7750 #M El Camino Real), City Hall (1200 Carlsb Village Drive), Community Development Department (2075 Las Palm
Drive), and the Housing and Redevelopment Department (2965 Roosevelt Street).
If you have comments and/or questions regarding the City of
Carlsbadls CHAS, please contact Debbie Fountain at (619) 434- 2811. Written comments may be mailed or personally delivered to
2965 Roosevelt Street, Suite B, Carlsbad, Ca. 92008, Attn: Debb Fountain.
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RESOLUTION NO. 97 - 177
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING THE 1991-96
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY FOR THE
CITY'S COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM.
WHEREAS, the City Council of the City of Carlsbad,
California, at a public hearing held on May 5, 1992,
considered the 1991-96 Comprehensive Housing Affordability
Strategy for the City's Community Development Block Grant
Program; and
WHEREAS, the City Council held a public hearing on ,
April 14, 1992 to accept public comments on the Draft
Comprehensive Housing Affordability Strategy and provided a
sixty (60) day public review and comment period; and
WHEREAS, the City Council has taken all testimony intc
account.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1. That the above recitations are true and correct.
:2. That the city Council has approved Carlsbad's 1991-96
Community Development Block Grant Program as presented at the public hearing on May 5, 1992.
--r Comprehensive Housing Affordability Strategy for the
3, That the City Manager is authorized to submit the Fina Comprehensive Housing Affordability Strategy to the
U.S. Department of Housing and Urban Development for approval.
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PASSED, APPROVED AND ADOPTED, by the City Council of
the City of Carlsbad, California on the 5th day of May,
1992, by the following vote, to wit:
AYES: Council Members Lewis, Kulchin, Larson, Stanton, Nygaard
NOES: None
ABSTAIN:
ATTEST:
I I/;iacsatd#Rfia
ALETHA L. RAUTENKRANZ, C
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