HomeMy WebLinkAbout1997-03-11; City Council; 14087; Housing production report?i a %Y OF CARLSBAD - AGENbk BILL
2T FY 1995 - 1996 CITY ATTY. .(
DEPT. PLN ‘%? 1::;:;
RECOMMENDED ACTION:
That the Council ACCEPT the staff report on housinsi production for the reporting perioc
1995 to June 30, 1996.
ITEM EXPLANATION:
Description This Agenda Bill brings to the City Council staffs third annual report on the pro
City is making in housing production. This report is an information item only. No action is r(
The report consists of a memorandum to the City Manager, attached as Exhibit 1. The
concerned with new housing construction only. It provides statistical information for a
housing, and b) regional share needs (housing affordable to the four income groups id€
state law). In addition, this current reporting period concludes the end of the original
housing element cycle (July 1,1991 through June 30, 1996). Although the original hous
has been extended by the state legislature to run through 1999, the report includes a disc
cumulative progress over the original five-year period. Data are included for market-rate
and the City’s inclusionary housing programs. This report also complies with the 5
requirement for an annual housing report to the Council.
lerate-, and “other”- income houset
i on the affordability of housing for
lent cycle, and observations and COI
Report conclusions The City has seen significant results from its commitment to the develc
nitment is evidenced in its policy frz
Iursue creative partnerships with th
less, the need for housing affordabl
low-, low-, and moderate-income families continues to outstrip the community’s collective
percentage of total production. At
, as the current swing of the econol
nd purchases of new housing.
the City Manager, dated February
with subject: Housing Producfion Report F Y 1995 - 1996.
0 0
EXHIBIT 1
FEBRUARY 18,1997
TO: CITY MANAGER
FROM: Principal Planner
HOUSING PRODUCTION REPORT FY 1995-1996
This document constitutes the third annual report 011 the City’s progress in housing
production for both a) overall housing production, and! b) regional share needs (housing
affordable to the four income groups identified in state law). This current reporting period
marks the end of the original five-year housing element cycle. Therefore, the report also
includes a discussion of cumulative progress over this five-year period.
Modified Report The previous two reports (for FY 1993-1994 and FY 1994-1995)
provided very detailed status information on each of the 50+ programs contained in the
Housing Element of the General Plan. Many of these programs are concerned with setting
up the City’s inclusionary housing program and variouis related programs and ordinances.
All of this work was completed several years ago and in the previous reports the status
information for these programs simply repeated old information: “The work is done”. For
the current report, it was decided to forego repeating this information, and, instead to focus
just on the important status of the City’s progress in meeting its numerical objectives for
housing.
Reporting periods This one-year reporting period marks the end of the original five-year
housing cycle for which our current Housing Element was prepared. This cycle was to
extend from July 1, 199 1 to June 30, 1996. However, in 1994, 1995, and again in 1996, as
part of the annual budget reconciliation acts, the state legislature extended the housing
cycle by an additional year. Consequently, the original five-year housing cycle will now
be an eight-year cycle, running until June 30, 1999. The numerical objectives remain the
same, however. Provided the legislature does not extend the cycle again this year, an
updated housing element and new five-year performance objectives will be prepared just
prior to the beginning of the next housing cycle in 1999.
Report Format The City’s progress is presented through references to six tables. Table 1
defines the four income groups. Tables 2 and 3 set out the qualifying income levels for the
four income groups and the corresponding prices at which housing is considered to be
affordable. Table 4 provides the counts of housing units, by income group and type of
housing stock, that completed construction this last fiscal year. Table 5 gives annual and
total counts for the last five years. Last, Table 6 compares our cumulative progress to the
original five-year housing objectives.
Housing Cycle Objectives You will recall that the determinations of housing need for
each jurisdiction in California are derived from the Regional Housing Needs Assessments
prepared by the regional councils of government (COG) before the beginning of each
Income Group
Very Low
Low
Moderate
Other
Needs
1,443
1,066
1,317
2,447
Definition *
(% of County Construction
Median Income)
Less than 50%
50 - 80 YO
80 - 120%
120% +
150
50
350
8 10
$30,750 $38,200
$49,200 $61,150
$73,800 $91,700
Income Group to
Which Units Are
Affordable
very low
low
moderate
Number of I3edrooms
1 2 3 4 5
$55,950 $69,900 $8 1, I50 $92,250 $1 14,600
$89,400 $1 11,900 $129,’750 $147,600 $183,450
$134,100 $167,700 $194,550 $221,400 $275,100
Income Group To
Which Units are
Affordable
Very Low
Low
Moderate
Other
Unknown**
Totals
Market Rate Units
S.F.
Detached Condo
0 0
0 0
18 10
3 92 59
5 0
415 69
I
Percentage
Achieved to
Date
16.8%
9.1%
2.3%
35.8%
n.a.
30.7%
L 2,447 63.5% 1,554 n Unknown
CITY MANAGER a e
HOUSING AFFORDABILITY REPORT FY 1995- -1996
- Page 7
Observations and Conclusions
1. East year’s overall production Last year’s overall production continues the rebound
begun during 1994 - 1995 reporting period. Market-rate housing production was
supplemented by the production of 336 units of public housing in the Villa Loma
apartment project, for a total of 822 units.
2. Five-year overall production While Carlsbad’s overall production of housing during
the five-year period (1,924 units) was much less than the original regional share
estimate of need (6,273 units), the lesser rate of production was due primarily to the
general economic downturn that occurred during the first three years of the cycle.
During this down period, growth throughout the state was flat, even negative in some
areas. Therefore, it is likely that the actual need for housing (statewide and locally)
was significantly less than the original estimates of need. Carlsbad’ s production
mirrors that of other jurisdictions throughout the state. Our production in the last two
years has rebounded strongly and shows every sign of continuing for the foreseeable
future.
3. Last year’s lower-income housing The City’s incl usionary housing programs finally
began to bear hit. First-built of several projects approved subject to inclusionary
housing requirements, the Villa Loma apartment project yielded 24 1 units affordable to
very low income families and 95 units affordable to low income families.
4. Five-year lower-income production The estimated need for lower-income housing for
the five-year cycle was 2,509 units (or 40% of total need). The City’s production of
lower-income units was 340 units (or about 18%) of over-all production. While the
18% percentage production is low relative to the original estimate of need, it is still
somewhat greater than the City’s inclusionary policy of 15%. This is remarkable given
that it took several years to establish the policies 2nd ordinances for the inclusionary
programs, and more time to bring the first actual development projects on-line. With a
number of approved inclusionary projects, there is promise of more lower-income
affordable units to come. On the other hand, it is significant that the private sector
produced no market-rate housing affordable to lower-income families during the entire
five-year period, other than a handful of second dwelling units.
5 D Moderate-income housing production During the entire five-year period only 30 units
(2% of total production) have been produced which are affordable to moderate income
families. The original regional share estimate of med indicated that 1,3 17 moderate-
income units were needed (or 2 1 % of total need). When the City considered including
a moderate-income requirement as part of its indusionary housing ordinances, the
requirement was set aside when the private sector assured the City that it would
produce moderate-income housing without inclusioiiary requirements. Based upon this
assurance, the City made a conscious decision to focus its own resources and efforts on
lower-income housing during the five-year period. The industry’s production figures
0 a CITY MANAGER
HOUSING AFFORDABILITY REPORT FY 1995- - 19‘36
Page 8 -
do not stand up well to its earlier assurances. On the other hand, 28 of the 30 market-
rate moderate income units produced over five yeara were produced just this last year.
Perhaps economic and market trends will lend themselves to producing more moderate-
income affordable housing in subsequent years.
6. “Other”-income housing production The market-rate median prices of both detached
and attached housing produced in Carlsbad last year ($317,000 and $204,000,
respectively) are affordable only to “other” income classes. Clearly, Carlsbad’s private
sector continues to produce primarily upscale housing. A number of factors contribute
to this trend: Tax incentives for producing more affordable housing are few; litigation
against builders of multi-family housing projects continues to act as a significant
disincentive; despite lower interest rates in recent years, per-square-foot production
costs remain high, so that profit margins on more affordable housing is low; and, in
many desirable areas, demand for higher-end housing remains relatively strong.
In conclusion, the City has seen significant results from its commitment to the
development of housing affordable to lower income families. This commitment is
evidenced in its policy framework, the allocation of its own resources, and its efforts to
pursue creative partnerships with the private sector in all aspects of housing production.
Nevertheless, the need for housing affordable to very low-, low-, and moderate-income
families continues to outstrip the community’s collective ability to produce it, both in
terms of absolute numbers and as a fraction of total production. At the same time, total
production of new homes is on the increase, as the current swing of the economic cycle
provides the conditions necessary for both production arid purchases of new housing.
=- c z-%GLw-
DENNIS TURNER
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Hoiusing Element
ANNUAL PROGRESS REPORT
(:7/94 - 6/95)
~~ CITY of CARLSBAD
California
Prepared By
Housing and Redevelopment Department
Planning Department
!September 1995
Housing Element
ANNUAL PROGRESS REPORT
(7’/94 - 6/95)
CITY of CARLSBAD
California
Prepared By
Housing and Redevelopment Department
Planning Department
September 1995
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Housing Element
ANNUAL PROGRESS REPORT
(7194 - 6/95)
CITY OF CARLSBAID 1 California
Prepared By
Housing and Redevelopment Department
Planning Department
September 1995
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HOUSING ELEMENT - ANNUAL PROGRESS REPORT
Table of Contents
Took Page
3.7i Density Increases Above G.P. Range (SDP) .......................... 2 3.7j Ordinances to Implement lnciusionary ............................. 2
3.8 Excess Dwelling Unit Bank ..................................... 2
3.9 Annual Priorities List for Lower-lncome/Special Needs .................. 2
3.1 Oa Moderate Income - Mortgage Revenue Bonds ........................ 2
3.1 Ob Lending Programs ........................................... 2
3.1 Oc lnclusionary - Moderate Income .................................. 2
3.1 1 Smaller Housing/Small Lot Study ................................. C
3.12 LandBank :
3.1 3 Community Reinvestment Act - Bank Monitoring ...................... C
3.1 4 Housing Trust Fund - Establish One ............................... :
3.1 5 Annual Report on Housing Element Progress : I 4 Housing, Jobs, Work Force Balance ............................... :
4.1 Housing Impact Fee on Non-Residential Development. .................. :
5 Resource Conservation :
5.1 Energy Conservation ......................................... :
5.2 Water Conservation .......................................... :
6 Open and Fair Housing Opportunities ............................... :
6.1 Fair Housing Information/Practices ....... ,, ........................ :
6.2 Referrals for Military/Students .......... ,, ........................ :
Appendix 1: New Construction Data A1
................................................
.........................
.......................................
......................................
Appendix 2: Affordable Housing Projects ................................... A2
.. 11
HOUSING ELEMENT . ANNUAL PROGRESS REPORT
Table of Contents
Paqe ToDic
iii Executive Summary .....................................................
Goals. Objectives. Policies. Programs. Progress .................................. 1
Programs:
1 Preservation ................................................ 2
1.1 Condo Conversions . Protect LowlModerate .......................... 2
1.2 Mobile Home Parks . Implement Existing Ordinance ..................... 3
1.3 Mobile Home Parks . Preserve Affordability ........................... 3
1.4 Rental Stock Monitoring ........................................ 4
1.5 Rehabilitation . Monitoring Program ................................ 4
1.6 Rehabilitation . Rental Loan Assistance .............................. 5
1.7 Rehabilitation . Housing Acquisition ................................ 5
1.8 Rehabilitation . Incentives for Lower-Income .......................... 6
1.9 Rehabilitation . Homeowner's Programs ............................. 7
1.1 0 Neighborhood Improvement Program ............................... 7
2 Quantity and Diversity of Stock ................................... 8
2.1 Regional Housing Need ........................................ 8
2.2 Flexible Development Standards ................................. 10
2.3 Monitoring Developable Acreage ................................. 10
2.4 Adaptive Re-Use Regulations ................................... 11
2.5 Mixed-Use Regulations ........................................ 12
2.6 Coastal Development Monitoring ................................. 12
3 Special NeeddLower-Income & Moderate-Income ..................... 13
3.1 Farm Worker Housing ........................................ 14
3.2 Large-Family Housing ......................................... 14
3.3a Homeless . Facilitate Site Acquisition .............................. 15
3.3b Homeless . Funding (CDBG. Other) ............................... 15
3.3~ City Referral Service . CDBG Funding .............................. 16
3.4a Senior Housing . Amend Zone CodeKUP ........................... 17
3.4b Senior Housing . Low-Income Seniors ............................. 18
3.5 Lower-Income Seniors ........................................ 18
3.6a lnclusionary . Lower-Income in Master Plans ......................... 19
3.6b lnclusionary . Lower-Income in Other Developments ................... 20
3.6~ Cost of Affordable Housing . In-Lieu Fees ........................... 20
3.7a Density Bonus Ordinance ...................................... 21
3.7b Alternative Housing Types (SRO. MLU. Farm Worker) .................. 21
3.7~ City Initiated Development . LowNery-Low ......................... 22
3.7d Section 8 Housing ........................................... 23
3.7e Fee Waivers (CC Policy 17) .................................... 24
3.7f Priority Processing .......................................... 24
3.7g In-Kind Improvements ........................................ 25
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1 111
EXECUTIVE SUMMARY
This document constitutes the second written annual progress report on the City of Carlsbad's Housinc
Element, a part of its General Plan. It's purpose is to provide the basis for tracking the progress whict
the City is making in implementing the numerous specific programs which were designed to achievc
the element's goals and objectives. This document is intended for the use and information of: the City's
elected and appointed officials, the City's management and staff, the citizens of Carlsbad, officials anc
staff of state agencies (including the Governor's Office of Planning and Research and the Housing anc
Community Development Department), and all other persons who are interested in housing issues ii
Carlsbad.
Pursuant to state law, housing elements are prepared and updated on a five-year cycle. This housin!
element was prepared on a housing cycle which began on July 1, 1991 and was originally schedule1
to conclude on June 30, 1996. A 1993 change to state law, however, has extended this cycle to Junl
30, 1998, so the actual cycle will be seven years.
This document reports the progress of the City for FY 1994-1 995 (ending June 30, 1995).
The heart of the Housing Element is its "policy section". The policy section consists of six over-i
goals, 35 objectives, 15 policies, and 51 programs. The 51 programs are the subject of this documen
A hierarchical relationship exists between the goals, objectives, policies and programs, whic
relationship is described in the first pages of this document. Then follows a complete listing of all (
the goals, objectives, policies, and programs. Under each program is listed important informatio.
including: the funding sources, the lead agency or department assigned to undertake the program, tl
original target year for implementing or completing the program, and, most importantly for this repoi
the progress achieved in the current 1994-1 995 reporting period. For many programs this last sectic
also gives cumulative progress since the beginning of the five-year housing cycle. For ease in readir
the "progress" sections are set out in highlighted type.
