HomeMy WebLinkAbout2000-03-21; City Council; 15664; CDBG Home Program.- to5
CITY OF CARLSBAD - AGEWA BILL Q CD n
AW &b@i TITLE:
30al-oc’ APPROVAL OF PROJECT FUNDING ALLOCATIONS FOR
MTG. DEpTmH% 2000-2001 CDBGlHOME PROGRAM AND AUTHORIZATION CITY ATTY. ’
TO SUBMIT 2000-2005 CONSOLIDATED PLAN.
DEPT. H/RED CITY MGR.
RECOMMENDED ACTION:
Adopt Resolution No. aOOO- 9J approving the projects and funding allocations for the City of Carlsbad’s
2000-2001 Community Development Block Grant/HOME Program, authorizing the Housing and
Redevelopment Director to submit the City’s 2000-2005 Consolidated Plan to the U.S. Department of
Housing and Urban Development (HUD) for final approval.
BACKGROUND
Under Title I of the Housing and Community Development Act of 1974, the City of Carlsbad continues to
be eligible to receive funding under the federal Community Development Block Grant (CDBG) Entitlement
Program to finance projects which serve the identified needs of low and moderate income persons. As a
participant in the San Diego Urban County HOME Investment Partnership Consortium, the City will also
receive federal HOME funds to provide affordable housing opportunities for lower income households.
An Initial public hearing to invite comments on the City’s CBDGIHOME Program Funding Strategy was
held on November 9, 1999. Another public hearing was held on March 7, 2000 to obtain further
comments on the needs of lower income residents and on the specific proposals submitted for funding
through the Carlsbad CDBG/HOME Program. Staff is now requesting that the City Council make the final
project selections and funding allocations for the 2000-2001 CDBGIHOME Program. An Annual Action
Plan based on those selections and allocations will be prepared by staff for submittal to HUD for final
approval as part of the 2000-2005 Consolidated Plan. The Consolidated Plan includes a wide variety of
funding strategies that may be used over the next five years. The Plan may be amended by the City
Council to revise funding strategies if needed at any time.
FUNDING
The City of Carlsbad is entitled to receive an anticipated new CDBG allocation of $622,000 during fiscal
year 2000-2001. The CDBG Program has $16,654 available for reallocation which was previously
allocated to a completed activity. The City has also collected $78,849 from lease payments made by the
developer of the Villa Loma affordable housing project, which serve as “program income” to the CDBG
Program. The lease payments will be used in conjunction with new CDBG funding allocations to repay the
Section 108 loan received by the City for the purchase the Villa Loma property.
The total amount of CDBG funds currently available for allocation to eligible projects which meet the
needs of low and moderate income persons is $717,504.44. The total amount of HOME funding available
for allocation to eligible projects is anticipated to be approximately $226,855.
PROPOSALS
The City received 23 proposals for use of CDBGIHOME funds from various organizations in response to a
Request for Proposals distributed in November of 1999. The proposals were reviewed by the Council-
appointed CDBG/HOME Funding Advisory Committee and staff prior to interviewing representatives from
the organizations on February 3rd and 9th. The Committee then met again on February 17th and agreed
upon funding recommendations outlined in Exhibit 2.
Page 2 of Agenda Bill # I5,bW/
The chart below summarizes the funding available and the maximum amount which can be allocated in
each expenditure category:
AMUUN I Ut Kt(;TCIESTtU AMm WI- AVAlLAtXt
EXPENDITURE CATEGORY FUNDING ($) FUNDING ($)
Publrc Servicesl
Publrc Facrlity/lmprovements & Other-1
RECOMMENDATION:
It is recommended that the City Council approve the project funding recommendations of the
CDBG/HOME Funding Advisory Committee for the City’s 2000-2001 CDBG/HOME Program and
authorize the Housing and Redevelopment Director to submit a Consolidated Plan to HUD based on the
projects and funding amounts approved by the City Council.
FISCAL IMPACT:
A total of $944,359 is available for allocation to the City’s 2000-2001 CDBG/HOME Program. The City
Council made a previous decision to use the maximum twenty percent (20%) of the new CDBG allocation,
or $124,400, for administration of the City’s CDBG program. The Program has no impact on the General
Fund.
As a participant in the San Diego Urban County HOME Investment Partnership Consortium, the City will
receive approximately $225,811 to increase affordable housing opportunities in Carlsbad during Program
Year 1999-2000. Administration of the HOME Consortium, including overall program management, is the
responsibility of the County of San Diego. The HOME Program has no impact on the General Fund.
EXHIBITS:
1. Resolution No. ~o~-~~ approving projects selected for CDBG/HOME funding, authorizing
the Housing and Redevelopment Director to submit a Consolidated Plan for 2000-2005 to the U.S.
Department of Housing and Urban Development for approval.
2. Summary of CDBG/HOME funding allocation recommendations.
3. Draft 2000-2005 Consolidated Plan. (On file in the City Clerk’s Office)
4. Copies of CDBG/HOME Project proposals. (On file in the City Clerk’s Office)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
CITY COUNCIL RESOLUTION NO. 2000-94
A RESOLUTION OF TFIE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNL4, SELECTING SPECIFIC PROJECTS FOR FUNDING UNDER
THE 2000-2001 COMMUNITY DEVELOPMENT BLOCK GRANT/HOME
PROGRAM AND AUTHORIZING SUBMITTAL OF A 2000-2005
CONSOLIDATED PLAN TO THE U.S. DEPARTMENT OF HOUSING AND
URBAN DEVELOPMENT.
WHEREAS, the City Council of the City of Carlsbad, California, held a public hearing on March
7, 2000 to accept comments on the needs of low and moderate income persons and the proposals
submitted for funding consideration under the 2000-2001 Community Development Block Grant/HOME
WHEREAS, the City Council considered the CDBG Funding Advisory Committee’s
recommendations for project funding allocations;
WHEREAS, the City Council selected the projects to be included in the City of Carlsbad’s ZOOO-
2001 Community Development Block Grant/HOME Program; and,
WHEREAS, the City Council has taken all testimony into account.
NOW, THEREFORE BE IT HEREBY RESOLVED as follows:
1. That the above recitations are true and correct.
2. That the projects selected at the City Council meeting of March 21,ZOOO are hereby approved
at the indicated funding levels for inclusion in the City’s 2000-2001 Community
Development Block Grant/HOME Program.
Ill
tit
/II
/If
I//
I//
I//
I//
1
2
3
4
5
6
7
8
9
10
I1
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
3. That the Housing and Redevelopment Director is authorized to submit the City’s 2000-2005
Consolidated Plan to the U.S. Department of Housing and Urban Development for approval
upon expiration of the public review and comment period.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City
of Carlsbad, California, held on the 2 1 s t day of March ,2000, by the following vote, to wit:
~ AYES: Council Members Lewis, Hall, Nygaard and Kulchin
NOES: None
ABSENT: Council Member Finnila
ABSTAIN: None
ATTEST:
Lt%RbNE M. WOOD, City Clerk
2 4
PROOF OF PUBLICATION
(2010 & 2011 C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of the County aforesaid: I am over the age of
eighteen years and not a party to or interested in the above-entitled matter. I am the principal clerk
of the printer of
North County Times
formerly known as the Blade-Citizen and The Times-Advocate and which newspapers have been adjudged newspapers of general
circulation by the Superior Court of the County of
San Diego, State of California, for the cities of Escondido, Oceanside, Carlsbad, Solana Beach and San Diego County; that the notice of which
the annexed is a printed copy (set in type not
smaller than nonpareil), has been published in
each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
FEb. 27, March 1, 5, 2000
I certify (or declare) under penalty of perjury that the foregoing is true and correct.
Dated at sari MArcos , California
this 6th day
Yarch 2000 .4 VI
Signature ’
,, ,
>. .’ 5,
This space is tor the County Clerk’s Filing Stamp
;-., r’ .i,’ : :Ip;_~;y I-. .,,
’ j ->; ! i$‘; w I 3 2000
j Lc5yg-q;---.; i,c.v s..“..-. f$it CE.FR*;‘c <,.. -. ‘: .*-” --... ‘.
Proof of Publication of
Notice of Public Hearkq
2OOO+XWl C&mmunity Devetlo~ Block Grant/HOME Program
Notice of Public .+leatin$ I
The citizens of CadsbaU are hereby not&d that Carlsbad8 Cii Couti witt hold * public hearing on Tuesday, March 7.2000 et 6sXl pm in the Ca@l Chambera located 1200 Carl&ad Village Drive to accept public comments on the needs d kw
Carl&ad residents.
TheCityhaSreoeiveda,~~ffPpreLkaaisforC~EhnxffngCopiesola# ~kamm6leinttieCityCle~eCrmcedrtheHousingand~nt Department. The fotlowing or&?Mions have submitted requests for funding: Nor&~ County Council on Aging; Meals on Whwis, Greater San Dkgo; Ccunmunily Carp for Adults; Nodh Coastal Service Center, Brother Behno Four~I~tion; Catholic Chaffties- La Posada de Guadalupe; Community Re$ource Center. Boys and Ma Club of Cartsbad; Join Hands - Bave a m From the In@& out; Women’s Resource Centec Casa de Amparo; Fratemity #i&se; LifelIne C%mmunhHy Setvkw and, fheGty of Carlsbacl/Houslng Reserve Fund. .‘1 ;,
Per&m who have que+na or c=manteregndnOtheCHyd~a
8ubmitMd for 2OOCt-2001 *mE f&kg &vMwMon CDBMOMEProgr&m4rwhowaufdWlommgepYic~~~~~~
rsoommendedfor~yM~Fnnk~atp~~~18+, T throw&F~ybetwwn cOtlamto5.CQpm..
Houstng and Fted8vMpment &arlment at (76g) 434-2818. Personsinneedoftw&atos otherepe&lserv&ah0ddw&ot~ ! I
Legal&30Februa~27,March1,5,2000. ,
A h.
m w 1
NORTH COUNTY TIMES
Legal Advertising
..- EXHIBiT 2
CITY OF CARLSBAD
2000-2001 CDBGlHOME PROGRAM
LIST OF PROJECT PROPOSALS AND FUNDING RECOMMENDATIONS
North County Council on Aging/ Public Service Seniors 7,900 5,000 Support Services for Seniors
2 Meals on Wheels/Senior Adult Public Service 6,000 5,000 Services Seniors
3 Community Care for Adults/ Public Service 14,000 7,000
Adult Day Services Handicapped
4 North Coastal Service Center/ Public Service 10,000 5,000 Emergency Housing Assistance Homeless
5 Brother Benno Foundation/Brother Public Service 10,000 6,500 Benno Center Homeless Services Homeless
6 Brother Benno Foundation/House of Public Services 6,000 5,000 Dorothy, Barbara and Rosemary Homeless
7 Catholic Charities/ Public Service 20,000 8,500 La Posada Homeless Shelter Homeless
8 Community Resource Center/ Public Service 10,000 6,000 Homeless Prevention Homeless
9 Boys & Girls Club/ Teen Scene Public Service 50,000 5,000 Program Youths
10 Join Hands Save a Life/Gang Public Service 10,000 7,800
17 Catholic Charities/La Posada Public Facility/Imps. 60,000 Homeless Shelter Homeless
I8 Lifeline Community Services/ Public Facility/Imps. 37,500
Tenant Improvements General
19 Boys & Girls Club/Property Public Facility/Imps. 300,000 Acquisition for New Facility Youths
20 Join Hands Save a Life/ Public Facility/Imps 125,088 Multi-purpose Gym Youths
21 Lifeline Community Services/Deposit Affordable 12,647-CDBG Assistance Program Housing 75,000-HOME 22 City of Carlsbad/Housing Reserve Affordable 600,000-HOME Fund Housing
, TQTAL REQUESTq, 1,557,985.
* See attached for special conditions recommended to be added to these projects, if approved.
60,000
24,526 *
100,000 l
80,000 +
0 (Proposal Withdrawn)
226,855HOME
634,881,
CITY OF CARLSBAD
2000-2001 CDBGMOME PROGRAM
SPECIAL CONDITION RECOMMENDATIONS
ON SELECTED PROJECTS
The CDBG Advisory Committee and/or City Staff recommend the following special conditions for the
distribution of 2000-2001 CDBG Funding to the projects/programs identified below:
North County Council on Aginp (Proiect #16). A total of $20,000 was recommended by the CDBG
Advisory Committee for a portion of the costs of construction related to expansion of the Brengle
Terrace Senior Center within the City of Vista. The expansion would provide for office space for North
County Council on Aging. The Committee expressed concern regarding the fact that the organization’s
lease was not for a longer period of time. The Committee wanted to ensure that the organization would
be permitted to remain in the leased facility for a period of five additional years if the subject funding
was to be provided for improvement of a facility owned by the City of Vista.
Recommended Special Condition: Prior to September 1, 2000, North County Council on Aging
(NCCOA) shall obtain a lease from the City of Vista which will allow use of the facility by NCCOA for
a specified period of time which shall be no less than five (5) additional years. The funds would not be
released unless an executed copy of the subject lease with the minimum five (5) year term is submitted to
the City of Carlsbad by September 1,200O.
Lifeline Communitv Services (Proiect #lS). A total of $24,526 was recommended by the CDBG
Advisory Committee for a portion of the costs to complete tenant improvements (new windows and
related improvements) on the existing facility leased by Lifeline Community Services within the City of
Vista. The Committee expressed concern regarding the continued improvements of facilities owned by
the City of .Vista without longer term leases for the non-profit organization. The Committee wanted to
ensure that the organization would be permitted to remain in the leased facility for a period of five
additional years if the subject funding was to be provided for improvement of a facility owned by the
City of Vista.
Recommended Special Condition: Prior to September 1, 2000, Lifeline Community Services (LCS) shall
obtain a lease from the City of Vista which will allow use of the facility by LCS for a specified period of
time which shall be no less than five ‘(5) additional years. The funds would not be released unless an
executed copy of the subject lease with the minimum five (5) year term is submitted to the City of
Carlsbad by September 1,200O.
Bow and Girls Club of Carlsbad CProiect #19). A total of $100,000 was recommended by the CDBG
Advisory Committee to assist the Boys and Girls Club in purchasing property in the southern portion of
the City of Carlsbad for a permanent youth facility. The Boys and Girls Club is currently leasing
property for their La Costa Facility. This acquisition will allow for purchase of property for construction
of a facility in the Bressi Ranch development. Due to the significant amount of funding proposed for the
Boys and Girls Club, staff is recommending that the funding be provided in the form of a no-interest,
forgivable deferred loan.
Recommended Special Condition: An agreement and related documents shall be executed which will
allow for the CDBG funding to be provided as a no-interest, forgivable deferred loan. The term of the
loan shall be 20 years from the date of Certificate of Occupancy for the approved youth facility. The
Special Condition Recommendauons CDBG Program 2000-200 1
Page 2
principal will be due and payable in full upon sale or transfer of the property, or failure to operate the
facility according to its approved permit.
Join Hands Save a Life (Proiect #20). A total of $80,000 was recommended by the CDBG Advisory
Committee to assist Join Hands in the construction of the approved youth facility for the property located
on Roosevelt Street, between Pine and Walnut. The Advisory Committee expressed concerns about the
lack of substantial funding for the project from other sources. Construction of the facility is being
financed primarily with CDBG funds from the City of Carlsbad. The Committee was also concerned
about the lack of progress in spending the previously approved funds (approximately $3 12,000) from the
City of Carlsbad. Therefore, the Committee determined that it would be appropriate for the City to
provide the additional $80,000 in CDBG funds only if the organization was able to raise an additional
$40,000 cash from other sources. This condition, therefore, would require a 50% match. For each dollar
raised by Join Hands for the construction of the youth facility and related improvements, the City would
provide two dollars in CDBG funds up to a maximum of $80,000. The Advisory Committee also is
recommending that a condition be placed on receipt of the additional CDBG funds which requires Join
Hands to obtain its building permit for the subject approved facility by no later than September 1,200O.
If Join Hands does not obtain the building permit by September 1,2000, the additional $80,000 in CDBG
funds would not be made available for the project.
Recommended Special Condition: Prior to September 1, 2000, Join Hands shall obtain the appropriate
building permit(s) required to initiate construction on the approved youth facility. In addition, to receive
the additional $80,000 in CDBG funding, Join Hands shall be required to raise funds (cash contributions)
from other sources which amount to at least 50% of the funding provided by the City of Carlsbad
through the 2000-2001 CDBG Program. For every $1 in cash contributions raised by Join Hands for the
costs of construction of the subject youth facility and related improvements, the City shall provide an
additional $2 in CDBG funds up to a maximum of $80,000 additional funds in program year 2000-2001.
Staff is recommending that any additional funding provided to Join Hands by the City of Carlsbad be in
-the form of a no-interest, forgivable deferred loan in the same manner as the previously approved
funding of approximately $3 12,000. The term of any additional loan would be the same as the originally
approved loan - 20 years from the date of Certificate of Occupancy of the youth facility. The principal
will be due upon sale or transfer of the property, or upon failure to operate the facility according to the
approved redevelopment permit and/or CDBG application.
Rehabilitation/Renovation of Building for Commercial and Housing (Proiect # 21). A total of
$30,000 was recommended by the CDBG Advisory Committee to assist Ofelia Escobedo (private
citizen) in rehabilitating and/or renovating the property located at the south side of Walnut, between
Roosevelt and Madison Streets. The property is commonly referred to as the “old pool hall” and is
located behind the Barrio Museum building. The property is owned by Ms. Ofelia Escobedp and her
daughter.
Ms. Escobedo requested tinding to renovate the vacant retail building into a two story building which
would offer service-oriented office space on the first floor and affordable housing on the second floor.
Due to the fact that the project is still in a very preliminary stage of development in that no land use
permits have yet been approved, the Advisory Committee was concerned about making a commitment to
assist in the financing of the construction at this time. The Advisory Committee, however, did feel that
some funding was appropriate for the proposed project. Therefore, the Committee recommended that
CDBG funds ($30,000 maximum) be provided to assist with pre-development costs, including
Special Condition Recommendarrons CDBG Program 2000-200 1
Page 3
preparation of detailed plans for the land use and building permit process, engineering studies,
development fees, etc. Staff recommends that these funds also be used by Ms. Escobedo to obtain a
detailed financial analysis for the proposed project, and to provide a proforma on the project to staff for
further review prior to any future requests for funding.
Recommended Special Condition: The subrecipient agreement shall include a stipulation that the
approved CDBG funds shall be used by Ms. Escobedo for pre-development costs directly related to the
proposed project only. These pre-development costs may include, but are not limited to, professional
service fees for appropriate plans and studies, financial analysis, artist renderings, development
application fees, public hearing noticing costs, etc.
March 17 2000
TO: MAYOR LEWIS
CITY COUNCIL
CITY MANAGER
FROM: Management Analyst
DRAFT 2000-2005 CONSOLIDATED PLAN
Federal regulations require those seeking Community Development Block Grant funds to
submit a Consolidated Plan every five years to describe what strategies might be used
when utilizing the funds to assist lower income residents. The attached Draft 2000-2005
Consolidated Plan includes a wide variety of alternative strategies which may be used,
although the City is not required to use a strategy as a result of its inclusion in the Plan
The only revision to current strategies is the addition of a strategy which would allow the
City to use CDBG funds for economic development purposes. The City may revise the
Plan to delete or add new strategies during the five-year period.
The Plan also includes a section listing proposed projects to be funded during the 2000-
2001 program year. The list of proposed projects will be revised according to Council’s
approval of projects and funding levels scheduled for the March 21” meeting. Staff is
recommending that the City Council also authorize submittal of the Consolidated Plan to
HUD as part actions to be taken at the March 2 1 st meeting.
Please feel free to call me if you have any questions or comments regarding the Draft
Consolidated Plan.
yG!t-La
FRANK BOENSCH
Attachment
c: City Attorney
Community Development Director
-
CITY OF CARLSBAD
CONSOLIDATED PLAN
.
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
City of Carlsbad
Consolidated Plan
July 1,200O to June 30,2005
Prepared By
Housing and Redevelopment Department
City of Carlsbad
1200 CarlsbadViUage Drive.
Carlsbad CA 92008
(619) 434-2811
-
CITY OF CARLSBAD
CONSOLIDATED PLAN
TABLE OF CONTENTS
TABLE OF CONTENTS.. . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . *. . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i
LIST OF APPENDICES.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v
LIST OF TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vii
EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ix
SUMMARY OF DEVELOPMENT PROCESS.. . . . . . . . . . . . . . . . . . *. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . x111
SECTION I. COMMUNITY PROFILE
A. Market and Inventory Characteristics ................................................... 1
1. Community Description ................................................ 1
2. Market and Inventory Conditions .................................. 12
B. Needs Assessment ......................................................................... 27
1. Current Estimate/Five-Year Projections .......................... 27
2. Nature and Extent of Homelessness ............................... 39
3. Populations with Special Needs - Other Than Homeless ...... 43
C. Available Resources ...................................................................... 48
SECTION II. FIVE YEAR STRATEGIC PLAN
A. Summary of Five-Year Strategy .......................................................... 1
1. Priorities for Providing Housing Assistance ....................... 1
2. Strategies to Meet Identified Housing Needs ..................... .2
3. Strategies to Meet Economic Development Needs ............... .4
B. Priority Analysis for Housing Needs ................................................... .8 - 1.
2.
3.
4.
5.
6.
7.
8.
9.
10
Priority High: Very Low-Income (0 to 50% MFI)
Non-Elderly, Large Family Renter Households.. . . . . . . . . . . . . . . . . .8
Priority High : Very Low-Income (0 to 50% MFI)
Non-Elderly, Small Family Renter Households . . . . . . . . . . . . . . . . . . .9
Priority High: All Other Very Low-Income
(0 to 50% MFI) Renter Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Priority High: Very Low-Income (0 to 50% MFI)
Elderly Renter Households.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Priority Medium: Existing Very Low-Income
(0 to 50% MFI) Home Owner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 ,
Priority Low: First Time Very Low-Income
(0 to 50% MFI) Home Buyers e...............................,..... 11
Priority Medium: Low-Income Non-Elderly,
Large Related Renter Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Priority Medium: Low-Income Non-Elderly,
Small Family Renter Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Priority Medium: All Other Low-Income Renter Households 13
Priority Medium: Low-Income Elderly Renter Households . 14
Table of Contents Page i
CITY OF CARLSBAD
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
0.
;.
11. Priority Medium: Existing Low-Income Home Owner ....... 14
12. Priority Medium: First Time Low-Income Home Buyers ... 15
13. Priority Medium: Lower-Income (0 to 80 MFI)
Homeless Persons and Documented Migrant Farm workers
and Day Laborers ..................................................... 15
14. Priority Low: Lower-Income Homeless Persons With
Special Needs .......................................................... 16
15. Priority Medium: Lower-Income “At-Risk” Households ..... 16
16. Priority Low: Other Lower-Income Households With
Special Needs .......................................................... 17
Specific Objectives to Meet Identified Housing Needs ............................. 20
1. New Housing Production ............................................ 21
2. Acquisition of Housing Units ....................................... 22
3. Moderate or Substantial Rehabilitation of Housing Units ..... 23
4. Provide Rental Assistance ........................................... 24
5. Provide Home Buyer Assistance ................................... 24
6. Provide Support Facilities and Services .......................... 25
Programs, Services and Special Initiative Strategies ............................... 25
Proposed Accomplishment for Specific Objectives ................................. 29
Non-Housing Community Development Plan ....................................... 31
1. Community Development Needs Assessment .................... 31
2. Specific Objectives to Meet Identified
Community Development Needs ................................... 35
Geographic Distribution - All Priorities .............................................. 36
Relevant Public Policies, Court Orders, and HUD Sanctions as
Barriers to Affordable Housing ......................................................... 36
Institutional Structure and Intergovernmental Cooperation ....................... 37
1. Description ............................................................. 37
2. Overcoming Gaps ..................................................... 38
Coordination Efforts.. .................................................................... 39
Leverage Plan for the Use of Funds and Matching Funds Requirement ........ 40
Support of Applications From Other Entities for Federal and State
Program Funds .. .; ........................................................................ 40
Denial of Support For Application ..................................................... 40
Strategies for Lead Based Paint Hazard Reduction ................................. 42
Anti-Poverty Strategy .................................................................... 43
Public Resident Initiatives ............................................................... 44
Monitoring Standards and Procedures ................................................ 44
SECTION III. ACTION PLAN
A. Standard Form 424: Form Application ................................................ 1
B. Projected Financial Resources to be Available ....................................... .5
C. Activities to be Undertaken ............................................................... 8
1. Affordable Housing Activities ........................................... 10
2. Community Development Activities .................................... 12
3. Housing Activities for the Homeless ................................. 37
D. Geographic Distribution - All Priorities .............................................. 38
E. Institutional Structure ..................................................................... 38
1. Funding and Incentives for Affordable Housing ................ 38
Page ii
-
CITY OF CARLSBAD
CONSOLIDATED PLAN
F.
G.
H.
I.
2. Network Building Activities ......................................... 39
Public Housing Improvements .......................................................... 39
Public Housing Resident Initiatives .................................................... 39
Lead Based Paint Hazard Reduction.. ................................................. 39
Coordination Efforts ...................................................................... 41
SECTION IV. CERTIFICATIONS ................................................................................... 1
Affirmatively Further Fair Housing ......................................................................... 1
Anti-displacement and Relocation Plan ...................................................................... 1
Drug Free Workplace .......................................................................................... 1
Anti-Lobbying .................................................................................................. .2
Authority of Jurisdiction ...................................................................................... .2
Consistency with Plan.. ....................................................................................... .2
Section 3 .......................................................................................................... 3
Specific CDBG Certifications ................................................................................ .5
Citizen Participation Plan ............................................................................ 5
Community Development Plan .................................................................... .5
Following a Plan ..................................................................................... .5
Use of Funds ........................................................................................... 5
Excessive Force ...................................................................................... .6
Compliance with Anti-Discrimination Laws .................................................... .6
Lead-Based Paint ..................................................................................... .6
Compliance with Laws .............................................................................. .6
APPENDIX TO CERTIFICATIONS ...................................................................... .7
t
Table of Contents Page iii
CITY OF CARLSBAD
CONSOLIDATED PLAN
This page is intentionally blank.
Page iv
CITY OF CARLSBAD
LIST OF APPENDICES
APPENDIX A - Definitions
APPENDIX B - Housing Element Section 3
APPENDIX C - Summary of Public Comments
List of Appendices Page v
.
CITY OF CARLSBAD
CONSOLIDATED PLAN
This page is intentionally blank.
Page vi
C.
CITY OF CARLSBAD
CONSOLIDATED PLAN
LIST OF TABLES
Table 1: Race and Ethnic@ of Population
Table 2: Race, Ethnicity and Income of Households
Figure 1. City of Carlsbad Low/Moderate Income Census Tracts
Table 3: Ethnicity/Race of Population by Census Tract
Figure 2. City of Carlsbad Map
Figure 3: City of Carlsbad Census Tract Map
Table 4: Housing Stock Inventory
Table 5: Estimated Units Occupied by Lower-Income Households With Lead Based Paint Hazards
Table 6: Estimated Number of Units With Lead Based Paint Hazardsby Census Tract
Table 7: Shelters for the Homeless Serving San Diego - North County Coastal
Table 8: Homeless Programs and Services by City Churches and Other Local Organizations
Table 9: Regional Homeless Programs and Services
Table 10: Housing Assistance Needs of Low and Moderate-Income Households
Table 11: Percentage of Income Group by Tenure Experiencing Overcrowding
Table 12: Comparison of Very Low-Income Renter Households by Race/Ethnicity
Table 13: Comparison of Very Low-Income Owner Households By Race/Ethnicity
Table 14: Comparison of Low-Income Renter Households by Race/Ethnicity
Table 15: Comparison of Low-Income Owner Households by Race/Ethnic@
Table 16: Homeownership by Income Group
Table 17: Homeless Populations
Table 18: Homeless Subpopulations
Table 19: Non-Homeless Special Needs Populations
Table 20: Frail Elderly Lower-Income Households
Table 21: Estimated Persons with AIDS and HIV Infection in Need of Housing Assistance
Table 22: Public and Private Resources Available for Housing and Community Development Needs
Table 23: Priorities for Assistance 5-Year Plan
Table 24: Need for Rental Housing by Bedroom Size
Table 25; Affordability of Occupied Rental Housing By Income Category
Table 26: Affordability of Occupied Dwelling Units By Unit Size and Tenure
Table 27: Affordability of Vacant Dwelling Units By Unit Size and Tenure
Table 28: Estimate of Households to be Assisted Over Five-Year Period
Figure 4: Map of the Village Redevelopment Area
Figure 5: Map of the Barrio Study Area
Table 29: Support of Applications by Other Entities Report
Table 30: Poverty Status of Population by Age/Family
Table 3 1: Projected Financial Resources for 2000-2001
Table 32: Funding Sources Report
Table 33: Listing of Proposed Projects
Table 34: Listing of Proposed Housing and/or Housing Related Projects for 2000-2001
.
List of Tables Page vii
CITY OF CARLSBAD
CONSOLIDATED PLAN
This page is intentionally blank.
Page viii
.
CITY OF CARLSBAD
CONSOLIDATED PLAN
EXECUTIVE SUMMARY
The Consolidated Plan is a five-year housing and community development plan covering the period
from July 1, 2000 to June 30, 2005. The purpose of the Consolidated Plan is to provide States and local
units of government with: 1) a comprehensive assessment of housing and community development
needs over a five year period; 2) a coordinated housing and community development plan incorporating
Federal, State and local public and private resources; and 3) an annual implementation plan.
The Consolidated Plan is comprised of four major sections, each of which represents a step in creating
a plan to address local affordable housing and community development needs for the five year period.
In the first section, a community profile is given with an estimate of the housing assistance needs of its
extremely low income, low income and moderate income families, including the needs of homeless
individuals and families and non-homeless persons with special needs. The availability of unassisted
housing, assisted housing and other resources for addressing the needs are also included in the first
section. The second section describes a strategy for meeting these housing assistance and the
community development needs of the City over the next five years. The third section describes an
action plan on how the available resources will be used to provide affordable housing for needy
individuals and families and provides descriptions of the activities proposed for funding. In the last
section, the City certifies to it’s commitment to comply with various federal regulations such as
furthering fair housing and consistency of housing activities with the strategic plan.
Citizen participation in the process of developing, implementing, and reviewing the Consolidated Plan
is highly encouraged. The City has developed and follows a detailed citizen participation plan that
encourages participation of citizens, emphasizing the involvement of low, very low, and extremely low-
income residents where housing and community development funds may be spent. As required, a
public review period of thirty (30) days is provided to obtain the views of citizens, public agencies, and
other interested parties. Citizen comments and the jurisdiction’s responses are included in the final
draft of the Consolidated Plan.
This Consolidated Plan is prepared with the assistance of the San Diego Association of Governments
(SANDAG) and the U.S. Department of Housing and Urban Development (HUD). SANDAG and
HUD provided guidance and census data required to complete the Consolidated Plan.
Comments and/or questions regarding this Consolidated Plan and its implementation should be directed
to:
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
2965 ROOSEVELT STREET, SUITE B
CARLSBAD, CALIFORNIA, 92008
(760) 434-2811
Executive Summary Page ix
CITY OF CAFiLSBAD
CONSOiIDATED PLAN
This page is intentionally blank.