Summary of Prowess:
Measuring and reporting progress varies with the different types of Housing Element programs. Sor
of the programs are one-time projects with discrete beginnings and ends. For these, staff has indicat
that the program has either been completed or not. Other programs are simply "on-going" (for examp
the City continually monitors Coastal Zone development activity under Program 2.6). Still others i
combinations. For example, Program 1.4 Rental Monitoring requires the creation of an automat
computer system (including collection and loading of data on existing development) as a one-til
project, followed by setting up an ongoing program to update the data and create periodic reports
Because of these differences, annual and cumulative progress is reported in several ways. Tablf
(Summary of Progress on Programs), found below, summarizes the progress on all 51 programs for.
current reporting period. Code letters in the right-hand colurnn of the table indicate the status of
program (see below for a key to the codes).
Additional information is found in the two appendices to this report.
Appendix 1 provides data on each of the 295 new housing units which completed construction wil
the City during the July 1994 - June 1995 reporting period. Of the new units, 235 were either for-!
or custom-built single-family homes. Fifty eight condominiums were built, as were two "second uni
No rental apartments completed construction. How affordable was this new housing? None of
units were affordable to very low-income households, two units were affordable to low-incc
households (the "second units"), and two units were affordable to moderate-income households.
balance of the 295 units were affordable only to "other" households. Therefore, the City made 1
...
very limited progress towards its housing goals for the targeted income groups during this reporting
period. (A summary table showing these and historical data is provided in the main report with Program
2.1 .I
Appendix 2 provides information on all of the development projects which the City is currentlj
reviewing or has approved and which must provide some amount of housing affordable to lower-income
households under the City's inclusionary housing program. Although several projects with inclusionab
housing requirements have been approved, and several hundred units were in construction during the
reporting period, none completed construction. These inclusionary housing projects will be the principle
means in the future by which the City will achieve progress on its objectives for lower income
affordable housing.
Table 1 : SUMMARY OF PROGRESS ON PROGRAMS
"Status" code letters mean the following:
OM
OP
CP
C
N
PA
- Ongoing Eonitoring program continues to be implemented. - Ongoing erogram, continues to be implemented.
The indicated one-time project was completed erior to the current reporting period.
The indicated one-time project was completed in the current reporting period. - Not implemented; No activity on this program during the current repofling period.
- Progress was made, but additional work is needed to completely implement the
program.
For additional information about any individual program, please see the main report.
iv
Program
1
7.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
1.10
2
2.1
2.2
2.3
2.4
2.5
2.6
3
3.1
3.2
3.3a
3.3b
3.3c
. 3.4a
3.4b
3.5
3.6a
3.6b
3.6~
3.7a
3.7b
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Table 1: Summary of Progress ori Programs
Description Status i
PRESERVATION
Condo Conversions - Protect LowIModerate
Mobile Home Parks - Implement Existing Ordinance OP
OP
Mobile Home Parks - Preserve Affordability PA
Rental Stock Monitoring PA
Rehabilitation - Monitoring Program OM
Rehabilitation - Rental Loan Assistance PA
RehabilitationlHousing Acquisition PA
Rehabilitation - Incentives for Lower-Income OP
Rehabilitation - Homeowners’ Program OP
Neighborhood Improvement Program PA
QUANTITY & DIVERSITY OF STOCK
Regional Housing Need PA
Flexible Development Standards OP
Monitoring Developable Acreage OM
Adaptive Re-Use Regulations PA
Mixed-Use Regulations CP
Coastal Development Monitoring OM
SPECIAL NEEDSROWER & MOOERATE INCOME
Farm Worker Housing OP
Large-Family Housing CP
Homeless - Facilitate Site Acquisition OP
Homeless - Funding (CDBG, Other) OP
City Referral Service - CDBG Funding OP
Senior Housing - Amend Zone CodelCUP C
Senior Housing - Low-Income Seniors PA
Lower-Income Objectives PA
CP
CP
CP
Inclusionary - Lower-income in Master Plans
lnclusionary - Lower-Income in Other Developments
Cost of Affordable Housing - In-Lieu Fees
Density Bonus Ordinance CP
Alternative Housing Types (SRO, MLU, Farm Worker) PA
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GOALS, OBJECTIVES, POLICIES, PROGRAMS [taken verbatim from the Housin
Ele m e n t]
The Goals, Objectives, Policies and Programs Section of this Element contains the actions the City (
Carlsbad will take to promote housing and shelter opportunities for all segments of the community.
This section contains overall Goal statements, Objectives to meet those Goals, Policies on positions tP
City may take to meet those Goals, and Programs which are action statements.
There are six Goals stated in this Element. The Goals are articcilated as a general "end condition statc
ment", which state a desired achievement. The Goals do not contain an action verb as they reflect
final statement of what the City will hope to achieve. How the goal will be achieved is established v
the subordinate objectives, policies and - importantly - action programs.
Under each Goal there are several Objectives. Objectives are more specific achievements the city w
strive for to obtain the more broad based Goal. Each Objective should address a particular outstandin
housing need that is identified in the previous sections of the Element. Many objectives establis
numerical targets to be achieved in action programs.
Each Objective will contain one or more Programs that will describe an action necessary to achieve a
Objective. The Programs are briefly described and are to be implemented over the five year period (
the Element. Many of the programs are studies that will take a comprehensive look at a certain aspec
of housing and may follow through with a more specific program should the study indicate a plan (
action should be required. Due to complexities of certain subjects it is important to take a close loc
at the impacts and implications that these programs may brinlg about.
Under many Objectives, but not all, there are Policies. Policies are statements on position the Cil
takes to implement an objective. Policies contained in the Housing Element are important statemen
as they reflect the City's official position on a matter. Future development must be consistent wi
these policies.
Following each program are line items:
FUNDING: indicates the source of funds to be used for each program. Where a funding sour1
indicates General Fund it is to mean that the program uses existing staff or resources and is funded I
the General Fund. Some Funding source indicate the use of State, or Federal funds. Where the
funds might become unavailable, implementation of these programs may not be possible.
LEAD AGENCY: indicates the agency, department or authority responsible for the program. When mo
than one agency is listed it is a joint or cooperative effort. The Housing Authority means the Ci
Council authority over any housing program, the administration and actual staffing to be carried out I
the Housing and Redevelopment Department.
TARGET YEAR: indicates the time span for most of the programs, usually from 1991 until 199
Where only one date is indicated it means the fiscal year the program is scheduled to be implement1
or the study will take place.
PROGRESS '94 - '95 [Added for the Annual Report]: indicates the progress which was made in t
current reporting period, July 1, 1994 through June 30, 1995. May also give information on t
cumulative progress which has been achieved during the current five-year cycle of this housing eleme
(7/91 - 6/96). This text is in the special "box" format that surrounds this paragraph.
1
GOAL 1 (PRESERVATION)
Carlsbad's existing housing stock preserved and rehabilitated with special attention to housing
affordable to lower-income households
OBJECTIVE 1.1 (CONDOMINIUM CONVERSION)
Create a program to monitor conversions to condominium of those rental apartments which house
primarily low and moderate income households and limit those conversions that reduce the supply
of affordable housing for those income ranges.
POLICY 1.1
Conversions to condominiums of existing? rental units which contain households of low and
moderate income may not be approved unless findings can be made that; the units will remain
affordable, and the City has met its need for affordable housing stock for lower and moderate
income groups.
PROGRAM 1.1
Develop a program to restrict condominium conversion when such conversions would reduce
the number of low or moderate income housing units available throughout the city. This
program may require apartment owners who are undertaking the conversion to pay a fee to
the City. These funds would be used to mitigate the impacts off the loss of these rental units
from the City's housing stock to low and moderate income households.
FUNDING: Condominium Conversion Fee
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1992
PROGRESS '94-'95:
Prior to the current reporting period, on May 21, 1993, the City's lnclusionary Housing
Ordinance became effective. Among other things, the ordinance requires that at least 15
percent of the units in any new subdivision must be affordable to lower-income households.
Section 21.85.030 of the ordinance specifically states that the fifteen percent requirement
applies to "(5) Tentative maps for the conversion of apartments to air-space condominiums."
While this provision does not restrict the conversion of apartments to condos, it does assure
that a reasonable number of the units will be reserved for lower-income households, in
keeping with the city's over-all policy of inclusionary housing.
Condominium conversions are also addressed by the City's revised Density Bonus Ordinance,
which also became effective on May 21, 1993. Where a density bonus is sought for a
condominium conversion, as is permitted under state law, the City's ordinance stipulates that
the conversion "...shall not result in a reduction of affordable housing stock for lower income
groups, as of the most recent inventory" (Municipal Code Section: 21.86.090.(d)(5)). As part
of the application for density bonuses the applicant must provide a report to the City
regarding: the monthly incomes of all tenants, rents being charged, and vacancy information
for the prior year.
OBJECTIVE 1.2 (MOBILE HOME PARKS)
Reduce or eliminate net loss of existing mobile home rental opportunities available to lower anc
moderate income households.
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In June 1994, City Council adopted a mandatory mobile home park rent control ordinanc
The key provision established park rents based upon fair market rents. However, betwe
the adoption date and the effective date of the ordinance, a petition referendum w
assembled by opponents of the ordinance. In resporlse to this referendum drive, City Coun
deferred the effective date of the ordinance and, instead, placed it as a ballot measL
(Proposition F) for the November 1994 election. Carlsbad voters voted in favor of Propositi1
F, which called for the repeal of the City's mobilehome rent control ordinance.
The City has continued to work with mobilehome residents. In 1994-95, the City was at
to assist residents of the Lanakai Lane Mobilehome Fark to reach a long term rent accord w
the property owners. This rent accord will help to stabilize rents and rent increases keepi
in pace with fair market rents. The City is working with the residents of the Rancho Carlsb
Mobilehome Park, who are trying to purchase their park.
Also, the City's Section 8 Rental Assistance Program provides a local priority for very Ir
income households residing in mobilehomes; this makes a rental subsidy available.
PROGRAM 1.4
The City shall develop and implement a program in which it will periodically collect
information on the factors affecting supply and demand of existing rental stock within the
city. This information will be used in analysis of rental housing to be contained in the annual
Housing Element Report.
FUNDING: Existing City staff (General)
LEAD AGENCY:
TARGET YEARS: 1991
Planning Department, Housing and Redevelopment Dept.
PROGRESS '94-'95:
The City has designed a computerized database called RENTALS, for maintaining data on all
rental units in the City, including rented single-family homes and condominiums. The database
will keep information on the physical characteristics of the units, rents, and vacancy data for
multiple years. This information will be used by the Section 8 and other City housing
programs, and may eventually be made available to parties outside the City on an ad hoc
basis. Prior to the current reporting period individual base records were created containing
addresses and physical characteristics for some 6,000 potential rental site addresses. During
1994-1 995 staff continued work on the base records and initiated a renthacancy survey
(involving voluntary participation) needed to complete the base records. A mail-out survey
was conducted in September and October 1994. However, only about 20% of the property
owners responded. Staff spent much of the balance of the year inputting the survey data
into RENTALS and trying to find alternative sources of information for the properties whose
owners chose not to participate in the survey. This work was still continuing at the end of
the reporting period. Once the data are all obtained and entered into the database, staff plans
to prepare a set of standard reports for the use of a variety OF parties. An electronic tie to
the City's automated building permit system has yet to be developed to enable the automatic
addition of new records to RENTALS as construction occurs.
OBJECTIVE 1.5 (REHABILITATION)
Identify and rehabilitate substandard and deteriorating housing.
PROGRAM 1.5
The Building Department will develop and implement a program to monitor and report to the
Housing and Redevelopment Dept., information on housing stock that is substandard and or
deteriorating. Identified structures will be reported to the Housing and Redevelopment Dept.
for assistance under the City's rehabilitation and assistance programs.
FUNDING: CDBG funds, State and Federal Rehab. Loans, Private rehabilitation
LEAD AGENCY:
Progress '94-'95:
On a complaint basis, the Building Department identifies residential structures which may be
considered substandard or deteriorating housing through notification from the public of those
residential structures presenting a health or safety hazard and/or inspection of properties.
loans.
Building Dept., Housing and Redevelopment Agency.
TARGET YEARS: 1991-1996
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PROGRESS '94-'95:
In June 1994, City Council approved an amendment to the City's existing Resident
Rehabilitation Program agreement with the Housing Authority of the County of San Diego
also include administration of a rental rehabilitation pirogram on behalf of the City of Carlsba
The City is developing the necessary administrative policies and procedures for tl
implementation of the rental rehabilitation assistance program, including establishing criter
for evaluating financial assistance.
As funds become available, the City will provide, in accordance to the policies and procedur
to be established, rehabilitation assistance to owners of residential rental properties
maintain or improve their properties. The City will apply for state and/or federal funds
implement this program on a project-specific basis.
Those rental properties identified under the City's program to report and monitor substanda
or deteriorating residential properties will be provided with information regarding resident
rehabilitation assistance programs available and wiill be encouraged to participate in su
programs. As feasible, assistance will be provided to rehabilitate rental properties.
FUNDING: Redevelopment set-aside, CDBG funds, State and Federal loan
LEAD AGENCY:
programs, private sector loan programs.
Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
The City has determined that the most effective use of its resources is to leverage these
resources with those of not-for-profit and other private residential developers for the
acquisition and/or rehabilitation of affordable housing.
The City continues to encourage and consult with not-for-profit and [other private
organizations to acquire existing housing that is substandard, deteriorating, or in danger of
being removed as potentially affordable housing for the purpose of rehabilitating and offering
such housing as affordable to lower income households. To encourage the acquisition and
rehabilitation of housing by not-for-profit and other private organizations, the City will provide
some incentives, such as financial assistance.
In 1994-95, the City met with property owners of one rental housing project in the Northwest
Quadrant to evaluate the feasibility of rehabilitating the property for use as affordable housing
for lower income households. The City will continue to evaluate residential properties for the
feasibility of acquiring and rehabilitating such properties and will continue to encourage
participation by private organizations in these activities.
OBJECTIVE 1.8 (REHABILITATION INCENTIVES)
Provide incentives for the rehabilitation and preservation of deteriorating rental units which house
lower income residents.
PROGRAM 1.8
The City will provide financial and processing incentives for the owners of lower income
rental stock in need of rehabilitation and preservation. These incentives will include, but not
limited to: the waiving or reduction of planning and building fees, priority processing and
financial incentives such as low-interest rehabilitation and property acquisition loans.
FUNDING: Redevelopment set-aside. CDBG Funds.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
This program will be implemented in conjunction with Housing Element Program 1.6 above.
In addition to financial incentives to encourage owners of residential rental properties to
rehabilitate their properties, the City intends to also offer other incentives, such as waiving
or reducing planning or building fees and providing priority processing.
The City has some resources and will seek others for rental rehabilitation projects and will
continue to work with for-profit and non-profit organizations on identified opportunities.
Those rental properties identified under the City's program to report and monitor substandard
or deteriorating residential properties will be provided with information regarding an).
residential rehabilitation assistance programs available and will be encouraged to participatc
in such programs.
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PROGRESS '94-'95:
The County of San Diego administers a Single Family Residential Rehabilitation Program (
behalf of the City of Carlsbad. The City offers below market rate interest loans, no intere
deferred loans, a weatherization grant, and a grant for elderly or disabled persons
rehabilitate eligible owner occupied single family homes. Participation is limited to low-incon
homeowners.
In 1994-95, the City provided residential rehabilitation assistance to one mobile home ar
two single family homes. One single family home is currently being reviewed f
environmental clearance and is in the funding process. As of May 1995, there are
households on the interest list.
For 1995-96, an additional $86,136 in 1 994-95 CDBG funds has been allocated for the Sing
Family Residential Rehabilitation Program and will be available once an amendment to t
Agreement with the County of San Diego is executed. It is estimated that the 1995-
Residential Rehabilitation funds will be able to assist three to four home owners.
FUNDING :
LEAD AGENCY:
CDBG funds, Redevelopment Set aside funds.
Housing and Redevelopment Dept.
TARGET YEARS: 1992-1 996
PROGRESS '94-'95:
The City has initiated the process of developing a Specific Plan for the oldest and most
heavily concentrated minority and low income neighborhood in Carlsbad, the "Barrio" area.
The City is preparing a land use plan and design guidelines for the Barrio, with participation
from area residents. It is expected that the Draft Specific Plan for the Barrio will be available
for public review and comment by September 1995.
In 1994-95, as part of a neighborhood improvement program far the Barrio area, City Council
approved the use of Redevelopment Tax lncrernent funds for the beautification of a portion
of Roosevelt Street between Carlsbad Village Drive and Oak Avenue. Beautification activities
may include landscaping, sidewalk and street improvements, and street furniture. It is
anticipated that work will not begin until 1996.
For 1995-96, the City will continue to evaluate the need and feasibility to develop other
neighborhood improvement programs or activities, such as housing rehabilitation and repair,
infrastructure maintenance and repair, weed abatement, and abatement of code violations.
In addition, the City will continue its efforts to reach out to the Barrio, to foster greater
awareness of the needs and concerns of this area, and to encourage neighborhood pride and
improvement.
GOAL 2 (QUANTITY AND DIVERSITY OF HOUSING STOCK)
New housing developed with a diversity of types, prices, tenures, densities and locations and in
sufficient quantity to meet the demand of anticipated City and regional growth.
OBJECTIVE 2.1 (REGIONAL HOUSING NEED)
Allow development of sufficient new housing to meet Carlsbad's share of the total regional
housing need, as identified in SANDAG's Regional Housing Needs Statement, 199 1 - 1996. Target:
Approximately 6273 units.
PROGRAM 2.1
With the exception of some lower-income and special needs housing which may be assisted
by the City, new housing development will be achieved through private sector efforts. New
development will be achieved through the auspices of State Planning Law and the City's
General Plan and Municipal Code. There is no special program for this overall goal. It is
recognized that achievement of this goal will be heavily influenced by private sector marketing
strategies; local, state and national economic trends; availability of regional infrastructure and
services; and other factors beyond the control of Carlsbad.
PROGRESS '94-'95
Progress for the current period and cumulative progress to-date for the five-year Housing
Element cycle are shown in the following table.
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REGIONAL SHARE: DISTRIBUTION OF NWY COFlSTRUCTED HOUSING
BY INCOME GROUP
Reporting Period
Current Cumlulative Cumulative Income Group
are affordable
to which units (711194 - 6/30/95) (7/93 - 6/95) (7191 - 6/95)
Very Low 0 0 unknown
Low 2 2 unknown
2 unknown
Other 29 1 424 unknown
Moderate 2
_- Total 295 429 973
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In the 7/94 - 6/95 reporting period 295 new homes finished construction in Carlsbad.
these, 235 were either for-sale or custom homes. IFifty eight condominiums were built,
were two "second units" (tabulated with the single family units in the above table). No ren'
apartments were built. The data in the above table provide a summary of the sales prices
individual units which were collected from public records and field visits conducted durii
July and August 1995. Rent information for the two "second units" was unavailable, ai
it was understood that one of the two units was being used for a family member. Becau
of the nature of second units, it is assumed that they are all affordable to low-incor
families. The median price for a condominium was $229,900, with the mean number
bedrooms = 3.1 7. The median price for a single-farnily home was $31 2,900, with the me
number of bedrooms 3.84.
Sales price and rent data are unavailable for the period prior to 7/93. Because of 1
prevailing tax laws, market conditions, and local costs of development during this period
may be assumed, for the cumulative period 1991 - 1993, that a) few rental units were bu
and b) few, if any, of the new units constructed during this period were affordable
economic groups below "other".
Appendix 1 to this report is a listing of the address, number of bedrooms, price i
affordability of each new unit in the City during the reporting period, together with a t:
setting out the qualifying prices for each of the income groups (adjusted for household si;
Standards for affordable housing prices were defined collectively and adopted by
jurisdictions of the San Diego Association of Governments in 1993. Revised HUD estima
of median San Diego County iwome were used in the formulas to update prices and rents
FY '94 - '95.
In 1993 the City enacted a mandatory inclusionary housing ordinance and, subsequen
several projects have been approved subject to these regulations. FY 1994-1995 .
several hundred of these units begin construction, although none were completed before
end of the reporting period. Appendix 2 provides information on development propo
approved or pending before the City which arehvill be subject to the City's inclusioi
housing program.
OBJECTIVE 2.2 (DEVELOPMENT STANDARDS)
Ensure that development and housing construction achieved through the use of modified codes
and standards, that will reduce the cost of housing, will retain quality design and architecture.
PROGRAM 2.2
The Planning Department, in its review of development for all income categories, may
recommend waiving or modifying certain development standards or recommending that
certain Municipal Code changes be implemented to encourage the development of low and
moderate income housing. These recommendations will be reviewed with a goal to reduce
costs associated with overly strict or outdated standards. These cost savings need to be
guaranteed to be passed on to the future cost of the unit. Although standards may be
modified they will also retain aesthetic and design criteria acceptable to the City.
FUNDING: CDBG Funds, Redevelopment Set-aside funds, General funds for
administrative purposes only.
LEAD AGENCY: Planning Dept., Engineering Dept., Building Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
Prior to the current reporting period, in July of 1992, the City adopted Ordinance NS-207.
This ordinance modified the City's existing Site Development Plan permit process (required
for all multi-family projects) to authorize the City to exercise flexibility in reviewing special
project designs for affordable housing on a case-by-case basis. Essentially, the change
enables the City to deviate from its normally required development standards when such
deviations are critical to the feasibility of a residential project which includes the mandatory
lower-income-affordable units. Often the design flexibility is needed to accommodate
increases in density which are sometimes granted to affordable housing projects.
This ordinance has proven to be an important tool in implementation of the City's inclusionary
housing ordinance. It has been used in numerous projects ireviewed during the reportinc
period.
OBJECTIVE 2.3 (DEVELOPABLE ACREAGE MONITORING)
Ensure sufficient developable acreage in all residential densities to provide varied housing type!
for households in all economic ranges.
PROGRAM 2.3
The City will monitor the absorption of residential acreage in all densities and, if needec
recommend and encourage the creation of additional residential acreage at densities sufficier
to meet the City's housing need for current and future residents. Any such actions shall b
undertaken only where consistent with the Growth Management Plan.
FUNDING: Existing City Staff (General)
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
The City continues the development-monitoring program instituted in 1986 with adoption (
its Growth Management Program. Monthly status reports and an annual cumulative repc
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are produced by the Growth Management Section. These reports summarize land absorptior
development activity, and capital improvement pacing.
This program was initially proposed with the 1991 draft of the Housing Element. It wa
intended to assure that sufficient higher density land would be available for affordabl
housing. It is less important now in light of other changes which were made with the fin;
Housing Element {adopted in November 1991) and follow-up amendments to the Land Us
Element in April 1993. These changes authorize the City, in most of its undeveloped area!
to grant density increases to lower-income housing projects over and above what is normall
allowed by the density designations of the Land Use Element. The result is to increase tt-
effective densities of most of the remaining vacant land of the City to whatever densities ai
needed to support affordable housing projects. (Although density designations still exist fc
"market-rate" housing) Therefore, the need to monitor remaining higher-density-designate
land is less critical.
The changes in the general plan, while enabling higher densities for affordable housing, als
assure that the over-all number of units developed in the City will continue to conform to tt-
build-out limits established by the City's Growth Management Program.
* PROGRESS ‘94-‘95:
During 1994, the Planning Department critically examined its existing codes in greater detail
and concluded that its C-1 and C-2 (commercial) zones already allow the mixing of
commercial land uses with residential uses, and the PM (industrial) zone allows consideration
of residential projects by conditional use permit; while assuring health and safety concerns.
No special Municipal Code changes are needed to enable mixed use developments.
Type of Development Current Period Cumulative
7/94 - 6/95 7/93 - 6/95
New Construction Completions:
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Total new construction 172 21 7
Low Income 1 1
Moderate Income 0 0
Demolitionslconversions (units 1 1
lost)
LowIMod. Replacements 0 0
Cumulative
7/91 - 6/95
344
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0
PROGRAM 3.1
The City shall 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 during the five-year housing element period. These efforts will be
in coordination with other regional and local programs.
FUNDING :
LEAD AGENCY: Community Development Department.
TARGET YEARS:
State and Federal grants and loans. CDBG funds
By first Quarter of 1992 - Meet with local farmers and advocates to
refine the needs assessment of permanent and migrant farm workers,
and aggressively pursue grant and siting possibilities. Continue efforts
through 1996.
PROGRESS '94-'95:
The City has had initial discussions with a non-profit organization that is interested in
constructing housing for farm workers. To date, an appropriate site has not yet been
identified for the housing
Through awards of Community Development Block Grant funds the City also continues to
support the work of Catholic Charities of San Diego and the operation of its La Posada
Guadalupe de Carlsbad emergency/temporary shelter for 50 homeless workers. The City's
conditional use permit for this temporary facility was extended for an additional two years
(Approved September 1994).
OBJECTIVE 3.2 (LARGE FAMILY)
Assure the development of an adequate number of housing units suitably sized to meet the needs
of lower-income larger households
POLICY 3.2
In those developments which are required to include 10 or more units affordable to lower-
income households, at least IO percent of the lower income units should have 3 or more
bedrooms. This policy does not pertain to lower-income senior housing projects.
PROGRAM 3.2
Those housing projects entering into an agreement with the City to provide lower income
housing shall be required to implement Policy 3.2
FUNDING: General Fund (administration only)
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
With the adoption of the City's lnclusionary Housing Ordinance in May of 1993, Policy 3.2
was codified: For projects required to provide at least ten units of inclusianary housing
affordable to lower-income households, at least ten percent of these units must include three
or more bedrooms.
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OBJECTIVE 3.3 IHOMELESS)
Provide transitional shelters and assistance for the homelass.
PROGRAM 3.3.a
Carlsbad will continue to facilitate the acquisition, lfor lease or sale, of suitable sites foi
transitional shelters for the homeless population. The City will also continue to assist loca
non-profits and charitable organizations in securing state funding for the acquisition,
construction and management of these shelters.
FUNDING:
LEAD AGENCY: Community Development Agency
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Redevelopment Set aside funds;, CDBG funds
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
Acknowledging that the homeless are not residents of any community in particular, Carlsbae
along with the North County Coastal communities of Vista, Oceanside, Encinitas, and th
County of San Diego, are considering adopting resolutions which will declare the City'
intention to participate in a regional approach to meeting the needs of the North Count
Coastal homeless population. In 1995 - 1996, Carlsbad will be evaluating the possibility c
participating with other North County Coastal jurisdictions to provide shelter and othc
assistance to the homeless in this region. However, there was no new activity on th
program during the reporting period.
Through awards of CDBG funds the City, however, continues to support the work of Cathol
Charities of San Diego and the operation of its La Posada Guadalupe de Carlsbad emergenc
shelter for 50 homeless workers. The City's conditional use permit for this temporary facili
was extended for an additional two years (Approved September 1994). The City al
provided CDBG funds to several non-profit organizations who shelter and other assistan
to homeless person of Carlsbad.
In addition to providing CDBG funds for homeless shelters and services, homeless persc
applying for the City's Section 8 Rental Assistance Program are given a federal preferer
and local priorities for being homeless and also if they are working with a social serv
provider.
The City also provided CDBG funds to several non-profit organization who can provr
shelter and other assistance to homeless persons of Carlsbad.
PROGRAM 3.3.b
Continue to provide Federal Community Development Block Grant (CDBGI funds
community, social welfare, not-for-profit and religious groups which provide services wi.
the North County area.
FUNDING: CDBG funds
LEAD AGENCY: Housing And Redevelopment Dept.
TARGET YEARS: 1991 -1 996
PROGRESS '94-'95:
The City received $558,000 in Federal CDBG funds for 1994-95. Of the CDBG fl
available to fund activities during 1994-95, $57,500 was awarded to five pri '2 organizations which provided shelter or other services to homeless persons, including wa I 15
1994 - 1995 CDBG FUND ALLOCATIONS FOR SHELTER SERVICES
Project Description
50 bed shelter, located in Carlsbad, for
days.
Shelter, located in Oceanside, for
days.
Assist low and moderate income
persons in maintaining adequate housing
through the provision of social services
and the provision of direct emergency
assistance, such as food and clothing.
Provide services and assistance to
homeless individuals, such as food,
clothing, personal hygiene, and mailing
address.
Provides transitional housing and
treatment for pregnant and parenting
women dealing with substance abuse
problems.