Page x
CITY OF CARLSBAD
SUMMARY OF DEVELOPMENT PROCESS
The City of Carlsbad’s Consolidated Plan has been prepared by the City’s Housing and Redevelopment
Department in accordance with federal regulations and guidance from the U.S. Department of Housing
and Urban Development. The City of Carlsbad will amend its Consolidated Plan as required to remain
in compliance with federal regulations for the Community Development Block Grant Program.
In preparing the City’s Consolidated Plan, four general tasks were undertaken:
1.
2.
3.
4.
Assemble information regarding the requirements of the Consolidated Plan and
information for the housing assistance needs analysis and the inventory of housing and
housing related support facilities;
Organize public forums to solicit public participation in the Consolidated Plan
development process;
Prepare a draft document for public review and comment; and
Prepare and submit a final Consolidated Plan.
Assembling Information
To develop this Consolidated Plan, the City of Carlsbad was provided assistance from the U.S.
Department of Housing and Urban Development (HUD) and the San Diego Association of
Governments (SANDAG). HUD provided much of the necessary 1990 U.S. Census data and manuals
to help guide the City in the specific contents required for the Consolidated Plan. The City also
requested technical assistance from SANDAG. SANDAG provided some needed housing and income
data by census tract from the 1990 U.S. Census and to determine the housing or supportive housing
needs of the homeless and others with special needs.
In addition, organizations were contacted to provide estimates of the number of homeless persons and
other persons with special needs in need of housing assistance. The various organizations contacted by
staff include: the County of San Diego’s Department of Environmental Health, Epidemiology, and the
Regional Task Force on the Homeless. An inventory of the housing and social service agencies
providing services to the City of Carlsbad has been obtained by the San Diego Regional Task Force on
the Homeless.
Public Forums
Consistent with citizen participation and involvement requirements of the Consolidated Plan process, as
established within the City’s Citizen Participation Plan the City accepted verbal and written comments
during the development of the Consolidated Plan to obtain the views of citizens, governmental officials,
developers, non-profit organizations, and other interested parties on the City’s housing needs and
priorities and strategies for addressing these identified needs. Any comments or questions were to be
directed to:
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT DEPARTMENT
2965 ROOSEVELT STREET, SUITE B
CARLSBAD, CALIFORNIA, 92008
(619) 434-2811
Summary of Development Process Page xi
CITY OF CARLSBAD
CONSOLIDATED PLAN
A public hearing before the City Council was held on November 9, 1999 to accept comments on the
the City’s CDBG Funding Plan and Strategy. City Council held another public hearing on March 7,
2000 to again solicit comments on the needs of low and moderate-income persons and to accept
comments on the various proposals submitted for funding consideration under the City’s CDBG 2000-
2001 program. An additional public hearing is to be held after the public review period is completed
. for the 2000-2005 Consolidated Plan. Notices in a local newspaper, the North County Blade Citizen,
were published announcing these public hearings.
Initial Draft Consolidated Plan
Upon receiving information from HUD, SANDAG, appropriate social service organizations and
citizens, city staff completed an analysis of the housing needs of the low and moderate income
households within Carlsbad and drafted a plan for implementing programs which would assist the City
in meeting the identified needs. The draft plan was reviewed by City staff and appropriate revisions
were made to the document prior to releasing it to the public for review and comment.
Public Comment Period
Consistent with citizen participation and involvement requirements of the Consolidated Plan process,
the City made the draft Consolidated Plan available for public review and comment for the required 30
day period from March 7 to April 6, 2000. A notice was also published in the local newspaper to
inform the general public that the City of Carlsbad’s 2000-2005 Consolidated Plan was available for
public review and comment and copies of the document were available at City facilities located
throughout the community. In addition, the draft Consolidated Plan document was distributed for
review to persons and/or organizations requesting a copy of the Consolidated Plan. Citizen comments
are outlined in Appendix C of this Consolidated Plan.
Preparation of Final Draft Consolidated Plan and Submittal
Following the City Council meeting and the end of the public review and comment period, the draft
Consolidated Plan was revised to address comments made during this review and comment period and
comments made at the public hearings. The approved final draft Consolidated Plan was submitted to
the U.S. Department of Housing and Urban Development and the State Department of Housing and
Community Development for review and a determination of compliance with applicable federal
regulations.
Page xii
CITY OF CARLSBAD
CONSOLIDATED PLAN
INTRODUCTION
In 1994, The U.S. Department of Housing and Urban Development (HUD) consolidated the application
and reporting processes for four housing and community development formula-based programs:
Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), Emergency
Shelter Grants (ESG) and Housing Opportunities for Persons with AIDS (HOPWA). The application
process for these programs requires the establishment of a Consolidated Plan for Housing and
Community Development (Consolidated Plan).
Submission of an approved Consolidated Plan satisfies the regulatory requirements for the four HUD
formula programs. Consolidating the submission requirementsoffers local jurisdictions a better chance
to shape these various HUD programs into a more effective, coordinated, and comprehensive housing
and community development strategy which reduces duplication of effort at the local level.
The Consolidated Plan creates the impetus for a jurisdiction to examine its housing and community
development needs in a holistic way, establish goals and develop a plan for carrying out those
activities. In the Consolidated Plan, a state or local government estimates the housing assistance needs
of its very low income, low income and moderate income families, including the needs of homeless
individuals and families and non-homeless persons with special needs, and assesses the availability of
unassisted housing, assisted housing and other resources for addressing the needs. On the basis of this
information, a strategy is developed for meeting these housing assistance and the community
development needs over the next five years. Each year, jurisdictions decide how the available
resources will be used to provide affordable housing for needy individuals and families and provide
descriptions of activities to be funded.
The format for the Consolidated Plan consists of five parts and is divided into four major sections.
These four sections and their component parts are:
. COMMUNITY PROFILE
1. Population Characteristics
2. Housing Market and Inventory Conditions
3. Needs Assessment
4. Available Resources
. FIVE YEAR STRATEGIC PLAN
1. Housing and Non-Housing Priorities Analysis
2. Objectives to Meet the Needs
. ONE YEAR PLAN/ACTION PLAN
1. Available Resources
2. Activities to Be Pursued
. CERTIFICATIONS
1. Compliance with Applicable Federal Regulations.
Each part of the Consolidated Plan contains narrative discussions of affordable housing and supportive
housing for homeless persons and others with special needs, supported by tables and other
documentation.
Introduction Page xiii
CITY OF CARLSBAD
CONSOLIDATED PLAN
The “Population Characteristics” section of the Consolidated Plan summarizes the essential
demographic data describing the general population, including any trends in population, household, and
racial and ethnic characteristics for Carlsbad. It also provides the percentages of households who are
of very low, low, moderate, or upper-income. In addition, the narrative for this section includes an
analysis of areas of racial/ethnic and low-income concentration.
The “Housing Market and-Inventory Conditions” section of the Consolidated Plan summarizes local
housing market and inventory characteristics, including trends in population, household formation and
housing, as well as information on the assisted housing and public housing stock. It also summarizes
the facilities and services available for homeless persons and other non-homeless persons with special
needs. The narratives for this section include a description of the most significant market and inventory
conditions in the jurisdiction as well as the nature and extent of the cost burden and severe cost burden
experienced by renters within Carlsbad. This section discusses the housing market in Carlsbad in terms
of supply, demand and cost of housing and highlight any adverse effects these market conditions have
on producing rental housing, promoting new home ownership opportunities, alleviating overcrowding
and meeting the needs of under-served population groups, such as large families. In addition, the City
analyzes the potential of lead based paint hazards in Carlsbad.
The “Needs Assessment” summarizes available data on the most significant current housing needs of
very low income, low income and moderate income families in,Carlsbad and projects those needs over
the five year Consolidated Plan period. This part also summarizes the most significant current
supportive housing needs of homeless persons and other non-homeless persons with special needs. The
narrative for this section describes the City of Carlsbad’s assessment of the most significant current
housing/shelter needs as presented in the various tables, as well as our projected needs. A five year
projection of supportive housing needs of homeless persons or others with special needs is not
required. However, where the City anticipates there will be a significant change in supportive housing
needs in the foreseeable future, we will discuss those future needs in the narrative sections which
address current needs.
The “Resources” section of the Consolidated Plan describes the various federal, non-federal, and
private resources and programs the City anticipates will be available. The programs and resources are
listed by activity type (i.e. acquisition, rehabilitation, new construction, home buyer assistance, rental
assistance, homeless assistance, homeless prevention).
The “Five Year Strategic Plan” states the City of Carlsbad’s general plans and priorities to be pursued
over the five-year period of the Consolidated Plan (July 1, 2000 - June 30, 2005). The strategy is
based on the City’s overall analysis of the needs and market and inventory conditions, as outlined
within the first three sections noted above. Basically, the five-year strategy describes the City’s action
plan for addressing imbalances between its needs for housing assistance and its affordable housing and
supportive housing and services inventory. The City is required to summarize our investment priorities
for very low income and other low income housing and discuss our reasons for setting the priorities.
The determination of priorities is to flow logically from analysis of how the size, distribution, condition
and cost of the housing inventory matches up with the needs and types of housing problems of various
income, racial, family and tenure groups. In addition, strategies for the reduction in lead based paint
hazards are discussed.
The “One Year Plan/Action Plan” translates the City’s five-year strategy and anticipated available
resources into a one year action plan and goals which will guide the City’s resource allocation and
investment decisions during the coming year. The City is required to describe our investment plans
Page xiv
CITY OF CARLSBAD
- CONSOLIDATED PLAN
and goals and the specific actions we will take to achieve those commitment levels and goals. Also, the
City has described the actions to be taken to remove or ameliorate the negative effects on housing
affordability created by public policies. The City will also outline how we intend to monitor our
programs for compliance with our strategy.
The final section, “Certifications”, contains the certifications required for the City’s annual submission
to the U.S. Department of HUD. The certifications state the City’s commitment to comply with
various regulations, such as: 1) Affirmatively furthering fair housing; 2) A residential anti-
displacement and relocation assistance plan; 3) Drug-free workplace; 4) Anti-lobbying; 5) Authority
of jurisdiction to carry out programs; 6)Consistency of housing activities with the strategic plan; 7)
Acquisition of real property and relocation assistance; 9) Establishment and compliance with a Citizen
Participation Plan; 10) Community Development Plan; etc.
l
Introduction Page xv
SECTIONI. COMMUNITYPROFILE
A. Market and Inventory Characteristics
1. Community Description
“The City of Carlsbad, California, incorporated in 1952, is approximately 42 square miles of beautiful coastal San Diego County. Known as the “Village by the Sea”, Carlsbad has the charm of a quaint seaside
community together with @e contemporary feel and look of a progressive business environment. Named for a famous spa in Karlsbad, Bohemia (because of the similarity of the mineral water), Carlsbad is
bordered on the west by uncrowded Pacific beaches and on the east by rolling hills and chaparral covered
mesas.
Carlsbad has evolved in the past decade as a focal point in North San Diego County for business and
cultural activity. The City welcomes progressive and creative businesses to explore some of San Diego
County’s most prime industrial land and commercial opportunities.
Its progressive city government legislates a unique balance of public services and planning strategies to
meet the current and future needs of the citizenry. Though committed to economic growth, the city is
critically sensitive to Carlsbad’s unique ecological position as a coastal city of beaches, fragile lagoons, and
unspoiled canyons.
Carlsbad is strategically located between two of California’s largest metropolitan areas, Los Angeles 90
miles to the north and San Diego 35 miles to the south. A major freeway, Interstate 5, traverses the city
from the north to south, providing easy access and transportation to all points of Southern California.
Carlsbad boasts one of the most attractive climates in Southern California. Virtually smog-free, the air is regularly cleansed by the cool ocean breezes of the Pacific. Its vivid blue skies, low humidity, and light
rainfall make the Carlsbad area delightful for living, working, and playing. Temperatures range from an average of 58 degrees in January to an average of 73 degrees in July. Annual rainfall averages about 7
inches, most of it falling between October and February.“’
a. Background and Trends
Carlsbad is considered a highly desirable place to live and has attracted many households from around San
Diego County, as well as the state and the nation. People are attracted to Carlsbad not only for its desirable
physical assets, such as an attractive climate, proximity to large urban cities and coastal location, but also
for its variety of educational and community facilities, low crime rate, progressive city government, and
employment opportunities.
Numerous opportunities for education are provided to Carlsbad households . There are four school districts
serving the City and higher education can be sought in various public or private colleges and universities
around San Diego County.
The social needs of Carlsbad residents are met through a spectrum of recreational and cultural facilities.
Within Carlsbad, residents enjoy a Cultural Arts Center, Legoland California, art galleries, movie theaters,
libraries and churches. For recreation, residents have access to natural recreational areas such as the miles of public beaches, three lagoons, parks, a public swimming facility, and three community/recreation centers.
I Carlsbad Chamber of Commerce, Community Over&~
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 1
While the social and academic environment may attract households to locate in Carlsbad, the relatively safe
environment of Carlsbad also serves as an inducement to locate in Carlsbad. In comparison to other cities
within San Diego County, Carlsbad has one of the lowest FBI Index Crime Rates in the County according to
the San Diego Association of Governments.
On the economic front, Carlsbad’s location and abundance of undeveloped commercial and industrial
acreage has brought about a conducive environment for business in the community. Carlsbad has evolved
as a focal point in North San Diego County for business activity. The City not only enjoys a healthy retail
base but also a solid manufacturing base. The major employment centers continue to be in the regional
shopping center (Plaza Camino Real) and the office industrial corridor that surrounds the Palomar-
McClellan Airport. Major manufacturing employers in Carlsbad include Callaway/Odyssey Golf,
Mallenckrodt Medical, and Smith & Nephew Donjoy. La Costa Hotel and Spa, Four Seasons Aviara and
Plaza Camino Real Shopping Center dominate as major non-manufacturing employers.
With significant amounts of undeveloped acreage designated for commercial and industrial development, it
is expected that opportunities for employment will only increase. Currently, the City, with its major
employment centers and access to major transportation corridors such as Interstate 5 and State Highway 78,
has been one of the fastest growing employment centers in the San Diego region.
Many persons find that the careful planning of the city by its government has been the key to the
preservation of a safe and prosperous environment in Carlsbad. The City’s adherence to a growth
management plan has effectively managed the residential and commercial growth and ensuring the
development of a well balanced community.
It is the great many attractive aspects of Carlsbad, such as its growth in employment opportunities, access to
numerous educational, recreational and cultural facilities, and managed city growth, that has also
contributed to the lack of affordable housing, particularly for lower-income households. The many
appealing aspects of Carlsbad has attracted many affluent households to locate in Carlsbad. As shown in the 1990 U.S. Census data, the median annual household income for Carlsbad is $45,739. The 1999 Median
Family Income for a family of four in San Diego County is $52,500.
This demand for housing has been met by the residential development community as evidenced by the
predominate construction of “move-up” and lwrury single family homes in Carlsbad. Such constraints as
the City’s coastal location and growth management plan have also contributed to the development of higher end residential products due to the high cost of developing residential units in Carlsbad and a lack of
housing affordable to lower-income households. Recognizing the need for housing for all income groups,
particularly for lower-income groups, the City has adopted goals, policies, and strategies, through the adoption of its Housing Element and this Consolidated Plan to help achieve a balanced community with
housing opportunities for all.
b. Demographics/Low-income and Racial/Ethnic Concentrations
Pouulation and Minoritv Data. Table 1, “Race and Ethnicity of Population,” provides 1990 U.S. Census
data for the City of Carlsbad on the total population, and the numbers classified as White (Non-Hispanic), Black (Non-Hispanic), Hispanic (all races), Native American (Non-Hispanic), Asian/Pacific Islander and
Other (Non-Hispanic). It provides similar information from the 1980 U.S. Census.
City of Cakbad - Consolidated Strategy & Plan
Section I. Community Profile Page 2
The 1990 population totals 63,126 persons, of which 82 percent are White, 1 percent are Black, 14 percent
are Hispanic, less than 1 percent are Native American and Other, and 3 percent are Asian/Pacific Islanders.
Of the total 1990 population, 2 percent (1,423 persons) live in group quarters. Of those persons, 300
persons live in institutional quarters and 1,123 live in non-institutional quarters.
Table 1: Rake and Ethnicity of Population
Population 1980Census 1990 Census VO Change
Data Data
White (nm-wic)
Black (non-Hispanic)
Hispanic (111nccsj
Native American @,,-HirpPnic)
Asian & Pacific Islands
&Others (non-H&&)
29,450 51,555 75%
213 702 230%
4,790 8,700 82%
53 205 287%
984 1,964 100%
TOTAL POPULATION I 37,470. I 63,126 I 68%
HOUSEHOLD POPULATION
NON-HOUSEHOLD
POPULATION
13,510 24,988 85%
23,960 40,128 67%
Source: 1990 U.S. Census
From 1980 to 1990, the percentage of whites decreased slightly from 83 to 82 percent of the total Carlsbad
population. The number of Hispanic persons also slightly increased, from 13 to 14 percent for the same time
period. Asian/Pacific Islanders and Other, Blacks and Native Americans remained relatively constant as
percentages of total population.
Incomes and Income Definitions.
Income is one of the most important characteristics defining housing need. It directly affects the range of
housing available and influences the affordability of such housing. Housing also relates to housing tenure;
as income increases, the ratio of home ownership tends to increase.
1990 Census data utilizes the following definitions for income categories.
Very Low-Income Households: Households whose gross income is 50 percent or less of the area median family income.
Low-Income Households: Households whose gross income is between 5 1 percent and 80 percent of
the area median family income.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profie Page 3
Moderate-Income Household: Households whose gross income is between 81 percent and 95
percent of the area median family income.
According to 1990 U.S. Census data, of the 24,988 households residing in the City of Carlsbad, 12 percent
of the households are very low-income households. Another 12 percent of the households are classified as
low-income households. A small percentage of Carlsbad households, 7 percent, are of moderate-income.
The majority of Carlsbad households, 69 percent, earn incomes above 95 percent of the median family
income.
For a four person household in FY 1999, extremely low-income is estimated at $15,750 per year; low-
income is estimated at $26,250 per year; and the moderate-income is estimated at $42,000. Income
estimates for other household sizes are derived from the $52,500 median income for a four person
household.
Income bv Race/Ethnicitv. As shown in Table 2, of all Carlsbad households, native american and hispanic
households have the largest percentage of households who are of lower-income (0 to 80 percent of the
MFI). The percentage of whites and asian/pacific islanders who are of lower income is comparable to the
average 24 percent of all Carlsbad households classified as lower-income. Very few black households, 5 percent, are earning incomes in the lower income ranges.
Nearly all of the 152 black households in Carlsbad, 95 percent, are earning above 95 percent of the median family income. The majority of white and asian/pacific islanders households are also earning above 95
percent of the MFI.
Table 2: Race, Ethnicity and Income of Households
Race and Ethnicity Total % of Total O/O Very o/o Low ?I0 O/O
Households Households Low (1990) I;zwOye Moderate $tt~~e Income - a Income 00
(O-SO% MFI) MFI) (U-95% HFI)
HFI)
rNhite (non-Hispanic)
3lack (non-Hispanic)
-liswnic (allraccs)
Vative American
non-Hispanic)
Asian & Pacific Islands
&Others (non-Hispanic)
rOTAL
HOUSEHOLDS
22,125 89% 11% 11% 7% 71%
152 1% 0% 5% 0% 95%
1,868 7% 21% 23% 11% 45%
169 1% 30% 17% 16% 37%
674 3% 13% 8% 2% 77%
24,988 100% 12% 12% 7% 69%
Source: 1990 U.S. Census
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 4
Concentrations of lower-income households. Federal regulations for the Community Development Block
Grant (CDBG) program allow CDBG entitlement cities to undertake area benefit activities in any residential
area where the proportion of low and moderate-income persons falls within the upper quartile (25 percent)
of all areas within the community’s jurisdiction in terms of the degree of concentration of low and moderate-
income persons. As a Community Development Block Grant Entitlement City, Carlsbad census tracts by
block group are considered low/moderate-income if 29.39 percent of the’ families in the census block have
incomes below 80 percent zf the San Diego County median income.
Household income information was obtained from the 1990 Census. A small number of census tracts
overlap with neighboring jurisdictions.
As shown in Figure 1, there are eleven low/moderate-income concentrated census blocks in Carlsbad
(176.0 1 Block Group 3,178.05 Block Group 1, all of 179.00 and 180.00, 198.02 Block Group 7, and 200.12
Block Group 1). Census Tract 179.00 has the highest concentration of low/moderate-income households in
Carlsbad.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 5
2
Figure 1. City of Carlsbad Low/Moderate Income Census Tracts
Id 5 06~73017806 \\ \ i
,,,/+------- --)---
,.=
lb-a- --- ---carls~~...,” j
06073017807 F------~-?
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 6
Concentrations of racial/ethnic minoritv households. For purposes of this Consolidated Plan, a racial/ethnic
concentration is defined as a census tract where the total minority population, as a percent of all households,
exceeds 38 percent (10 percent higher than the regional average). A moderate concentration is defined as a
census tract where the minority population, as a percent of all households, exceeds 43 percent (25 percent
higher than the regional average). A severe concentration is defmed as a census tract where the minority
population, as a percent of all households, exceeds 52 percent (50 percent higher than the regional average).
According to the 1990 Census, the regional population averages for racial/ethnic minority groups were 6
percent Black (Non-Hispanic), 7.4 percent Asian/Pacific Islander (Non-Hispanic), 0.7 percent Native
American (Non-Hispanic), 0.1 percent Other (Non-Hispanic) and 20.4 percent Hispanic. Therefore, the
region’s total minority population as a percent of total population is 34.6 percent.
One census tract (176.01) in Carlsbad exceeds the regional average of racial/minority groups but the number
of minority households within this census tract (35.4 percent) does not meet the definition of a
concentration for the purposes of this Consolidated Plan. As shown in Table 3, in the City of Carlsbad,
there are two census tracts that have a concentration of minority households, when compared to the San
Diego region as a whole. There is one census tract in the City (200.05) that has a moderately concentrated
population of minority households and one census tract (179.00) that has a severely concentrated population
of minority households. Census Tract 179.00 not only has the most severely concentrated population of
minority households but also has the highest percentage of low/moderate-income households in Carlsbad, as
discussed previously.
City of Carlsbad - Consolidated Strategy & Plan
‘Section I. Community Profile Page 7
Table 3: Ethnicity/Race of Population by Census Tract
census
Tract
171.03
171.05
176.01
177.00
178.01
178.03
178.05
178.06
178.07
178.08
179.0b
180.00
198.01
198.02
‘ibibs
200.11
200.12
rOTAL
Population
Ethnicity - As Pert entage a F Total Population
White Black
Non-Hispanic NOII-HiFpaniC
(%I (%I
Indian Asian
Non-Hispanic i Non-Hispnnk
W) (%I
Hispanic Other
Non-Hispanic -I=- (“A) WI
0 0
6.01 0
34.31 0.4 01 0
14.91 0.1
8.61 0
4.41 0
29.3) 0
10.51 0.1
4.01 0 .., ‘. ‘48~QI.~~'J;~i o,2
11.61 0.1
lOO.Ol 0
2,3861 88.31 1.1
2801 64.61 0
101 100.0 1 0
6,059 1 78.71 2.3
7,0281 87.41 0.5
1,676( 93.41 0.8
290) 69.7) 1.0
3,6651 85.41 1.1
3,3221 92.31 0.4
~'7,6221 ..47.11 t "l;i
3,593 1 84.81 0.9
8,2341 86.71 1.4
2,373 78.6 0.6 ~. .i _, . ,. i.,~ j ' '32 ;,"Igg$, ,', :,;,_, 1,' (-j
6,839 1 89.91 0.9
9,716 88.3 1.0
63,126 81.7 1.1
0
0.3
0
0
0.5
0.5
0.1
0
0.4
0.2 .
0.4
0.6
0.3
0 ,__ “, ‘0
0.1
0.2
0.3
0
4.3
0.7
0
3.4
3.0
1.3
0
2.5
3.1 ,_
2.3
2.2
3.0
1.1 * _ (>, : :o
3.8
4.0
I 7 I I I I I I I I I 1 I I
I
1 I
Total
Minority
W)
0
11.7
35.4
0
21.3
12.6
6.6
30.3
14.6
7.7 <( 52.9
15.2
13.3
21.4 1' 43.8
10.1
11.7
18.3
Source: 1990 U.S. Census
In an analysis of each census tract, the 1990 U.S. Census data shows that the majority, if not all, of the
minority households are Hispanic. For the three census tracts with concentrations of minority households,
91 to 100 percent of minority households are Hispanic.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community,Profile Page 8
C. Employment
Of the 5 1 ,O 13 persons 16 years of age or older in Carlsbad, 35,455 or 66 percent are employed in the armed
forces or civilian work, according to the 1990 U.S. Census. Only 30 percent of those civilian employed are
actually working within the City. Many persons are commuting to Carlsbad to work. The scarcity and
affordability of housing may prevent them from living in Carlsbad.
The 1990 Census further shows that the retail trade employs the highest percentage (16.4 percent) of these
civilian workers. The finance, insurance, and real estate industry employs 11.4 percent of Carlsbad workers
and the manufacturing (durable) industry employs 9.7 percent.
As would be expected in a community where the majority of households, 69 percent, earn incomes above 95
percent of the median family income, many Carlsbad residents are employed in professional type
occupations. The 1990 Census indicates that the occupations with the highest percentage of Carlsbad workers are: 1) Executive, administrative, or managerial (20.4 percent); 2) Professional specialty (17.4
percent); and 3) Sales (16.8 percent).
The major employment centers in Carlsbad continue to be in the regional shopping center (Plaza Camino
Real) and the office industrial corridor that surrounds the Palomar-McClellan Airport. Major
manufacturing employers in Carlsbad include Callaway/Odyssey Golf, Malleinckrodt Medical and Smith & Nephew Donjoy. La Costa Hotel and Spa, Four Seasons Aviara, and Plaza Camino Real Shopping Center
dominate as major non-manufacturing employers.
With significant amounts of undeveloped acreage designated for commercial and industrial development, it
is expected that opportunities for employment will only increase. Currently, the City, with its major
employment centers and access to major transportation corridors such as Interstate 5 and State Highway 78,
has been one of the fastest growing employment centers in the San Diego region,
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 9
Figure 2. City of Carlsbad Map
CITY OF CARLSBAD
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 10
Figure 2: City of Carlsbad Census Tract Map
-v Vb, . ..-
4
. -
\ :x 178 ,oa .‘:;qq :z2-;r+.: -.ii +;;-
5 3
\i:
‘“0
z -- -_-.- 1-c...
’ A .
“\s\ f /ss =+EI*/ . ,..‘O, *
t=AClFIG UC;tAN
-@P-
NOT TO SCAlf
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 11
2. Market and Inventory Conditions
This section summarizes local housing market and inventory characteristics, including the supply and
demand of housing, condition of housing stock, as well as information on the assisted and/or public housing
stock. It also summarizes the facilities and services available for homeless persons and other non-homeless
persons with special needs.
The market and inventory conditions of Carlsbad, as discussed below, will be further analyzed later in
Section Ilb of the Five-Year Strategy. The following general discussion of the size, distribution, condition,
and cost of Carlsbad’s housing inventory and the inventory of facilities and services available for homeless
persons and other non-homeless persons with special needs provides the basis for the analysis used to
determine the City’s priorities for housing assistance and the strategies needed to meet such needs.
a. General Market and Inventory
(1) Supply of Housing
Table 4, “Housing Stock Inventory,” provides data for the City of Carlsbad on the total number of year-
round housing units by occupancy status and housing condition. According to the 1990 U.S. Census, there
are a total of 27,235 dwelling units, of which 92 percent are occupied and 8 percent are vacant. Of the
24,995 occupied units, 9,437 dwelling units (38 percent) are renter occupied. The remainder, 15,558
dwelling units (62 percent), are owner occupied units. Of the 2,240 vacant units, 793 (35 percent) are
available for rent and 386 (17 percent) are available for sale.
Table 4: Housing Stock Inventory
Total Occupied Units
Renter
Owner
Total Vacant Units
For Rent
For Sale
I Other
TOTAL YEAR ROUND
HOUSING
OANDl 2 30R VACANCY
BDRM BDRMS MORE TOTAL RATE
BDRMS
3,209 8,692 13,094 24,995
2,843 4,519 2,075 9,437
366 4,173 11,019 15,558
282 I 1,238 I 720 t 2.240 1
178 494 121 793 7.75%
32 145 209 386 2.42%
72 599 390 1,061
3,491 [ 9,930- 1,,4q 27,235~ 1
Source: 1990 U.S. Census
City of Carlsbad - Consolldated Strategy & Plan
Section I. Community Profile Page 12
r..
Demand for all housing units, as measured by vacancy rates, varies by community. According to the 1990
Census, the vacancy rate for the City was 7.8 percent. Official state estimates from the San Diego
Association of Governments effective on January 1,’ 1999 report a 8.22 vacancy rate The San Diego
Apartment Association reports that the vacancy rates for apartments in 1999 were 2.9% in the San Diego region and .5% in the City of Carlsbad.
Significant Market and Inventor-v Conditions. According to the 1990 U.S. Census data, the median value of
owner occupied housing &Carlsbad at that time was $255,869 and nearly all (90 percent) owner occupied
housing was valued at $150,000 or more. Approximately 52 percent of.owner occupied housing was valued
at $250,000 or more. The median value of owner occupied housing for San Diego County was $186,700
and 70 percent of owner occupied housing was valued at $150,000 or more. The California Association of
Realtors estimates that only 2 1 percent of all households in the San Diego region ‘could afford to buy the
median priced home in 1990. That estimate has increased to 29 percent as of August of 1999.
According to a July 1999 survey conducted by the San Diego Union Tribune, the median price of 97 single family homes sold in Carlsbad was $322,000, and the median price of 88 condominiums sold was $180,000.
For the San Diego Region, the median price of single family homes in July of 1999 was $217,000 and
$138,000 for condominiums.
The 1990 U.S. Census data also shows the median contract rent for renter occupied units in Carlsbad was
$711. The majority of renter occupied units (69 percent) were rented for $600 or more a month. For San Diego County, the median contract rent was $564 and only 41 percent were rented for $600 per month or
more.
According to a spring 1998 survey by the San Diego County Apartment Association, average rents in
Carlsbad ranged from $480 for a studio unit to $2,500 for a 3 bedroom unit. The same survey found overall
average rents in San Diego County to range from $448 for studio units to $916 for 3 bedroom units. The
vacancy factor for the total units surveyed in San Diego County market region was 2.9 percent. The
vacancy factor in Carlsbad is approximately .5 percent, which is one of the lowest in the County.
(2) Condition of Housing Stock
According to the 1990 Census, of the total housing stock which is either occupied or available for rent or
sale, only 27 units are “needing rehabilitation”, as defined by the lack of complete plumbing facilities. The
lack of complete plumbing facilities is used as an indicator of substandard conditions because no other data
is available to determine the number of units that are in substandard conditions. The lack of complete
plumbing facilities is only one indicator of substandard conditions, as defined by the Section 8 Housing Quality Standards. It is estimated that there are many more units that are in substandard condition due to
other problems such as repairs needed to the roof, foundation, .or electrical wiring.