Project Name/Organization
La Posada de Guadalupe/
Catholic Charities homeless men. Maximum stay is 90
Good Samaritan House/
Catholic Charities homeless men. Maximum slay is 90
Homeless Prevention Program/
Community Resource Center
Day Shelter/
Brother Benno Foundation
Family Recovery Project/
EYE Counseling and Crisis Services
TOTAL
Amount of
Funding
$10,000
$7,500
$10,000
$5,000
$25,000
$57,500
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This telephone line provides free comprehensive information and referrals for problems wit
shelter, domestic violence, substance abuse, food stamps, veteran benefits, disable
services, etc. The pamphlet also lists the organizations and their telephone numbers whic
provide food, clothing, shelter, 24 hour help and other information. Locally, the Communit
Solutions Taskforce of Carlsbad provides a pocket size resource directory listin
organizations that provide food, clothing, shelter, transportation, jobs/education, youth/senic
activities, counseling and other information. These resource directories are distributed t
various businesses, government facilities, churches, and social service agencies in Carlsbac
Additionally, the Community Resource Center continues to offer information and referri
services, as well as emergency assistance, to persons who are homeless or who ar
suffering from difficult economic situations, which rnay result in homelessness.
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PROGRESS '94-'9 5:
This program was implemented prior to the current reporting period.
Amendments to the Municipal Code sections on senior housing were adopted by City Counc
on April 19, 1994. The amendments: a) brought the City's code into compliance with stal
law with regard to age restrictions, density bonus requirements, and building codes; t
established special senior-oriented criteria for project location, project design (recreatior
dining facilities, health services, etc), and amenities for individual units; c) eliminated th
requirement for a conditional use permit, substituting instead a requirement for a si1
development plan and d) established a requirement for operators of new senior projects t
provide an annual report to the City providing evidence that project residents conform to th
adopted age standards.
Since the new ordinance went into effect in 1994 rio new senior projects have been buil
and, therefore, no annual age-monitoring reports have been required. The following tab1
lists the senior projects in the City which were authorized by Conditional Use Permit prior 1
the new ordinance's adoption.
Project Name
Tyler Street Apts.
O'Gara Apartments
Villas de Carlsbad
Ayers Senior Center
Jefferson House I
Jefferson House II
St. Francis Court
Location CU P/SUP Units Monitoring Required
By The Permit
3363 Tyler CUP217 75 Annual review by Planning
987 Chinquapin CUP220 37 Annual review by Planning
1088 Laguna Dr. CUP 255 91 Annual review by Planning
CUP255A 34
El Camino Real/ CUP 88-21 (A) 173 (Not yet built1
Alga Rd. Extens. pending
3090 Jefferson RP/CUP 82-3 48 None st.
2848 Jefferson RP/86-3 57 None
St.
670 Laguna Dr. CUP 90-1 5 84 Annual review by Planning
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This program was implemented prior to the current reporting period.
On May 21, 1993 the City's lnclusionary Housing Ordinance became effective. The ordinal
implements programs 3.6a and 3.6b (below), by requiring that 15 percent of the hous
produced in all master plans, specific plans, and subdivisions shall be reserved for i
affordable to lower-income households.
During the reporting period, the City continued to work with the developers of land subj
to master plans and specific plans to develop the land use and financing strategies necess
to bring their existing and new master plans into conformance with the requirements of
ordinance.
- PROGRESS '94-'95:
This program was implemented prior to the current reporting period.
On May 21, 1993 the City's lnclusionary Housing Ordinance became effective. The ordinancc
implements programs 3.6b and 3.6a (above), by requiring that 15 percent of the housins
produced in all master plans, specific plans, and subdivisions shall be reserved for anc
affordable to lower-income households.
During the reporting period, the City approved several subdivisions which are subject to th
new requirements. Also, during the reporting period construction on several hundred unit
was started, however none were completed before the end of the period. Please se
Appendix 2 to this report for a list of projects (approved and pending).
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PROGRESS '94-'95:
This program was completed prior to the current reporting period.
An amendment to the City's Municipal Code, bringing the City's Density Bonus program i
full compliance with the requirements of state law and integrating it with the Cit
lnclusionary Housing Ordinance, became effective on April 20, 1993.
PROGRESS '94-'95:
Important progress was made on this program during previous reporting periods. However,
the program remains uncompleted.
A major revision to the City's Second Dwelling Unit Ordinance became effective on 6/21 /94.
The ordinance provides much greater flexibility for developers and existing homeowners
wishing to make use of this housing concept. Of particular importance is the new ability oi
developers to incorporate rentable second dwelling units of up to 640 square feet in new
single-family subdivisions. This option is proving to be of interest to developers as a tool to
meet a portion of their 15 percent inclusionary housing requirements. During the '94 - '95
period two second units were constructed using the new ordinance.
On April 3, 1994, the City Planning Commission recommended an ordinance to the City
Council to enable the development of "Managed Living Units". Under the proposed ordinance,
Managed Living Units would be a variation on state law-enabled "efficiency units", that is, a
housing product combining characteristics of Single Room Occupancy Hotels and studio
apartments. If the ordinance were approved, they would be permitted by Conditional Use
Permit in areas of the City zoned for hotels and would be defined to be a commercial land use
However, as of the end of the reporting period, the Council had not taken up the proposal.
POLICY 3.7.b
Approvals and development of alternative housing types such as managed living units,
transitional shelters, and migrant farm worker housing are contingent upon meeting the City '!
required lower income and special housing needs. Alternative housing types and thei
approvals may be denied should the finding be made that the project is not needed to mee
the special or ?ow-income housing needs of the community.
PROGRAM 3.7.c (CITY INITIATED DEVELOPMENT)
The City of Carlsbad, through the offices of the Housing Authority and through the Housinc
and Redevelopment Department, will institute a New Housing Production Program that wil
create new units of housing affordable to households of low and very low income. Thf
Housing and Redevelopment Dept. will work with private for-profit and especially not-for-profi.
developers. The program will use local funds from CDBG, redevelopment set-aside funds anc
other city originated funds and leverage them against State, Federal and private low interea
funds to create these housing opportunities. Target: Approximately 200 new units. Of thesc
new units 100 will be affordable to very-low income households.
FUNDING:
LEAD AGENCY:
TARGET YEARS: 1991
Private Funding, State and Local funding.
Planning Dept., Housing and Redevelopment Dept.
PROGRESS '94-'95:
In 1994-95, construction began on a 344 unit apartment project, with 241 (70%) of the unit:
affordable to very low-income households (at 50 percent of the median family income) anc
103 (30%) of the units affordable to low-income households (at 60 percent of the medial
family income). This apartment project, La Terraza, was a publidprivate partnership, with i
not-for-profit and private residential developer assuming the role as the primary provider o
housing. City assistance was provided in the form of: a) purchasing land and leasing it to thc
developer at a nominal fee, and b) a loan to assist with construction costs off the project.
Construction of La Terraza will be completed by the Fall of 1995. A leasing office has beel
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open since July 1995 and qualification worksheets for interested renters are being acceptec
The City has also been working with another developer of a 138 unit apartment project. P
units will be affordable to very low-income households at 50 percent of the median fami
income. Lower-income families will be the focus of Laurel Tree apartments, with 46 thrc
bedroom units and 14 four bedroom units.
A Site Development Plan (SDP) for the project has bleen submitted and will be scheduled f
Planning Commission review in September 1995 and City Council review in October 199
The City has committed $500,000 in Redevelopment Set-Aside funds to the Laurel Trc
project contingent upon receipt of HOME funds.
POLICY 3.7.c
Of the total units developed under the Housing Authority New Construction Programs, li
units will be affordable to households of very-low income.
FUNDING :
LEAD AGENCY:
TARGET:
Local, CDBG, Redevelopment set-aside funds, State and Federal lo
and grant funds. Private funding from various sources.
Housing and Redevelopment Dept..
Approximately 200 new units. Of these new units, 100 units will
affordable to very low income households.
PROGRESS ‘94-’95:
In 1994-95, construction began on a 344 unit apartrnent project, with 241 (70%) of the ur
affordable to very low-income households (at 50 percent of the median family income) i
103 (30%) of the units affordable to low-income households (at 60 percent of the med
family income). This apartment project, La Terraza, was a public/private partnership, wit
not-for-profit and private residential developer assuming the role as the primary provide1
housing. City assistance was provided in the form of: a) purchasing land and leasing it to
developer at a nominal fee, and b) a loan to assist with construction costs of the project
Construction of La Terraza will be completed by the Fall of 1995. A leasing office has bi
open since July 1995 and qualification worksheets for interested renters are being accepl
The City has also been working with another developer of a 138 unit apartment project.
units will be affordable to very low-income households at 50 percent of the median fai
income. Lower-income families will be the focus of Laurel Tree apartments, with 46 tl
bedroom units and 14 four bedroom units.
A Site Development Plan (SDP) for the project has been submitted and will be schedule6
Planning Commission review in September 1995 and City Council review in October 1 $
The City has committed $500,000 in Redeveloprnent Set-Aside funds to the Laurel -
project contingent upon receipt of HOME funds.
PROGRAM 3.7.d (SECTION 81
Continue the City‘s Section 8 program to provide additional assisted housing opportunitii
the Housing Element Period 1991 -1 996. Target: Approximately 100 additional househc
FUNDING: Federal Section 8 funding.
LEAD AGENCY: Housing and Redevelopment Dept. I TARGET YEARS: 1991-1996
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PROGRESS '94-'95:
In 1994-95, the City was unsuccessful in its application to HUD for additional Section 8
certificates/vouchers. The City has a total of 503 Section 8 certificates/vouchers available
to provide rental assistance to very low-income households.
POLICY 3.7.e
Public Facilities Fees (PFF) may be waived for lower income housing projects pursuant to City
Council Policy 17.5.e., which states in part: The City CounciJ may grant an exception for s
low cost housing project where the City Council finds such a project consistent with th6
Housing Element of the General Plan and that such an exceprion is necessary. Jn approvim
an exception for low cost housing the City Council may attach conditions, including limitation
on rent or income levels of tenants. If the City Council finds a project is not being operatec
as a low cost housing project in accordance with all applicable conditions, the fee, whicl
would otherwise be imposed by this chapter, shall immediately become due and payable.
PROGRAM 3.7.e (FEE WAIVER)
Implement City Council Policy number 17 under which public facility fee would be waived fo
lower income housing projects. Developments for which Public Facility Fees are waived mal
be subject to an analysis of the fiscal impacts of the project to the City.
FUNDING: Redevelopment Set-aside funds.
LEAD AGENCY: Planning Dept, Housing and Redevelopment Dept. Finance Dept
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
As allowed by City Council Policy Number 17, housing projects, which provide dwelling unit
affordable to lower income households may be exempted from the payment of the City'
Public Facilities Fees, where the City determines that such exemption is necessary for th
financial feasibility of such a project. Prior to the current reporting period, the City Counc
approved La Terraza, a 344 unit affordable housing project, which the City found to b
exempt from the requirement to pay the PFF, per City Council Policy 17.5.e. In 1995-96 th
City anticipates that the Laurel Tree Apartment project, a 138 unit affordable housing projec
will request exemption from the payment of the City's Public Facilities Fees.
PROGRAM 3.7.f (PRIORITY PROCESSING)
Implement priority processing for lower-income development projects. The priority processin
would include an accelerated plan-check process. The priority processing would be limited '
projects which would not need extensive engineering or environmental review.
FUNDING:
LEAD AGENCY: Community Development Dept.
TARGET YEARS: 1991
General Fund(administrati0n only) CDBG funds
PROGRESS '94-'95:
This program has been implemented, but continues to evolve.
Prior Reporting Periods. Prior to the current reporting period the City established a nE
procedure for the processing of residential projects. Preliminary consultation with key seni
City staff of several departments enabled issues and problems to be defined and resolved ea1
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in the process. Importantly, this consultation enabled staff and the developer to negotiate ai
requested project incentives (density bonuses, financial incentives, deviations in developme
standards, project design concepts, etc). Once a project was submitted to the City for revie
and approval, it was assigned to an interdepartmental team to be expedited though ti
approval and hearing process.
The City used a "fast track" processing system and "team" approach to quickly gain appro
of the discretionary permit applications required for a lower income affordable housing projf
known as La Terraza. A complete application was submitted to the City of Carlsbad
August 23, 1993 and the project was approved by the City Council on October 26, 19s
Also, on October 26, 1993, the City agreed to purchase property for the project through 1
use of Redevelopment Low and Moderate Income Housing Funds on an interim basis a
federal Community Development Block Grant Funds on an interim basis and fede
Community Development Block Grant Funds on a long term financing basis. Escrow on 1
property closed on November 15, 1993. This "fast track" processing assisted BRIDGE, 1
non-profit organization, in their efforts to submit an application for Low Income Housing 7
Credits by April 15, 1994.
'94 - '95 Reporting Period During the '94-'95 reporting period the Community Developm
Department (the collective Engineering, Planning, Building, and Housing/Redevelopm
Departments) began a systematic, long-term and comprehensive evaluation of the en
organization, including its mission, goals, programs,. and procedures. From this effort, mi
changes are expected that will increase the effectiveness and efficiency by which the (
processes all development proposals. One particular area undergoing evaluation is the fi
track process for affordable housing. This effort is (continuing into the 1995 -1 996 reporl
period.
percent density bonus, up to 29 dwelling units per acre.
PROGRAM 3.7.i
In order to enable the development of affordable housing, the City shall adopt a mechanism
to allow discretionary consideration of density increases above the maximum now permitted
by the General Plan. This mechanism will include either; a Conditional Use Permit (CUP), Site
Development Plan (SOP) or Affordable Housing Overlay Zone.
FUNDING :
LEAD AGENCY: Planning Department
TARGET YEARS: 1992
General Fund (administration only)
PROGRESS '94-'95:
This program has been implemented.
On April 13, 1993, prior to the current reporting period, the City Council adopted amendments
to the Land Use Element of the General Plan. These amendments included the addition ol
language which implements Policy 3.7 (above). The mechanism to grant additional density is
a Site Development Plan, during the approval of which the City conducts a review of certair
defined location and compatibility criteria. These changes were re-affirmed by the City
Council in October 1994 during its hearings on the comprehensive revision of the City':
General Plan. These density provisions are separate from, but complement the City'.
ordinance implementing state density bonus law.
Via these changes those residential projects which will meet their lower-income housin!
obligations on-site may request the use of a variety of City-provided tools and incentives tc
help make feasible the financial needs or site design of their projects. Among others, thesc
tools include increased project densities and (where necessary) design flexibility to assure th
additional density can be accommodated on the site.
PROGRAM 3.7.j
The City shall implement, through new ordinances, Housing Programs 2.2 (Developmer
Standards), 3.6.a (Inclusionary), 3.7.a (Density Bonus) and 3.7.b (Alternative Housing) by th
end of 1992.
FUNDING: Existing staff (General Fund)
LEAD AGENCY: Planning Department
TARGET YEAR: End of 1992.
PROGRESS '94-'95:
This program has been completed.
As has been reported above under their individual program descriptions, all of the
ordinances have been adopted, either prior to or within the current reporting period.
OBJECTIVE 3.8 (GROWTH MANAGEMENT)
Ensure that incentive programs, such as density bonus programs and new development progran
are compatible and consistent with the City's Growth Management Ordinance.
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Prior to the reporting period, accounting mechanisms for the Excess Unit Bank were devel
and put into practice. The number of excess units, available in each of the four quadran
the City was determined. Now, both deposits and withdrawals of excess units are being r
to the quadrant accounts as a function of development approvals. During the ‘9L
reporting period, withdrawals for projects providing lower-income housing were given
priority, in keeping with Council Policy 43.
PROGRAM 3.9
The City will annually set priorities for its future lower-income and special housing needs. The
priorities will be set by the Housing and Redevelopment Dept. with assistance from the
Planning Department and approved by the City Council. Priority given to the housing needs
for lower-income subgroups (i.e., handicapped, seniors, large-family, very-low income) will be
utilized for preference in the guidance of new housing constructed by the private sector and
for the use of fund used or allocated by the City for construction or assistance to low income
projects. Setting priorities is necessary to focus the limited amounts of available financial
resources on housing projects that will address the City's most important housing needs.
Priorities will be set annually as needs fluctuate according to how well they are accommodated
over time.
FUNDING: Redevelopment set-aside funds.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEAR: 1991-1996
PROGRESS '94-'95:
In May 1 994, City Council approved Carlsbad's 1 995-99 federally-mandated Consolidated Plan
submission. The purpose of the Consolidated Plan is to provide the City 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 31
an annually-updated implementation plan with provisions for monitoring by HUD.
Through the Consolidated Plan, the City has established its priorities for providing affordablt
housing opportunities and for the focus of its investments of available resources among tht
differing lower income groups, as well as types of households Le., elderly, large, small, an(
other households). The priorities established by the Consolidated Plan emerged from man!
considerations, among them the City's analysis of its housing stock and market conditions
its analysis of the relative housing needs of its lower income households, and its assessmen
of the resources that are likely to be available. The Consolidated Plan fulfills Program 3.9.
OBJECTIVE 3.10 (MODERATE INCOME)
Provide a range of new housing opportunities affordable to moderate-income households in all area
of the City. Target: Approximately 1300 units
PROGRAMS 3.10.a (MORTGAGE REVENUE BOND)
The City will encourage the development, subject to market conditions and feasibility, of
minimum of 200 new units affordable to first-time home buyers of moderate income througi
a City-funded mortgage revenue bond program. The program will be limited to first-time hom
buyers who rent or work in Carlsbad.
FUNDING: Mortgage Revenue Bonds
LEAD AGENCY: Housing and Redevelopment Dept., Finance Dept.
TARGET YEARS: 1992-1 996
PROGRESS '9 1 -'94:
The City is committed to supporting, encouraging and assisting not-for-profit and other prival
organizations to construct housing affordable PO lower income and moderate income first tim
home buyers. The City will use its available resources to assist private developers in providir
such affordable housing opportunities.
The City has determined that it is currently not able to pursue the issuance of City- issut
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PROGRESS '94-'95:
The City Council adopted policy 3.10 with the Housing Element in 1992 and again wit1
comprehensive update to the City's General Plan in October 1994. However, during hear
in April 1993 on the then proposed lnclusionary Housing Ordinance, the City Council del
the five-percent moderate-income requirement in the ordinance. The result is that the Cir
at this time, relying on the free market to provide moderate income housing.
OBJECTIVE 3.1 1 (SMALLER, MORE AFFORDABLE HOUSING)
Reduce the size of housing, thereby reducing costs and increasing affordability.
POLICY 3.1 1
Residential subdivisions may be approved with lots smaller than required in the underlying
zone, but only when the size of the structures is reduced so as to yield less costly houses.
The City will consider alternative measures, including, but not limited to, height limits, lot
coverage limits, and maximum floor area ratios as the means to control the sire of structures
on these smaller lots.
PROGRAM 3.1 1
The Planning Department shall study the relationship between the size of houses, lot sizes,
density, and construction and development costs. Some single family detached and attached
houses should be built on smaller lots; and have smaller floor areas than the private sector
currently provides, so as to reduce development and construction costs. Smaller homes ai
lower costs would create housing more affordable to moderate income households. The study
will present findings together with recommendations on: minimum sizes for permittea
substandard lots, the appropriate floor areas for associated houses; and the applicability 01
providing density bonuses so as to achieve reduced development costs. Small lot subdivisions
will continue to be approved only through Planned Developments (Municipal Code Section
21.45)
FUNDING: General Fund(administrati0n only)
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
Prior to the current reporting period the City performed economic studies on the costs o
developing affordable housing within the City. The original study, conducted in the summe
of 1991, was entitled: Economics of DeveloDinQ Affordable Housinq. This study was update(
in 1993. Among many other things, the study analyzed the roles of unit density and lanc
costs and their impact to the over-all cost of housing affordable to both lower- and moderate
income households. This study implements the call by Program 3.1 1 for a study of tht
relationships between lot sizes, housing sizes and costs.
The City's existing regulations (both zoning and planned residential developments) authorizt
the use of small-lot subdivisions. Together with expanded opportunities for density bonuses
the City believes that this program has been completed without the creation of additiona
special regulations.
OBJECTIVE 3.12 (LAND BANKING)
Provide adequate land for low income and moderate housing development throughout the city.
PROGRAM 3.1 2
The City will implement a land banking program under which it would acquire land suitable fo
development of housing affordable to lower and moderate income households. The proposec
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Land Bank will accept contributions of land in-lieu of housing production required under i
inclusionary requirement, surplus land from City, County, State or Federal governments, ar
land otherwise acquired by the City for its housing programs. This land would be used
reduce the land costs of producing lower and moderate income housing developed undertakr
by the City or other parties.
FUNDING:
LEAD AGENCY:
TARGET YEARS: 1992
CDBG, Redevelopment Set aside funds, General Funds (admin only)
Planning Dept., Housing and Redevelopment Dept.
PROGRESS '94-'95:
The City is committed to assisting not-for-profit arid other private developers to constr'
housing affordable to lower income households. When necessary, the City will pursue
acquisition of property for the purpose of retaining ownership of the property and leasini
to residential developers for a nominal fee to help reduce the development costs of provid
affordable housing to lower income households.
Competing priorities for the City's limited housing funds resulted in no progress on 1
program during the '94 -'95 reporting period in terrns of acquisition of land by the City.
contributions of land in-lieu of housing production were accepted.
OBJECTIVE 3.13 (COMMUNITY REINVESTMENT ACT)
Monitor the lending practices of local lending institutions for compliance under the Commu
Reinvestment Act to evaluate lending activities and goals towards meeting the communities cr
needs.
POLICY 3.13
The City will annually evaluate its banking practices with local and regional lending institut
based on CRA lending reports. The City will reevaluate its relationship with lending institut
that are substantially deficient in their CRA ratings.
PROGRAM 3.13
The Housing and Redevelopment Dept., in conjunction with the Finance Department an(
City Treasurer will monitor and evaluate local lending institution's compliance with the C.
Lending institutions which are deficient in meeting C.R.A. lending responsibilities in areas
as multi-family construction and lending for affordable housing will be identified. The Cit!
explore means to encourage greater lending activities in Carlsbad.
FUNDING: CDBG fund, Redevelopment Set-aside funds
LEAD AGENCY: Housing and Redevelopment Dept., Finance Dept., City Treasurer
TARGET YEARS: 1991-1996
PROGRESS '94-'9 5:
During the reporting period Housing and Redevelopment Department staff members met
financial institutions interested in fulfilling their C.R.A. obligations by possibly providing I
family construction loans for affordable residential developments.
A major success story in this area is realized in an affordable housing project, La Tei
under construction in Carlsbad. Construction financing was committed to the project by
Fargo Bank as one of the first affordable housing loans made under an historic new fina
program referred to as the World/Bridge initiative. This initiative brought together BR
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World Savings and Loan, the California Public Employees Retirement System, the California
State Teachers Retirement System, Wells Fargo Bank, Bank of America, and the Ford
Foundation to create a construction lending pool of $340 million for affordable housing.
Additionally, Great Western Bank has provided La Terraza with its permanent financing.
Developers of a 138 unit affordable housing project, Laurel Tree Apartments, have also
received a pre-development loan and a commitment from Bank of America for the permanent
financing of the project.
In 1 995-96, Housing and Redevelopment Department staff will continue to contact local
lending institutions for possible participation with the City in providing lending programs for
lower and moderate-income first time homebuyers. In addition, as part of the City’s
requirement to conduct a fair housing assessment of the community, the City may review the
lending practices of local lending institutions.
OBJECTIVE 3.14 (HOUSING TRUST FUND)
The City will create a Housing Trust fund to facilitate the construction and rehabilitation 01
affordable housing.
PROGRAM 3.14
The City will create a Housing Trust Fund for the fiduciary administration of monies dedicatec
to the development, preservation and rehabilitation of housing in Carlsbad. The Trust Fund wil
be the repository of all collected in-lieu fees, CDBG and tax-increment funds targeted fol
proposed housing as well as other, local, state and federal and other collected funds.
FUNDING:
LEAD AGENCY:
TARGET YEARS: 1992
In-lieu fees, tax increment funds, real property transfer tax, and CDBC
funds, local, state and federal funds.
Housing and Redevelopment Dept., Finance Dept.
PROGRESS ’94-’95:
The City’s Housing Trust Fund does not consist of a singular repository for all fees or othe
funds collected for the purpose of providing affordable housing. Separate accounts for eacl
source of funding have been and will continue to be established because of a) the need tc
adequately monitor the receipt and expenditure of funds, and b) the regulatory requirement:
of some fund sources, such as Federal CDBG funds and other funds.
Separate accounts have been established as the repository of these collected Impact andk
ln-Lieu Fees. As of 8/01 /95, no lnclusionary Housing In-Lieu Fees have been collected by th
City. In contrast, the Housing Impact Fee account contained $81 4,207 (including earne
interest and less portfolio management fees).
In addition, the City has existing accounts for CDBG funds to be used for the acquisition c
real property for affordable housing and for the rehabilitation of homes owned and occupie
by lower income households.
Additional accounts will be established as additional revenue sources are identified and fune
from these sources are collected.
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I OBJECTIVE: 3.1 5 (HOUSING ELEMENT/ANNUAL REPORT)
Ensure that the Housing Element retains its viability and usefulness through annual amendmen
review and monitoring.
PROGRAM 3.15
To retain the Housing Element as a viable policy document, the Planning Dept. will underta
an annual review of the Housing Element and schedule an amendment if required. Staff v
also develop a monitoring program and report to the City Council annually on the progress a
effectiveness of the housing programs. This monitoring program will be in conjunction w
new State of California requirements regarding annlual reports.
FUNDING: General Fund
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95 :
This document constitutes the 1994 - 1995 annual IHousing Element report called for by bl
state law and Program 3.15.
Recent changes to state law (in particular Governmeiit Code Section 65400) have clarified i
made more specific the requirements of the annual Housing Element report.
This report was prepared cooperatively by staff of the Housing and Redevelopm
Department and the Planning Department. It incoriDorates the changes to state law and
adopted standards and definitions of HUD, the state of California, and the Housing Elem
Advisory Committee, a group formed in 1994 which consists of elected officials, build1
bankers, and housing advocates which operates under the auspices of the San Dil
Association of Governments.
GOAL 4 (HOUSING, JOBS, WORK FORCE BALANCE)
Maintenance of a high quality of life and a strong local economy through a balance of residential
non-residential development, in particular, a balance of the skills desired and wages offered by I(
employers; the skills and education possessed, and wages earned by the local work force; and the c
of local housing.
OBJECTIVE 4.1 (HOUSING IMPACT FEE)
Achieve a balance between 1) the numbers of local jobs created relative to the availabilit)
housing, and 2) the cost of housing relative the wages that are offered. 1 PROGRAM 4.1
The City will study the impact of commercial and industrial development on housing demi
and the ability of local employees to afford local housing. Where adverse impacts
identified, mitigation measures will be considered to reduce the impact.
These measures will include, but are not limited to, the requirement for commercial
industrial developers and employers to contribute an in-lieu fee towards the productio
affordable housing and employer assistance to finance affordable housing for their employ I FUNDING: CDBG funds., General Fund (administration only)
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LEAD AGENCY: Planning Dept.
TARGET YEARS: 1992
PROGRESS '94-'95: I
During late 1993 and the first half of 1994 City staff prepared a study entitled: Economic
Nexus Analvsis/Housina Linkaae Fee - Non-Residential Develooment. This study examined the
relationship between the construction of new, non-residential buildings and the demand for
additional housing affordable to lower-income households. The study found that each of six
types of analyzed non-residential buildings created new demands for low-income affordable
housing and it quantified that demand for each building-type. The study then quantified the
"gap" that exists between what a lower-income family can afford to pay for housing and the
actual construction costs for multi-family apartment and condo housing in Carlsbad. The
report then calculated a theoretical maximum "justified pure nexus housing impact fee" that
might be chargea for new construction on each of the six types of non-residential buildings.
The study concluded with a discussion of a range of alternative approaches to fees which
would be lower than the theoretical maximum "pure nexus" fee.
Although the study was completed within the 1993 - 1994 reporting period, the City Council
has deferred taking up the matter for discussion. When the Council does take up the matter,
possible responses to the study will be for the Council to: accept and file the study, direct thal
an ordinance be prepared to create a non-residential housing impact fee (incorporating any
number of possible "pure nexus" or alternative fees), or to direct that additional study be
undertaken to further refine the concept of a non-residential linkage fee or its implementation
GOAL 5 (RESOURCE CONSERVATION)
New and redeveloped housing which conserves natural resources, in particular energy and water.
OBJECTIVE 5.1 (ENERGY CONSERVATION)
Promote energy conservation in new housing development.
PROGRAM 5.1
The City will continue to implement energy conservation measures in new housinl
development through State Building Code, Title 24 regulations, and solar orientation of majc
subdivisions through Title 20., Chapter 17 of the Municipal Code.
FUNDING: Private funding
LEAD AGENCY: Community Development Dept.
TARGET YEARS: 1991-1996
PROGRESS '94-'95:
The City has continued to implement all California Title 24 energy conservation standards an
requirements.
OBJECTIVE 5.2 (WATER CONSERVATION)
Promote resource conservation including water conservation in new housing development.