Of the units determined to be in need of rehabilitation, due to plumbing deficiencies, 24 or 89 percent are
rental units and 3 units are owner occupied. According to the definition of suitable for rehabilitation and
not suitable for rehabilitation used by the County of San Diego’s Residential Rehabilitation program, all of
the units are suitable for rehabilitation. Typically, dwelling units in need of rehabilitation are only considered not suitable for rehabilitation if such rehabilitation needs are cosmetic only and do not have at
least one incipient health and safety or building code violation. The County of San Diego estimates that only 1 to 2 percent of dwelling units needing rehabilitation could be characterized as not suitable for rehabilitation.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 13
(3) Unit Appropriateness
There are a number of units in Carlsbad that are suitable for occupancy by elderly families, disabled
families, and families with children. Since September 15, 1984, the California Building, Plumbing and Electrical Codes (Title 24, California Code of Regulations) requires minimum adaptations for newly
constructed, privately-funded apartment buildings having three or more units, condominium buildings containing four or more dwelling units, and privately-funded shelters for homeless persons. These
regulations allow for the adaptability and accessibility of dwelling units by persons with mobility or sensory
impairments, including many elderly persons. In addition, Carlsbad has a Senior Housing ordinance that
permits a density bonus for senior citizen housing projects.
Families with children usually require units with two or more bedrooms, particularly three or more bedrooms. The 1990 Census indicates that there are 9,930 two bedroom units and 13,814 three bedroom or
more units in Carlsbad. Approximately 5 1 percent of the total number of units in Carlsbad are three or more bedroom units. Many of the two bedroom units (50 percent) are rental units. However, only 17 percent of
the three bedroom units in Carlsbad are rental units. Three bedroom units are not common in most rental markets for any income range.
(4) Environmental Quality
A housing related environmental concern is the hazard of lead based paint poisoning. In 1978, legislation
was adopted that banned the use of lead based residential paint due to the adverse human health effects of
lead. Therefore, it can be assumed that dwelling units built prior to 1980, are more likely to contain lead
based paint hazards.
As required by Section 1004 of the Residential Lead Based Paint Hazard Reduction Act of 1992, the City of
Carlsbad has estimated the number of dwelling units occupied by very low and low-income households that may contain lead based paint hazards. This estimate was derived by using the 1990 U.S. Census data for
dwelling units built prior to 1980 and the national average for the percentage of units containing lead based
paint hazards. Nationally, the percentage of units containing lead based paint hazards is as follows: 1) 62
percent of dwelling units built between 1960 to 1979, 2) 80 percent of dwelling units built between 1940 to 1959, and 3) 90 percent of dwelling units built prior to 1940.
In the City of Carlsbad, there are a total of 12,729 dwelling units built prior to 1980 and may contain lead
based paint hazards. It is estimated that 1,770 of the total 12,729 dwelling units (14 percent) are occupied
by lower-income households. Of the dwelling units occupied by lower-income households, 81 percent are occupied by low-income households and ‘19 percent are occupied by very low-income households (see
Table 5).
The greater the percentage of such housing being occupied by lower-income households, the greater
possibility of lead-based paint hazards. The financial conditions of lower-income households, particularly
very low-income households, are barriers to maintaining the housing in decent condition. The result is often
deteriorated housing and greater lead-based paint hazards.
As shown in Table 5, approximately, 85 percent of the units estimated are renter occupied and 15 percent
are owner occupied. Communities with a large percentage of the estimated dwelling units being rented, such as Carlsbad, have a higher rate of lead poisoning than similar communities with a larger percentage of
owner occupied units.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 14
Table 5: Estimated Number of Units Occupied by Lower-Income Households With
Lead Based Paint Hazards
Source: 1990 U.S. Census
As shown in Table 6 below, census tracts 178.03, 179.00, and 200.12 have the highest risk of lead based
paint hazards as indicated by the age of the structure. Approximately 15 percent of the housing units
identified with possible lead based paint hazards are located in these three census tracts. Census tract
179.00 is the highest at risk. It is estimated that this census tract contains the largest concentration (61
percent) of lower-income households in Carlsbad.
According to the San Diego County Assessor’s Office, 54 percent of the parcels in census tract 179.00 are
not occupied by the owner and are considered rental properties, As discussed earlier, both lower-income
households and renter occupied dwelling units are at greater risk of containing lead based paint hazards.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 15
Table 6: Estimated Number of Units With Lead Based Paint Hazards
by Census Tract
Census
Tract
171.05
176.01
177.00
178.01 72 65 x+&~P& ;p&& i; _. ‘@$
178.05
178.06
178.07
178.08
MMm
180.00
198.01
198.02
200.05
200.11 h,, ,( li I 3&$ :$@J&Y
TOTAL 361 1 325 1,9531 1,563 111,474 1 7,114 1 13,788 1 9,002
1939 or Earlier I
Total
Units
Units
w/Lead
Hazard
0 0
*
0 0
0 0
01 0
UNITS BUILT PRIOR TO 1980
1940 - 1959 1960 - 1979 I
I Units Units Total
~ Total w/Lead Total w/Lead Total Units
~ Units Hazard Units Hazard Units w/Lead
Hazards
0 0 14 9 14 9
0 0 39 24 39 24
0 0 10 6 10 6
Source: 1990 U.S. Census
While there are a significant number of dwelling units built prior to 1979 which could possibly contain lead
based paint hazards, according to the County of San Diego Health Services Epidemiology Department, there
have been four cases of lead poisoning from paint sources in Carlsbad between 1993 and 1999.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 16
(5) Impediments/Opportunities
Potential constraints on the maintenance, improvement, or development of housing is discussed in two
contexts: governmental and non-governmental. These constraints and mitigating opportunities are
discussed in more detail in Section Three of the Carlsbad Housing Element, included as Appendix B to this
Consolidated Plan.
Governmental constraints include Article 34 of the California Constitution, land use controls, building
codes, site improvements,‘development fees, and processing and permit procedures. These constraints can
be mitigated by the City through a variety of means, including: designation of large amounts of land for all
types of residential development, particularly high density residential development, waiving or subsidizing
development fees for affordable housing, modifying design standards and expedited permit processing.
Non-governmental constraints include land costs, construction costs, and financing. All three of these costs
tend to be determined at the regional, state and national levels by a variety of private and public actors.
Local jurisdictions, therefore, often have little influence or control over these cost constraints. In recent
years, lower interest rates have made property purchases and rehabilitation financing more affordable;
thereby providing opportunities for new home ownership and maintenance and improvements on existing
residential units.
b. Assisted Housing Inventory
(1) Public Housing
The City of Carlsbad Redevelopment Agency purchased a 75 unit senior apartment facility in 1999. A
majority of residents in the apartments participate in the Section 8 Certificate/Voucher Program. The City
does not anticipate the loss of rental housing from the assisted housing inventory through public housing demolition or conversion to home ownership during the time frame of this Consolidated Plan.
(2) Section 8
The City of Carlsbad provides tenant-based assistance through the Section 8 Certificate/Voucher program
and has 503 such certificates/vouchers to assist very low-income renter households. The City does not have
any project based tenant assistance program. Therefore, the City does not anticipate the loss of rental housing from the assisted housing inventory through public housing demolition or conversion to home
ownership during the time frame of this Consolidated Plan.
(3) Other An additional 297 units are assisted through non-federally assisted housing programs such as mortgage
revenue bonds, City senior housing ordinance and density bonuses. The City of Carlsbad does not anticipate
the loss of rental housing from the assisted housing inventory through public housing demolition or
conversion to home ownership during the time frame of this Consolidated Plan.
C. Inventory of Facilities and Services for the Homeless and Persons
Threatened with Homelessness
The narrative for this section is reflective of the homeless facilities and services currently operating in’the
City of Carlsbad or providing services to Carlsbad residents. As the homeless population is a regional issue and not confined to the boundaries of one city in particular, many organizations located in other cities offer
shelter and services for Carlsbad’s homeless population, as well as the homeless in the entire region.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 17
(1) Emergency Shelters and Transitional Housing Facilities
Catholic Charities and Caring Residents of Carlsbad operate La Posada de Guadalupe, a homeless shelter in
Carlsbad. This shelter provides 50 beds for homeless males, with many being farm workers and day
laborers, for a maximum of 90 days. La Posada de Guadalupe is strategically located near the center of the
City, close to employment centers, and mass transportation. This project is funded in part with Community
Development Block Grant funds.
As the homeless population is a regional issue and not confined to the boundaries of one city in particular,
many organizations located in other cities offer shelter for the homeless population currently residing in Carlsbad, as well as the homeless in the entire region. A list of such organizations is listed in Table 7.
During the five-year period covered by this document, some of the shelters or facilities identified below
may cease operation, change the scope of their services provided, or change locations. Many shelters and
facilities providing services to the homeless population and others in need have limited financial resources
and rely heavily upon volunteers. Such circumstances do not ensure the permanency of organizations or
agencies providing services to the homeless and others threatened with homelessness nor do they ensure the
scope of services offered. In addition, during the tive year period covered by this document, other shelters
or facilities may be come into operation that provide the needed services and facilities for the homeless and others threatened with homelessness.
. City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 18
Table 7: Shelters for the Homeless Sewing San Diego - North County Coastal
AGENCIES 1 PROGRAM 1 TARGET 1 SPECIAL 1 BED 1 CITY
NAME POPULATION NEEDS SPACES
Brother Benno
Foundation
_ Brother
Benno
DAY SHELTER
General
Population
General
Homeless Oceanside
Center
Episcopal Community Safe Havens Adult Men SMI/Subs. Oceanside
Services and/or Women Abuse
E.Y.E Options-Day Family w/ Substance Oceanside
M.1.T.E
Treatment
Regional
Recovery
Children
General
Population
Abuse
SMI/Subs.
Abuse
Oceanside
M.I.TE.
Center.
Sobering
Service
General
Population
Substance
Abuse
Oceanside
EMERGENCY SHELTER
Brother Benno Good Adult Men Only General 12 Oceanside
Foundation Samaritan Homeless
Community Research Turning Men and Severely 5 Oceanside
Foundation Point Crisis Women Mentally
Center III
Community Resource Libre! Women with Victims of 10 Encinitas
Center Services for Children Domestic
Women’and Violence
Children
M.I.TE. North Adult Men and Alcohol/ 6 Oceanside
County Women Drug
Detox Abuse
Women’s Resource Women’s Adult Women Victims of Oceanside
Center Reso u rce Only Domestic
Center Violence
Vista Winter
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 19
AGENCIES PROGRAM TARGET SPECIAL BED CITY
NAME POPULATION NEEDS SPACES
T ~NSITIONAL SHELTER
1
Alpha Project Casa
Raphael
House of
James and John
House of
Brother
Benno’s
House of
Dorothy,
Barbara and
Rosemary
Centro
Vista
Oceanside Brother Benno’s
Brother Benno’s Adult Men Only 1 General 1 9 Oceanside
Homeless
Adult Women Substance 6 Carlsbad Brother Benno’s Only Abuse
Recovery
Families with
Children
Adult Men Only
General 70
Homeless
+
General 50
Homeless
Vista
Carlsbad
Community Housing
of North County
Catholic Charities La Posada
de
Guadalupe
Safe Havens Oceanisde General
Homeless
Substance
Abuse
Treatment
General
Homeless
Domestic
Violence
General
Homeless
12
90
24
61
10
I 623
Episcopal Community
Services
E.Y.E.
Adult Men and
Women
Women with
Children
Oceanside Family
Resource
Center
Transitional
House
Transition
House
Oz North
Coast 4
E.Y.E. Oceanside Families with
Children
Women with
Children
Homeless Youth
Oceanside Women’s Resource
Center
YMCA Oceanside
TOTAL BEDS
Definitions:
Day Shelter A facility with daytime support services in a safe environment that often includes showers, storage, messages, and laundry services.
Emergency Shelter Basic, temporary overnight sleeping accommodations. Sometimes includes a meal.
Perm Support Housing Permanent housing where persons need supportive services (e.g. - child care) to maintain their permanency. Seasonal Emergency Shelter A program which provides shelter and support services during a limited portion of late Fall and Winter
months. Transitional Housing Temporary housing and support services to return people to independent living as soon as possible, and not
longer than 24 months.
Source: Regional Task Force on the Homeless 1999 Homeless Services Profile
.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 20
.
(2) Day Shelters, Soup Kitchens and Other Facilities
The City of Carlsbad currently has a number of churches that provide food, clothing, emergency shelter and
transportation to the homeless. In addition, many of the churches also refer the homeless, as well as those in need of assistance, to the Community Resource Center in Encinitas, La Posada de Guadalupe shelter for
men in Carlsbad, Brother Benno in Oceanside, and other service providers.
During the five year period covered by this document, some of the churches identified below may cease
operation of outreach programs to the homeless and others threatened with homeless or *may change the
scope of their services provided. Many churches providing services to the homeless population and others
in need have limited financial resources and rely heavily upon volunteers. Such circumstances do not
ensure the permanency of programs providing the homeless and others in need with food, clothing or shelter
nor do such circumstances ensure the continued scope of services offered. In addition, other community
outreach programs providing food, clothing, emergency shelter and transportation to the homeless and others in need of assistance may come into operation during the five year period covered by this document.
Table 8: Homeless Services by City Churches
Source: City of Carlsbad Housing and Redevelopment Department
As the homeless population is a regional issue and not confined to the boundaries of one city in particular,
many organizations located in other cities offer services for the homeless population in Carlsbad and other Carlsbad residents in need of assistance, as well as the homeless in the entire region. A list of such
organizations is listed in Table 9.
During the five-year period covered by this document, some of the organizations or agencies identified
below may cease operation, change the scope of their services provided, or change locations. Many
organizations or agencies providing services to the homeless population and others threatened with
homelessness have limited financial resources and rely heavily upon volunteers. Such circumstances do not ensure the permanency of organizations, agencies, or programs providing food, clothing, or shelter
assistance to the homeless and others in need of assistance nor do they ensure the continued scope of
services provided. In addition, other organizations, agencies or programs providing services to the
homeless and others threatened with homelessness may come into existence during the five-year period
covered by this Consolidated Plan.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 21
Table 9: Regional Homeless Programs and Services
women recoverin
Center women and children victims of
domestic violence.
North County Health Outpatient health care.
Services
Brother Benno Center Soup kitchen provides evening
meal every day, clothing,
hygiene supplies, bus passes,
and helps clients obtain
identification.
Encinitas
Oceanside
Children
All
All
Brother
Benno’s/Good
Samaritan House
Brother
Benno’s/House of
Brother Benno
Nighttime emergency shelter
from l-30 days and transitional
housing, meals and clothing.
Transitional shelter for men.
Oceanside
Oceanside
Males
Men
Episcopal Community Safe Havens Program provides
Services day and transitional shelter for
those with severe mental illness
and/or substance abuse
treatment needs.
Oceanside All
Community Research Turning Point Crisis Center
Foundation emergency shelter for the
mentally ill. Capacity for 5 with
14 day maximum stay.
Oceanside All
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 22
ORGANIZATION 1 TYPE OF SERVICE
Community Housing Marisol Apartments - Permanent
of North County support housing for those with +IV/AIDS needs. Capacity for
28.
Community Housing Centro - Transitional shelter for
of North County up to 20 families with total
capacity for 70 persons with a 24
month maximum stay.
Casa de Amparo Emergency Shelter and day
treatment for children in crisis
and their families.
E.Y.E/Family
Recovery Center
Transitional housing for women
and children dealing with
substance abuse or domestic
violence.
E.Y.E/Transitional
House
Transitional housing for women
and children.
E.Y.E/Options Day
Treatment
Day shelter for families with
children who need substance
abuse treatment.
M.I.T.E. - Sobering Day shelter for those needing
Services Center substance abuse treatment with
24 hr. max. stay.
M.I.T.E. - North
County Detox
Emergency shelter for those
needing substance abuse
treatment. Capacity for 6 persons
with a 10 day maximum stay.
M.I.T.E. - North Day shelter for those with
County Regional substance abuse treatment
Recovery Center needs. Child care available.
North Coastal Service Case management and other
Center homeless services.
The Salvation Army Food, clothing, shelter referrals,
Corps and bus passes when available, and
Community problem solving.
Center/Social
Services
M.I.T.E/No County Emergency shelter for those with
Detox alcohol or drug addictions.
North County Health Outpatient health care.
Services
LOCATION OF
ORGANIZATION
Oceanside
Oceanside
Oceanside
Oceanside
Oceanside
Oceanside
Women
w/Children
Families
w/Children
Oceanside Men and
Women
Oceanside All
Oceanside
Oceanside
Oceanside
Oceanside
Oceanside
HOMELESS
POPULATION
SERVED
All
All
Children
Families
w/Children
All
All
All
Men and
women
All
ity of Carlsbad - Consolidated Strategy & Plan
xtion I. Community Profile Page 23
-
ORGANIZATION TYPE OF SERVICE LOCATION OF HOMELESS ORGANIZATION POPULATION
SERVED
Women’s Resource Emergency shelter, food, Oceanside Women and
Center individual and group counseling, children
parenting advocacy, and locating
housing and employment.
YMCA - OZ North Temporary shelter to house Oceanside Youths
Coast runaways, counseling, and foster
home placement
Casa Raphael Short term shelter for men Vista Males
Lifeline Community Case management services. Vista All
Services Emergency food and clothing.
Shared housinq.
Vista Community
Clinic
Outpatient health care. Vista All
Vista Community
Clinic
Migrant Services
Vista Community
Clinic
Tri-City Clinic
Vista Emergency
Shelter
Outpatient health care.
Outpatient health care.
Emergency shelter open to
homeless during inclement
weather.
Vista
Vista
Vista
Farm workers
and day
la borers
All
All
Source: Regional Taskforce on the Homeless 1999 Homeless Services Profile
(3) Voucher Programs
Facilities offering voucher programs are listed in Table 9 above.
(4) Social Service Programs for the Homeless
Facilities offering social service programs are listed in Table 9 above.
(5) Homeless Prevention Programs and Services
The City continues to provide CDBG funds for a homeless prevention program operated by the Community
Resource Center. The organization operates from .an office located in Encinitas. The program offers
assistance to persons who are “near homeless” through coordination of available services and financial
resources and counseling in such matters as financial management and family support.
City of Carlsbad - Consolidated Stratepy & Plan
Section I. Community Profile Page 24
r.
For those persons or households who may be threatened with homelessness due to financial difficulties,
Consumer Credit Counselors of San Diego is a non-profit organization that helps persons or households in financial difficulties. A San Diego North County Coastal office is located in Vista. They provide
educational classes teaching the wise use of credit and money management, and using community
resources, counseling, and debt management programs for those who want to avoid bankruptcy.
d. Inventory of Supportive Housing for Non-Homeless Persons with
Special Needs
The narrative for this section is reflective of the supportive housing, facilities, and services currently
operating in Carlsbad or available to its residents.
(1) Elderly and Frail Elderly
A wide variety of facilities and services are presently available to serve the elderly population. Facilities for
the elderly include licensed long-term care facilities, intermediate care facilities, unassisted living facilities,
and senior centers through both the public and private sectors.
Among services for the elderly are: adult day care, basic needs and resources (help for those temporarily
unable to help themselves), crime/victim and legal services, education services, employment and training,
emergency services, financial aid and benefits, health information, health services (in-patient and out-
patient), housing services, in-home services, mental health services, protective and placement services,
substance abuse services, and transportation services. The majority of elderly in the City of Carlsbad have access to these programs which operate either in the City or in neighboring jurisdictions.
Supportive services for households of the elderly and frail elderly are provided, in part, by the North County
Council on Aging. The major goals of the organization is to secure maximum independence for the elderly,
to prevent unnecessary institutionalization, to reduce isolation and loneliness, to improve health and well
being, and to assist the vulnerable or frail elderly.
Within Carlsbad, there are five apartment complexes that provide independent living for the elderly and
frail elderly, with a total of 229 housing units. There are also four residential care facilities for the elderly
and the frail elderly.
(2) Mentally Disabled
Regionwide, facilities for the mentally disabled include hospitals, medical centers, outpatient clinics, mental
health centers, counseling and treatment centers, socialization centers, residential facilities for children,
crisis centers, and adolescent and adult day treatment offices.
Services available regionwide through the County Mental Health Services (SDMHS) and its contracting
agencies include: screening and emergency, in-patient, partial day treatment, 24-hour residential treatment,
out-patient, case management, and homeless outreach.
At present, there is a limited range of community-based rehabilitative and supportive housing options for
persons not in crisis who need living accommodations. Current SDMHS housing resources for the region
include the Supplemental Rate Program (providing board and care with supplemental service), Long teflransitional Residential Program (group living with supportive services beds), and Semi-Supervised
Living Program (transitional living from the streets to group housing).
.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 25
An additional resource outside the SDMHS system that is potentially available for referrals is Community
Care Network (board and care).
(3) Developmentally Disabled
The San Diego Regional Center for the Developmentally Disabled is an information clearinghouse and
provider of services for developmentally disabled persons. It is responsible for providing diagnostic
counseling and coordination services. Regional centers serve as a focal point within the community through
which persons with developmental disabilities and their families receive comprehensive services. The San
Diego Regional Center is responsible for providing preventive services, including genetic counseling to
persons who have or may be at risk of having a child with a developmental disability. They are also
responsible for planning and developing services for persons with developmental disabilities to ensure that a
full continuum of services are available.
(4) Physically Disabled Persons
The majority of the supportive services and housing assistance for physically disabled person are provided
through non-profit organizations. The primary provider is the Access Center of San Diego, which help
provide for independence, dignity and access to physically disabled persons.
The Access Center provides the following services:
Intake and Referral services are set up to meet individual’s needs and to seek appropriate services from the Access Center or from other community agencies;
Personal Assistance helps disabled individuals to obtain personal care attendants or
homemakers, thus enabling them to live independently in their homes;
Housing Referral assists individuals to obtain accessible and/or appropriate housing that
meets their individual needs;
Benefits Counseling helps disabled individuals apply for public benefits to which they may
be entitled, such as Supplemental Security Income (SSI), Medicare and Medi-Cal;
Employment Services are provided through the Job Club that focuses on pre-employment
preparation skills;
Community Living Program offers case management services to help individuals move
out of institutional environments;
Peer Counseling furnishes services and opportunities for social contact and involves areas
such as individual, marital, family and sexual counseling;
Public Relations and Development provides public information to the community, manages public relations events, produces fund development special projects, supervises
volunteer coordination and membership recruitment.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 26
(5) Persons with HIV Infection and with AIDS
Residential facilities available regionally include 5 facilities for persons with AIDS containing 50 beds, 6
hospices with 51 beds, and 1 skilled nursing facility. These facilities serve AIDS patients exclusively or in
conjunction with other segments of the population.
AIDS services are funded by the County of San Diego Department of Health Services through Title I of the
Comprehensive AIDS Resources Emergency (CARE) Act of 1990, and include primary health care, mental
health counseling, in-home care and treatment services, dental, case management, recreation/social,
outreach and education and transportation services.
The following organizations also provide services for persons infected with HIV and AIDS in San Diego
county:
l Office of AIDS Coordination, San Diego County Department of Health Services
l American Red Cross
l Community Housing of North County
B. Needs Assessment
This part summarizes available data on the most significant current housing needs of very low-income, low-
income and moderate-income families and projects those needs over the five year Consolidated Plan period,
July 2000 to September 2005. This part also summarizes the most significant current supportive housing
needs of homeless persons and non-homeless persons with special needs.
The needs of the different income groups, homeless persons, and non-homeless persons with special needs
residing in Carlsbad will be analyzed in greater detail later in Section IIb of the Five-Year Strategy. The
following general discussion of the need for affordable housing, housing of appropriate size, and rental
versus for-sale housing for Carlsbad residents by income group and tenure provides the basis for the
analysis used to determine the City’s priorities for housing assistance and the strategies needed to meet such
needs.
1. Current Estimate/Five-Year Projections
Current estimates. Table 10, “Housing Assistance Needs of Low and Moderate-Income Households”, provides 1990 Census data for the City of Carlsbad on housing needs of households of very low-income (0
to 50 percent of county median income), other low-income (5 1 to 80 percent of county median income), and
moderate-income (81 to 95 percent of county median income). The housing needs of the various income
groups are further analyzed by household characteristics (elderly or non-elderly small and large family) and
by occupancy status (renter or owner occupied).
These housing needs are also evaluated by incidences of a housing problem, housing cost burden, severe
housing cost burden, overcrowding, and the disproportionate need of racial/ethnic groups. For the purpose
of the Consolidated Plan, a housing problem includes occupancy of a unit with physical defects, an
overcrowded living situation, or a cost burden of greater than 30 percent. A housing cost burden is defined as.paying more than 30 percent of the household income for housing costs. Severe housing cost burden is
further defined as paying more than 50 percent of the household income towards housing costs.
Overcrowding is defined as more than one person per room. A disproportionate need is considered to be any need that is lower or higher than five percentage points of the need demonstrated for the same income
category, family type, or tenure type.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 27
-
E 4
-
5
-
5 -
!i -
VI ;;:
-
w -
ic -
E -
5 -
* iiz ZE -e i
0
0’ -
-
s
%
-
$
z
-
s
;=
-
9 s In
-
0 &
z
-
s
;=
-
0
$
T-l
-
s
z
-
8
2
-
$
R
A
C
4
5 m
Gi
8
s -
-
z Fi
-
VI z -
?z -
? -
2 - si 7-t -
z - N R -
Fz -
* Ii ZE 8 is s M” -
-
8 2
-
$ G -
s isi -
0 6
2
-
s
k
-
0 6
%
-
8
%
-
s
t-5
03
-
g
;;:
-
g
is
A
5
e
m’
%i
8
s
-
Q)
G:
s
8 rc)
0 6
%
s
k
0 6
2
0 a
s
!i
s iii
E 8 z 3 s* E Lr r *rz Of
F ‘iz ii I
f
gg .- - 3% S&
F 75 2 I
f
gg .- - 3% $a’
- h
Very Low-Income
Overall, 1990 Census data indicaatks that very low-income households account for 21 percent of the 9,239
total number of renter households. The majority of all very low-income households, 62 percent (1,879
households), rent rather than own their home.
Of the very low-income renter households, 86 percent are experiencing a housing problem and 83
percent of the households are facing a cost burden of paying more than 30 percent of their income towards housing rents. A great majority of those households facing a housing cost burden, 84 percent,
are actually facing a severe cost burden of paying more than 50 percent of their income towards housing
costs.
Of all very low-income renters, 590 households (3 1 percent) are elderly one or two member households.
In comparison to the overall very low-income renter population, elderly very low-income households are
experiencing relatively the same housing cost burden problems.
There are 63 1 very low-income renter households categorized as small related households (34 percent of all very low-income renters). In comparison to the overall very low-income renter population, small
related households are experiencing relatively the same housing cost burden problems.
There are 179 very low-income households categorized as large related households (10 percent of all very low-income renters). In comparison to the total renter population in all income groups, large related
households earning between 0 to 30 percent of the median family income (extremely low-income) are
experiencing the greatest housing problems with all 39 households experiencing some type of housing problem and paying more than 50 percent of their income for housing costs. Of the 179 very low-income
households, 86 percent (155 households) are facing a housing cost burden and 53 percent of the 155
households are actually facing a severe housing cost burden.
According to the 1990 Census as shown in Table 11, of all renter households, 7.7 percent live in
overcrowded conditions. For very low-income renter households, the incidence of overcrowding is
greater, 17.9 percent of these very low-income households. When comparing very low-income large
related households with total large related households, the majority (85.3 percent) face overcrowding
while only half of the total large related renter households are in overcrowded living situations.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 30
Table 11: Percentage of Income Group by Tenure Experiencing Overcrowding
Source:
Income Group
~
Extremely Low-Income (0 to 30% MFI)
Very Low-Income
(31 to 50% MFI)
Low-Income
(51 to 80% MFI)
Total Households
3.8% 28.2% 0.0% 0.0%
14.1% 57.1% 0.6% 1.4%
15.6% 77.7% 2.0% 4.4%
7.7% 52.2% 1.0% 1.3%
1990 U.S. Census
.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 31
The following table represents the housing needs of very low-income minority headed renter households
in comparison to the housing needs of all households within the same income category.
Table 12: Comparison of Very Low-Income Renter Households by Race/Ethnicity
TYPE OF HOUSEHOLD
RENTERS
All All Minority Black Hispanic Households Headed Households Households Households (Non-Hispanic)
Total of All Households
Extremely Low-Income Households
(0 to 30% of MFI)
With Any Housing Problem (0
to 30% of MFIJ
9,239 1,659 90 1,264
10% 10% 0% 11%
77% 75% 0% 74%
Very Low-Income Households
(31 to 50% of MFI)
With Any Housing Problem
(31 to 50% of MFI)
Elderly Households
With Any Housing Problem
Small related Households
With Any Housinq Problem
Larqe Related Households
With Anv Housina Problem
10% 154/o 0% 17%
95% 96% 0% 100%
31% 7% 0% 8%
82% 71% 0% 71%
34% 46% 0% 49%
90% 94% 0% 94%
10% 34% 0% 32%
94% 93% 0% 100%
Source: 1990 U.S. Census
In the above comparison of very low-income renter households by race/ethnicity, minority headed renter
households are more likely to be very low-income households than the general renter household.
Approximately 25 percent of all minori@ headed renter households and 28 percent of all Hispanic
households are of very low-income in comparison to the 20 percent of all renter households who are of
very low-income.
The same percentages of all households, all minority headed, and Hispanic households are experiencing
some type of housing problems. However, all Hispanic households with incomes between 31 to 51
percent of the median family income are facing some type of housing problem.
A significant number of the total very low-income renter households are elderly households. Very few
of the all minority headed and Hispanic households are categorized as elderly households, 7 percent and 8 percent respectively. While 82 percent of elderly households overall experienced a housing problem,
only 7 1 percent of all minority headed and Hispanic households faced a housing problem.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile
. .
Page 32
.
Very low-income minority headed renter households have more households categorized as small and
large related than very low-income renter households in general. However, the number of all minority
headed households and all Hispanic households experiencing housing problems is relatively the same as
those small and large related households in general, with the exception of large related Hispanic
households. All large related Hispanic households are experiencing a housing problem.
(6) Homeowners
Data from the 1990 Census indicates that only 7 percent of the 15,749 total households who own their
home are of very low-income. However, of all very low-income households, approximately 38 percent
(1,172 households) are residing in a dwelling unit that they own. The large percentage of low-income
households owning their home may be attributable to the large percentage (60 percent) of very low-
income households who are elderly. Typically, these homes may have been purchased years ago when housing prices where lower and their incomes were significantly higher to be able to afford a home.
Of the total very low-income owner households, 64 percent of these households are experiencing some
type of housing problem and a cost burden regarding housing costs. Of those paying more than 30
percent of their income for housing rents, 74 percent of those households are paying more than 50
percent of their income towards housing rents.
According to the 1990 U.S. Census, 705 households of all very low-income homeowners are elderly one or two member households. In comparison to the total very low-income homeowner population, elderly
households are experiencing a relatively lower percentage of housing cost burden problems. For elderly
homeowners, 58 percent are experiencing a housing problem. In all instances, a housing cost burden is
one of the housing problems being experienced. Many of those elderly homeowners with incomes at or
below 30 percent of the median family income (85 percent) are facing a severe housing cost burden,
Table 11 shows that of the total very low-income owner households, other than elderly households, 0.6
percent live in overcrowded conditions. For the very low-income households who own their home, the
incidence of overcrowding is similar to the incidence of overcrowding for the total homeowner
population, 1 percent.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 33
C
The following table represents the housing needs of very low-income minority headed households who
own theirhome in comparison to the housing needs of all households within the same income category.
Table 13: Comparison of Very Low-Income Owner Households By Race/Ethnicity
Type of Household
Total of All Households
Extremely Low-Income
Households
(0 to 30% of MFI)
With Any Housing
Problem (0 to 30% of
MFI)
Very Low-Income Households
(31 to 50% of MFI)
With Any Housing
Problem (31 to 50%
of MFI)
Elderly Households
With Any Housing
Problem
Small related Households
With Any Housing
Problem
-arqe Related Households
With Any Housing
Problem
Owners
All All Minority Black Hispanic
Households Headed Households Households Households (Non-HIspanic)
9,239 1,659 90 1,264
3% 1% 0% 0%
68% 56% 0% 0%
5% 8% 0% 8%
62% 58% / 0% / 74%
60% 39% 0% 57%
58% 100% 0% 100%
24% 44% 0% 35%
75% 18% 0% 25%
3% 3% 0% 9%
77% 100% 0% 100%
Source: 1990 U.S. Census
In the above comparison, the percentage of homeowner households who are categorized overall as very low-income does not differ by race/ethnicity, except in the case of those with incomes between 0 to 30
percent of the median family income (MFI). In most cases, the percentage of minority households facing
a housing problem is lower than the total homeowner population, except for Hispanic households. More
Hispanic households in the very low-income category seem to have a housing problem than very low-
income households overall.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 34
Fewer of the all minority headed and Hispanic households are categorized as elderly households than all
households in the same income category. While only 58 percent of elderly households overall
experienced a housing problem, all of the all minority headed and Hispanic households faced a housing
problem.
When comparing very low-income minority headed households who own their home with total very low-
income owner households, a greater percentage of the minority households are non-elderly small and
large related households. ,The number of all minority headed and Hispanic small related households
experiencing housing problems is relatively few in comparison to small. related households in general.
There is a greater percenrtige of Hispanic households that are large related households versus all
households in the same income category. All large related minority households are experiencing a
housing problem while only 77 percent of the total very low-income homeowner population face such
problems.
b. Other Low-Income
(1) Renter Households
According to the 1990 Census, the majority of low-income households, 60 percent (1,779 households),
are renters. Low-income households account for 19 percent of the 9,239 total number of renter
households.
Of the low-income renter households, 89 percent of these households are experiencing some type of
housing problem and 77 percent are paying more than 30 percent of their income towards housing rents.
Unlike very low-income renters, a smaller portion of the low-income households are paying more than
50 percent of their income towards housing rents. Of those low-income households suffering from a
housing cost burden, 43 percent of those households are facing a severe housing cost burden.
Of all low-income renters, 268 households (15 percent) are elderly one or two member households and
601 households (34 percent) are small related households. In comparison to the overall low-income
renter population, elderly and small related low-income households are experiencing relatively the same
housing cost burden problems.
Of all low-income renters, 247 households (14 percent) are large related five or more member
households. In comparison to the total low-income renter population, large related low-income
households are experiencing relatively the same incidences of housing problems. However, only 32
percent of the households experiencing any housing problem are facing a housing cost burden problem.
The housing problem most typically associated with large related households is overcrowding rather than
a cost burden.
According to the 1990 Census as shown in Table 11, of all renter households, 7.7 percent live in
overcrowded conditions. For low-income renter households, the incidence of overcrowding is greater, 15.6 percent of low-income households. The majority of all low-income large related renter households
(77 percent) face overcrowding.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 35
- .
The following table represents the housing needs of low-income minority headed renter households in
comparison to the housing needs of all households within the same income category.
Table 14: Comparison of Low-Income Renter Households by Race/Ethnicity
CHARACTERISTIC
Total No. of Households
Low-Income Households
With Any Housing
Problem
REN
All All Minority
Households Headed
Households
‘ERS
I
Black Hispanic
Households Households (Non-Hispanic)
Source: 1990 U.S. Census
In the above comparison of low-income renter households by race/ethnicity, there is a disproportionate
number of minority headed renter households who are of low-income. Only 19 percent of the total renter
households are low-income while 28 percent of Hispanic renters and 9 percent of black renters are of
low-income. More black and Hispanic renter households in the low-income category seem to have a
housing problem than low-income renter households overall.
(2) Homeowners
The 1990 Census indicates that only 7 percent of the 15,749 total households who own their home are of
low-income. However, of all low-income households, approximately 40 percent (1,165 households) of low-income households are residing in a dwelling unit that they own. The large percentage of low-
income households owning their home may be attributable to the large percentage (56 percent) of low- income households who are elderly. Typically, these homes may have been purchased years ago when
housing prices where lower and their incomes were significantly higher to be able to afford a home.
The percentage of low-income homeowners who are experiencing some type of housing problem is 42
percent. Housing cost burdens affects 41 percent of these households. For those households
experiencing some housing cost burden, 50 percent are actually facing a severe housing cost burden,
Elderly low-income households do not experience the same proportion of housing problems as do other low-income households. Only 29 percent of elderly low-income households face any housing problem
and a cost burden of paying more than 30 percent of their income for housing expenses. In very few
cases, 3 1 percent of the households, such households are dealing with a severe housing cost burden. The
relatively few instances of housing cost burden problems for elderly households may be explained by the
lower purchase price of a home bought by an elderly household years ago.
According to the 1990 Census as shown in Table 11, of the total owner households, other than elderly
households, 1.3 percent live in overcrowded conditions. For low-income households who own their
home, the incidence of overcrowding is much greater, 4.4 percent of the households.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 36
The following table represents the housing needs of low-income minority headed households who own
their home in comparison to the housing needs of all households within the same income category.
Table 15: Comparison of Low-Income Owner Households by Race/Ethnicity
OWNERS
CHARACTERISTIC
All All Minority Black Hispanic
Households Headed Households Households
Households (Non-Hispanic)
Total of All Households
Low-Income
Households
With Any Housing
Problem
15,749 1,204 62 604
7% 10% 0% 14%
42% 28% 0% 21%
i
Source: 1990 U.S. Census
In the above comparison, a greater percentage of minority homeowners are low-income than all
households in general. Fewer all minority headed and Hispanic households in the low-income category
seem to have a housing problem than low-income households overall.
c. Moderate-Income
(1) Renter Households
According to the 1990 Census, the majority of moderate-income households, 50 percent (874
households), are renters. However, moderate-income households represent only 10 percent (964
households) of the 9,239 total number of renter households.
Of the moderate-income renter households, 63 percent of these households are experiencing some type of
housing problem and 54 percent are paying more than 30 percent of their income towards housing rents.
Unlike very low and low-income renters, a smaller portion of the moderate-income households are
paying more than 50 percent of their income towards housing rents. Of those moderate-income
households suffering from a housing cost burden, only 13 percent of those households are facing a severe housing cost burden.
Of all moderate-income renters, 58 households (7 percent) are elderly one or two member households.
Typically, elderly persons are retired persons with fixed incomes. Therefore, the number of elderly
households that can be categorized as moderate-income is relatively low in comparison to those elderly
households who are categorized as lower-income.
In comparison to the overall moderate-income renter population, there are a greater portion of elderly moderate-income households experiencing some type of housing problem. All the elderly households
reported some type of housing problem and a housing cost burden. However, only 12 percent of these elderly households are experiencing a severe cost burden of paying more than 50 percent of their income
towards housing rents.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 37
Of all moderate-income renters, 402 households (46 percent) are small related households. In
comparison to the overall moderate-income renter population, small related moderate-income households
are experiencing relatively the same housing cost burden problems.
Of all moderate-income renters, 75 households (9 percent) are large related five or more member
households. In comparison to the overall moderate-income renter population, there are a greater portion
of large related moderate-income households experiencing some type of housing problem. Almost all 75
households are experiencing a housing problem. However, only 18 households of those moderate- income renter households experiencing any housing problem are facing a housing cost burden. The
housing problem most typically associated with large related households is overcrowding rather than a
housing cost burden.
(2) Homeowners According to the 1990 Census, only 6 percent of the total households who own their home are of
moderate-income. Of all moderate-income households, approximately 49 percent (867 households) of
moderate-income households are residing in a dwelling unit that they own. Approximately 5 1 percent of
moderate-income homeowners are experiencing some type of housing problem and 50 percent suffer a
cost burden of paying more than 30 percent of their income for housing expenses. For those households
experiencing some housing cost burden, 40 percent are facing a severe cost burden of paying more than
50 percent of their income towards housing expenses.
Much like very low-income and low-income homeowners, a significant number of moderate-income
homeowners are elderly. Of all moderate-income households who own their home, 368 households (42
percent) are elderly one or two member households. In comparison to the overall moderate-income
homeowner population, elderly moderate-income households do not experience the same proportion of
housing problems. Only 27 percent of elderly moderate-income households face any housing problem.
In all cases, the housing problem can be attributed to a housing cost burden. However, 41 percent of
these elderly households are reporting a severe housing cost burden. The relatively few number of
households suffering from a cost burden in terms of housing costs may be explained by the lower
purchase price of a home bought by an elderly household years ago.
d. Assisted Housing Needs
The City of Carlsbad Redevelopment Agency owns a 75 unit apartment affordable housing complex for
seniors and provides tenant-based rental assistance through the Section 8 Rental Assistance program.
Carlsbad has a total of 503 Section 8 certificates/vouchers. The length of the City’s waiting list for the Section 8 rental vouchers/certificates program is approximately two to five years long. On average, there
are usually approximately 20 unused Section 8 rental certificates/vouchers due to the short time period
between households dropping out of the Section 8 program and the processing of the required paperwork
for the new household to receive the rental assistance.
Rental Assistance Program priority is given to extremely low income households where the head of the
household or spouse is:
1) A resident of Carlsbad or homeless and working with a social service agency; or
2) A veteran or family of a veteran.
e. Home Ownership for First-Time Home Buyers
According to the 1980 Census data, 56 percent of the 15,352 housing units in Carlsbad were owner
occupied. In 1990,59 percent of the 27,235 housing units were owner occupied. The Census data shows
that the number of housing units increased by 77 percent and that the number of owner occupied housing
increased by 4 percent.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 38
The 1990 Census data shows that approximately 41 percent of those owner occupied dwelling units are
owned by households between 25 to 44 years of age. Elderly homeowners, 65 years of age or older, own
25.5 percent of the owner occupied homes in Carlsbad.
While this census data indicates that home ownership in Carlsbad has been attained by the majority of
the Carlsbad population, it does not tell the complete story. As shown in Table 16, for those households in the upper income ranges, above 95 percent of the median family income, home ownership has been
attained by the majority of these households. However, for very low, low, and moderate-income households, home ownership has eluded the majority of such households. Just over 25 percent-of the
very low and low-income households have been able to attain home ownership in Carlsbad. While moderate-income households have had a better success than lower-income households, the majority of
moderate-income households are still renters.
Table 16: Homeownership by Income Group
TOTAL
INCOME GROUP RENTER OWNER HOUSEHOLDS
No. % No. % No.
Very Low-Income (0 to 50% MFI) 1,289 73 467 27 1,756
Low-Income (51 to 80% MFI) 1,511 74 518 26 2,029
Moderate-Income (81 to 95% MFI) 816 62 499 38 1,315
Upper-Income (96% + MFI) 7,994 42 11,232 58 19,226
Total Households 11.610 12.716 24,326
Source: 1990 U.S. Census
f. Housing Needs of the Elderly and Persons with Disabilities
The housing needs of the elderly and persons with disabilities not requiring supportive services require
architectural design features that accommodate physical disabilities, access to health care, grocery
stores/pharmacies, and a convenient, economical means of transportation. Location, planning and design
of these facilities should facilitate social communication and independence.
I& Five-year Projections
The current Regional Housing Needs Statement prepared by the San Diego Association of Governments
(SANDAG) has identified a housing need for Carlsbad of 6,214 units during the 1999-2004 period. The
income distribution of this 6,2 14 unit need is as follows:
Extremely low and very low income (O-SO% median area income) 1,304 units
Low income (Sl-80% median area income) 1,057 units
Moderate income (80-120% median area income) 1,430 units
Above moderate income (>121% median area income 2,423 units Total 6,214 units
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 39
h. Anticipated Changes
Foreseeable changes in housing needs that may result from those employed or expected to be employed
in the City, but not currently residing here, are incorporated into the San Diego Association of
Government’s (SANDAG) regional fair share calculation. Foreseeable changes therefore would be
reflected in the City’s total regional share of 6,214 housing units for the 1999-2004 period
2. Nature and Extent of Homelessness
a. Needs of Sheltered and Unsheltered Homeless
According to the U.S. Department of Housing and Urban Development (HUD), homeless persons are those people who lack a fixed and adequate night-time shelter and spend the night “in a public or private
emergency shelter... or in the streets, parks, canyons, outdoor camps, bus terminals, railroad stations, under bridges or aqueducts, abandoned buildings, cars, trucks or any of the public or private space that is
not designed for shelter.“’
The actual extent of homeless can only be estimated because by definition those who are homeless have
no fixed residence and therefore, it is difficult to accurately provide a number count. Table 17,
“Homeless Populations”, provides 1990 U.S. Census data collected from the Shelter and Street
Enumeration on the homeless in the City of Carlsbad. It shows a total count of 941 homeless persons.
Current estimates. The Regional Task Force on the Homeless’ 1999 Regional Homeless Profile estimates
that there are approximately 15,000 homeless persons in San Diego County. Approximately 8,000 are
considered urban homeless and 7,000 are considered day laborers or farm workers. The Task Force estimates that there are approximately 700 homeless day laborers/farm workers and 25 urban homeless in
Carlsbad.
The Regional Task Force on Homeless estimates that in San Diego County families account for
approximately 2,100 of the homeless population in the region and probably represent the fastest growing
segment of this population. These families tend to be resident homeless families or transient, intact
families headed by a single parent, usually the female. Single adults account for approximately 5,100
percent of the urban homeless. This homeless category includes families and single adults. The majority
of single adults are between 27 and 40 years old.
The facility and service needs of homeless families and individuals are many and varied. These needs
include emergency shelter, transitional housing, social services (i.e., job counseling/training), mental
health services and general health services. Existing service agencies indicate that a growing need exists
for limited-term shelter or transitional facilities for homeless individuals and families.
The rural homeless are generally farm workers and other day laborers, many of whom became legal
residents after the passage of the Immigration Reform and Control Act of 1986 @RCA). The majority (95 percent) of these are males living alone, although families are beginning to join them. The single
workers live frugally so that they can send money to their families in their native countries. They need
safe and sanitary housing, which could be a congregate living arrangement. The growing number of families need family housing.
2 U.S. Department of Housing and Urban Development, Report to the Secretary on the Homeless
and Emergency Shelters, U.S. Government Printing Office, Washington, D.C. 1984.
City of Carlsbad - Consolidated Strategy & Plan
Section I - Community Profile Page 40
0 0 0 0 0
ln 0 VI
0 0 0 0 0
G #j+
lpQlU
SE+ CO
=!5
i% N
*
+ m
+ N
2 v-l V
This page is intentionally blank.
City of Carlsbad - Consolidated Strategy & Plan
Section I: Community Profile Page 42
Table 18: Homeless Subpopulations
U.S. Department of Housing and Urban Development
CPD Consolidated Plan
% of
Homeless Persons with Special Needs Related to: Total Number
1. Severe Mental Illness (SMI) Only C 8.4 79
2. Alcohol/Other Drug Abuse Only 35.8 337
3. SMI and Alcohol/Other Drug Abuse 13.7 129
4. Domestic Violence 13.7 129
5. AIDS/Related Diseases 15.0 141
6. Other (Specify)
Migrant farm workers and day laborers 95.0 894
b. Subpopulations of the Homeless Population
The data used to estimate the portion of the homeless population who are: (1) severely mentally ill
(SMI) only; (2) alcohol/other drug addicted only; (3) severely mentally ill and alcohol/other drug
addicted; (4) fleeing domestic violence; (5) homeless youth; and (6) diagnosed with AIDS and related
diseases is based on data from the 1990 Census, the Regional Task Force on the Homeless, and national
statistics. The estimated number of homeless within these subpopulations are indicated in Table 18.
In Carlsbad, it is noted that the homeless population is a rural homeless population comprised mostly of
farm workers and day laborers. Very few urban homeless have been sighted in Carlsbad. Due to a rural
homeless population in Carlsbad, with a predominance of farm workers and day laborers, the prevalence
of homeless persons who are severely mentally ill only, alcohol/other drug addicted only, severely
mentally ill and alcohol/other drug addicted, fleeing domestic violence, homeless youth, or diagnosed
with AIDS and related diseases is not as significant as its prevalence in the urban homeless population.
The special needs of homeless mentally ill, alcohol and drug abusers, victims of domestic violence and
runaway and throwaway youth are group specific. Mentally ill homeless persons require housing
supported by mental health care and counseling. Alcohol and drug abusers require treatment facilities
and programs, as well as medical and social support. Victims of domestic violence need shelter and
social services, related to making the transition to independent living. Runaway and rejected youths
required shelter and counseling and social services related to reintegrating them with their families or
enabling them to live independently. For those homeless who are dually diagnosed (i.e., mentally ill and
substance abuser), special treatment programs are needed.
(1) Mentally Ill Only and Mentally Ill and Alcohol/Drug
Addicted
According to the Regional Task Force on the Homeless, it is estimated that there are about 1,900
severely mentally ill homeless persons in San Diego County, representing 24 percent of the urban
homeless. Such major mental disorders as schizophrenia, bipolar and major depressive disorders can be so disabling that the end result is homelessness. The Regional Task Force on the Homeless also estimates that approximately 50 percent of the homeless mentally ill population also have a substance
abuse problem.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 43
(2) Alcohol/Drug Addicted Only and Alcohol/Drug Addicted
and Mentally Ill
Abuse of alcohol or other drugs is prevalent among the homeless population. The Regional Task Force
on the Homeless estimates that 30 to 40 percent of the urban homeless adults actively abuse alcohol or
other drugs. Of the homeless youths on their own, 70 to 75 percent use alcohol or other drugs to help
them deal with their circumstances.
(31 Fleeing Domestic Violence
Fleeing domestic violence, along with abandonment by spouses, male friend, and families, are regularly
cited as reasons for homelessness for women. It is estimated that approximately half of all homeless
women have been battered women, Once women are homeless and living on the streets, they become
particularly susceptible to rape and battery. Homeless women, therefore, often require additional
counseling to work through psychological impairment from physical abuse to transition into the
mainstream.
(4) Persons Diagnosed With AIDS and Related Diseases
The National Commission on Aids states that AIDS can lead to circumstances of homelessness. Up to
50 percent of all Americans with AIDS are homeless and many more are likely to be facing circumstances of homelessness. Persons with AIDS are at risk of becoming homeless because of their
illness, lack of income or other financial resources, and a weak support network. The Commission also
estimates that 15 percent of the urban homeless are HIV infected. Those homeless persons most at risk
of AIDS or HIV infection are teens whose primary means of support is prostitution and those who abuse
intravenous drugs and share needles.
C. Needs of Persons Threatened with Homelessness
At-risk nonulation. The “at-risk” population are low-income families and individuals who, upon loss of
employment, would lose their housing and end up residing in shelters or being homeless. Lower income
families, especially those that earn less than 30 percent of the regional median income, are at risk of
becoming homeless. These families generally are experiencing a cost burden of paying more than 30
percent of their income for housing or more likely, a severe cost burden of paying more than 50 percent
of their income for housing. According to the 1990 Census, there were 1,899 lower-income households
or 52 percent of all lower-income households who pay more than 50 percent of their income on housing
and are at risk of becoming homeless.
The at-risk population also includes individuals who are in imminent danger of residing in shelters or
being unsheltered because they lack access to permanent housing and do not have an adequate support
network, such as parental family or relatives into whose homes they could temporarily reside. These
individuals, especially those being released from penal, mental or substance abuse facilities, require
social services that help them make the transition back into society and remain off the streets. Needed
services include counseling, rental assistance and job training/assistance.
3. Populations with Special Needs - Other Than Homeless .
Tablt
Need for Supportive Housing
Current estimates. 19 “Non-Homeless Special Needs Pop\lations” provides data for the City of
Carlsbad on the number of households with supportive housing needs, such as elderly, frail elderly,
developmentally disabled, and other special needs populations. This information was gathered from a
variety of expert sources. It is typically regional in scope due to the lack of more specific local data.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile . Page 44
Those persons with special needs who are in need of supportive housing or housing assistance is not
limited to the specific special needs populations listed in Table 19 of this document. The City recognizes
that there are other special needs populations other than those specifically identified within this
document, such as victims of terminal illnesses other than AIDS, who may be in need of housing
assistance. The City will consider the housing assistance needs of any population group with special
needs.
Table 19: Non-Homeless Special Needs Populations
SPECIAL NEED CATEGORY IN NEED OF SUPPORTIVE
HOUSING
I Elderly I 163
1 Physically Disabled I 66 I
Persons with Alcohol/Other Drug 11
0) Elderly and Frail Elderly
According to the San Diego County Area Agency on Aging, the population over 65 years of age has four main concerns:
(1) Income - people over 65 are usually retired and living on a fixed income which
is typically half that of those under 65.
(2) Health Care - because the elderly have a higher rate of illness, easy access to
health care facilities is crucial.
(3) Transportation - many seniors utilize public transportation. However, 13.8
percent of individuals age 65+ have a public transportation disability which
necessitates the use of other modes of transportation.
(4) Housing - of those over 65 years of age, 40 percent rent and 25 percent live
alone (county-wide figure).
These characteristics indicate the need for smaller, low cost housing units that have easy access to public
transportation and health care facilities. These factors should guide the development of new housing for
low-income elderly households.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 45
The housing needs of the elderly include supportive housing, such as intermediate care facilities, group
homes, Single Room Occupancy (SRO) housing and other housing that includes a planned service
component. Needed services to help compensate for frailty of elderly households due to one or more
Limitations to Activities of Daily Living (ADL’s) or Instrumental Activities to Daily Living (IADL’s)
include personal care, housekeeping, meals, personal emergency response and transportation. A social
worker should assist the elderly returning to the community from a health care institution.
Supportive housing for elderly households who are of lower-income and suffering from one or more
ADL’s or IADL’s is needed to compensate for frailty as well as financial assistance to offset low-
incomes. Table 20 provides 1990 Census data for the City on elderly households who are of lower- income. It shows that there are approximately 2,210 lower-income elderly households, 27 percent of all
elderly Carlsbad households (8,27 1 households).
A majority (62 percent) of the low-income elderly households are homeowners. Based on the 1990
Census data, of those elderly households renting their home, 43 percent are estimated to pay more than 50 percent of their income for housing. The health and social needs of these elderly are significantly
impacted when so much of their limited resources go to housing.
Those elderly Carlsbad households who are of lower-income but also suffer from one or more ADL’s or
IADL’s, such as difficulty eating, bathing, doing light housework, or shopping by oneself, is reflected in Table 20. According to a report entitled The Needs of the Elderly in the 21st Centurv, 14.4 percent of all
elderly persons 65 years of age and older are considered trail.
Table 20: Frail Elderly Lower-Income Households
Age Range Number of Percent Number of Frail Lower-Income Frail Lower-Income Households Households
All Elderly 2,210 14.4% 318
(65+)
Source: 1990 U.S. Census
Based on the 1990 U.S. Census data, there are 5,417 persons aged 62 to 74 in Carlsbad. According to
survey results from the Area Agency on Aging, it is estimated that 3 percent of those aged 62-74 experience serious housing problems and are in need of supportive housing. Of the 2,793 persons 75
years of age or older in Carlsbad, 279 (10 percent) experienced serious housing problems or serious
problems of self care and are in need of supportive housing.
(2) Persons with Developmental Disabilities
The following section provides conservative estimates of the housing need for persons with
developmental disabilities. This estimate of need is based on a California State Council on the
Developmentally Disabled standard that the prevalence of the California population meeting the federal
definition of developmentally disabled is 1.86. Area Board XIII estimates that 3 percent of the total population is developmentally disabled, and warranting special education and other services. The Board
also reports that one third of those developmentally disabled or 1 percent of the total population are
severely developmentally disabled.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 46
Area Board XIII and the Regional .Center for the Disabled believe that it is the severely developmentally
disabled that are the greatest at risk of becoming homeless and in need of supportive housing. They have
estimated that 10 percent of the severely developmentally disabled are at risk and in need of supportive
housing. Based on 1990 Census estimates, there are 496 persons with severe developmental disabilities
and 50 of whom are at risk of becoming homeless.
(3) Persons with Physical Disabilities
The 1990 U.S. Census lists 656 persons living in Carlsbad, between the ages of 16 and 64, as having a
work, mobility, or self-care limitation. This segment of the population is increasing due to lower death
rates and higher longevity rates resulting from advances in medicine. The Regional Center for the
Disabled estimates that 5 percent of the disabled population using wheelchairs are at risk of becoming homeless due to the lack of housing with accessible features. Believing that this population are as much
at risk becoming homeless as those with severe mental illness or a developmental disability, SANDAG also estimates that 10 percent of the those with physical disabilities are at risk of becoming homeless and
in need of supportive housing. Based on the SANDAG factor of 10 percent, there are 66 persons with a physical disability that are in need of supportive housing.
The special needs required for housing physically disabled individuals include not only special
construction features to provide for access and use according to the particular disability of the occupant
but also affordability. The location of housing for disabled persons is also important because many such
households need access to a variety of social services and to specialized disabled access facilities throughout the County.
In addition to the housing needs of physically disabled persons described above, there should be support
services designed to meet the needs of the particular individual. A social worker should assist persons
returning to the community from a health care institution.
(4) Persons with Mental Illness
The following section provides conservative estimates of need based on the International City Managers
Association standard that 10 percent of the total population suffers from mental illness at any given time
and on the California Department of Mental Health standard that one to two percent of persons in the
general population suffer a serious mental illness (SMI). There are an estimated 4,958 who suffer from a
mental illness and an estimated 496 to 990 adults who suffer from serious and persistent mental illness in
Carlsbad, based on the City’s 1990 Census adult population of 49,576.
Among persons who suffer from serious and persistent mental illness, there is a substantial need for stable, decent housing. The lack of access to this basic need often leads to mentally ill persons being
homeless, near-homeless, or living in unstable and/or substandard housing situations. The County
Department of Health Services estimates that 10 percent of those persons suffering from a serious or
persistent mental illness are at risk of homelessness. For Carlsbad, of the estimated 496 persons
potentially suffering from a SMI, 50 are at risk of becoming homeless and in need of supportive housing.
The major barrier to stable, decent housing for the seriously mentally ill is the availability of affordable
housing. A substantial majority of persons in this population depend solely on Social Security Insurance payments for rental costs. Relative to their income, few persons in this population can afford rental
housing on the open market. Of those persons living in the urban San Diego County area who are being
served by San Diego Mental Health Services (SDMHS), nearly all of the clients have annual incomes considered to be at 30 percent or less of the San Diego County median income and are considered of
extremely low-income.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 47
- -
(5) Persons with Alcohol or Other Drug Addictions
Alcohol/other drug abuse is defined as excessive and impairing use of alcohol or other drugs, including
addiction. The National Institute on Alcohol Abuse and Alcoholism estimates that 14-16% of the adult
male population and 6% of adult women moderately or severely abuse alcohol. Abusers of alcohol/other
drug abuse have special housing needs during treatment and recovery. Group quarters typically provide
appropriate settings for treatment and recovery. Affordable housing rental units provide housing during
transition to a responsible lifestyle.
(6) Persons with HIV Infection and with AIDS
According to statistics provided by the AIDS Epidemiology Unit of the San Diego County Health and
Human Services Agency, there have been 113 reported cases of AIDS cumulatively through December
3 1, 1999. The County has a recorded a case-fatality rate of approximately 44 percent in Carlsbad,
leaving approximately 66 persons currently living in the City with AIDS. The number of persons with
the HIV infection is based on the estimate that there are six times as many persons infected with HIV
than have actually contracted AIDS.
Research by the Offke of AIDS Coordination shows that 66 percent of those with AIDS and 11 percent
of those with HIV have a need for affordable housing assistance (see Table 21).
Table 21: Estimated Persons with AIDS and HIV Infection
in Need of Housing Assistance
ate Independent
Source: County of San Diego Office of AIDS Coordination
As shown above in Table 21, those with AIDS or Hni infection have a great desire and need (47 percent)
for long-term independent housing. Assistance for long term independent housing includes rent
subsidies, subsidized units, and adult foster care. There is also a significant desire and need for
congregate housing (14 percent for those with AIDS). Congregate housing includes housing for those
who are able to live independently, but do not wish to live alone, and housing for those who require supportive services and supervision.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 48
r..
Short term shelter or transitional housing is the least needed or desired form of housing assistance. Of
those persons with AIDS and HIV and in need of housing assistance, only 7 percent have a need for this
type of housing.
C. Available Resources
The purpose of this section is educational and will assist interested citizens and other interested parties to
understand the resources that are available to assist in housing and supportive service needs. Table 22
lists available resources by program with a description of eligible activities for each program. It is
expected that the provision of housing assistance and supportive services will occur as a public/private
partnership with proviate entities, non-profit organizations, or other public agencies assuming the role of primary provider of affordable housing or supportive services. Therefore, the City of Carlsbad will
generally support applications from eligible non-profits and other entities for all programs and resources
listed as available for acquisition, rehabilitation, new construction, home buyer assistance, rental
assistaance, homeless assistance, and homeless preventtion activities. However, if the City determines
that it will be the primary provider of housing assistance or supporive services, the City will take the lead
and apply directly for funding.
In the production of affordable housing, the City of Carlsbad cannot rely on a single source of funding.
To be successful in our efforts, affordable housing must be produced through the utilization of a number
of different funding sources. These sources include, but are not limited to, Community Reinvestment
funds (financial institutions), non-profit partnerships, private developer partnerships, tax-exempt
financing, tax credits, federal Community Development Block Grant funds, federal Section 8 Rental
Assistance funds, Redevelopment Housing Set-Aside funds. The City of Carlsbad will use these and/or
other sources of funding to assist other non-profit organizations and other private entities in the
construction of affordable housing and development of related services, depending on the opportunities
and constraints of each particular project.