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PROGRESS '94-'95:
The City has contracted with Heartland Human Relations and Fair Housing Association :
1989 to provide a fair housing education and counseling program. Heartland continui
disseminate information and educate the public, as well as City staff, regarding compli
with fair housing laws.
In 1994-95, Heartland participated in several seminars in the North County area. Hear
also participated in both the San Diego Homesellers/Homebuyers Fair and the San I
Apartment Association's rental housing education conference and expo. Fair ho
> information was dispensed at all seminars and exhibitions.
In November and December 1994, a Fair Housing Survey was distributed to a random sample
of 2,000 Carlsbad residents. The purpose of the survey is to provide residents with
information regarding fair housing laws and to determine the level of perceived housing
discrimination within the community. The results showed that very few Carlsbad residents
perceived there to be impediments to fair housing choice. A more detailed assessment of
impediments to fair housing choice within the community will be undertaken in 1995-96.
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Appendix I
Carlsbad Housing Prices
7/94 - 6/95
Including
Definitions of Affordable Housing Prices I
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Definitions of Affordable Housing Prices
FY 94-95 Market-Rate Hlousing
Rental Units. In this reporting period, no market-rate rental units were built in the City. Therefore
definitions of affordability are not provided.
For-Sale Units. Following is a definition of affordable prices for new for-sale housing constructed
without public sector financial assistance ("market-rate" housing). It was developed by an ad hoc
committee of housing and planning department officials and staff members from many of the nineteen
jurisdictions within the jurisdiction of the San Diego Association of Governments, under the sponsorship
of SANDAG. The resulting definitions and prices were reviewed by the SANDAG Board and thc
California Department of Housing and Community Development in 1993 and approved by both bodie!
for use in determining to what income groups newly constructed, market-rate housing is affordable
For F.Y. 1994-1 995 input parameters to the definition were updated to reflect current H.U.D. estimate:
of median income for San Diego County. Otherwise the definition is unchanged.
Definition
Affordable Sales Price = 3.0 x Annual Income for Class, Adjusted For Household Size.
This methodology provides a benchmark from which general affordability may be inferred. Actualli
many factors help determine if a home purchase is affordable to a given family. These factors includt
the individual family's actual income, the mortgage interest rate, down payment, loan origination fee:
utility allowance, mortgage insurance requirements, homeown,ers' association fees, etc.
Affordable Prices, bv Household Size
Level of No. of Affordable Sales Prices
Income Bedrooms f=Y '93 - '94 FY '94 - '95
Very Very Low Studio $27,675 $28,620
1 31,590 32,670
2 39,510 40,860
I 5 NIA 60,480
Very Low Studio $46,125 $47,700
1 52,650 54,450
3 76,350 78,975
4 86,925 89,925
100,800 5 N /A
Low Studio $73,800 $76,320
1 84,240 87,120
2 105,360 108,960
126,360 3 122,160
4 139,080 143,880
5 N/A 161,280
Moderate Studio $1 10,700 $1 14.480
130,680 1 126,360
2 158,040 163.440
189,540 3 183,240
4 208,620 21 5,820
5 NIA 241,920
3 45.8 10 47,385
4 52,155 53,955
2 65,850 68,100
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New Construction Data - Condominiums
Sales Prices 6/94 - 7/95
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New Construction Data - Condominiums
Sales Prices 6/94 - 7/95
Condo Sum = 184 $1 3.496.1 64
Condo Mean = 3.17 $232,692
Condo Median = $229,900
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New Construction Data - Single Family Units
Prices (For-Sale or Custom Home) 6/94 - 7/95
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New Construction Data - Single Family Units
Prices (For-Ssle or Custom Home) 6/94 - 7/95
A1 -5
New Construction Data - Single Family Units
Prices (For-Ssle or Custom Homel 6/94 - 7/95
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New Construction Data - Single Family Units
Prices (For-Sale or Custom Home) 6/94 - 7/95
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~~- ~ S FD 73 15 Black Swan Place 4 $402.9 15 Davidson Coscan Other
SFD 141 7 Branta Avenue 4 $403,900 Davidson Coscan Other
SFD 14 15 Branta Avenue 4 $405,116 Davialson Coscan Other
SFD 6990 Zebrina Place 4 $405,990 Sen Juan Group Other
SFD 731 7 Black Swan Pface 5 $414.900 Deviclson Coscen Other
SFD 7307 Black Swan Place 4 $41 8.900 Davidson Coscan Other c
Data Source
San Juan Group
Davidson Coscan
Davidson Coscan
Davidson Coscan
MetroScan
Davidson Coscan
Davidson Coscan
Davidson Coscan
MetroScan
MetroScan
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Affordable I
Other
Other
Other
Other
Other
Other
Other
Other
Other
Other
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I Appendix 2
I Affordable Housing Projects
City of Carlsbad
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8=
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c. 0 Q,
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u) 3 0
0 W
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00
.ti C 3
(0 1c- 0: 0 u,
m .-
+- 0
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APPROVED PROJEcrs IDESCRIPTION
9 townhomes for lower income households (for sale)
76 unit senior housing project for lower income household!
(rental)
344 units for lower income households (rental)
23 condo units affordable to lower income households (for
63 units affordable to lower income households (rental)
176 units affordable to lower income households (rental)
90 units affordable to lower income households (rental)
24 condo units affordable to lower income households (for
sale); has choice to pay fee.
116 units for lower income households.
Calavexa Hills - Village L1 (NE)
St.FrancisCourt(NW)
LaTerrazaFroject(Sw)
costaDosol(sw)
SambiPmjea(SW)
Mariner'sPoint(SW)
poi!aores(sw)
pOinSettiaHills(Sw)
Rancho Carrill0 - Village F (SE)
PROPOSED PRO3ECTS ID-ON
138 unit affordable to low and moderate income household:
(rental)
SO units required to be affordable to lower income househo
no plan yet
54 units for lower income households; no plan yet
16 units for lower income households (rental, maybe for-sa
LaurelTreeApts(SW)
Green Valley Master Plan (SW)
Ranchocarrill0 (SE)
ChanBluff(SW)
CARLSBAD CITY COUNCIL
Claude A. Lewis - Mayor
Julianne Nygaard - Mayor Pro Tem
Ramona Finnila
Matt Hall
Ann Kulchin
Ray Patchett - City Manager
Martin Orenyak - Community Development Director
Kev Staff involved in ReDort Preparation
Michael J. Holzmiller - Planning Director
Dennis A. Turner - Principal Planner
Bobbie Hoder - Senior Management Analyst
Kristina Ryge - Office Specialist {acting)
Evan Becker - Housing and Redevelopment Director
Debbie Fountain - Senior Management Analyst
Leilani Hines - Management Analyst
Contact Person
Dennis A. Turner
2075 Las Palmas Dr.
Carlsbad, CA 92009
Phone : (619) 438-1161 x4443
Fax : (619) 438-0894
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CARLSBAD CITY COUNCIL
Claude A. Lewis - Mayor
Julianne Nygaard - Mayor Pro Tem
Ramona Finnila
Matt Hall
Ann Kulchin
Ray Patchett - City Manager
Martin Orenyak - Community Development Director
Key Staff Involved in ReDort PreDaration
Michael J. Holzmiller - Planning Director
Dennis A. Turner - Principal Planner
Bobbie Hoder - Senior Management Analyst
Kristina Ryge - Office Specialist (acting)
Evan Becker - Housing and Redevelopment Director
Debbie Fountain - Senior Management Analyst
Leilani Hines - Management Analyst I
Contact Person
Dennis A. Turner
2075 Las Palmas Dr. I Carlsbad, CA 92009
B Fax : (619) 438-0894
Phone : (619) 438-1161 x4443
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Housing Element
ANNUAL PROGRESS REPORT
(7193 - 6/94)
CITY of CARLSBAD
California
Prepared By
Housing and Redevelopment Department
Planning Department
November 1994
CARLSBAD CITY COUNCIL
Claude A. Lewis - Mayor
Margaret Stanton - Mayor Pro Tem
Ramona Finnila
Ann Kuichin
Julianne Nygaard
Ray Patchett - City Manager
Martin Orenyak - Community Development Director
Kev Staff Involved in Report Preparation
Michael J. Holzmilier - Planning Director
Dennis A. Turner - Principal Planner
Bobbie Hoder - Senior Management Analyst
Val Dinsmore - Senior Office Specialist
Kristina Ryge - Department Secretary (Acting)
Evan E. Becker - Housing and Redevelopment Director
Debbie Fountain - Senior Management Analyst
Leilani Hines - Management Analyst
contact Pencon
Dennis A. Turner (61 9-438-1 161 x4443)
2075 Las Palmas Dr.
Carlsbad, CA 92009
Housing Element
ANNUAL PROGRESS REPORT
(7193 - 6/94)
CITY of CARLSBAD
California
Prepared By
Housing and Redevelopment Department
Planning Department
November 1994
CARLSBAD CITY COUNCIL
Claude A. Lewis - Mayor
Margaret Stanton - Mayor Pro Tern
Ramona Finnila
Ann Kuichin
Julianne Nygaard
Ray Patchett - City Manager
Martin Qrenyak - Community Development Dlrector
Key Staff Involved in Report Preparation
Michael d. Holzmiller - Planning Director
Dennis A. Turner - Principal Planner
Bobbie Hoder - Senior Management Analyst
Val Dinsmore - Senior Office Specialist
Kristina Ryge - Bepartment Secretary (Acting)
Evan E. Becker - Housing and Redevelopment Director
Debbie Fountain - Senior Management Analyst
Leilanl Hlnes - Management Analyst
Contact Person
Dennis A. Turner (81 9-438-1 161 x4443)
2075 Lsrs Paimas Dr.
Carlsbad, CA 92009
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I Housing Element
ANNUAL PROGRESS REPORT
(7/93 - 6/94)
CITY OF CARLSBAD
California 1 Prepared By
Housing and Redevelopment Department
Planning Department
November 1994
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HOUSING ELEMENT - ANNUAL PRCIGRESS REPORT
Table of Contents I ToDic Paae
ExecutiveSummary ............................................................
Goals, Objectives, Policies, Programs, Progress .........................................
Programs: I 1 Preservation ......................................................
1.1 Condo Conversions - Protect Low/Moderate ...............................
1.2 Mobile Home Parks - Implement Existing Ordinance. .........................
1.3 Mobile Home Parks - Preserve Affordability
1.4 Rental Stock Monitoring
1.5 Rehabilitation - Monitoring Program ......................................
1.6 Rehabilitation - Rental Loan Assistance ...................................
1.7 Rehabilitation - Housing Acquisition
1.8 . Rehabilitation - Incentives for Lower-Income .............................. 1
1.1 0 Neighborhood Improvement Program ................................... 1
2 Quantity and Diversity of Stock ...................................... 1
2.1 Regional Housing Need 1
2.2
2.4 Adaptive Re-Use Regulations 1
2.6
3 Special Needs/Lower-Income & Moderate-Income 1
3.1 Farm Worker Housing ...............................................
3.2 Large-Family Housing ............................................... : 3.3a Homeless - Facilitate Site Acquisition ....................................
3.3b Homeless - Funding (CDBG, Other) .....................................
3.3~ City Referral Service - CDE3G Funding ....................................
3.4a Senior Housing - Amend Zone Code/CUP .................................
3.4b Senior Housing - Low-Income Seniors ................................... i
3.5 Lower-Income Seniors .............................................. :
3.6a lnclusionary - Lower-Income in Master Plans :
3.6b lnclusionary - Lower-Income in Other Developments ........................ :
3.6~ Cost of Affordable Housing - In-Lieu Fees ................................ :
3.7a Density Bonus Ordinance ............................................ :
3.7b Alternative Housing Types (SRO, MLU, Farm Worker) ....................... :
3.7~ City Initiated Development - LowNery-Low ............................... :
3.7d Section8 Housing .................................................. :
3.78 Fee Waivers (CC Policy 17) ............. ,, ............................ :
3.7f Priority Processing ................................................. :
3.7g In-ffind Improvements.. ............................................. :
3.7i Density Increases Above G.P. Range (SDP) :
................................ ..............................................
......................................
1.9 Rehabilitation - Homeowner’s Programs ................................. 1
.............................................
Flexible Develqpment Standards ....................................... 1
2.3 Monitoring Developable Acreage ...................................... 1
2.5 Mixed-Use Regulations .............................................. 1
Coastal Development Monitoring ....................................... 1
.........................................
.......................
3
..............................
..............................
HOUSING ELEMENT . ANNUAL PROGRESS REPORT
Table of Contents
ToDic Page
3 Special Needs/Lower-income & Moderate-income (cont)
3.7j Ordinances to Implement lnclusionary ................................... 2
Excess Dwelling Unit Bank ........................................... 2
Moderate income - Mortgage Revenue Bonds ............................. 2
3.10b Lending Programs ................................................. 2!
3.1 Oc lnclusionary - Moderate Income ....................................... 31
3.1 1 Smaller Housing/Small Lot Study ...................................... 31
3.8
3.9
3.1 Oa
Annual Priorities List for Lower-lncome/Special Needs ....................... 2
3.12 Land Bank ....................................................... 3
3.13 Community Reinvestment Act - Bank Monitoring ........................... 3:
3.14 Housing Trust Fund - Establish One .................................... 3:
3.1 5 Annual Report on Housing Element Progress ............................. 3:
4 Housing, Jobs, Work Force Balance ................................. 3
4.1 Housing Impact Fee on Non-Residential Development ....................... 3.
5 Resource Conservation .......................................... 3
5.1 Energy Conservation ............................................... 3
5.2 Water Conservation ................................................ 3
8 Open and Fair Housing Opportunities ................................ 3:
6.1 Fair Housing Information/Practices ..................................... 3f
6.2 Referrals for Military/Students ......................................... 3t
New Construction Data ............................................. 3t
Affordable Housing Projects .......................................... 4~
Appendix 1:
Appendix 2:
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EXECUTIVE SUMMARY
This document constitutes the first written annual progress report on the City 1
Carlsbad’s Housing Element, a part of its General Plan. It’s purpose is to provide tt
basis for tracking the progress which the City is making in implementing the numeroi
specific programs which were designed to achieve the element’s goals and objective
This document is intended for the use and inforrnation of: the City’s elected ar
appointed officials, the City’s management and staff, the citizens of Carlsbad, officia
and staff of state agencies (including the Governor’s Office of Planning and Researc
and the Housing and Community Development Department), and all other persons wt
are interested in housing issues in Carlsbad.
Pursuant to state law, housing elements are prepared and updated on a five-year cycl
This housing element was prepared on a housing cycle which began on July 1 , 19s
and was originally scheduled to conclude on June :30, 1996. A 1993 change to sta
law, however, has extend this cycle to June 30, 1998, so the actual cycle will be seve
years.