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 49
h
Table 22
Public and Private Resources Available for
Housing and Community Development Activities
PROGRAMNAME DESCRIPTION
la. Federal Proarams - Formula/Entitlement
ELIGIBLE ACTIVITIES
HOME Flexible grant program awarded l New Construction to the City as part of a county . Acquisition consortium on a formula basis . Rehabilitation for housing activities. . Home Buyer Assistance . Rental Assistance
Community Development Grants awarded to the City on a Block Grant formula basis for housing and l Acquisition . Rehabilitation community development . Home Buyer Assistance activities. . Economic Development . Homeless Assistance . Public Services
Federal Emergency Grants to City as a CDBG . Shelter Voucher Management Agency entitlement jurisdiction to . Food Voucher Homeless Grants provide emergency homeless l Transportation services. City contributes its l Utility allocation to County’s FEMA . Emergency Rent and Homeless Program. Mottgaqe Payment
lb. Federal Proarams - Competitive
Supportive Housing Grants to improve quality of . Homeless Assistance Grant existing shelters and transitional (Acquisition, New housing; increase shelters and Construction, Rehabilitation, transitional housing facilities for Conversion, Support Services) the homeless.
Section 8 Rental Assistance Program
Rental assistance payments to . Rental Assistance owners of private market rate units on behalf of very low income tenants (administered by the County).
Section 202
Section 811
Grants to non-profit developers l Acquisition of supportive housing for the l Rehabilitation elderly. . New Construction . Rental Assistance . Support Services
Grants to non-profit developers l Acquisition of supportive housing for persons l Rehabilitation with disabilities, including group l New Construction homes, independent living . Rental Assistance facilities and intermediate care facilities.
Section 108 Loan Provides loan guarantee to CDBG l Acquisition entitlement jurisdictions for . Rehabilitation pursuing large capital l Home Buyer Assistance improvement or other projects. l Economic Development The jurisdictions must pledge its l Homeless Assistance future CDBG allocations for . Public Services repayment of the loan. Maximum loan amount can be up to five times the entitlement jurisdiction’s most recent approved annual allocation. Maximum loan term is 20 years.
City of Carlsbad - Consolidated Stratepy & Plan
Section I. Community Profile Page 50
l
PROGRAM NAME
2. State Programs
DESCRIPTION ELIGIBLE ACTIVITIES
Proposition 1A Proposition 1A includes .
provisions to establish a Downpayment Assistance . Rental Assistance Downpayment Assistance Program and a Rent Assistance Program using school fees collected from affordable housing projects. Potential buyers or tenants of affordable housing projects are eligible to receive assistance in the form of downpayment assistance or rent subsidies from the State at amounts equivalent to the school fees paid by the affordable housing developer for that project in question.
Emergency Shelter Program
This is a new program and the State has yet to define the program structure and implementation strategy.
Grants awarded to non-profit l Support Services organizations for shelter support services.
Mobile Home Park Conversion Program (M Prop).
California Housing Finance Agency (CHFA) Multiple Rental Housing Programs.
California Housing Finance Agency Home Mortgage Purchase Program
Funds awarded to mobilehome l Acquisition park tenant organizations to l Rehabilitation convert mobile-home parks to resident ownership.
Below market rate financing . New Construction offered to builders and . Rehabilitation developers of multiple-family and l Acquisition of Properties from elderly rental housing. Tax 20 to 150 units exempt bonds provide below- market mortgaqe money.
CHFA sells tax-exempt bonds to l Home Buyer Assistance make below market loans to first time homebuyers. Program operates through participating lenders who originate loans for CHFA purchase.
Mortgage Credit Certificate Program Income tax credits available to first-time homebuyers for the purchase of new or existing single-family housing. Local agencies (County) make certificates available.
l Home Buyer Assistance
Low Income Housing Tax Tax credits available to . New Construction Credit (LIHTC) individuals and corporations that l Rehabilitation invest in low income rental . Acquisition housing. Tax credits sold to car orations and people with hig f: tax liability, and proceeds are used to create housing.
California Housing Low interest loans for the . Rehabilitation Rehabilitation Program - rehabilitation of substandard . Repair of Code Owner Component (CHRP-0) homes owned and occupied by Violations,Accessibility lower-income households. City Improvements, Room and non-profits sponsor housing Additions, General Property rehabilitation projects. Improvements
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 51
h
PRGGRAMNAME DESCRIPTION ELIGIBLE ACTIVITIES
3. Local Proarams
Carlsbad Redevelopment 20 percent of Agency funds are l Acquisition Agency. set aside for affordable housing l Rehabilitation activities qoverned by state law. l New Construction
Federal National Mortgage Association (Fannie Mae)
Savings Association Mortgage Company Inc. (SAMCO)
California Community Reinvestment Corporation (CCRC)
4. Private Resources/Financing Programs
Federal Home Loan Bank Affordable Housing Program
Loan applicants apply to participating lenders for the following programs: . Fixed rate mortgages issued by private mortgage insurers. - -
. Mortgages which fund the ourchase and rehabilitation of a home.
. Low Down-Payment Mortgages for Single-Family Homes in underserved low- income and minoritv communities. .
Pooling process to fund loans for affordable ownership and rental housing projects. Non-profit and for profit developers contact member institutions.
Non-profit mortgage banking consortium designed to provide long term debt financing for affordable multi-family rental housing. Non-profit and for profit developers contact member banks.
Direct Subsidies to non-profit and for-profit developers and public agencies for affordable low income ownership and rental oroiects.
. Home Buyer Assistance
. Home Buyer Assistance . Rehabilitation
. Home Buyer Assistance
. New Construction of single family and multiple family rentals, cooperatives, self help housing, homeless shelters, and group homes for the disabled.
. New Construction . Rehabilitation . Acquisition
. New Construction
City of Carlsbad - Consolidated Strategy & Plan
Section I. Community Profile Page 52
.
SECTION II. FIVE YEAR STRATEGIC PLAN
This section states the City of Carlsbad’s general plans and priorities to be pursued over the five year
period (2000-2005) of the Consolidated Plan. The five year strategic plan describes the City of
Carlsbad’s action plan for addressing imbalances between its needs for housing assistance and its
affordable housing, suppo-rtive housing and supportive services inventory, as well as non-housing
community development needs and resources. Carlsbad’s priorities for providing assistance and the
strategies developed to satisfy the housing and non-housing community development needs of its
residents is based upon the availability of funding and the overall analysis of the City’s housing needs,
market and inventory conditions, as described earlier in Sections 1.a and 1.b and discussed in greater
detail below.
A. Summary of Five-Year Strategy
1. Priorities for Providing Housing Assistance
In establishing its priorities for providing affordable housing, the City of Carlsbad has considered the
need for housing assistance among all subgroups of low and very low-income persons, homeless persons and non-homeless persons with special needs. The priorities emerged from many considerations, among
them the City’s analysis of its housing stock and market conditions, its analysis of the relative housing needs of its low and very low-income families and its assessment of the resources likely to be available
over the five year period (2000-2005) of this Consolidated Plan.
The various subpopulations of very low and low-income groups, homeless persons, and non-homeless
persons with special needs have been assigned priority numbers which reflect the City of Carlsbad’s
general assessment of its overall priorities for the next five years and the focus of its investment strategy
(see Table 23). Each category of residents is assigned a High, Medium, or Low priority. This priority
assessment will serve as a guide only. The City will consider any project or program providing housing
assistance to very low and low-income households, homeless persons, or non-homeless persons with
special needs irrespective of the priority level assigned to the particular category of residents as long as
funding sources are available. However, in the event that funding sources are limited and projects or
programs are competing for the same funding source, consideration will be given to the project or
program providing housing assistance to the highest priority group.
It is the general policy of the City of Carlsbad to assist very low-income residents as a high priority
through the use of available Federal, State and local resources due to the ability of the market to provide
more easily affordable housing opportunities for low-income households and the availability of specific
resources for homeless persons and those with special needs. It is very low-income households who
have a difficult time obtaining and maintaining affordable housing because of their lack of significant
financial resources and the small supply of housing that is affordable to households at this income level.
In accordance with state law, a very low-income household is one whose gross household income does
not exceed 50 percent of the median income for San Diego County, which for 1999 is $52,500 for a
family of four. A low-income household is one whose gross household income is between 50 and 80 percent of the median income for San Diego County. Lower-income households are households whose
gross household income does not exceed 80 percent of the median income for San Diego County and is
inclusive of very low and low-income households.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 1
-
Consistent with the City’s “Village Redevelopment Project Area Housing Strategy and Proposed Use of
Low and Moderate-Income Housing Funds”, it is also the general policy of the City of Carlsbad to assist
large related households and renter households as a first priority as the focus of the City’s investment
strategy. Large related households are given the highest priority because of the significant shortage of three or more bedroom units affordable to lower-income households.
Lower-Income renter households (0 to 80% of the Median Family Income for the area) are also given a
high priority because of the great majority, 61 percent, of the lower-income households who rent their
home rather than own their home. Therefore, existing home owners and first-time home buyers are given a medium priority in relation to renter households. Of lower-income renters, small related
households are given a medium priority and elderly households are given the lowest priority. Small related renter households comprise a more significant percentage (34 percent) of the total lower-income
renter population than elderly households (23.5 percent).
2. Strategies to Meet Identified Housing Needs
The City has considered not only who among the various categories of lower-income households are
most in need of housing assistance but also which of the general assistance strategies outlined below will
best meet the housing needs of the identified households. While an analysis of Carlsbad’s needs for
housing assistance and its affordable housing, supportive housing and supportive services inventory, as
described earlier in Sections 1.a and 1.b and discussed in greater detail later in this Section, may allude to
other strategies being pursued, it is the general policy of the City of Carlsbad to encourage the
construction or creation of new affordable housing units.
The construction or creation of new housing units is considered the primary strategy due to State
regulations requiring the City to demonstrate progress towards meeting its lower-income households’
need for new housing units, as identified by the Regional Housing Needs Statement and SANDAG’s
regional fair share objective. The Regional Housing Needs Statement and SANDAG’s regional fair share
objective was discussed earlier in Section 1.b. 1 .viii of this Consolidated Plan.
The Regional Housing Needs Statement indicates that within the City of Carlsbad 2,361 new housing units over the 1999 to 2004 five year period for lower-income households will need to be provided. The
City has committed to providing a total of at least 629 units of new housing affordable to lower-income households.
The City of Carlsbad does not intend to be the primary provider of affordable housing, supportive
housing, homeless shelters, or supportive services. It is expected that the provision of housing assistance
and supportive services will occur as a public/private partnership with private entities, non-profit
organizations, or other public agencies assuming the role of primary provider of affordable housing or
supportive services with some financial assistance from the City. However, the City will continue to
implement housing assistance programs where the City has expertise or such programs have already been
established, such as rental assistance.
Where appropriate and consistent with federal regulations for the Community Development Block Grant Program and State regulations for the use of Redevelopment Tax Increment funds, these financing sources will be used to help private entities, non-profit organizations, or other public agencies create
City of Carlsbad - Consolidated Stratepy & Plan
Section II: Five-Year Strategic Plan Page 2
additional housing units for low and very low-income households through 1) new housing production, 2)
substantial and moderate rehabilitation, 3) provide rental assistance programs, 4) home buyer assistance
programs, and/or 5) acquisition of property. The City will also fund public service agencies which
provide programs related to and supporting physical community revitalization, housing development
activities, and/or support facilities and services.
Outlined below are the general strategies to be financed by the City of Carlsbad during the next five
years in an effort to ass&t in the provision of affordable housing for low and very low-income
households. The specific programs to implement these strategies is discussed later in Section 11.~.
1) Develop new construction of affordable housing “New construction” refers to the acquisition of land and the development of housing
units, either single family or multi-family.
2) Acquisition of facilities/housing units.
“Acquisition of facilities/housing units” refers to City participation with other private
entities and non-profit organizations in the acquisition of existing housing units, such as
apartments, condominiums or townhomes, or other buildings suitable for temporary shelter. The units purchased would provide affordable housing for moderate, low and
very low-income households (with particular emphasis on low and very low-income
households).
3) Provide moderate or substantial rehabilitation.
“Moderate Rehabilitation” means rehabilitation involving a minimum expenditure of
$1,000 per unit to upgrade substandard units to a decent, safe and sanitary condition in
compliance with the Housing Quality Standards, or other standards acceptable to the
U.S. Department of Housing and Urban Development. “Substantial rehabilitation” refers
to the improvement of a property (housing units) in accordance with Section 8 Housing
Quality Standards. The City will complete substantial rehabilitation when necessary to provide housing to low and very low-income households that is decent, safe, sanitary and
affordable.
4) Provide rental assistance.
“Rental assistance” may mean providing a tenant with financial assistance (tenant-based)
a restricting the rent of a given rental unit to no more than 30 percent of gross income
(project-based).
5) Provide home buyer assistance.
A “home buyer assistance” program may include counseling on various topics such as 1)
family budget planning, 2) the home purchase market and 3) methods of financing a home. Also, the program may include various forms of financial assistance, perhaps in
the form of interest subsidies.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 3
6) Provide support facilities and services.
“Support facilities and services” are defined as those facilities/services which either
assist residents to obtain/maintain affordable housing in Carlsbad and/or provide
temporary shelter for the homeless, near homeless and/or migrant farm workers.
The City considers that the strategies outlined above will best meet the housing needs of the identified category of residents. The City will consider any strategy for providing housing assistance to very low
and low-income households, homeless persons, or non-homeless persons with special needs, as long as funding sources are available. The strategy to be pursued or encouraged by the City will be generally
determined by the availability of funding.
3. Strategies to Meet Economic Development Needs
The Carlsbad City Council adopted a five-year Economic Development Strategic Plan in 1996 to help
formulate policies for organizing and promoting economic development and business growth in
Carlsbad. The Plan has been successful in helping to bring numerous companies to the City and
allowing other Carlsbad based businesses to expand their operations. Staff is exploring alternative
methods for utilizing Community Development Block Grant funds to help in economic development
efforts while assisting lower income households.
Economic Development Programs utilizing Community Development Block Grant funds will be developed which may include one or more of the following types of projects:
1. Job Creation Programs - Funds may be provided to companies for each new job they create for low
income residents of Carlsbad.
2. Acquisition, construction, rehabilitation or installation of commercial or industrial structures.
3. Partnership program with private sector to provide loans and/or grants to lower income residents to
start new businesses after successfully completing Small Business Association sponsored or other
appropriate business education programs.
4. Job Training - Funds may be used to provide training for low income residents through Small
business Association educational programs or other educational institutions.
5. Job Placement - Funds may be provided for organizations to help lower income residents obtain
employment.
6. Microenterprise Program - Loan and/or grant program for lower income residents to start new
businesses which will employ up to 4 low income residents. (Those participating in the program
would be required to show that they have completed Small Business Association sponsored educational program or other appropriate educational program to be eligible for loans or grants.)
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 4
Table 23: Priorities for Assistance S-Year Plan
Priority Need Level ESI-IMATED ESITMATJZD
PRIoKI’Y HOUSING NEEDS High. Medium. Low. No Such Need UNITS DOLLARS NEEDED
(households) ; 31-50% ; TO ADDREX
O-30 % 51-80%
Cost Burden > 30% H ; H ; M 114 413,000
Cost Burden > 50% H ; H i M 627 4,200,000
Small
Physical Defects L ; L ; L. 76 450,ooo
Overcrowded L f M ! M 10 36,000
Cost Burden > 30% H ; H / M 7 25,000
Cost Burden > 50% H ; H ; M 291 1,900,000
Renter Large
Physical Defects L ; L ; L 1 1
Overcrowded M ; H ; H’ 7 25,000
Cost Burden > 30% H / H ; L 19 122,000
Cost Burden > 50% H ; H ; M 93 598,000
Elderly
Physical Defects L i L ; L 1 1
Overcrowded L ; L i L 1 1
Cost Burden > 30% M ; M ; M 56 94 1,000 ,
Owner
DOLLARS NEEDED
TO ADDRESS
Emergency Shelters Pcrrom wl SpsJ NC&
TransitIonal Shelters
Permanent Supportive Housing Personr vi Specml Needs
Permanent Housing Fantiles lrdw~duals Persons w/ Sp~eul Needs
M H L
-
PRIORITY COMMUNITY DEVELOPMENT Priority Need Level -TED
NEEDS High. Medium. Low, No Such Need DOLLARS NEEDED
TO ADDRESS
PUBLIC FACILITY NEEDS
Senior Centcrs
Youth Centers
Neighborhood Facilities
Child Care Centen
Parks and/or Recreation Facilities
Health Facilities
Parking Facilities
Other Public Facilities
IX’FMSl-RUCTlJRE IMPROVEMENT
L 0
L 350,000
L 0
L 0
L 20,000
L 0
L 0
N 0
Solid Waste Disposal Improvements
Flood Drain Improvements
Water Improvements
Street Improvements
Sidewalk Improvements
. Sewer Improvements
Asbestos Removal
Other Infrastructure Improvement Needs
PUBLIC SERVICE NEEDS
L 0
L 0
L 0
L 0
L 100,000
L 0
L 0
L 0
Senior Services H 315,000
Handicapped Services L 0
Youth Services H 300,000
Transpottadon Services L 0
Substance Abuse Services L 0
Employment Training M 75,ooo
Crime Awareness L 0
Fair Housing Counseling M 20,ooo
Tenant/Landlord Counseling L 22,500
Child Care Services ‘L 0
Health Services . M’ 0
Other Public Service Needs N 0 Y c
PRIORITY COMMUNITY DEVELOPMENT Priority Need Level ESl-IMATED
NEEDS High, Medium. Low, No Such Need DOLLARS FiEEDED
TO ADDRESS
I
ACCESSBILrrY NEEDS
Accessibility Needs
HISTORIC PRESERVATION NEEDS
M 367,000
Residential Historic Preservation Needs L 0
Non-Residential Historic Preservation Needs
ECONOWC DEVELOPMEFQ NEEDS
L 0
Commercial-Industrial Rehabilitation
Commercial-Lndusuial Infrastructure
L 0
L 0
Other Commercial-Industrial Improvements
Micro-Business
Other Businesses
Technical Assistance
Other Economic Development Needs
N 0
L 0
L 0
L 0
N 0
II OTHER COMMUT%ITY DEVELOP>lE?rT NEEDS I
Energy Efficiency Improvements
Lead Based Paint/Hazards
L 0
L 0
II Code Enforcement I L I 0 II
Planning M 0
II ,TOTAL DOLLARS NEEDED TO ADDRESS NEED: $16,381,000 11
Is. Priority Analysis for Housing Needs
Below is the narrative analysis of Consolidated Plan Table 23Priorities for Assistance. These sections
discuss each category of residents to be assisted in the following format. First, the section states the category of residents to be assisted and the assigned priority. An analysis will follow discussing how the size, distribution, condition, and cost of Carlsbad’s housing inventory matches up with the severity of
needs and types of housing problems being experienced, as previously discussed in Sections 1.a and 1.b.
This analysis provides the basis for establishing the priority. For each category of residents assigned a
priority, a specific objective is given for how the City hopes to meet the housing needs of these residents.
Objectives were developed based on the Affordable Housing Goals identified in the San Diego Association of Government’s 1999 Regional Housing Needs Statement and may be adjusted based on
future Needs Statements or availability of resources to meet affordable housing needs.
1. Priority High: Very Low-Income (0 to 50% MFI) Non-Elderly, Large
Family Renter Households
Objective: Assist 63 Households.
According to the 1990 Census, there are approximately 179 large related renter households within this
very low-income category in the City of Carlsbad. Large related households represent an estimated 10
percent of the very low-income (0 to 30% MFI) renter households. In addition, large related households
are least likely to have incomes below 50 percent of median than any of the other household types, such
as elderly or small related households.
Relatively the same percentage of large related very low-income households face some type of housing
problem as the other household types for this income range but are the least likely of all household types
to have severe housing cost burden problems. It is estimated that 94 percent (169 households) of the
large related households have housing problems and that 87 percent (155 households) pay more than 30
percent of their income towards housing rents. However, only 53 percent of the 155 households paying
more than 30 percent of their income for rents are paying more than 50 percent.
The high cost of housing has a particularly severe impact on very low-income families who are left,
following rent payment, with little disposable income to cover vital daily living expenses. In addition,
the great majority of very low-income households are paying more than 50 percent of their income
towards housing costs and are more likely to face these severe cost burdens regarding rent than low-
income households. A sudden loss of employment would very likely pose a homeless situation on these
households.
An analysis of the housing stock and market conditions shows that there is a need for four or more bedroom units, which would adequately house large related households of five or more persons (see
Table 24). In comparing the affordability of occupied and vacant units, there is an even greater shortage
of dwelling units affordable to very low-income households. As shown in Tables 27 and 28, only 5
percent of the occupied three or more bedroom units and none of the three or more bedroom units
available for rent are offered at rents affordable to very low-income (0 to 50% MFI) households.
The 1990 Census also shows that 85.3 percent of these very low-income households live in overcrowded
conditions. The percentage of large related very low-income households living in overcrowded conditions suggests that many households may be living in units that are smaller in size than what would
be appropriate, such as a three or more bedroom unit. They may be living in smaller units because smaller sized units are affordable to them while larger units are not affordable. It can be assumed that larger units unaffordable to very low-income households are being occupied by higher income
households, who may be smaller in household size and prefer larger homes.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 8
The relatively small percentage of very low-income households who are categorized as large related
households, the risk of homelessness due to mismatches between housing rents and ability to pay, and significant instances of overcrowding lead to assigning a High priority to large related households in the
0 to 50 percent income category.
2. Priority High : Very Low-Income (0 to 50% MFI) Non-Elderly, Small
Family Renter Households
Objective: Assist 63 Households
The 19990 Census reports that there are 631 very low-income, small family (2-4 persons), renter
households in Carlsbad. Small related households represent 34 percent of the total number of very low- income renter households. In addition, small related households are more unlikely to have incomes
below 30 percent of median and between 31 to 50 percent of median than any of the other household
types, except for “all other” households.
Small related households are just as likely to face some type of housing problem in comparison ,to the
other household types and are experiencing relatively the same housing cost burden problems. It is
estimated that 90 percent of these small related households have housing problems, 85 percent pay more
than 30 percent of their income towards housing rents. Of those paying more than 30 percent of their
income towards housing rents, 83 percent are actually paying more than 50 percent.
The high cost of housing has a particularly severe impact on very low-income families who, following
rent payment, are left with little disposable income to cover such vital daily living expenses as food,
clothing, transportation, and health care. In addition, the great majority of very low-income households
are paying more than 50 percent of their income towards housing costs and are more likely to face these
severe cost burdens regarding rent than low-income households. A sudden loss of employment would
very likely pose a homeless situation on these households.
When examining the housing stock’s ability to house such households, an analysis of the housing stock
and market conditions shows that there is a significant number of two-bedroom units available to
adequately house small related households of two to four persons but not enough one-bedroom units
would be available (see Table 24). In comparing the affordability of occupied and vacant units, there is a
severe shortage of dwelling units of any size affordable to very low-income households. As shown in
Tables 27 and 28, only 3 percent of the occupied two bedroom units and none of the two bedroom units
available for rent are offered at rents affordable to very low-income (0 to 50% MFI) households.
The relatively large percentage of very low-income households who are categorized as small related
households and the threat of homelessness due to great mismatches between housing rents and ability to
pay, lead to assigning a High priority to small related households in the 0 to 50 percent income category.
3. Priority High: All Other Very Low-Income (0 to 50% MFI) Renter
Households
Objective: Assist 60 Households
The 1990 Census shows that the& are approximately 479 very low-income renter households comprised of non-elderly single persons or groups of unrelated individuals in Carlsbad that earn between 0 to 50
percent of the median family income. These households represent 25 percent of the total number of very low-income renter households. However, only a small percentage of the total “all other” households have
incomes below 50 percent of median.
In comparison to the other household types within this income group, “all other” very low-income (0 to
30% MFI) households are just as likely to face some type of housing problem and are experiencing relatively the same housing cost burden problems. It is estimated that 84 percent of these households
have housing problems. Furthermore, 81 percent pay more than 30 percent of their income towards housing rents, of which, 97 percent actually pay more than 50 percent of their income for rents.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 9
The high cost of housing has a particularly severe impact .on very low-income families who are left,
following rent payment, with little disposable income to cover vital daily living expenses. In addition,
the great majority of very low-income households are paying more than 50 percent of their income
towards housing costs and are more likely to face these severe housing cost burdens than low-income
households. A sudden loss of employment would very likely pose a homeless situation on these
households.
When examining the housing stock’s ability to house such households, an analysis of the City’s housing
stock and market conditions shows that efficiency or one-bedroom units typically needed by these small households are greatly lacking in relation to the number of households needing this unit size (see Table
24). According to Table 28, of the 178 efficiency or one-bedroom units available for rent, only 7 units are affordable to persons with an income below 50 percent of the median.
The relatively large percentage of very low-income households who are categorized as non-elderly single
persons or groups of unrelated individuals, the risk of homelessness due to mismatches between housing
rents and ability to pay, and the high demand and small supply of efficiency and one:bedroom units lead
to assigning a High priority to “all other” households in the 0 to 50 percent income category.
4. Priority High: Very Low-Income (0 to 50% MFI) Elderly Renter
Households Objective: Assist 62 Households
The 1990 Census shows that there are approximately 284 very low-income (0 to 30 percent MFI) and
306 very low-income (31 to 50 percent MFI) elderly renter households in Carlsbad. This represents 31
percent of the total number of very low-income renter households, relatively the same percentage as
small related households and all other households. In addition, elderly households are more likely to
have incomes below 30 percent of median and between 3 1 to 50 percent of median than any of the other
household types.
In comparison to the other household types within this income group, elderly households are just as
likely to face some type of housing problem and are experiencing relatively the same housing cost
burden problems. It is estimated that 96 percent of these elderly households have housing problems, 82
percent pay more than 30 percent of their income towards housing rents. Of those paying more than 30
percent of their income for housing costs, 83 percent actually pay more than 50 percent.
The high cost of housing has a particularly severe impact on very low-income elderly families who,
following rent payment, are left with little disposable income to cover such vital daily living expenses as food, clothing, transportation, and health care. In addition, the great majority of very low-income elderly
households are paying more than 50 percent of their income towards housing costs and are more likely to
face these severe cost burdens regarding rent than low-income households. A sudden loss of
employment would very likely pose a homeless situation on these households.
When examining the housing stock’s ability to house such households, an analysis of the housing stock
and market conditions shows that efficiency or one-bedroom units typically needed by these small
elderly households are greatly lacking in the City of Carlsbad in relation to the number of 1 and 2 person
households needing this unit size (see Table 24). According to Table 28, of the 178 efficiency or one-
bedroom units available for rent, only 7 units are affordable to persons with incomes below 50 percent of the median.
The relatively large percentage of elderly households within the very low-income range versus other
income ranges, the relatively large percentage of very low-income households who are elderly, the risk of homelessness due to great mismatches between housing rents and ability to pay, and the high demand
and small supply of efficiency and one-bedroom units lead to assigning a High priority to elderly
households in the 0 to 50 percent of MFI income category.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 10
5. Priority Medium: Existing Very Low-Incorn; (0 to 50% MFI) Home Owner
Objective: Assist 10 Households
The 1990 Census shows that there are approximately 1 ,172 very low-income households in Carlsbad
who own their home. Home owners represent 38 percent of the 3,051 total number of very low-income
households. A small percentage (7 percent) of all home owners have incomes below 50 percent of
median. In comparison to households in other income categories, very low-income households are most
likely to face some type of housing problem or cost burden problem.
The relatively large percentage of very low-income households who are home owners and the risk of
homelessness due to a mismatch between housing costs and ability’ to pay but the relatively small percentage of owner households who are of very low-income leads to the assignment of a Medium
priority for existing home owners in the 0 to 50 percent income category.
6. Priority Low: First Time Very Low-Income (0 to 50% MFI) Home Buyers
Objective: None (Households in this category are realistically unable to
generate downpayments and closing costs for the purchase of homes in
Carlsbad.)
The 1990 Census shows that there are approximately 1,879 very low-income households in Carlsbad
who are currently renting a dwelling unit and could perhaps buy a home. This represents 62 percent of
the 3,05 1 total number of very low-income households.
Of the 1,879 very low-income renter households, 1,560 households (83 percent) are experiencing a cost
burden of paying more than 30 percent of their income towards housing. Most of these households (85
percent) are actually paying more than 50 percent of their income for housing. Very low-income
households are more likely than households in other income categories to pay more than 50 percent of
their income for housing costs.
With so many of the potential very low-income home owners paying more than half their income for
housing costs, households in this income category are realistically unable to come up with the required downpayment and closing costs associated with the purchase of a home and many do not have sufficient
incomes to purchase a home. Therefore, a Low priority is assigned to first-time home buyers in the 0 to
50 percent income category.
7. Priority Medium: Low-Income (51-80% MFI) Non-Elderly, Large Related
Renter Households
Objective: Assist 143 Households
The 1990 Census reports that there are approximately 247 large related renter households within the low- income category in the City of Carlsbad. Large related households represent an estimated 14 percent of
the low-income renter households. The percentage of low-income households who are large related households is comparable to the percentage of low-income households who are elderly but less than the
percentage who are characterized as small related or “all other”. In addition, a significant percentage of all large related households (3 1 percent) have incomes between 5 1 and 80 percent of median.
Relatively the same percentage of large related low-income households face some type of housing
problem as the other household types for this income range but are the least likely of all household types
to have housing cost burden problems. Incidences of housing cost burden problems are significantly
lower for large related households within this income group. Lt is estimated that 91 percent of the large
related households have housing problems and that only 28 percent (71 households) pay more than 30
percent of their income towards housing rents. Of those paying more than 30 percent, 42 percent of the
households are paying more than 50 percent of their income for housing rent.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 11
Low-income large related households do not experience as great a cost burden of paying more than 50
percent of their income towards housing rents than their very low-income counterparts. In addition, low-
income households have more disposable income remaining after covering the cost housing than do
households earning 50 percent or less of median income. Therefore, due to the anticipated lack of
adequate funds, very low-income households are given priority over low-income households.
When examining the housing stock’s ability to house such households, an analysis of the City’s housing
stock and market conditions shows that there is a need for four or more bedroom units, which would adequately house large related households of five or more persons (see Table 24). In comparing the
affordability of occupied and vacant units, there is a severe shortage of dwelling units affordable to low- income households. As shown in Tables 27 and 28, only 8 percent of the occupied three or more
bedroom units and 26 percent of the three or more bedroom units available for rent are offered at rents
affordable to households with an income between 0 to 80 percent of the median.
The 1990 Census also shows that 78 percent of these low-income households live in overcrowded
conditions. The great percentage of large related low-income households living in overcrowded
conditions suggests that many households may be living in units that are smaller in size than what would be appropriate, a three or more bedroom unit. They may be living in smaller units because smaller sized
units are affordable to them while larger units are not affordable. It can be assumed that larger units unaffordable to low-income households are being occupied by higher income households, who may be
smaller in household size and prefer larger homes.
The relatively significant percentage of low-income households who are categorized as large related
households, the mismatches between housing rents and ability to pay, and priority given to very low-
income households over low-income households lead to assigning a Medium priority to large related
households in the 3 1 to 50 percent income category.
8. Priority Medium: Low-Income (51430% MFI) Non-Elderly, Small Family
Renter Households
Objective: Assist 52 Households
According to the 1990 Census, there are 601 low-income, small family (2-4 persons), renter households
in Carlsbad. Small related households represent 34 percent of the total number of low-income renter
households. In addition, small related households are the least likely of all the other household types to
have incomes between 5 1 to 80 percent of median,
Small related households are just as likely to face some type of housing problem as other household
types with the exception of large related households and are experiencing relatively the same housing
cost burden problems. It is estimated that 90 percent of these small related households have housing
problems and 81 percent of the households pay more than 30 percent of their income towards housing
rents. Of those paying more than 30 percent of their income towards housing rents, 39 percent are
actually paying more than 50 percent.
Low-income small related households do not experience as great a cost burden of paying more than 50 percent of their income towards housing rents than their very low-income counterparts. In addition, low-
income households have more disposable income remaining after covering the cost housing than do
households earning 50 percent or less of median income. Therefore, due to the anticipated lack of
adequate funds, very low-income households are given priority over low-income households.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 12
When examining the housing stock’s ability to house such households, an analysis of the City’s housing
stock and market conditions shows that there is a significant number of two-bedroom units available to
adequately house small related households of two to four persons but not enough one-bedroom units
would be available (see Table 24). In comparing the affordability of occupied and vacant units, there is a
severe shortage of dwelling units of any size affordable to low-income households. As shown in Tables
27 and 28, only 3 1 percent of the occupied two-bedroom units and 29 percent of the 494 two-bedroom
units available for rent are offered at rents affordable to households earning between 0 to 80 percent of
the median.
The relatively large per&&age of low-income households who are categorised as small related
households, the mismatches between housing rents and ability to pay, and the priority of very low-
income over low-income households, lead to assigning a Medium priority to small related households in
the 5 1 to 80 percent income category.
9. Priority Medium: All Other Low-Income @l-80% MFI) Renter
Households
Objective: Assist 52 Households
The 1990 Census shows that there are approximately 663 low-income renter households containing non-
elderly single persons or groups of unrelated individuals in Carlsbad that earn between 51 to 80 percent
of the median family income. These households represent 37 percent of the total number of low-income
renter households, the largest household type within this income group. “All other” households are more likely to have incomes between 5 1 to 80 percent of median than incomes below 50 percent of median.
In comparison to the other household types with the exception of large related households, “all other”
low-income households are just as likely to face some type of housing problem or a housing cost burden
problem. It is estimated that 91 percent (606 households) have housing problems. Of the 591
households paying more than 30 percent of their income towards housing rents, 258 households pay
more than 50 percent.
Low-income “all other” households do not experience as great a cost burden of paying more than 50
percent of their income towards housing rents than their very low-income counterparts. In addition, low- income households have more disposable income remaining after covering the cost housing than do
households earning 50 percent or less of median income. Therefore, due to the anticipated lack of adequate funds, very low-income households are given priority over low-income households.
When examining the housing stock’s ability to house such households, an analysis of the City’s housing
stock and market conditions shows that efficiency or one-bedroom units typically needed by these small
households are greatly lacking in the City of Carlsbad in relation to the number of households needing
this unit size (see Table 24). According to Table 28, of the 178 efficiency or one-bedroom units
available for rent, only 36 percent of the units are affordable to persons with an income between 0 to 80
percent of the median.
The relatively large percentage of low-income households who are categorized as non-elderly single
persons or groups of unrelated individuals, the mismatches between housing rents and ability to pay, the
high demand and small supply of efficiency and one-bedroom units, and the priority given to very low-
income households over low-income households lead to assigning a Medium priority to “all other”
households in the 5 1 to 80 percent income category.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 13
-
10. Priority Medium: Low-Income (5140% MFI) Elderly Renter
Households Objective: Assist 52 Households
The 1990 Census shows that there are approximately 268 low-income elderly renter households in
Carlsbad. Elderly households represent 15 percent of the total number of low-income renter households,
relatively the same percentage as large related households but less than small related and “all other”
households.
In comparison to the other household types, with the exception of large related households, in the low-
income category, elderly households are just as likely to face some type of housing problem and are
experiencing relatively the same housing cost burden problems. While low-income elderly households
are just as likely to also experience some type of housing problem and housing cost burden as very low-
income elderly households also, very low-income elderly households experience a greater cost burden of paying more than 50 percent of their income towards housing rents than their low-income counterparts.
In addition, low-income elderly households have more disposable income remaining after covering the
cost housing than do households earning 50 percent or less of median income.
It is estimated that 81 percent of these elderly households have housing problems. All 217 elderly low-
income households experiencing a housing problem also pay more than 30 percent of their income
towards housing rents. However, only 38 percent of these 217 households pay more than 50 percent.
When examining the housing stock’s ability to house such households, an analysis of the City’s housing
stock and market conditions shows that efficiency or one-bedroom units typically needed by these small
elderly households are greatly lacking in relation to the number of 1 and 2 person households needing
this unit size (see Table 24). According to Table 28, of the 178 efficiency or one-bedroom units available for rent, only 64 units are affordable to persons with an income between 0 to 80 percent of the
median.
As discussed earlier in Section I.a.2, the City of Carlsbad has a Senior Housing ordinance that permits a
density bonus for senior citizens housing projects. This ordinance has proven to be successful in
encouraging the private sector to develop housing for senior citizens. There have been 229 units built for
senior citizens Carlsbad utilizing the residential density bonus allowed under the City’s Senior Housing
ordinance.
11. Priority Medium: Existing Low-Income (51430% MFI) Home Owner
Objective: Assist 10 Households
The 1990 Census shows that there are approximately 1,165 low-income households in Carlsbad who own
their home. Home owners represent 40 percent of the 2,944 total low-income households. A small
percentage (7 percent) of total home owners have incomes between 51 and 80 percent of median. Low-
income home owner are not as likely to face some type of housing problem or housing cost burden
problem as home owner households in other income categories. Of the low-income home owners, 41
percent pay more than 30 percent of their income towards housing costs and 21 percent pay more than 50
percent.
The relatively large percentage of low-income households who are home owners and the mismatch
between housing costs and ability to pay but the relatively small percentage of owner households who are of very low-income leads to the assignment of a Medium priority for existing home owners in the 5 1 to 80 percent income category.
City of Carlsbad - Consolidated Strategy & Plan
Section Iii Five-Year Strategic Plan Page 14
12. Priority Medium: First Tie Low-Income (51-80% MFI) Home Buyers
Objective: Assist 50 Households
The 1990 Census shows that there are approximately 1,779 low-income households in Carlsbad who are
currently renting a dwelling unit and could perhaps buy a home. Low-income renters represent 60
percent of the 2,944 total low-income households.
Of the 1,879 low-income renter households, 1,366 households (77 percent) are experiencing a cost burden of paying more than 30 percent of their income towards housing. Only 42 percent of the
households paying more than 30 percent of their income for housing are actually paying more than 50
percent.
While the majority of low-income households are experiencing a housing cost burden, there are a
significant number of households who are not and may have the financial resources to make the required
downpayment and closing costs associated with the purchase of a home. Low-income households are
better able to support the monthly housing expenses of home ownership than very low-income
households. Therefore, a Medium priority is assigned to first-time home buyers in the 51 to 80 percent
income category.
13. Priority Medium: Lower-Income (0 to 80 MFI) Homeless Persons and
Documented Migrant Farm workers and Day Laborers
Objective: Assist 2,000 Persons
Very low and low-income households have been combined for purposes of this discussion since it
provides no benefit to distinguish income groups among the homeless. According to the 1990 census, Carlsbad has approximately 941 homeless persons. The 1999 Regional Homeless Profile by the San
Diego Regional Task Force on the Homeless estimates that there are 725 homeless individuals in the
City.
Very few urban homeless have been sighted in Carlsbad. The Regional Task Force on the Homeless
believes that the majority of Carlsbad’s homeless population is rural and comprised of farm workers and
other day laborers. The majority (95%) of these are males living alone. However, families are beginning
to join them. They need safe and sanitary housing, which could be in a congregate living arrangement.
The facility and service needs of these homeless families and individuals are many and varied. Existing service agencies indicate that a growing need exists for limited-term shelter or transitional facilities for
homeless individuals and families.
As the homeless population is both a local as well as a regional issue and not confined to the boundaries
of one city in particular, the provision of facilities and services to meet the needs of the homeless
population should be meet by Carlsbad as well as the entire region. In addition, due to the regional
nature of homelessness, facilities and services should be located in areas that provide the most benefit
and greatest access for the homeless population, such as areas in proximity or with access to mass
transportation, employment centers, or social service providers.
The 1990 Census reports that homeless persons represent approximately 16 percent of the total lower-
income households in Carlsbad. The strategies and programs to provide housing assistance to lower-
income renters can also effectively meet the needs of lower-income homeless persons. In many instances, the homeless are dealing with many different needs, of which housing is only one. Before the
housing needs of the homeless can be meet, it is more appropriate to deal with other more immediate
needs such as food, clothing, and social services. Therefore, a Medium priority is assigned to lower- income homeless persons.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 15
14. Priority Low: Lower-Income (O-80% MFI) Homeless Persons With
Special Needs
Objective: None (Individuals in this category will be assisted in programs and activities for non-special needs homeless persons.)
Very low and low-income households have been combined for purposes of this discussion since it
provides no benefit to distinguish income groups among the homeless. The “homeless persons with
special needs” group includes a variety of individuals. It can include alcoholics, individuals with mental
illness, run-away youths, families in distress, drug abusers, and others whose circumstances have left
them homeless.
As discussed earlier in Section I.b.2, it is estimated that 33 percent of single homeless adults suffer from
severe and persistent mental illness. Evidence indicates that up to 50 percent of the homeless population
may be active substance abusers. The special needs of homeless mentally ill, alcohol and drug abusers,
victims of domestic violence and runaway/throwaway youths are group specific.
Furthermore, as the homeless population is a regional issue and not confined to the boundaries of one city in particular, the provision of facilities and services to meet the needs of the homeless population
must be meet by the entire region. Due to this regional nature of homelessness, facilities and services
should be located in areas that provide the most benefit and greatest access for the homeless population.
Lastly, Carlsbad’s homeless population has been characterized as a rural with farm workers and other day
laborers comprising the vast majority of this population. The presence of mental illnesses, alcohol and drug abusers, victims of domestic violence, AIDS or HIV positive, or youths are typically associated
with the urban homeless and not the rural homeless, such as in Carlsbad. Therefore, Low priority is
assigned to lower-income homeless persons with special needs.
15. Priority Medium: Lower-Income (O-80% MPI) “At-Risk” Households Objective: Assist 100 Households
The “at-risk” households are low-income families and individuals who, upon loss of employment, would
lose their housing and end up in shelters or homeless (on the street). Low-income families, especially those that earn less than 30 percent or less of the median income for San Diego County are especially at
risk of becoming homeless. These households generally are experiencing a cost burden of paying more
than 50% of their income for housing.
The at-risk population also includes individuals who are in imminent danger of residing in shelters or being unsheltered because they lack access to permanent housing and do not have adequate support
networks, such as a parental family or relatives whose homes they could temporarily reside. These individuals, especially those being released from penal, mental or substance abuse facilities, require
social services to assist them in making the transition back into society and remain off the streets.
16. Priority Low: Other Lower-Income (O-80% MFI) Households With Special Needs
Objective: Assist 15 Households
The “other households with special needs” category includes, but is not limited to non-homeless
households with persons who are frail elderly, mentally ill, developmentally disabled, physically
disabled, persons with an alcohol/drug addiction, AIDS or HIV infection victims, and families eligible to
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 16
participate in an economic self-sufficiency program. The City recognizes that there are other special
needs populations other than those specifically identified within this document, such as victims of
terminal illnesses other than AIDS, who may be in need of housing assistance. The City will consider the housing assistance needs of any special needs population which demonstrates a need for housing
assistance.
It is estimated that there are very few lower-income households with special needs in Carlsbad relative to the total number of lower-income households in need of housing assistance. The strategies and programs
to provide housing assistance to lower-income households in general can also effectively meet the needs
of lower-income persons Gth special needs. Supportive service and supportive housing needs are best
meet by social service agencies and other private organizations. Therefore, a Low priority is assigned to
lower-income persons with special needs.
Table 24: Need for Rental Housing by Bedroom Size
(Universe: Occupied rental housing units)
Number of
Bedrooms
(Unit Size)
Number of
Persons
(Household
Size)
Number of
Rental Units
by Size
Number of
Renter
Households
% of Total (Need) or
Renter Surplus of
Households Units
2,843
4.519
6,211
1,528
908
790
Studio to 1
2
1,441
634
l-‘OTAL
Source: 1990 U.S. Census
Table 25: Affordability of Occupied Rental Housing By Income Category
Number of
Households in
Income
Category
Number of Units
Affordable to
Income Category
(Need) or Surplus of
Affordable Units
Affordability of
Category
I 0-30%ofMI 206
241
3.658
Source: 1990 U.S. Census
City of Carlsbad - Consolidated Stratepv & Plan
Section II: Five-Year Strategic Plan Page 17
Table 26: Affordability of Occupied Dwelling Units By Unit Size and Tenure
3+ 11,019 28 0 95 1 91 1 .‘.
’ Subtotal - Owner 15,558 1172, 0 -225 1 353 2
24,995 ‘278 i ” IYOTAL All Units .. - 466 2 3,397 14
Source: 1990 U.S. Census
City of Carlsbad - Consolidated Strategy & Plan
Section !I: Five-Year Strategic Plan Page 18
3
Table 27: Affordability of Vacant Dwelling Units By Unit Size and Tenure
Housing
Tenure
Number
of
Bedrooms
(Unit
Size)
Total
Number
of
Units
Vacant
for
Rent
Vacant
for
Sale
Units Units Affordable Units Affordable
Affordable to O- to 31-50% of to 51-80% ofMF1
30% of MFI MFI
No. No. I. %
7 4 0 0 64 36
01 01 01 01 1431 29 I I I I I
0 0 0 0 12 8
0 0 0 0 0 0 *)^ .:-'. i -:: ,, ~: 0
.';j.' ..~S : .( .p ._ ',;,b.‘*-.. .:-, .:v .h'"m :‘ I.&.: j 0 ,'. ~ " :.'. '. - .o- -0 12 3 ‘. t : -$ yo. i ‘, :- $$j .,_ y,_” lg
Source: 1990 U.S. Census
Citv of Carlsbad - Consolidated Stratem & Plan
Section II: Five-Year Strategic Plan Page 19
Cl Specific Objectives to Meet Identified Housing Needs
The City of Carlsbad does not intend to be the primary provider of affordable housing, supportive
housing, homeless shelters, or supportive services. It is expected that the provision of housing assistance
and supportive services will occur as a public/private partnership with private entities, non-profit
organizations, or other public agencies assuming the role of primary provider of affordable housing or
supportive services with some financial assistance from the City. However, the City will continue to implement housing assistance programs where the City has expertise or such programs have already been
established, such as rental assistance.
The City’s available financing sources will be used to help private entities, non-profit organizations, or
other public agencies to expand affordable housing opportunities for low and very low-income
households through 1) new housing production, 2) acquisition of property, 3) substantial and moderate
rehabilitation, 4) rental assistance programs, 5) home buyer assistance programs, and/or 6) support
facilities and services. The City will also fund public or private service agencies which provide
supportive services to low and moderate-income households.
While an analysis of residents’ needs for housing assistance and the City’s affordable housing, supportive housing and supportive services inventory, as described earlier may allude to other strategies being
pursued, it is the general policy of the City of Carlsbad to encourage the construction or creation of new affordable housing units. The construction or creation of new housing units is considered the primary
strategy due to State regulations requiring the City to demonstrate progress towards meeting its lower-
income households’ need for new housing units.
Specific objectives are listed below for those categories identified as priority needs on Table 23. The
numbers of households assisted is based on goals in the 1999 Regional Housing Needs Statement. A
narrative discussion of how priorities were developed for the categories is provided in Section II B.
1. Priority High: Very Low-Income (0 to 50% MFI) Non-Elderly, Large Family Renter Households
Objective: Assist 63 Households.
2. Priority High : Very Low-Income (0 to 50% MFI) Non-Elderly, Small Family Renter
Households Objective: Assist 63 Households
3. Priority High: All Other Very Low-Income (0 to 50% MFI) Renter Households
Objective: Assist 60 Households
4. Priority High: Very Low-Income (0 to 50% MFI) Elderly Renter Households
Objective: Assist 62 Households
5. Priority Medium: Existing Very Low-Income (0 to 50% MFI) Home Owner
Objective: Assist 10 Households
6. Priority Medium: Low-Income (5 l-80% MFI) Non-Elderly, Large Related Renter
Households
Objective: Assist 143 Households
7. Priority Medium: Low-Income (5 l-80% MFI) Non-Elderly, Small Family Renter Households Objective: Assist 52 Households
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 20
8.
9.
10.
11.
12.
. 13.
14.
Priority Medium: All Other Low-Income (5 l-80% MFI) Renter Households
Objective: Assist 52 Households
Priority Medium: Low-Income (5 l-80% MFI) Elderly Renter Households
Objective: Assist 52 Households
Priority Medium: Existing Low-Income (5 l-80% MFI) Home Owner
Objective: Assist 10 Households
Priority Medium: First Time Low-Income (5 l-80% MFI) Home Buyers
Objective: Assist 50 Households
Priority Medium: Lower-Income (0 to 80 MFI) Homeless Persons and Documented Migrant
Farm workers and Day Laborers
Objective: Assist 2,000 Persons
Priority Medium: Lower-Income (O-SO% MFI) “At-Risk” Households
Objective: Assist 100 Households
Priority Low: Other Lower-Income (O-80% MFI) Households With Special Needs
Objective: Assist 15 Households
1. New Housing Production
a. Rental Units
Real estate market conditions and the unavailability of conventional financing have given the private
residential development sector very little financial incentive to develop multi-family dwelling units, least
of all affordable units. In addition, very low-income households and many low-income households
cannot afford to pay the existing market rate rents and their income levels are inadequate in helping to
cover the private sector costs for the development of housing. The private sector alone may not be able
to meet the affordable housing needs of very low-income households and a collaborative effort is needed
between the private and public sector and non-profit organizations.
As demonstrated in Tables 27 and 28, past experience has shown that the private sector has been unable
to provide units that are affordable to lower-income households, particularly to extremely low and very
low-income households. Furthermore, Table 24 indicates that the problem facing lower-income renters
is not only an issue of supply of affordable housing but also the supply of different size units to meet the
various housing needs of the community. There is shortage of studios, one bedroom, and four or more
bedroom units, which would adequately house elderly, small, “all other”, and large related Carlsbad households.
While funds for new construction are limited and private sector costs of multi-family housing may be
beyond the income levels of lower-income households, construction of new units is considered the
primary and most effective activity for the long term assistance of lower-income renters. The new units
can specifically target occupancy .by and make rents affordable to very low-income households, thereby
increasing the supply of affordable housing for this “difficult to house” income group. The new construction of dwelling units will also increase the ability of elderly, small related, all other, and large
related lower-income households to obtain affordable housing of an appropriate size.
b. For Sale Units
As shown in Table 27, of the 386 units for sale, only 12 of the dwelling units available for sale are offered at sales prices affordable to low-income households and no units are affordable to very low-
income households. Average sales prices of homes in Carlsbad are beyond the affordability of even the
moderate-income potential home buyer.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 21
This shortage in the supply of affordable dwelling units is identified as a problem for first-time very low
and low-income home buyers. Therefore, new construction of affordable units is considered a primary
activity to increase the supply of dwelling units that are available and affordable to low-income
households.
As discussed earlier in the analysis of the housing needs of very low-income first time home buyers, many of the potential very low-income home owners are paying more than half of their income for
housing costs. Therefore, households in this income category are realistically unable to come up with the required downpayment and closing costs associated with the purchase of a home and many do not have
sufficient incomes to purchase a home. Therefore, new construction of for sale homes targeting very low income households is a low priority.
C. Homeless Persons, Including Documented Migrant Farm workers
and Day Laborers, and the Homeless With Special Needs
If acquisition of existing units for the purpose of providing shelter for the homeless is not feasible, the
City will consider offering assistance to non-profit organizations, other private entities or other public
agencies interested in constructing new units to create additional affordable housing opportunities for the
homeless and the homeless with special needs.
2. Acquisition of Housing Units a. Rental Units
Table 24 demonstrates that there is no shortage of two or three bedroom units, which would be an
appropriate size unit for small related households. While there is no shortage of appropriate dwelling
units for this type of household, there is a shortage of affordable dwelling units for very low and lower
income renter households (see Tables 27 and 28).
With an adequate supply of dwelling units, it is less expensive to provide affordable housing to this
group of households through the purchase of existing units and, if required for preservation, moderate
rehabilitation of such units. Therefore, acquisition may be considered an effective and appropriate primary activity to provide affordable housing for small related households.
However, acquisition is identified as a secondary activity to be pursued over the next five years.
Acquisition of existing units is identified as a secondary activity because the Regional Housing Needs
Statement indicates that the City of Carlsbad has a significant need for construction or creation of new
housing units which are affordable to very low-income households. Consequently, the primary strategy
the City will pursue is encouraging non-profit organizations, other private entities, and other public
agencies to construct or create new affordable housing units.
b. For Sale Units
Very low- income and low-income households have very little income to support a debt. Therefore, there is a need for housing that can be purchased at the lowest price available. Acquisition and
rehabilitation (if necessary) of existing condominiums, townhomes or single family homes for the
purposes of “resale” to very low and low-income households provides a greater opportunity for a lower
purchase price than the average purchase price of a new or existing homes in such coastal communities as Carlsbad.
C. Homeless Persons, Including Documented Migrant Farm workers
and Day Laborers, and the Homeless With Special Needs
Once the immediate needs of food, temporary shelter, health care, and other social services has been met,
the second priority is encouraging the movement of the homeless into permanent housing; the most
effective method for providing permanent housing appears to be through acquisition and rehabilitation of
existing housing units. Acquiring and rehabilitating existing dwelling units and buildings suitable for
transitional or permanent housing are effective means of preserving and providing shelter for this group.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 22
For the homeless with special needs, permanent housing and independent living may not be the best
strategy for this group because of their special needs. The priority is to encourage the movement of the
homeless into transitional group housing.
The most effective method for providing housing appears to be through acquisition and rehabilitation of
existing housing units to provide group home living or transitional shelter with access to the appropriate
support services needed to assist these households with their special needs. Acquiring and rehabilitating
existing dwelling units and buildings suitable for group home living or transitional shelter are effective
means for preserving and p?oviding shelter for this group. This strategy could provide shelter as well as
access to the needed supportive services to help build and maintain a sense of independence.
3. Moderate or Substantial Rehabilitation of Housing Units
a. Rental Units
To preserve the integrity of rental units in the community and to provide a safe and sanitary living
environment for lower-income tenants, moderate or substantial rehabilitation may be needed. The
rehabilitation of existing units prevents the elimination of rental stock and prevents the need to relocate
existing tenants to other rental units.
Preserving the integrity of existing housing suitable for renting and the special needs required for
housing physically disabled individuals identifies moderate rehabilitation as a secondary strategy. In
addition to those of all ages with physical disabilities, persons over the age of 65 years are more likely to
suffer from a physical disability. The housing needs of elderly households and others with physical
disabilities include not only affordability but also special construction features to provide for access and use according to the particular disability of the occupant.
b. Existing Owner Occupied Units
To help prevent the potential deterioration of the dwelling unit and living conditions for the occupants
and the degradation of neighborhoods, another primary focus for assistance to home owners should be
rehabilitation of substandard and/or near substandard housing units. For low-income home owners,
particularly very low-income home owners, it is assumed that they may have very little disposable
income and may not have the resources to maintain their home structurally. The objective of the City
will be to assist home owners to maintain their existing homes.
A majority of very low (60 percent) and low-income home owners (56 percent) are elderly households.
Persons over the age of 65 years are more likely to suffer from a physical disability. The special needs
required for housing physically disabled individuals identifies moderate rehabilitation as another
appropriate activity to pursue. The housing needs of elderly households include not only affordability
but also special construction features to provide for access and use according to the particular disability
of the occupant.
4. Provide Rental Assistance
An even quicker and less expensive alternative in the short term for all very low and low-income renter
households is rental assistance. The severe economic strain that rental costs places on very low-income
households, in particular, and the risk of homelessness identifies rental assistance as another primary activity to be pursued over the next five years.
Rental assistance can also help homeless persons who are capable of independent living make the
transition to permanent housing. Where single room occupancy housing or managed living units are developed, rental assistance may be a viable strategy.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 23
Rental assistance can meet the housing needs of 83 percent of very low income renter households and 77
percent of low income renter households, who are paying more than 30 percent of their income towards housing costs, more cost effectively in the short term and much more quickly than any other activity.
However, rental assistance is considered a short term solution because while it can be more cost effective
than actually acquiring or constructing an affordable unit, rental assistance would have to be continually
given and yet the supply of affordable housing is not increased. Rental assistance is considered the
primary activity when the costs of new construction are too high and resources are limited.
Rental assistance through the Section 8 program is available to help alleviate some of these housing
problems being faced by very low-income households or the homeless. Those very low-income renter
households who have vacated or must vacate their housing unit due to substandard housing, are living in
overcrowded conditions, or are paying more than 50 percent of their gross income toward housing costs qualify for a federal preference under the Section 8 rental assistance program. Homeless persons or
households also qualify for a federal preference under the Section 8 rental assistance program.
Very low-income renter households receive a local priority for the Section 8 rental assistance program.
Homeless persons are given top priority in the Section 8 rental assistance program along with Carlsbad
residents. The Homeless are also given a local priority if they can demonstrate that they are ready for
permanent housing and have a source of income and have contracted with Social Service Agencies for
ongoing supportive services.
5. Provide Home Buyer Assistance
For very low and low-income households who would like to own their home, the primary need is
financing. It is often difficult for these lower-income households with no previous home ownership
history to obtain financing to purchase a home. The City’s primary form of assistance for lower-income
households will be a “first-time home buyer assistance program.” As part of their Community
Reinvestment Act requirements, the City will work with local financial institutions to develop a
financing program for first-time lower-income home buyers.
As discussed earlier in the analysis of the housing needs of very low-income first time home buyers,
many of the potential very low-income home owners are paying more than half of their income for
housing costs. Therefore, households in this income category are realistically unable to come up with the
required downpayment and closing costs associated with the purchase of a home and many do not have sufficient incomes to purchase a home. Therefore, first time home buyer assistance programs targeting
very low income households is a low priority.
6. Provide Support Facilities and Services . Existing Home Owners
The large percentage (i percent) of very low-income home owners who are paying more than 30
percent and in 90 percent of the circumstances more than 50 percent of their income towards housing
costs identifies a need to maintain their home (in financial terms). For low income home owners, 41
percent are paying more than 30 percent of their income for housing, of which 21 percent are actually
paying more than 50 percent of their income. With a significant part of their income being used for
housing expenses, their is great risk of losing the home once there is even the slightest change in their economic situation.
Therefore, it appears that the City’s primary focus for assistance to this group should be financial counseling and/or management services (development of support services). The objective of the City
will be to assist home owners to maintain their existing homes.
City of Carlsbad - Consolidated Stratw & Plan
Section II: Five-Year Strategic Plan Page 24
b. Homeless Persons and Documented Migrant Farm workers and Day
Laborers
To appropriately assist homeless families and individuals (including migrant farm workers) and homeless with special needs, the City must first address the most immediate needs for temporary shelter,
food, clothing, social services, etc. These facilities and services should be provided in areas that provide the most benefit and greatest access for the homeless population. In the case of homeless with special
needs, individuals also require intensive guidance with monitoring and access to supportive services.
Supportive services is as important to the well being of the homeless as shelter. Therefore, the first
priority of the City is to support non-profit organizations, other private entities or other public agencies
in their development and/or provision of adequate support facilities and services in appropriate locations.
C. Lower-Income “At-Risk” Households Due to the fact that this group of households has very special immediate needs which can be best
addressed through social service agencies, it appears that the most effective method for providing
assistance to this group is through the funding of support of facilities and services. Such support
facilities and services offer assistance through a coordination of available services and financial resources, needed daily living provisions (i.e. food and clothing), and counseling in such matters as
financial management and family support. After the basic needs have been met, the City may then
provide rental assistance as a “crisis management” tool.
d. Other Lower-Income Households With Special Needs
The first priority for this group is to provide for their immediate basic needs. The lack of access to basic
needs often leads this group of households to be homeless, near homeless, or living in unstable and/or
substandard housing situations. Special need individuals require intensive guidance, in most cases, with
monitoring and access to support services to maintain a sense of independence. CDBG funding of non-
proflt,or private organizations who provide services to this population will be the primary activity of the
City of Carlsbad.
D. Programs, Services and Special Initiative Strategies
This part describes in better detail the specific programs and services to be provided, and the special
initiatives to be undertaken, to implement the City of Carlsbad’s five year strategy to provide affordable
housing for very low and low-income households and supportive housing for homeless persons and other
persons with special needs.
Due to the anticipated lack of adequate program funding, the City of Carlsbad will, most likely, not be able to meet/address all of the needs of the groups/households identified within this five year strategy
section. However, every effort will be made to provide housing assistance to as many low-income
persons (including those with special needs and the homeless) as possible during the next five year
period. Highlighted below are the specific programs and activities which will be used by the City to
address the specific affordable housing needs of low and very low-income households (including those
with special needs and the homeless) in Carlsbad:
Program #l and #2:
Td INCREASE THE SUPPLY OF STANDARD, AFFORDABLE HOUSING THROUGH THE CONSTRUCTION OF NEW UNITS AND ACQUISITION AND/OR REHABILITATION OF
EXISTING HOUSING UNITS.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 25
Strategy Summary:
Acauisition and Rehabilitation: The City/Redevelopment Agency will assist other private entities and
non-profit organizations acquire deteriorating and substandard rental housing from private owners,
utilizing various local, state and federal funding sources for rehabilitation.
New Housine Develonment: New housing development will be primarily achieved through
private/public sector partnership efforts. The City will assist in the effort by 1) modifying codes and
standards which will reduce the cost of housing but retain quality design and architecture; 2) ensuring
that there is sufficient developable acreage in all residential densities to provide varied housing types for
all economic ranges; 3) encouraging adaptive reuse of older commercial or industrial buildings for
combined living/working spaces; 4) encouraging increased integration of housing with non-residential
development.
The City’s Inclusionary Housing requirement for Master Plan communities and qualified subdivisions
places responsibility upon private developers to be part of the “affordable housing crisis” solution by
building low-income affordable units within all new housing developments.
Large Family Unit Develonment: In those developments where the City requires the developer to include
10 or more units of affordable housing for low-income households, at least 10 percent of the total units
will be required to have 3 or more bedrooms.
Senior HousinP Develonment: The City will encourage private residential developers to develop more
low-income senior housing projects in Carlsbad in an effort to provide additional units of housing for
this group.
Inclusionarv Housing Reauirement for Affordable Housing: The City requires a minimum of, 15 percent of all units approved for any master plan community, residential specific plan or subdivision be
affordable to low-income households. Under certain circumstances, such as smaller projects of six or
less units, where the 15 percent requirement would be less than one unit, the developer may make an in-
lieu contribution consisting of funds, land or some other asset to the City for use in providing shelter to low-income households. In addition, any residential project whose application for a discretionary permit
was deemed complete or received approval of a discretionary permit prior to May 21, 1993, the effective date of the Inclusionary Housing ordinance, does not have to make 15 percent of the units affordable to
lower-income households but must pay an impact fee. It is anticipated that approximately 1050 units of low-income affordable units will be created through this inclusionary housing requirement.