This document reports the progress of the City for FY 1993-1 994 (ending June 30, 1994
The heart of the Housing Element is its “policy section”. The policy section consists
six over-all goals, 35 objectives, 15 policies, and 51 programs. The 51 programs are tt
subject of this document. A hierarchical relationship exists between the goal
objectives, policies and programs, which relationship is described in the first pages
this document. Then follows a complete listing of all of the goals, objectives, policie
and programs. Under each program is listed important information, including: tt
funding sources, the lead agency or department assigned to undertake the program, tt
original target year for implementing or completing the program, and, most importani
for this report, the progress achieved in the current 1993-1994 reporting period. F
many programs this last section also gives cumulative progress since the beginning
the five-year housing cycle. For ease in reading the “progress” sections are set out
Summarv of Proaress:
Measuring and reporting progress varies with the dlifferent types of Housing Eleme
programs. Some of the programs are one-time projects with discrete beginnings ar
ends. For these, staff reports that the program has either been completed or not. 0th
programs are simply “on-going” (for example, the City continually monitors Coastal Zor
development activity under Program 2.6). Still others are combinations. For exampl
Program 1.4 Rental Monitoring requires the creation of an automated computer syste
(including collection and loading of data on existing development) as a onetime projec
followed by setting up an ongoing program to update the data and create period i reports.
1
Because of these differences, annual and cumulative progress is reported in severs
ways. Table 1 (Summary of Progress on Programs), found below, summarizes thc
progress on all 51 programs for the current reporting period. Code letters in the righl
hand column of the table indicate the status of the program (see below for a key to thc
codes) .
Additional information is found in the two appendices to this report.
Appendix 1 provides data on each of the 134 new housing units built within the Cip
during the reporting period. The data indicates that no rental units were built and all o
the for-sale units and custom homes built during the reporting period exceeded the pricr
thresholds for very low, low and moderate income households. Therefore, the City wa!
not able to achieve its housing goals for these income groups during this reportin{
period. It should be noted that all of these units are “market rate” housing units whict
were not subject to the City’s inclusionary housing program.
Appendix 2 provides information on all of the development projects which the City i:
currently reviewing or has approved and which must provide some amount of housin<
affordable to lower-income households under the City’s inclusionary housing program
Although several projects with inclusionary housing requirements have been approved
no units have been constructed to date. These inclusionary housing projects will be thc
principle means in the future by which the City will achieve progress on its objectives fo
lower income affordable housing.
Table 1 : SUMMARY OF PROGRESS ON PROGRAMS
‘
“Status” code letters mean the following:
OM - Ongoing monitoring program continues to be implemented.
OP - Ongoing grogram, continues to be implemented.
CP The indicated onetime project was completed pior to the current reportinc
period.
C The indicated onetime project was completed in the current reporting
period.
N - Not implemented; Il(o activity on this program during the current reportins
period.
PA - Progress was made, but additional work is needed to cornpletel)
implement the program.
For additional information about any individual program, please see the main report.
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status
OP
CP
OP
PA
OM
PA
PA
PA
PA
PA
PA
PA
OM
PA
CP
OM
OP
CP
OP
OP
OP
C
PA
PA
CP
CP
CP
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GOALS, OBJECTIVES, POLICIES, PROGRAMS [titken verbatim from the Housin
Element]
The Goals, Objectives, Policies and Programs Section of this Element contains the actions the City
Carlsbad will take to promote housing and shelter opportunities for all segments of the community.
This section contains overall Goal statements, Objectives to meet those Goals, Policies on positions the C
may take to meet those Goals, and Programs which are action statements.
There are six Goals stated in this Element. The Goals are articulated as a general "end condition stai
ment", which state a desired achievement. The Goals do not contain an action verb as they reflect a fir
statement of what the City will hope to achieve. How the god will be achieved is established via t
subordinate objectives, policies and - importantly - action programs.
Under each Goal there are several Objectives. Objectives are more specific achievements the city Y
strive for to obtain the more broad based Goal. Each Objectivle should address a particular outstandii
housing need that is identified in the previous sections of the Element. Many objectives establi
numerical targets to be achieved in action programs.
Each Objective will contain one or more Programs that will describe an action necessary to achieve i
Objective. The Programs are briefly described and are to be imiplemented over the five year period of tt
. Element. Many of the programs are studies that will take a comprehensive look at a certain aspects
housing and may follow through with a more specific program :should the study indicate a plan of actic
should be required. Due to complexities of certain subjects kt is important to take a close look at tl
impacts and implications that these programs may bring about.
Under many Objectives, but not all, there are Policies. Policies are statements on position the City takl
to implement an objective. Policies contained in the Housing Element are important statements as thi
reflect the City's official position on a matter. Future development must be consistent with these policic
Following each program are line items:
FUNDING: indicates the source of funds to be used for each program. Where a funding source indicat
General Fund it is to mean that the program uses existing staff or resources and is funded by the Genei
Fund. Some Funding source indicate the use of State, or Federal funds. Where these funds mig
become unavailable, implementation of these programs may not be possible.
LEAD AGENCY: indicates the agency, department or authority responsible for the program. When mo
than one agency is listed it is a joint or cooperative effort. The Housing Authority means the City Coun
authority over any housing program, the administration and actuiai staffing to be carried out by the Housit
and Redevelopment Department.
TARGET YEAR: indicates the time span for most of the progrrims, usually from 1991 until 1996. Whe
only one date is indicated it means the fiscal year the program is scheduled to be implemented or tt
study will take place.
5
PROGRAM 1.4
The City shall develop and implement a program in which it will periodically collect informatior
on the factors affecting supply and demand of existing rental stock within the city. This
information will be used in analysis of rental housing to be contained in the ,annual Housins
Element Report.
FUNDING: Eisting City staff (General)
LEAD AGENCY
TARGET YEARS: 1991
Planning- Department, Housing and Redevelopment Dept.
OBJECTIVE 1.5 (REHABILITATION)
Identify and rehabilitate substandard and deteriorating housing.
PROGRAM 1.5
The Building Department will develop and implement a program to monitor and report to the
Housing and Redevelopment Dept., information on housing stock that is substandard and or
deteriorating. Identified structures will be reported to the Housing and Redevelopment Dept. for
assistance under the City's rehabilitation and assistance programs.
FUNDING:
LEAD AGENCY:
CDBG funds, State and Federal Rehab. Loans, Private rehabilitation loans.
Building Dept., Housing and Redevelopment Agency.
. . . . . . . . . . . . .
0 BJECTIVE 1.6 (REHABILITATION SUBSIDIES-RENTAL STOCK)
Provide loan subsidies, loan rebates and other assistance to owners of lower income units in need
of repair and rehabilitation. Target: approximately 10 units per year
PROGRAM 1.6
The City through the Housing and Redevelopment Department and in conjunction with the
Building Department will provide loans, rebates and other support to preserve the existing stock
of low and moderate income rental housing. Priority will be given to housing identified by the
Building Department as being substandard or deteriorating in which houses families of lower
income and in some cases moderate income. This program depends partially on outside
funding from State, and Federal sources.
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FUNDING:
LEAD AGENCY
State grants and loans. Private lending institutions, Redevelopment SI
aside funds, CDBG funds.
Housing and Redevelopment Dept., Building Dept.
TARGET YEARS: 1991 -1995
I 0 BJECTIVE 1.7 (ACQUISITION AND REHABILITATION)
Acquire deteriorating and substandard rental housing from private owners, utilizing various loc
state, and federal funding sources. Tmget: Approxlmately 50 units through 1996.
POLICY 1.7
Of the rental units acquired by the city for rehabilitation purposes by the City's Housing Authon
upproximutely 20% will be set aside for householdr in th! very low-income runge.
PROGRAM 1.7
The City through the Housing and Redevelopment Dept. will implement a program to acquii
using local Redevelopment set-aside funds, CDBG, State, Federal and private sector loaf
rental housing that is substandard, deteriorating or in danger of being demolished. Twen
percent of the units, once rehabilitated, will be set aside for very-low income households.
FUNDING:
LEAD AGENCY
Redevelopment set-aside, CDBG funds, State and Federal loan program
private sector loan programs.
Housing and Redevelopment Clept. 1 * 1991 -1 990
9
Income Group
are affordable
Very Low
LOW
Moderate
Other
to which units
Total
Reporting Period
Current Cumulative
(7/1/931 - 6/30/94) (7/91 - 6/94)
0 unknown
0 unknown
0 unknown
134 unknown
134 678
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OBJECTIVE 2.5 (MIXED USE)
Encourage increased integration of housing with non-residential development.
PROGRAM 2.5
Review existing zoning and land use policies to removc! impediments to mixed use developmei
Major commercial centers should incorporate, where appropriate, mixed commercial/resident
uses. Major industrial/office centers, where not precluded by environmental and safc
considerations, should incorporate mixed industrial/oifice/residential uses.
FUNDING: Existing City staff (General)
LEAD AGENCY Planning Dept.
TARGET YEARS: 1993
OBJECTIVE 2.6 (COASTAL DEVELOPMENT MONITORING)
Identify, monitor, and report the number of affordable h'ousing units constructed, converted,
demolished in the coastal zone. 1 POUCY2.6
Pursuant to Government Code Section 65588 and 65590 from January 1, 1992, the City shall moniti
record and report data on housing units constructed, Converted and demolished in the Coastal Zo
together with infom-on regarding whether these units are affordable to lower-income households.
PROGRAM 2.6
As a function of the building process, the City will monitor and record Coastal Zone housir
data including, but not limited to, the following:
1)
2)
The number of new housing units approved for construction within the coastal zone aft
January 1 , 1982.
The number of housing units for persons and families of low or moderate income, L
defined in Section 50093 of the Health and Safety Code, required to be provided in ne
housing developments within the coastal zone or within three miles of the coastal ton6
The number of existing residential dwelling units occupied by persons and families or la
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 Cod
3)
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4) 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 haw
been required for replacement or authorized to be converted or demolished as identifiec
in paragraph 3). The location of the replacement units, either onsite, elsewhere within th~
locality’s jurisdiction within the coastal zone, or within three miles of tlhe coastal zonl
within the locality’s jurisdiction, shall be designated in the review.
These data will be reported in the City’s annual housing report.
FUNDING:
LEAD AGENCY Building Department
TARGET YEARS:
General funds - (Administrative only)
1/92 - Begin capturing data
1992-1 996 - Ongoing.
GOAL 3 (GROUPS WITH SPECIAL NEEDS, INCLUDING LOW AND MODERATE INCOME HOUSE
HOLDS)
Sufficient new, affordable housing opportunities in all quadrants of the City to meet the needs a
groups, with special requirements, and, In particular the needs of current lower and moderatc
income households and a fair share proportion of future lower and moderate income households
OBJECTIVE 3.1 (FARM WORKER)
Provide adequate shelter for both the permanent and migrant farm worker.
PROGRAM 3.1
The City shall work with and assist local community groups, social welfare agencies, farmlanc
owners, and other interested parties to provide shelter for the identified permanent and migran
farm workers during the five-year housing element period. These efforts will be in coordinatioi
with other regional and local programs.
FUNDING:
LEAD AGENCY Community Development Department.
TARGET YEARS:
State and Federal grants and loans. CDBG funds
By flrst Quarter of 1992 - Meet with local farmers and advocates tc
refine the needs assessment of permanent and migrant farm workers
and aggressively pursue grant and siting possibilities. Continuc
efforts through 6996.
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I OBJECTIVE 3.2 (LARGE FAMILY)
Assure the development of an adequate number of housing units suitably sized to meet the nee1
of lower-income larger households
POUCY3.2
In those developments which are required to include IO or more units afordable to lower-incoi
househoIds, at kust 10 percent of the lower income units >ihould have 3 or more bedrooms. This poll
does not pertain to lower-income senior housing projects.
PROGRAM 3.2
Those housing projects entering into an agreement with the City to provide lower incor
housing shall be required to implement Policy 3.2
FUNDING: General Fund (administration only) I LEAD AGENCY Planning Dept.
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OBJECTIVE 3.3 (HOMELESS)
Provide transitional shelters and assistance for the homeless.
PROGRAM 3.3.a
Carlsbad will continue to facilitate the acquisition, for lease or sale, of suitable sites 1
transitional shelters for the homeless population. The City will also continue to assist local no1
profits and charitable organizations in securing state funding for the acquisition, construction ar
management of these shelters.
FUNDING:
LEAD AGENCY Community Development Agency
Redevelopment Set aside fund.s, CDBG funds
TARGET YEARS: 1991-1996
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Project Name/Organlzatlon Project Description
La Posada de Guadalupe/
Catholic Charities homeless men. Maximum stay is 90 days.
Good Samaritan House/
Catholic Charities homeless men. Maximum stay is 90 days.
Community Resource Center
50 bed shelter, located in Carlsbad, for
Shelter, located in Oceanside, for
Homeless Prevention Program/ Assist low and moderate income persons
in maintaining adequate housing through
the provision of social services and the
provision of direct emergency assistance,
such as food and clothing.
Provide senices and assistance to families
threatened or victimized by domestic
violence, sexual assault and
homelessness.
Services for Victims of Domestic
Violence/
Women’s Resource Center
Amount of
Funding
$39,500
$7,300
$9,000
$1 0,000
FUNDING: Existing Staff (General fund)
LEAD AGENCY: Planning Department.
TARGET YEARS: 1991
PROGRAM 3.4.b
Under the Constitution of the State of California, Article 34, housing projects that have more tha
50 percent of the total units set aside for low-income households, and are developed by, c
utilize funding from, Federal, State or local sources are subject to a vote by the citizens. I
1980, Carlsbad voters approved an Article 34 referendum to allow 200 units of Senior IOM
income housing. This authority has not been exercised. Tho City will study the feasibility c
creating a low-income senior housing project at an appropriate site(s) within Carlsbad.
FUNDING:
LEAD AGENCY:
Redevelopment set-aside funds, Private financing, state public financins
Housing and Redevelopment Dept., Planning Dept. . 1991 -1 996
0 BJ ECTlVE 3.5 (LOWER INCOME)
Provide a range of new housing opportunities for lower-income households, in all areas of the cit)
Target: Approximately 1400 (1,125 minimum) additional assisted households.
Through the implementation of various programs, the City will ensure the creation of the minimur
fair share goal of 11 25 lower income housing opportunities. These programs and their associatec
numerical goals are indicated below.
FUNDING:
LEAD AGENCY
General fund and various other funding sources.
Planning Department, Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
See the individual programs which follow for progress made during the current reporting period
OBJECTIVE 3.6 (INCLUSIONARY)
Ensure that all master planned and specific planned communities and all qualified subdivisions
provide a range of housing for all economic income ranges.