Lower Income Housing Develonment Incentives: The City has adopted a “density bonus ordinance”
which will permit a minimum density bonus of 25 percent and one or more additional economic
incentives or concessions in return for a developer guaranteeing that a minimum of 50 percent of the
units for seniors or other special need households or 20 percent of the units for low-income households
or 10 percent of the units for very low-income households. These units must remain affordable for a
period of not less than 30 years.
Alternative Housine: The City will also consider development standards for alternative housing types,
such as second dwelling units in a single family zone, single room occupancy hotels, managed living
units, homeless shelters and farm worker housing. The City will authorize alternative housing projects
through a Conditional Use Permit or Special Use Permit.
Institutional Structure: In addition, the City will review its development fees, schedules for fee payment
and development permit process. On a project by project basis, the City will consider subsidizing the Public Facility Fees, and possible other related development fees, as well as implementing a priority
processing on all applications for low-income housing projects.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 26
In-Kind Imurovements: On a project by project basis, the City will consider contributing in-kind
infrastructure improvements (i.e., street, sewer, etc.) to low-income housing projects when necessary
and/or appropriate to ensure development.
Monitoring Snecial HousinP Needs Priorities: The City will annually set priorities for its future low-
income and special needs housing. Priority will be given to the housing needs for lower-income
households (including handicapped, seniors, large family and very low-income) in the guidance provided
to the private sector for new housing construction and for the use of city funds.
Smaller Housing Develonment: The Planning Department will study the relationship between the size of houses, lot sizes, density and construction and development costs. The study will present findings
together with recommendations on: 1) minimum sizes for permitted substandard lots; 2) the appropriate
floor areas for associated houses; and, 3) the applicability of providing density bonuses as to achieve
reduced development costs.
Land Banking: The City will implement a land banking program under which it will acquire land suitable
for development of housing affordable to lower-income households. This land will be used to reduce the
costs of producing housing affordable to low-income households to be developed by the City or other
parties.
Housing Trust Fund: The City has established a Housing Trust Fund to facilitate the construction and
rehabilitation of affordable housing for low-income households.
Enerw Conservation: The City promotes energy and resource conservation in all new housing
development.
Onen and Fair Housing Onnortunities: The City disseminates and provides information on fair housing
laws and practices to the entire community, especially to tenants, property owners and other persons
involved in the sale and/or rental of housing in Carlsbad. The City will continue its program of referring fair housing complaints to the appropriate agencies for further action. Also, the City will assure that
information on the availability of assisted, or below-market housing is provided to all low-income and
special needs households.
PROGRAM #3:
TO PROVIDE RENTAL ASSISTANCE TO ALLEVIATE THE RENTAL COST BURDEN,
INCLUDING SEVERE COST BURDEN, EXPERIENCED BY LOW-INCOME FAMILIES AND
INDIVIDUALS & TO PROMOTE HOME OWNERSHIP OPPORTUNITIES.
Strategy Summary:
Section 8 Rental Assistance: The City will continue administration of its federal Section 8 Rental
Assistance Program. The City will attempt to add new participants to the program over the next five years by applying for additional certificates/vouchers from the U.S. Department of Housing and Urban
Development.
First time Home buver Programs: The City encourages the development of new affordable housing units
for first time home buyers through a mortgage credit certificate program. This program primarily
focuses on moderate-income households. However, when feasible, low-income households will also be
assisted through this program.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 27
Local Lending Programs: The City will work with local lenders and the local development community to
secure funding and develop additional lending programs through local private and State and Federal
Housing Programs for first-time home buyers.
PROGRAM #4:
TO PROVIDE SUPPORT FACILITIES AND SERVICES TO: 1) ASSIST RESIDENTS INCLUDING
THOSE PERSONS WITH SPECIAL NEEDS TO OBTAIN/MAINTAIN AFFORDABLE HOUSING IN
CARLSBAD; AND/OR 2) PROVIDE TEMPORARY SHELTER FOR THE HOMELESS, NEAR
HOMELESS, AND MIGRANT WORKERS.
Strategy Summary:
Farm Worker Shelter and Permanent Housing: The City will work with and assist local community
groups, social welfare agencies, farmland owners and other interested parties to provide shelter for the identified permanent and migrant farm workers of Carlsbad.
Transitional Shelters and Assistance for the Homeless: The City will continue to facilitate the
acquisition, for lease or sale, of suitable sites for transitional shelters for the homeless population. The
City will also continue to assist local non-profit and charitable organizations in securing state funding for
the acquisition, construction and management of these shelters. The City will continue to provide
Community Development Block Grant funds to non-profit social service agencies that provide services to the homeless and near homeless in Carlsbad.
Other Housing Related Public Services: The City will provide funding, through its Community
Development Block Grant Program, to public/social service agencies which provide housing-related
assistance (i.e., shelter, food, clothes, transportation, etc.) to the homeless, near homeless, seniors,
handicapped and/or other special need households.
The City of Carlsbad will use available State, Federal and Local resources to fund the programs, services
and special initiatives strategies outlined above. A list of possible funding sources is included in Section
1.c of this Consolidated Plan.
E. Proposed Accomplishments for Specific Objectives
As indicated by Table 28-Estimates of Households to be Assisted, it is projected that during the Consolidated Plan period beginning July 1, 2000 through June 30, 2005, approximately 3,112 non-
homeless households will receive housing assistance and 5,497 homeless persons will be provided shelter. Of those non-homeless assisted, 2,967 are renters and 145 are owners.
Estimates on the number of those to be assisted were developed by extrapolating City staff estimates and
data on those assisted during the 1998-99 and 1999-2000 fiscal year. The estimated number of those to
be assisted also reflects priority needs and best estimates of future funding resources. These five-year figures were developed to assist in depicting the potential long-term course of housing activity for
planning purposes only.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 28
x ‘i= I! t;i P P .- IL 6 % P 3 1 a
2
s
% z ii i I
%
b
E ‘5i w” . .
: 0) E
cm
,,e SE& 0°5 bxC
0 VI
I 0
0
2 ri
0
2
3
:: W
i; es 79 3;: 0’ cl
- 8 3 3
i
F. Non-Housing Community Development Plan
1. Community Development Needs Assessment
The City of Carlsbad incorporated as a general law city in 1952 but did not show signs of growth in area
or population until the 1960s. Most of the City developed since the 1970s. As of 1999, a little over
three-fifths of the City had been developed. The City is in a stage of high growth with numerous housing developments in various phases of planning and construction. It is expected that the City will reach build
out within the next twenty years.
Since 1986 Carlsbad has been a “growth management” city in which the major public facilities are being
carefully planned, financed, and their capacities sized to serve a targeted ultimate population and number of residential units. “The Growth Management Plan established citywide, quadrant, and Local Facilities
Management Zones performance standards for eleven public facilities. The eleven public facilities
addressed are city administration, library, wastewater treatment, parks, drainage, circulation, fire, open
space, schools, sewer collection and water distribution. The program requires that the appropriate public
facilities must be available in conformance with the adopted performance standards in an area when new
development occurs. Unless each of these eleven public facility standards have been complied with, no
new development can occur.“’
While much of Carlsbad is newer, having been developed since the 197Os, there are some older .
neighborhoods, some of which are today designated as an official redevelopment district. The Village,
located in the “downtown” section of Carlsbad, has been established as a redevelopment project area. A
Redevelopment Master Plan with Implementing Strategies along with the present Village Design
Guidelines Manual guide all development in the Village. These documents provide an overall
development strategy to create a strong identity for the Village, revitalize the area, enhance the economic potential of the Village, and establish specific site development standards, which create and maintain the
Village pedestrian scale environment.
The Village Redevelopment Project Area Implementation Plan summarizes the Redevelopment Agency’s
goals and objectives. Additionally, it specifies anticipated programs to achieve these goals and
expenditures of tax increment fund and Low/Moderate income Housing Set-Aside Funds.
Incorporated as a small portion of the redevelopment project area, the Barrio is the oldest community in
the City and comprises the highest concentration of lower-income and minority residents in the City. The Barrio has served as the hub of Carlsbad’s Hispanic community for many years.
The City developed a draft Barrio Community Design and Land Use Plan for this area. The document
was to serve as a comprehensive plan for the area to address neighborhood concerns of revitalizing the Barrio, creating a cultural focus, and enhancing economic development for this segment of the
community. The land use plan was not adopted by the City Council as a result of a lack of consensus
between residents within the Barrio as to the need and their desire for approval of the plan.
In 1996, the City Council of Carlsbad adopted an Economic Development Strategic Plan. The
comprehensive plan will give the City a tool to develop policies for organizing and promoting economic
development and business growth in Carlsbad. To coordinate the Plan, the City also has an economic
development manager.
1 City of Carlsbad General Plan: Land Use Element. September 6, 1994.
. City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 30
The Economic Development Strategic Plan incorporates goals which support the development of a
strong, diverse local economy through: 1) Public policy development; 2) Economic resources planning;
3) Marketing; 4) Education; and, 5) Land use strategies. The City’s efforts will also be coordinated with
the local Chamber of Commerce, CONVIS, the Carlsbad Economic Enhancement Council, the State
Department of Trade and Commerce, San Diego Economic Development Corporation, comer/industrial real estate broker, developers, utilities, and other economic development agencies.
In addition, economic development strategies are included m this Consolidated Plan which may utilize
Community Development_Block Grant funds in order to help ensure that lower-income residents also
benefit from economic development efforts. Possible programs may include job training, job placement,
direct assistance to businesses creating jobs for lower income residents and loan/grant programs to
lower-income residents for starting small businesses after completion of business education classes.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 31
I
CITY OF CARLSBAD
CONSOLIDATED STRATEGY & PLAN
Map of the Village Redevelopment Area
> /
B
Wage R edevelopment Area Boundaries
Section Ii: Five-Year Strategic Plan
Page 32
CITY OF CARLSBAD
CONSOLIDATED STRATEGY ‘& PLAN
Map of the Barrio Study Area
Section II. Five Year Strategic Plan Page 33
2. Specific Objectives to Meet Identified Community Development Needs
a. Public Facilities and Services
The goal of the City’s General Plan is to provide for the development of Carlsbad as a carefully planned,
balance community that will provide its citizens with a full range of physical facilities and human
services ensuring a life of quality for all its residents. Specifically, the General Plan calls for the provision of comprehensive public services, public facilities, and public building programs for the citizens of Carlsbad concurrent with need in connection with the development of the City. The Capital
Improvement Program (CIP) is developed annually to implement and maintain this goal.
The CIP typically includes projects/programs related to parks, water systems, sewer systems, street
systems, traffic signals, civic projects, drainage facilities, and bridge projects. The provision of such
quality capital facilities depends upon the availability of funding weighed against the demand for
facilities and growth.
Revenues for Capital Projects from 2000 until build out of the City may be broken down into three major
categories as follows: 1) fees generated by development in Carlsbad; 2) the Community Facilities
District; and, 3) other sources including grants, bond issues, and letters of credit. The majority of all CIP
revenues which are projected to support the CIP projects are received as a result of development and are
dependent upon assumptions made about the City’s growth in dwelling units and commercial/industrial
square feet each year. These revenues include the Public Facilities Fee (PFF), Traffic Impact Fee (TIF),
Park-In-Lieu (PIL), Major Facility Fee and Sewer Construction revenues.
As development subsides, so too do the revenues that are generated from development and the
construction or improvements to capital facilities are then impacted. Due to fiscal constraints, capital
projects will be phased over a period of years to more closely match the incremental growth demands
and timed with the availability of funding. In cases where the public facility or service fails to the meet
the required growth management standards, developers may be required to finance design and
construction costs associated to ensure the provision of the facilities concurrent with need. The City will continue to develop and implement an annual CIP which is consistent with the City’s Growth
Management Plan and General Plan. The public facility needs and strategies to meet these needs
outlined within the City’s Growth Management Plan, General PZan, and annual UP are hereby
incorporated as reference into this Consolidated Plan.
b. Redevelopment Activities
The redevelopment process has been successful in Carlsbad in creating a partnership with the community
to directly return taxes paid in the community, back to the community. To rehabilitate and revitalize the
redevelopment project area, the City Redevelopment Agency encourages the cooperation and
participation of residents, business persons, public agencies and community organizations.
The following goals have been established to obtain the “vision” set forth for the Village Redevelopment
Area:
1) Establish Carlsbad Village as a quality shopping, working, and living environment;
2) Improve pedestrian and vehicular circulation in the Village area;
3) Stimulate property improvements and new development in the Village;
4) Improve the physical appearance of the Village area; and
5) Provide signage which is supportive of commercial vitality and a unique Village image.
To date, the Redevelopment Agency has completed a variety of public improvement projects and
encouraged private property improvements/enhancements which have contributed towards this vision of the Village Redevelopment Area. The past activities within the Village area have not only eliminated
blight and blighting influences but have also resulted in a renewed interest and faith in the area.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 34
C. Economic Development
Consistent with the goals proposed for the Economic Development Strategic Plan to support the
development of a strong, diverse local economy, the City will target such industries and businesses as
the following:
1) BiotecM3iomedBiopharmaceuticals;
2) Corporate headquarters;
3) International trade;
4) Communications;
5) Financial mstitutions;
6) Light manufacturing and assembly;
7) Research and development; and
8) Start-up companies.
These industries and businesses have been identified as long-term economic resources the City should
attract, help expand, or retain in Carlsbad.
Staff has also investigated possible alternatives for utilizing Community Development Block Grant funds
to assist in economic development efforts. Economic Development Programs may be implemented with
these funds to benefit lower income Carlsbad residents. Examples of the types of programs listed earlier
in this section under the heading of Strategies to Meet Economic Development Needs, range from job
training, job placement, and direct assistance to businesses creating jobs for lower income residents.
G. Geographic Distribution - AU Priorities
The City intends to develop lower-income affordable units throughout the entire city thereby reducing the impact of housing on any one area within Carlsbad. City staff will be responsible for initiating the
development of this housing through agreements with local for-profit and non-profit housing developers
and/or through contractor agreements for city-financed housing construction and for
managing/monitoring the affordability of these housing units in future years.
City resources for the provision, construction, or improvements to public services or facilities to meet the
community development needs will also be distributed throughout the City. The City will also consider
the allocation of resources to public service organizations located outside of the City limits in those instances where such public services are limited within the San Diego North County Coastal area, but
provide adequate access to Carlsbad residents.
H. Relevant Public Policies, Court Orders, and HUD Sanctions as Barriers to
Affordable Housing
This part explains the extent to which the costs or incentives to develop, maintain or improve affordable
housing in the City of Carlsbad are affected by local or state public policies, as embodied in statutes,
ordinances, regulations or administrative procedures and processes.
Although development constraints apply to all housing production, they significantly impact housing that is affordable to low-income households. Governmental and non-governmental “constraints and
mitigating opportunities” have been identified by the City of Carlsbad as part of the State required Housing Element of the Carlsbad General Plan. These “constraints and mitigating opportunities” are
discussed in more detail in “Section Three” of the Carlsbad Housing Element. This section is included in Appendix B to this Consolidated Plan.
There are currently no court orders, consent decrees, or HUD imposed sanctions in place that affect the
provision of assisted housing or fair housing remedies that the City of Carlsbad is aware of. .
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 35
I. Institutional Structure and Intergovernmental Cooperation
This section will identify the institutional structure through which the City of Carlsbad will carry out its
affordable and supportive housing strategy and provide an assessment of the capacity of the institutional
structure to carrying out the City’s five-year strategy,
1. Description
The institutional structure established to carry out this affordable housing strategy includes departments
of the local unit of government (City of Carlsbad), for-profit developers (private industry) and non-profit
organizations responsible for assisting various housing needs groups within the City of Carlsbad.
a. Public Institutions
(1) City of Carlsbad
The City of Carlsbad’s Housing and Redevelopment, Planning/Community Development and Building Departments will be the lead departments in implementing the variety of programs and/or activities
outlined within our five year strategy.
The Housing and Redevelopment Department consists of the Carlsbad Housing Authority and
Redevelopment Agency. The City Manager serves as the Executive Director and the Housing and
Redevelopment Director supervises the operations of both the Housing Authority and the Redevelopment
Agency.
The Carlsbad City Council serves as the Housing and Redevelopment Commission and takes action on matters related to the Housing Authority and Redevelopment Agency with recommendations from the
Housing Commission.
Princinal Resnonsibilities of the Housing and Redevelonment Denartment:
1)
2)
3)
4)
Administer Community Development Block Grant Program (CDBG) - Approximately $704,565
in CDBG funds were allocated to various community development activities in 1999-2000. A
substantial amount of these funds for the next five years will be allocated to projects which
address the affordable housing needs of low and moderate-income families/households in
Carlsbad.
Administer Housing Authority/Federal Section 8 Rental Assistance Program - The Housing
Authority provides a total of 503 Section 8 Rental Assistance Certificates and Vouchers to
eligible participants.
Administer Mortgage Credit Certificate and Mortgage Revenue Bond Program - The Department
assists with a Mortgage Credit Certificate program and continues to monitor existing
requirements for several housing developments in Carlsbad which participated in past mortgage
revenue bond issues.
Implement Housing Element Programs - The Department will be primarily responsible for
implementation of a majority of the programs and/or activities outlined within the City’s Housing
Element. The Department will work with local private for-profit and non-profit developers to
create additional affordable housing opportunities in Carlsbad for low-income households.
Princiual Resnonsibilities of the Plannin&ommunitv Develonment Denartment:
1) Preparation of Ordinances and Policies for Implementation of Housing Element Programs - The Planning Department will be primarily responsible for developing applicable ordinances,
policies, plans, studies, surveys, etc. required to implement the City’s Housing Element.
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan
.
Page 36
2) Assist in Development of Affordable Housing - The Department(s) will assist the Housing and
Redevelopment Department in implementing the programs identified in this five year strategy
for developing new affordable housing units. In addition, the Department(s) will review
affordable housing projects and monitor progress in addressing/meeting the needs of low-income
households in Carlsbad.
Princinal Resnonsibilities of the Building Denartment:
1) Monitor and report on existing housing units which are substandard within Carlsbad. The
Department will be responsible for identifying substandard units which are eligible for
rehabilitation and reporting these units to the Housing and Redevelopment Department for
funding assistance.
(2) San Diego Association of Governments (SANDAG)
SANDAG plays a significant role in assisting local governments to prepare housing development plans,
especially the Housing Element required by California State Law, and the Consolidated Plan. SANDAG
also functions as an important clearing house for housing development information and training center for legal requirements of housing development and related affordable housing programs.
b. Private Industry
Private, for-profit housing developers will assist in the effort to create additional affordable housing units
in Carlsbad. Per the City of Carlsbad’s adopted Inclusionary Housing Ordinance, a minimum of 15% of
all housing units approved for any master plan community, residential specific plan or qualified
subdivision must be affordable to low-income households. City staff will work closely with private
industry to develop housing which is affordable to and meets the needs of low-income households in
Carlsbad.
C. Non-Profit Organization
Non-profit organizations will play a vital role in the development of affordable housing in the City of
Carlsbad. The City will work with non-profit organizations to advocate for and develop affordable
housing. Every effort will be made.by city staff to employ the assistance of non-profit organizations in
the effort to implement the programs outlined within this Consolidated Plan and Carlsbad’s Housing
Element.
2. Overcoming Gaps
This section shall provide an assessment of the existing strengths and gaps in the delivery of programs
and services, including efforts to make use of available housing, social service and mental and other
health care resources and identifies proposed actions to strengthen, coordinate and integrate those
institutions and delivery systems.
a. Assessment and Strategy to Overcome Gaps
The City of Carlsbad has made a strong commitment to increasing the supply of affordable housing for
low-income households within the community. The City will make every effort to develop
private/public partnerships which will result in the creation of new affordable housing units for lower-
income households.
City staff have met with local private housing developers and non-profit organization representatives to identify the “obstacles/constraints” to developing affordable housing in Carlsbad. As a result of these
meetings, the City has amended its zoning ordinance to allow a modification of development standards
for residential projects proposing affordable housing, adopted both the inclusionary housing and density
bonus ordinance, amended the General Plan to allow proposed affordable housing projects to exceed the underlying General Plan density for the site and is further prepared to make recommendations for
financial assistance to mitigate these identified “obstacles/ constraints” to creating affordable housing.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 37
Several housing projects have been constructed that provide a number of units to lower-income
households at affordable rents and prices, such as the 344 unit Villa Loma Apartments project that are
occupied by and affordable to lower-income households. The Housing and Redevelopment and Planning
Staff continues to meet with a number of for-profit and non-profit developers who are proposing various
affordable housing projects in Carlsbad.
Due to financial constraints, the City of Carlsbad is limited in its ability to meet all of the housing needs
of low-income households. However, a sincere effort will be made to combine city resources with
private industry and non-profit agency resources to meet as much of the need as financially feasible within the time period identified within this Consolidated Plan.
The City proposes to strengthen, coordinate and integrate the governmental institutions, non-profit and
private delivery systems outlined above through on-going “strategy and development” meetings between
city staff, private developers, non-profit organizations and various financial institutions. Through regular
meetings, the City will continue to identify the constraints to affordable housing and develop/implement
programs to mitigate them. The key to successful development of affordable housing for low-income
households in Carlsbad is communication, flexibility and adequate funding. The City will communicate
openly with private developers and service providers as well as make every effort to maintain the
flexibility in policies and/or ordinances necessary to create public/private housing development
partnerships.
In relation to social service, mental and other health care resources available, there are many
organizations within the County of San Diego that provide housing or supportive services to Carlsbad
residents. These agencies tend to be smaller organizations with many using volunteers. The City will
continue to encourage greater efforts to make use of available housing, social service and mental and
other health care resources. To foster greater coordination and integration between the numerous
housing and supportive service providers, the City will continue to provide a list of various agencies and
organizations and the activities they perform to others. The City can also help to strengthen the housing
and service delivery system by helping to educate such organizations and agencies regarding the
resources that are available.
J. Coordination Efforts The City of Carlsbad does not intend to be the primary provider of affordable housing, supportive
housing, homeless shelters, or supportive services. The City of Carlsbad expects to carry out much of its strategy by encouraging public and private partnerships with private entities, non-profit organizations, or
other public agencies assuming the role of primary provider of affordable housing or supportive services
with some financial assistance from the City. However, the City will continue to implement housing
assistance programs where the City has expertise or such programs have already been established, such
as rental assistance.
K. Leverage Plan for the Use of Funds and Matching Funds Requirement
The City’s policy is to leverage, to the maximum extent feasible, the use of funds available in the
development of affordable housing and the maintenance and preservation of existing housing. The City
supports the use of CDBG, HOME, and Redevelopment Set-Aside funds for predevelopment activities
and “gap financing” by private and non-profit entities in their efforts to develop affordable housing. The City will consider the utilization of Redevelopment Housing Set Aside Funds to further affordable
housing goals whenever a match, grant, or loan is necessary and appropriate to ensure the financial
feasibility of a project. Criteria for the leveraging of funds will be the extent of the use of funds (ratio of
federal funds to other funds).
City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 38
Generally, the City does not require public social service organizations to provide matching funds in
order to receive funding. However, matching funds may be required of some subrecipients when a
project/activity is approved for a substantial amount of CDBG funds. The matching requirements of the
HOME Program are met through its membership in the San Diego County HOME Consortium.
L. Support of Applications From Other Entities for Federal and State Program Funds The City of Carlsbad supports the efforts of other local public, non-profit and other private entities in
submitting applications for federal, state, and other available funds that may be utilized in the
development of housing and related supportive services, as well as other applications which relate to
community and economic-development to revitalize and redevelop blighted areas. City Housing and
Redevelopment staff provides technical assistance to agencies interested in applying for CDBG funds.
City staff also meets with non-profit agencies and private entities to provide technical assistance and guidance when the agencies or entities are proposing or developing affordable housing projects in
Carlsbad.
M. Denial of Support For Application
There are certain circumstances where the City of Carlsbad would not certify that applications of other
entities are consistent with the City’s Consolidated Plan. The City would deny a request for Consolidated
Plan certification for the following reasons:
1.
2.
Failure to indicate which Consolidated Plan Table 23, Priorities for Assistance, income
groups, and program activities are to be utilized in the proposed program; and Failure to clearly describe how the proposed program is consistent with the Consolidated
Plan Section II, Five-Year Strategy, and Section III, One-Year Implementation or Action
Plan.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 39
Table 29: Support of Applications by Other Entities Report
U.S. Department of Housing and Urban Development
CPD Consolidated Plan
Funding Source
Support Application
by Other Entities?
A. Formula/Entitlement Programs
ESG
Public Housing Comprehensive Grant
Y
N
B. Competitive Programs
HOPE 1
HOPE 2
HOPE 3
ESG
Supportive Housing
HOPWA
Safe Havens
Rural Homeless Housing
Sec. 202 Elderly
Sec. 811 Handicapped
Moderate Rehab SRO
Rental Vouchers
Rental Certificates
Public Housing Development
Public Housing MROP
Public Housing CIAP
LIHTC
N
Y
Y
Y
Y
Y
Y
N
Y
Y
N
Y
Y
N
N
N
y .
City of Carlsbad - Consolidated Strategy & Plan
Section JL Five Year Strategic Plan Page 40
N. Strategies for Lead Based Paint Hazard Reduction
The following strategies will be undertaken in the next five years to evaluate and reduce lead based paint
hazards:
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing programs, particularly residential rehabilitation programs.
Strategy 2: Support the development of comprehensive public health programs for the
screening of children for lead poisoning and a follow-up on those identified as
lead poisoned.
Strategy 3: Provide public information and education.
Strategy 4: Seek public and private funding to finance lead hazard abatement and reduction
activities.
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing programs,
particularly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing lead hazards. For those
state and local housing and community development programs, the City will pursue the following
activities to evaluate and reduce lead hazards:
1. Require inspection for and abatement of lead based paint hazards as a requirement of all residential rehabilitation programs when children under the
age of seven reside in the dwelling unit and have been identified with elevated
blood levels;
2. Include lead based paint hazard abatement as an eligible activity under the City’s
residential rehabilitation programs and add minimum lead based paint abatement
requirements to housing quality standards which must be met; and
3. Provide all eligible applicants of housing programs, particularly residential
rehabilitation programs, with information regarding lead based paint.
Strategy 2: Support the development of comprehensive public health programs for the screening of children for lead poisoning and a follow-up on those identified as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood levels (above 20
micrograms per deciliter) should both be provided with public health management services and be tested
every three months. The County of San Diego’s Department of Health Services currently provides this
service. The City should encourage and provide assistance to lower-income households for the
abatement of lead based paint hazards once a child under the age of seven is identified as having elevated
blood levels. Community Development Block Grant (CDBG) funds can be used to help the City or other
organizations in developing a comprehensive approach to lead poisoning prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing, those most likely to have lead based paint hazards, of the dangers of lead poisoning, provide advice on the maintenance of the
home, and suggest ways to reduce exposure to lead based paint hazards. Information should also be provided to landlords and owners of property with pre- 1978 residential structures.
City of Carlsbad - Consolidated Strategy & Plan
Section II. Five Year Strategic Plan Page 41
--
The following information should be provided to home owners, renters, and landlords of pre-1978
housing:
A) That the property may contain lead-based paint;
W The hazards of lead-based paint;
c> The symptoms and treatment of lead-based paint poisoning;
D) The precautions to be taken to avoid lead-based paint poisoning (including maintenance
and removal techniques for eliminating such hazards);
E) The advisability and availability of blood lead level screening for children under seven
years of age; and
F) In the event lead-based paint is found in the property, appropriate abatement procedures
may be undertaken.
Strategy 4:
activities.
Seek public and private funding to finance lead hazard abatement and reduction
Significant lead hazard reduction and abatement can be costly and beyond the means of lower-income
home owners and owners of lower-income rental properties. The City and other community
organizations should be encouraged to pursue public and private funding to finance lead abatement and
reduction activities. Lead reduction and abatement should be an eligible activity in the City’s residential
rehabilitation program. CDBG funds are available for lead abatement and reduction.
0. Anti-Poverty Strategy
According to the 1990 U.S. Census, a very small percentage of Carlsbad families or elderly persons have
incomes below the poverty line (see Table 30). Only 3.6 percent of the 16,905 families in Carlsbad have
incomes below the poverty line. Approximately 3 percent of all elderly persons have incomes below the
poverty line in Carlsbad. The percentage of non-elderly persons having incomes below the poverty line
is higher than those elderly persons or families.
Table 30: Poverty Status of Population by Age/Family
Source: 1990 U.S. Census
The City does not directly control any programs or policies for reducing the number of households with incomes below the poverty line. However, the City does encourage policies and programs that may
indirectly affect the number of households with incomes below the poverty.
As established within the Economic Development Strategic Plan, the City pursues policies and programs
that encourage the development of the commercial and industrial land in the City and encourage the
location of businesses to Carlsbad. By encouraging the growth of the business community in Carlsbad,
employment opportunities become available.
. I City of Carlsbad - Consolidated Strategy & Plan
Section II: Five-Year Strategic Plan Page 42
SECTION III. ACTION PLAN
A. Standard Form 424: Form Application
l
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 1
This page is intentionally blank.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 2
Standard Form 424: Form Application to be included in Final Consolidated Plan Document.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 3
Standard Form 424: Form Application to be included in Final Consolidated Plan Document.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 4
B. Projected Financial Resources to be Available
The financial resources for addressing housing and community development needs are fairly limited for the City of Carlsbad. To ultimately reach the vision and goals of the City, a variety of resources must be
used to achieve each objective. Limited City resources must be leveraged with additional funds from
private and public sources and programs.
The City’s policy is to leverage, to the maximum extent feasible, the use of funds available in the
development of affordable housing and the maintenance and preservation of existing housing which
serve identified needs categories. The City supports the use of CDBG, HOME, and Redevelopment Set-
Aside funds for predevelopment activities and “gap financing” by private and non-profit entities in their
efforts to develop affordable housing. The City will consider the utilization of Redevelopment Housing
Set Aside Funds to further affordable housing goals whenever a match, grant, or loan is necessary and
appropriate to ensure the financial feasibility of a project. Criteria for the leveraging of funds will be the
ratio of federal funds to other funds.
Table 31: Projected Financial Resources for 2000-2001
Funding Source Description
Federal Formula/Entitlement Grant
1 Amount ($)
Community Development
Block Grant (CDBG)
Section 8 Rental Assistance
HOME Investment
Partnership Program
Carlsbad receives an annual grant from the federal
government to be used for public facilities, services, or
housing for low income (80% or below of median
family income for the County).
The Carlsbad Housing Authority is receiving federal
(HUD) funding to provide rental assistance for very
low income families (50% or below of median family
income for the County).
The City anticipates that the following resources will be available for 2000-2001:
Carlsbad receives an annual grant from the federal
government through its participation in a consortium of
cities and County for the HOME Program. HOME
funds are used to increase the housing opportunities for lower income households.