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POUCY 3.6.a
A minimum of fifteen percent of all units approved for any master plan community
residential specific plan shall be affordable to lower income-households. U PROGRAM 3.6.a
The City shall prepare and adopt an lnclusionary Housing Program which shall require th
15% of all base residential units within any Master Plan/Specific Plan community or 0th
qualified subdivision shall be restricted and affordable to lower income households. Tt
program shall require an agreement between all residential developers subject to tt
inclusionary requirement and the City which stipulates: the number of required lower incon
inclusionary units, the designated sites for the location of the units, a phasing schedule f
production of the units, and the tenure of affordability for the units.
FUNDING: Existing staff (General Fund).
LEAD AGENCY: Planning Department.
TARGET YEAR: Summer of 1992.
POLICY 3.6.b
A minimum of fifteen percent of all approved units ih any residential specific plan or qualifi
subdivision (to be defined) shall be set aside and be made affordable to lower incor
households. Where it can be demonstrated to the City’s satisfaction that it is economica
infeasible to build the required units, an in-lieu contribution consisting of funds, land, or 0th
contributions may be made to the City. The City s>hall assume a fiduciary responsibility 1
these contributions and assure their ultimate and exclusive use, in providing shelter for IOH
income households. The in-lieu contribution shall tie in an amount to be determined fron
study which shall evaluate the cost differential in developing and constructing market-rate t
lo wer-income affordable housing.
PROGRAM 3.6.b
Develop a program to implement Policy 3.6.b withiri all residential specific plan and qualifi
subdivisions. This program will require an agreement between the developer and the City tt
stipulates these units will remain affordable for a slpecific length of time, and that the un
may be offered for rent, or with the approval of the city, for sale. The program will al
identify incentives the city may offer. An in-lieu fee, to be determined, may act to meet t
requirement to construct the low-income housing for developments less than 5 units. Tog
Approximately 200 units
FUNDING: Private developer funding
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991 -1 996
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POLICY 3.7.b
Approvals and development of alternative housing types such as managed living units, transitwm
shelters, and migrant farm worker housing are contingent upon meeting the City's required lower incorn(
and special housing keds. Alternative housing types and their approvals may be denied should th
finding be ma& that the project is not needed to meet the special or low-income housing nee& of th
community.
PROGRAM 3.7.c (CITY INITIATED DEVELOPMENT]
The City of Carlsbad, through the offices of the Housing Authority and through the Housini
and Redevelopment Department, will institute a New Housing Production Program that wil
create new units of housing affordable to households of low and very low income. Thc
Housing and Redevelopment Dept. win1 work with private for-profit and especially not-for
profit developers. The program will use local funds from CDBG, redevelopment set-asidc
,funds and other city originated funds and leverage them against State, Federal and privati
low interest funds to create these housing opportunities. Target: Approximately 200 new unit!
of these new units 100 will be affordable to very-low income households.
FUNDING:
LEAD AGENCY:
TARGET YEARS: 1991
Private Funding, State and Local funding.
Planning Dept., Housing and Redevelopment Dept.
POLICY 3.7.c
Ofthe total units developed under the Housing Authority New Construction Programs, 100 units will bt
affordable to householdr of very-low income.
FUNDING:
LEAD AGENCY:
TARGET:
Local, CDBG, Redevelopment set-aside funds, State and Federal loar
and grant funds. Private funding from various sources.
Housing and Redevelopment Dept..
Approximately 200 new units. Of these new units, 100 units will be
affordable to very low income households.
PROGRAM 3.7.d (SECTION 8)
Continue the City's Section 8 program to provide additional assisted housing opportunities
in the Housing Element Period 1991-1 996. Target: Approximately 100 additional households.
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FUNDING: Federal Section 8 funding.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
POLICY 3.7.e
Public Facilities Fees (PFF) may be waived for lower income housing projects pursuant to C
Council Policy 17.5.e., which states in part: The City Council may grant an exception for a 1
cost housing project where the City Council finds such a project consistent with the Housing Elemenr
the General Plan and that such an exception is necessary. i'n approving an exception for low cost howi
the City Council may attach conditions, incluciing limitatibn on rent or income levels of tenants. If
City Council finds a project is not being operated as a low cost housing project in accordance with
applicable conditions, the fee, which would otherwise be imposed by this chapter, shall immediai
become due and payable.
PROGRAM 3.7.e (FEE WAIVER)
Implement City Council Policy number 17 under which public facility fee would be waived 1
lower income housing projects. Developments for which Public Facility Fees are waived m
be subject to an analysis of the fiscal impacts of the project to the City.
FUN Dl NG :
LEAD AGENCY:
Redevelopment Set-aside funds.
Planning Dept, Housing and Fledevelopment Dept. Finance Dept
PROGRAM 3.7.f (PRIORITY PROCESSING)
Implement priority processing for lower-income development projects. The priority processii
would include an accelerated plan-check process. 'The priority processing would be limit1
to projects which would not need extensive engineering or environmental review.
FUNDING:
LEAD AGENCY: Community Development Dept.
General Fund(administrati0n only) CDBG funds
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I PROGRAM 3.74
The Ciw shall implement, through new ordinances, Housing Programs 2.2 (Developme
Standards), 3.6.a (Inclusionary), 3.7.a (Density Bonus) and 3.7.b (Alternative Housing) by tl
end of 1992.
FUNDING: Existing staff (General Fund)
LEAD AGENCY: Planning Department
End of 1992.
OBJECTIVE 3.8 (GROWTH MANAGEMENT)
Ensure that incentive programs, such as density bonus pi'ograms and new development progran
are compatible and consistent with the City's Growth Management Ordinance.
POLICY 3.8.
Pursuant to Council Policy number 43 (which is hereby modified as indicated):
Residential development that does not yield the maximum allowable number of units und
the growth management control point are considered to have "excess units". These exce:
units are allocated to be developed under the following priority.
1. Housing development for low and very low households as defined b y Cal. Governmer
Code Section 65915.
2. Senior Citizen housing as defined by Carlsbacf Municipal Code Section 21.18.045
3. ln-fill Single Family Subdivisions, zoned R- 1, that meet all development standards afi
where lot sizes are equal to or greater than adjacent subdivided R- 1 properties.
4. Projects within the existing general plan density range that provide, without othc
compensation, for some significant public facility not required as part of tl
development process.
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5. Projects proposing a zone change from non-residential to residentid based on thl
following findings;
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The property was zoned for other than residential use on July 1, 1986.
The property is compatible for residential use without significant mitigation.
The density of the project does not exceed the Growth Management Control Poin
of any adjacent developed residential property.
PROGRAM 3.8
Formalize the concept of an Excess Dwelling Unit Bank. The "bank" should be an accountinc
system to keep track of "excess units" anticipated under the city's Growth Management Plan
but not utilized by developers in approved projects. Surplus units would be available fc
inclusion in other projects using such tools as density transfers, density bonuses and change
to the General Plan land use designations.
FUNDING: Existing Staff (General)
LEAD AGENCY:
TARGET YEARS: 1991
Planning Dept., Growth Management Division.
OBJECTIVE 3.9 (SPECIAL HOUSING NEEDS PRIORITIES)
Ensure that new development constructed by the private sector, and public funds allocated foi
lower-income and special needs groups, will meet the City's lower-income housing needs.
POLICY 3.9
New development and housing that is set aside for low and very [ow income buseholdr will address tht
unmet housing needs of the community by priorities set by the Housing Authority through the Plannin8
Department and the Housing and Redevelopment Agency.
PROGRAM 3.9
The City will annually set priorities for its future lower-income and special housing needs. The
priorities will be set by the Housing and Redevelopment Dept. with assistance from the
Planning Department and approved by the City Council. Priority given to the housing needs
for lower-income Subgroups (i.e., handicapped, seniors, large-family, very-low income) will
be utilized for preference in the guidance of new housing constructed by the private sector
and for the use of fund used or allocated by the City for construction or assistance to low
income projects. Setting priorities is necessary to focus the limited amounts of available
financial resources on housing projects that will address the City's most important housing
needs. Priorities will be set annually as needs fluctuate according to how well they are
accommodated over time.
FUNDING : Redevelopment set-aside funds.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEAR: 1991 -1 996
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POLICY 3.10.c
A minimum of 5 percent of all units approved for any master and specific planned communin
will be affordable to moderate income first-time home buyers.
PROGRAM 3.10.c (MODERATE INCLUSIONARY)
To assure the provision of a full range of housing opportunities for all income groups ii
master and specific planned communities, the City will develop an inclusionary program tc
implement Policy 3.10.c Turget: Approximately 200 units.
FUNDING: Private 'Lenders, Mortgage Revenue Bonds, State and Federal Funds.
LEAD AGENCY: Planning Dept.,Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
OBJECTIVE 3.1 1 (SMALLER, MORE AFFORDABLE HOUSING)
Reduce the size of housing, thereby reducing costs and increasing affordability.
POLICY 3.1 1
Residential suhiivisions may be approved with lo& smaller than required in the unalerlying zone, but onl]
when the size of the structures is reduced so as to yield less costly houses. The City will considel
alternative measures, including, but not limited to, height limits, lot coverage limits, and maximum frooi
area ratios as the means to control the sue of structures on these smaller lots.
PROGRAM 3.1 1
The Planning Department shall study the relationship between the size of houses, lot sizes
density, and construction and development costs. Some single family detached and attachec
houses should be built on smaller lots; and have smaller floor areas than the private sector
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currently provides, so as to reduce development and construction costs. Smaller homes
lower costs would create housing more affordable to moderate income households. TI
study will present findings together with recommendations on: minimum sizes for permittt
substandard lots, the appropriate floor areas for associated houses; and the applicability
providing density bonuses so as to achieve reduced development costs. Small I
subdivisions will continue to be approved only through Planned Developments (Municir
Code Section 21.45)
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POLICY 3.13
lk City will annually evaluate its banking practices with local and regional lending institutiom bas.
on CRA lending repork The City will reevaluate its relationship with lending imtitutions that a
substantially deficient in their CRA ratings.
PROGRAM 3.13
The Housing and Redevelopment Dept., in conjuncti'on with the Finance Department and tl
City Treasurer will monitor and evaluate local lending institution's compliance with the C.R.,
Lending institutions which are deficient in meeting C.R.A. lending responsibilities in are,
such as multi-family construction and lending for affordable housing will be identified. TI
City will explore means to encourage greater lendinlg activities in Carlsbad.
FUNDING:
.LEAD AGENCY:
CDBG fund, Redevelopment Stet-aside funds
Housing and Redevelopment Dept., Finance Dept., City Treasurer
TARGET YEARS: 1991-1996
OBJECTIVE 3.14 (HOUSING TRUST FUND)
The City will create a Housing Trust fund to facilitate the construction and rehabilitation t
affordable housing.
PROGRAM 3.14
The City will create a Housing Trust Fund for the fiduciary administration of monies dedicate
to the development, preservation and rehabilitation of housing in Carlsbad. The Trust Fur
will be the repository of all collected in-lieu fees, CDBG and tax-increment funds targeted fc
proposed housing as well as other, local, state and federal and other collected funds.
FUNDING:
LEAD AGENCY:
TARGET YEARS: 1992
In-lieu fees, tax increment funds, real property transfer tax, and CDB
funds, local, state and federal funds.
Housing and Redevelopment C)ept., Finance Dept.
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PROGRAM 5.1
The City will continue to implement energy conservation measures in new housin
development through State Building Code, Title 24 regulations, and solar orientation of majc
subdivisions through Title 20., Chapter 17 of the Municipal Code.
FUNDING: Private funding
LEAD AGENCY: Community Development Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 5.2 (WATER CONSERVATION) .
Promote resource conservation including water conservation in new housing development.
PROGRAM 5.2
New housing construction developed under a water emergency may be required to develo
strict conservation guidelines, including but not limited to, mandatory installation of low flus
and low flow bathroom and kitchen fixtures, xerophytic landscaping or suspension c
landscaping requirements until the water emergency is lifted, and requiring the use c
reclaimed water in all construction grading projects. Any such actions shall be in accord wit
policies adopted by the City in response to declared emergencies.
FUNDING: Private funding
LEAD AGENCY: Community Development Dept.
TARGET YEARS: 1991
GOAL 6 (OPEN AND FAIR HOUSING OPPORTUNITIES)
All Carlsbad housing opportunities (ownership and rental, fair-market and assisted) offered ii
conformance with open housing policies and free of discriminatory practices.
OBJECTIVE 6.1 (FAIR HOUSING)
Disseminate and provide information on fair housing laws and practices to the community.
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TARGET YEARS: 1991-1996 . . . . . . . . . . . . . . .
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Appendix 1
Carlsbad Housing Prices
7/93 - 6/94
Including
Definitions of Affordable Hausing Prices
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Definitions of Affordable Housing Prices I Market-Rate Housing
Following is a definition of affordable sales-prices for new housing constructed without public sect(
financial assistance (-market-rate" housing). It was developed1 by an ad hoc committee of housing ar
planning department officials and staff members from many of the nineteen jurisdictions within tt
jurisdiction of the San Diego Association of Governments, under the sponsorship of SANDAG. Tt
resulting definitions and prices were reviewed by the SANDAG Board and the California Department 1
Housing and Community Development in 1993 and approved by both bodies for use in determining
what income groups newly constructed, market-rate housing is affordable. I Definition
Affordable Sales Price = 3.0 x Annual Income, Adjusted For Household Size.
This methodology provides a benchmark from which general affordability may be inferred. Actual1
many factors help determine if a home purchase is affordable. These factors include: mortgage intere
rate, down payment and loan origination fees, utility allowance, mortgage insurance requirement I homeowners' association fees, etc..
Affordable Prices, bv Household Size
Level of No. of Affordable Sales Prices
Income Bedrooms FY '92-'93 FY '93- 94
Very Very Low Studio $26,100 $27,675
1 29,790 31,590
2 37,260 39,510
3 43,200 45,810
4 49,140 52,155
Very Low Studio $43,500 $46,125
1 49,650 52,650
2 62,100 65,850
3 72,000 76,350 I 4 81,900 86,925
Low Studio $69,600 $73,800
1 79,440 84,240
2 99,360 105,360
3 11 5,200 122,160
4 131,040 139,080
Moderate Studio $104,400 $1 10,700
1 1 1 8,800 126,360
2 149,040 158,040
3 172,800 183,240
4 196,560 208,620
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I 41
2933 Avenida Valera
6944 Blue Orchid Ln.
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1 SF Mean = 4.07
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I Appendix 2
City of Carlsbad
Affordable Housing Projects
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