622,000
3,124,716
226,855
Federal Competitive-Implemented by State
Mortgage Credit Certificates Financial assistance for the purchase of single family 500,000 housing. An MCC operates as an IRS tax credit.
Local
Redevelopment Agency Low The Carlsbad Redevelopment Agency must appropriate 0 Income Housing Set-Aside 20% of its tax increment to improve or increase the
Funds supply of housing at a cost affordable to persons of low
and/or moderate-income persons.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 5
Funding Source Description I Amount ($) I
Affordable Housing Trust
Fund
The Inclusionary Housing In-Lieu fee and the
Inclusionary Housing Impact fee are deposited into the Affordable Housing Trust Fund to increase the
affordable housing opportunities for lower-income
households.
777,141
1 TOTAL $5,250,712 1
Federal Community Development Block Grant (CDBG) funds available for the 2000-2001 program year
are outlined in Table 32 Funding Sources.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 6
.
U.S. Department of Housing and Urban Development
CPD Consolidated Plan
Table 32: Funding Sources
I Entitlement Grant - 622,OOO.OO (
1 Unprogrammed prior Year’s Income not previously reported I 78,849.78 1
I Surplus Funds
I Return of Grant Funds (Reallocated CDBGjimds)
Total Estimated Program Income (from detail below)
TOTAL FU?DING SOURCES
Submitted Proposed F’rojects Totals I 717,504&I I I
Un-submitted Proposed Project Totals 0
Estimated Program Income
Description Grantee Subrecipient
1 0 0
2 0 0
3 0 0
4 0 0
5 0 0
6 0 0
8 0 0
9 0 0
10 0 0
Total Estimated Program Income $0 $0
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan
-
1. Publicly Owned Land Or Property Located in Jurisdiction for Housing Activities
The City of Carlsbad owns Villa Loma Apartments, a 344 unit affordable housing project developed and
operated since 1996 under a fifty-year lease to Bridge Housing Corporation. The Carlsbad
Redevelopment Agency owns a 75 unit seniors apartment complex in which a majority of tenants
participate in the City’s Section 8 Rental Assistance Program. The Carlsbad Housing Authority does not
own property available for affordable and supportive housing activities.
C. Activities to be Undertaken
The programs/projects to be funded in 2000-2001 address the following local strategies to meet the
housing and community development needs of the community:
1. AFFORDABLE HOUSING: a Provide direct benefit to lower income persons through the provision or retention of
affordable housing units within Carlsbad;
0 Provide shelter or services to homeless or near homeless persons/families which result in
an improved situation through employment, permanent housing, treatment of mental, or substance abuse problems, etc.; and,
l Provide direct assistance to lower income households to prevent or eliminate residential
Building or Municipal Code violations and/or improve the quality of housing units
through residential (rental and/or owner occupied) rehabilitation programs.
2. GENERAL SOCIAL SERVICES: 0 Provide assistance to non-profit public service providers who meet the basic needs of
lower income persons. Basic needs are defined as those which provide food, shelter,
clothing and, in some cases, health care;
l Provide assistance to non-profit public service providers who offer counseling and self- improvement programs/activities for lower income persons; and
3.
0 Provide assistance to non-profit public service providers who offer recreational and/or cultural programs/activities for lower income persons.
1
SPECIALIZED SOCIAL SERVICES:
0 Provide assistance to organizations which administer programs that directly benefit
lower income children living in Carlsbad. The programs must provide one or more of
the following activities: day care, after-school care, cultural enrichment, recreation,
health carekrmunization or self-improvement. The City may also give priority to single-parent assistance programs such as counseling services; and
0 Provide assistance to organizations which administer programs that directly benefit low
income adults living in Carlsbad. The programs must provide one or more of the
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 8
following activities for adults: employment services, job training, and educational programs. Programs designed for elderly adults only must provide one or more of the
following activities: meals, homemaking or personal assistance services, financial
assistance services, counseling, transportation, or shared housing or other housing
related services.
City of Carlsbad - Consolidated Stratem & Plan
Section III. Action Plan Page 9
1. Affordable Housing Activities
Approximately 812 non-homeless households, families, and individuals are expected to receive housing
services in 2000-2001 through the Section 8 Tenant-Based Rental Assistance Program, new construction,
first time home buyer programs, and single family residential rehabilitation. Approximately 75 percent
of this number is expected to be very low income households whose income is below 50 percent of the
median family income for San Diego County. The following describes the specific plan for investment
the City reasonably expects to be available this upcoming program year.
a. Section 8 Tenant-Based Rental Assistance Program
The 2000-2001 Section 8 Rental Assistance Program anticipates a total budget of $3,124,716 for rental
assistance payments and administrative fees. This budget will allow the city to continue to provide rental
assistance to a total of 578 very low-income households during fiscal year 2000-2001. The City has
approved housing assistance payment contracts with property owners to commit these funds. Initial budget proposals for the coming year indicate that funds may be available to assist additional households
above the current 578 estimated households.
b. New Construction of Rental Units
The City provided assistance in the financing of a construction project known as the Laurel Tree
Apartments by committing $700,000 in Redevelopment Low Income Housing Set Aside and Housing
Trust Funds for the project. This funding will meet the matching funds requirement of the HOME
program. Construction of the project began in the fall of 1998, and is expected to be completed in the
summer of 2000.
The Laurel Tree Apartment project will provide approximately 138 new housing units affordable to very
low-income households. The units will vary in size from one bedroom units to four bedroom units,
accommodating single persons, and small and large related households. It is envisioned that 14 one bedroom units will be provided, 64 two bedroom units, 46 three bedroom units, and 14 four bedrooms
units.
The City Council has also provided construction financing for the Ranch0 Carrillo Apartments. The City has provided $1.16 million from the City’s Affordable Housing Trust Fund to assist in the construction
of 116 units affordable to very low and low tenants. The units will consist of 12 one-bedroom units, 48
two-bedroom units and 56 three-bedroom units. Construction began in January of 1999 and the first
units were occupied in December of 1999. The project will be totally completed in the spring of 2000.
In December of 1998, the City Council agreed to provide $920,000 in construction financing to the
Poinsettia Station Apartments Project. This project will provide 92, 1,2 and 3 bedroom units, all of which will have rents not to exceed 60% of the area median income. In addition to construction
financing, the City Council has agreed to issue up to $6.5 million in tax exempt bonds to further assist in
developing the project. Construction is underway and the project is to be completed in the summer of
2000.
C. New Construction of Owner Occupied Units The City has provided $453,000 from the City’s Affordable Housing Trust Fund to assist in the
development of a for sale residential project known as Cherry Tree Walk. The 235 unit project, which was completed in the fall of 1999 provided 12 two bedroom and 30 three bedroom affordable units.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 10
The City council has also agreed to provide $75,000 from the City’s Affordable Housing Trust Fund to
assist in the development of five four-bedroom single family homes in Calavera Hills. The units will
include 1,800 square feet of living are and a two car garage. Three of the units were purchased by low
income households. It is estimated that construction of the two remaining units will be completed in
April of 2000.
d. - Single Family Residential Rehabilitation
A single family residential rehabilitation program is currently being administered by the County of San
Diego on behalf of the City of Carlsbad. This residential rehabilitation program targets very low and
low-income single family homeowners, including mobile homes. Deferred no interest loans will
continue to be made to lower-income households and will be repaid upon change in title of the property.
Grants will be provided to elderly or handicapped households for rehabilitation regarding health and
safety issues and to lower-income households or the elderly for weatherization.
There is an existing uncommitted balance of approximately $2 19,199 as of December 3 1, 1999 in
previously allocated HOME Consortium funds for the rehabilitation. of single family homes. These
funds will be able to provide assistance to approximately nine (9) single family home owners and three
(3). mobilehome owners. With limited resources available for implementing this program, it is
anticipated that five (5) additional lower-income households will be assisted with residential
rehabilitation in fiscal year 2000-200 1.
The City also has approximately $225,811 in unallocated funds available from the County of San Diego
HOME Consortium which may be utilized for the single family and multifamily residential rehabilitation
program. Staff is evaluating if the funds should be allocated for other affordable housing purposes as
there are few residential properties in Carlsbad which can meet the HOME prohibition on use of funds
for rehabilitation projects on properties which would be valued over $197,000 after the rehabilitation
work is completed.
e. Homebuyer Programs
As a participant in the San Diego County Regional Mortgage Credit Certificate (MCC) program, MCCs
are available for first-time home buyers in the City of Carlsbad. The MCC program allows a first time
home buyer to take a federal income tax credit of 20 percent of the annual interest paid on the home
mortgage. This program will provide MCC’s to primarily moderate-income households and in some
cases lower-income households to help them qualify for a home purchase loan.
The San Diego County Regional MCC Program has applied for additional funding for calendar year 1999. Allocations are expected to be determined in May of 1999 and it is anticipated that the City of
Carlsbad will receive approximately $500,000 in MCC credit. The City of Carlsbad anticipates that ten
(10) MCCs will be issued in 2000-2001 to persons purchasing a home in Carlsbad.
Additionally, the City will be providing subsidy assistance to low income first time home buyers through the Carlsbad Homebuyer Assistance Program (CHAP). The City will provide a maximum of $20,000 in
the form of a non interest bearing loan to bridge the gap between the loan amount a low income
household can qualify for and the purchase price of a home. The term of this loan is 15 years. Payments
will be deferred the first five years of the loan. CHAP funds are currently available.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 11
-.
As of January 3 1, 2000, the City has $1,270,000 reserved in the Affordable Housing Trust fund for the
CHAP. Approximately 60 low income households will be provided with home buyer assistance. It is
anticipated that approximately fifty (30) households will be assisted through this program in the 2000-
200 1 program year.
f. Housing Reserve Fund
The City has allocated $226,855 in new funding available from the County of San Diego HOME
Consortium for a Housing Reserve Fund, from which funds will be used to create new affordable
housing opportunities for Carlsbad residents. Affordable housing developers have suggested that such a
fund be created in which HOME and funds might be accumulated as one year of the City’s HOME
funding allocation is not a sufficient amount to leverage the additional funds needed to develop a project
in the City.
2. Community Development Activities
In March of 2000, the Carlsbad City Council selected 23 community development proposals, amounting
to $717,504&I, for funding under the federal Community Development Block Grant (CDBG) program.
The City will be eligible to receive $622,000 in new CDBG funds for 2000-2001 to finance the projects
which will assist low and moderate income persons. In addition, the City has $95,504.44 in CDBG
program income and funds which were allocated in the previous year to an activity which have been
completed with a surplus of funds and will need to be reallocated to other eligible activities. The total funds available for allocation in 2000-2001 is $717,504.44. A list of the community development
proposals selected for funding in 2000-2001 are listed on the following pages as Table 33-Listing of
Proposed Projects.
City of Carlsbad - Consolidated Strategy & Plan
Section III: Action Plan Page 12
P a- 0
c
0
: 0
E
i
3
P .-
h a
go00 mw9*a k- *
2”Y is
“OSBO,
In
% 8
s
5 c co -0 e d $ s 0
8 8
OF 00 i=b
ec?
6 8
00 Y)cr)
rz PB
c x 8 5
Q z d N Y)
$ 5 L L it g 3 I- g
E .8,
ii ;z G $2 $4 0 6’ B Em S i!g .O $ 1 . L
oz 430
0000 gH*H U-J- #
8”Z I WIPO,
. . .
I
L
i I
I 1
1
I i 1
I
I I I I
0000 gY)Y)* Q ::
U-J- ti * H
b$ 0
Qi”S
*+I’ I!
‘? iE 4 f P .bg8 hQ at B &i .*f f .E .g .$j g
if’” - %Z =s= (D iI E. gg 6 p. E i
f f
.E *# .k . %E!G
XT 0’ @ s s? 2 Ta :p t 98 v)a
0000 g*ww Q =: r-‘ +- H *
I a
8 .I
3 . e:
g 3 0 M
0000 $W)Y)H c e
SOY z “,so,o,
ig- 8 e ga
P .g 9.
E
g
8 ‘, L n J!l cd (0 2 ‘0’
en L
zhJn
ossg
E3 8
‘g p ; 0 cn I o- -0 0 On 0) z n .E atoz s li
g
8
ti 5
0000 ge9*w
3 Y)
& i.Z”IlL
GSPB
8000 o**c)y) cd 0
a
Bsaa OwIr
c..
E i! E 5 5 n 8 cd 4 g ‘H
3P” essg
e$$ ‘f $ 9” 0 =n IO- -0 0 On m z n 5 00%
E 5 Q .f
0000 g*mCD 3 =: u-i d * H
,
f E 5 .I a E 8
3
0 ‘3 3 .- 0
g .; 0 ‘E Y
d
3 ‘3 8 .-
;
9
3 3
go00 on6969
8 (19
WS $oZn
8”w88
.
0000 8ti-w
W-
*I)
d
ha OWII
QQ IX
0000 gY)tc)Y) G Y)
P”Y z Pa00 OWII
0
H
P a
5 IA L
gi
E
E
E
8 3 >
6 23 Edi (II 2 ‘3 P gp’
oasg -8 8 cz a ‘zj g p 0 =n IO- -0 0 On w 2 n .E 00‘5;
e 3
z
zi
cd 5
3 i
2000 0 (yY)HH c H
% 3-
3; s
-.
G M
$“Y i!i am00 OWII
c .r:
E .!a .E E
2
E e
$ & 1 ii
5 (3
u i;
c
s
f
B E e
E
c
J
;
+
B
4
% 0” ai i fi Q) 3; %
1
i
E E 0” 5 >. A 8 rd 2 ir” ‘H won ossz gs 8 ‘f $ 9” 0 En IO- -00 On m E n .E a+‘; E I 0 E n ti 5
0000 g*c)o)u Q z
8 O- w *I, H
0000 ge?** 05 (I,
SOYi z 8SW
.
0000 g4e)H*
w-
Y)
00 Y)*
d 00 II
E 8 s
PP
3 0’ ? z UJ 0 9 E :i
3
0000
Sam**
cd Y,
WS
Bs58 OWII
ii hi zs 00
3s co .z B E
s
PP
9 a e 0 .”
2
. q
g l
2
0000 g*y+cI) Q z G s ii ii
gh
0% i=- 08
hi G
Hi
Eig 03% a E
0”
L..
0000 gHHH vi H
Z”,Y % SSPO,
1. Housing Activities for the Homeless
During 2000-2001, the City will attempt to address the needs of homeless individuals, families, or
persons with special needs: severe mental illnesses, drug or alcohol addiction, diagnosed with AIDS or
HIV, fleeing domestic violence and non-homeless persons with special needs through the funding of
various non-profit agencies under Carlsbad’s Community Development Block Grant (CDBG) program.
The following organizations have been selected for funding during fiscal year 2000-2001 and provide
facilities and services for non-homeless persons with special needs, homeless persons, homeless persons
with special needs, and other low and moderate-income households:
Table 34: Listing of Proposed Housing and/or Housing Related Projects for 2000-2001
Funding Persons
Case ManaeementlServices
Community Resource Homeless Gen Population Homeless & Near 6,OOO.OO 200
Center Prevention Homeless
Program
Dav Shelter
Brother Benno Brother Benno’s Gen Population Gen Homeless 6,500.OO 350
Foundation Center
Emereencv Shelter
Women’s Resource Alternatives to Adult Women Victims of Dom 7,500.oo 50
Center Abuse w/Children Violence
Casa de Amparo Casa de Amparo Youths Abused & 6,500.OO 4
Shelter Abandoned
North Coastal Emergency Families w/ Homeless 5,ooo.oo 10
Service Center Shelter Prog. Children
Transitional Housing
Catholic Charities La Posada de Adult Men Gen Homeless 68,500.OO 350
Guadalupe
Brother Benno House of Adult Women Subst. Abuse 5,ooo.oo 6
Foundation Dorothy, B & R
Residential Care Facilitv
Fraternity House Fraternity House Adult Men Persons with AIDS 5,500.oo 6
Affordable Housing
City of Carlsbad Section 108 Low-Income 185,278.OO 344
Loan for Villa Persons
Loma Apts
I-OTAL 295,778.OO 1320
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan . Page 36
Approximately 1,320 individuals/families, all of whom are from low and moderate-income households, are anticipated to benefit from the activities, projects, and shelter services which were funded for the
2000-2001 fiscal year. Of the 1,320 individuals and families, approximately 812 are considered to be
homeless.
The City Council has adopted a resolution declaring the City of Carlsbad’s intention to participate with
other jurisdictions in the _North San Diego County Coastal region to address the needs of homeless
persons and families on a region wide basis. North County jurisdictions, with the assistance of local
social service providers, continue to meet and work cooperatively to discuss the region wide approach
and various strategies, such as the North County Regional Homeless Shelter, to address the shelter and
supportive service needs of the homeless. A potential site has been identified for a regional facility in
the City of Vista, and staff is participating in efforts to facilitate opening a shelter on the site.
A. Geographic Distribution - All Priorities
The City intends to develop lower-income affordable units throughout the entire city thereby reducing
the impact of housing on any one area within Carlsbad. City staff will be responsible for initiating or
facilitating the development of this housing through agreements with local for-profit and non-profit
housing developers (including agreements to provide City assistance) and through managing/monitoring the’affordability of these housing units in future years.
City resources for the provision, construction, or improvements to public services or facilities to meet the
community development needs will also be distributed throughout the City. The City will also consider
the allocation of resources to public service organizations located outside of the City limits in those
instances where such public services are limited within the San Diego North County Coastal area, but
provide adequate access to Carlsbad residents.
B. Institutional Structure
1. Funding and Incentives for Affordable Housing
The City of Carlsbad has been working with local non-profit organizations and other private entities to
identify sources of funding which may be available for affordable and supportive housing. For identified
federal, state and/or other private sources of funding which’may not be available to the City, other
eligible agencies will be encouraged to apply. The City provides a variety of “incentives” to encourage
private, non-profit and/or for-profit housing developers to build housing units in Carlsbad which are
affordable to low and moderate income persons. The City will continue to offer these “incentives” as
well as with local private developers to identify and use all available financing resources for the purposes
of creating new affordable housing units.
To meet “matching funds” requirements of state and/or federal affordable and supportive housing
financing programs, the City will consider the use of redevelopment funds, “in-lieu” fees, private
contributions and/or general city funds. The various “matching fund” requirements will be identified and
considered on a case-by-case basis prior to submitting, or assisting with the submission of an application,
for any federal and/or state housing financing program. The City’s “underwriting” of specific projects and proposals will be evaluated based on the need being served and the effectiveness or “leveraging” in
the use of City resources.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 37
2. Network Building Activities The City will continue to be engaged in network-building activities with governmental, for-profit and
non-profit organizations. This will include participation in the San Diego County Non-Profit Housing
and Community Development Federation.
The City is a member of the Fair Housing Resource Board (IHRB), which has been expanded to include
more local governmental involvement with regional affordable housing, fair housing issues and
advocacy. HUD recognizes the FHRB as a forum to facilitate fair housing in the San Diego area.
The City will continue to fund an agreement with Heartland Human Relations Association (HHRA) to
provide fair housing services which includes counseling, tenant/landlord mediation, education seminars,
and to mitigate and/or prevent housing discrimination practices.
The City will also continue to participate in the North County Homeless Coalition. This group provides
a forum for discussion of current housing issues and other social service activities.
In a cooperative effort, the City of Carlsbad will continue to meet with other San Diego County
jurisdictions to form a resource information group for such programs as the CDBG program, Residential
Rehabilitation programs, and the Regional MCC (First Time Homebuyer) program. The City will also
continue to encourage and participate in efforts to work collectively and cooperatively with other San
Diego County jurisdictions.
C. Public Housing Improvements
The City of Carlsbad Redevelopment Agency owns a 75 unit seniors apartment project, in which a
majority of the tenants are participants in the City’s Section 8 Rental Assistance Program. Minor
improvements may be made to the property in the course of maintaining the property.
D. Public Housing Resident Initiatives
No public housing resident initiatives are proposed for the 2000-2001 Program Year.
E. Lead Based Paint Hazard Reduction
The activities and programs to evaluate and reduce lead based paint hazards, and the integration of lead- based paint hazard reduction in housing policies and programs for the coming year are intended to
remain as described in the Five-Year Strategy.
These strategies include the following:
Strategy 1: Integrate lead hazard evaluation and reduction activities into all housing programs,
particularly residential rehabilitation programs.
Currently, many federal programs have requirements for evaluating and reducing lead hazards. For those
state and local housing and community development programs, the City will pursue the following activities to evaluate and reduce lead hazards:
a. Require inspection for and abatement of lead based paint hazards as a
requirement of all residential rehabilitation programs when children
under the age of seven reside in the dwelling unit and have been
identified with elevated blood levels;
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 38
b. Include lead based paint hazard abatement as an eligible activity under the City’s residential rehabilitation programs and add minimum lead
based paint abatement requirements to housing quality standards which
must be met; and
C. Provide ‘all eligible applicants of housing programs, particularly
residential rehabilitation programs, with information regarding lead
based paint.
Strategy 2: Support the development of comprehensive public health programs for the screening
of children for lead poisoning and a follow-up on those identified as lead poisoned.
In accordance with CDC guidelines, all children found to have elevated blood levels (above 20
micrograms per deciliter) should both be provided with public health management services and be tested
every three months. The County of San Diego’s Department of Health Services currently provides this
service. The City should encourage the abatement of lead based paint hazards once a child under the age
of seven is identified as having elevated blood levels. CDBG can be used to help the City or other
organizations in developing a comprehensive approach to lead poisoning prevention.
Strategy 3: Provide public information and education.
Public information campaigns can alert households residing in pre-1978 housing of the dangers of lead
poisoning, provide advice on the maintenance of the home, and suggest ways to reduce exposure to lead
based paint hazards. Information should also be provided to landlords and owners of property with pre-
1978 residential structures.
The following information should be provided to homeowners, renters, and landlords of pre-1978 housing:
A)
B)
C)
D)
El
F)
That the property may contain lead-based paint;
The hazards of lead-based paint;
The symptoms and treatment of lead-based paint poisoning;
The precautions to be taken to avoid lead-based paint poisoning (including maintenance
and removal techniques for eliminating such hazards);
The advisability and availability of blood lead level screening for children under seven
years of age; and,
In the event lead-based paint is found in the property, appropriate abatement procedures
may be undertaken.
Strategy 4:
activities.
Seek public and private funding to finance lead hazard abatement and reduction
Significant lead hazard reduction and abatement can be costly and beyond the means of lower-income
homeowners and owners of lower-income rental properties. The City and other community
organizations should be encouraged to pursue public and private funding to finance lead abatement and
reduction activities. Lead reduction and abatement should be an eligible activity in the City’s residential rehabilitation program. CDBG funds are available for lead abatement and reduction.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 39
F. Coordination Efforts
The Carlsbad Housing Authority has made a commitment to work with other public and non-profit
agencies to provide needed services for low-income households.
As discussed in the City’s anti-poverty strategy, City staff encourage Section 8 certificate/voucher
recipients to participate in a Self-Sufficiency program. This Self-Sufficiency program involves
public/private cooperative efforts involving housing, education, employment and the supportive services
to help participating families to become upwardly mobile.
In an effort to increase housing opportunities throughout the City of Carlsbad, staff has enlisted the
cooperation of the real estate community, property managers and owners by conducting quarterly
workshops, mailing informative information regarding the Section 8 Rental Assistance program, making
rental advertisements available to Section 8 tenants, and through public media announcements.
To foster awareness and education of organizations providing housing assistance or other supportive
services to lower-income households and those in need, the City has a community resources phone
directory available at City facilities and through other organizations within Carlsbad that provide the public with referrals to City facilities and services.
The City annually assists in the funding of Heartland Human Relations Association, in order to promote Fair Housing. Heartland’s counselors provide information regarding the rights and responsibilities of
both tenants and landlords. Heartland also provides community education via speakers and literature and assistance to victims of housing discrimination. Periodically, Heartland Human Relations Association
conducts audits of real estate and rental practices throughout the County of San Diego to determine the
extent of discrimination in a given area. The City has contracted with the San Diego Fair Housing
Council to include Carlsbad in a Regional Assessment of Impediments to Fair Housing and will
implement recommendations in the assessment to alleviate these impediments and continue to promote
fair housing.
City of Carlsbad - Consolidated Strategy & Plan
Section III. Action Plan Page 40
SECTION IV. CERTIFICATIONS
In accordance with the applicable statutes and the regulations governing the Housing and Community
Development Plan regulations, the jurisdiction certifies that:
AUirmatively Further Fair Housing - The jurisdiction will affirmatively further fair housing, which
means it will conduct an analysis of impediments to fair housing choice within the jurisdiction, take
appropriate actions to overcome the effects of any impediments identified through that analysis, and
maintain records reflecting that analysis and actions in this regard.
Anti-displacement and Relocation Plan - It will comply with the acquisition and relocation
requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970,
as amended, and implementing regulations at 49 CFR 24; and it has in effect and is following a
residential antidisplacement and relocation assistance plan required under section 104(d) of the Housing
and Community Development Act of 1974, as amended, in connection with any activity assisted with
funding under the CDBG or HOME programs.
Drug Free Workplace - It will or will continue to provide a drug-free workplace by:
1. Publishing a statement notifying employees that the unlawful manufacture, distribution,
dispensing, possession, or use of a controlled substance is prohibited in the grantee’s
workplace and specifying the actions that will be taken against employees for violation
of such prohibition;
2. Establishing an ongoing drug-free awareness program to inform employees about -
(a> The dangers of drug abuse in the workplace;
Co) The grantee’s policy of maintaining a drug-free workplace;
(cl Any available drug counseling, rehabilitation, and employee assistance
programs; and
(d) The penalties that may be imposed upon employees for drug abuse violations
occurring in the workplace;
3. Making it a requirement that each employee to be engaged in the performance of the
grant be given a copy of the statement required by paragraph 1;
4. Notifying the employee in the statement required by paragraph 1 that, as a condition of
employment under the grant, the employee will -
(a) Abide by the terms of the statement; and
0) Notify the employer in writing of his or her conviction for a violation of a
criminal drug statute occurring in the workplace no later than five calendar
days after such conviction; ’
Section Iv: Certifications Page 1
5. Notifying the agency in writing, within ten calendar days after receiving notice under
subparagraph 4(b) from an employee or otherwise receiving actual notice of such
conviction. Employers of convicted employees must provide notice, including position
title, to every grant officer or other designee on whose grant activity the convicted
employee was working, unless the Federal agency has designated a central point for the
receipt of such notices. Notice shall include the identification number(s) of each
affected grant;
6. Taking one of the following actions, within 30 calendar days of receiving notice under
subparagraph 4(b), with respect to any employee who is so convicted -
(a) Taking appropriate personnel action against such an employee, up to and
including termination, consistent with the requirements of the Rehabilitation
Act of 1973, as amended; or
Co) Requiring such employee to participate satisfactorily in a drug abuse assistance
or rehabilitation program approved for such purposes by a Federal, State, or
local health, law enforcement, or other appropriate agency;
7. Making a good faith effort to continue to maintain a drug-free workplace through
implementation of paragraphs 1, 2, 3, 4, 5 and 6.
Anti-Lobbying - To the best of the jurisdiction’s knowledge and belief:
1. No Federal appropriated funds have been paid or will be paid, by or on behalf of it, to
any person for influencing or attempting to influence an officer or employee of any
agency, a Member of Congress, an officer or employee of Congress, or an employee
of a Member of Congress in connection with the awarding of any Federal contract, the
making of any Federal grant, the making of any Federal loan, the entering into of any
cooperative agreement, and the extension, continuation, renewal, amendment, or
modification of any Federal contract, grant, loan, or cooperative agreement;
2. If any funds other than Federal appropriated funds have been paid or will be paid to
any person for influencing or attempting to influence an officer or employee of any
agency, a Member of Congress, an officer or employee of Congress, or an employee
of a Member of Congress in connection with this Federal contract, grant, loan, or
cooperative agreement, it will complete and submit Standard Form-LLL, “Disclosure
Form to Report Lobbying,” in accordance with its instructions; and
3. It will require that the language of paragraph 1 and 2 of this anti-lobbying certification
be included in the award documents for all subawards at all tiers (including
subcontracts, subgrants, and contracts under grants, loans, and cooperative agreements)
and that all subrecipients shall certify and disclose accordingly.
Authority of Jurisdiction - The Consolidated Plan is authorizeQ under State and local law (as
applicable) and the jurisdiction possesses the legal authority to carry out the programs for which it is
seeking funding, in accordance with applicable HUD regulations.
Page 2 Section IV: Certifications
Consistency with Plan - The housing activities to be undertaken with CDBG, HOME, ESG, and
HOPWA funds are consistent with the strategic plan.
Section 3 -- It will comply with Section 3 of the Housing and Urban Development Act of 1968, and
implementing regulations at 24 CFR Part 135.
Signature/Authorized Official
Deborah Fountain
Housing and Redevelopment Director
Date
Section IV: Certifications Page 3
This page is intentionally blank.
Page 4 Section IV: Certifications
Specific CDBG Certifications
The Entitlement Community certifies that:
Citizen Participation Plan - It is in full compliance and following a detailed citizen participation plan
that satisfies the requirements of 24 CFR 91.105.
Community Development Plan - Its consolidated housing and community development plan identifies
community development and housing needs and specifies both short and long-term community
development objectives that provide decent housing, expand economic opportunities primarily for
persons of low and moderate income: (See CFR 24 570.2 and CFR 24 Part 570).
Following a Plan - It is following a current Consolidated Plan (or Comprehensive Housing
Affordability Strategy) that has been approved by HUD.
Use of Funds - It has complied with the following criteria:
1. Maximum Feasible Prioritv. With respect to activities expected to be assisted with CDBG
funds, it certifies that it has developed its Action Plan so as to give maximum feasible priority
to activities which benefit low and moderate income families or aid in the prevention or
elimination of slums or blight. The Action Plan may also include activities which the grantee
certifies are designed to meet other community development needs having a particular urgency
because existing conditions pose a serious and immediate threat to health or welfare of the
community, an other financial resources are not available;
2. Overall Benefit. The aggregate use of CDBG funds including Section 108 guaranteed loans
during program year(s) 1995 (a period specified by the grantee consisting of one, two, or three
specific consecutive program years), shall principally benefit persons of low and moderate
income in a manner that ensures that at least 70 percent of the amount is expended for activities
that benefit such persons during the designated period;
3. Special Assessments. It will not attempt to recover any capital costs of public improvements
assisted with CDBG funds including Section 108 loan guaranteed funds by assessing any
amount against properties owned and occupied by persons of low and moderate income,
including any fee charged or assessment made as a condition of obtaining access to such public
improvements.
However, if CDBG funds are used to pay the proportion of a fee or assessment that relates to
the capital costs of public improvements (assisted in part with CDBG funds) financed from
other revenue sources, an assessment or charge may be made against the property with respect
to the public improvements financed by a source other than CDBG funds.
The jurisdiction will not attempt to recover any capital costs of public improvements assisted
CDBG funds, including Section 108, unless CDBG funds are used to pay the proportion of fee
or assessment attributable to the capital costs of public improvements financed from other
revenue sources. In this case, an assessment or charge may be made against the property with
respect to the public improvements financed by a source other than CDBG funds. Also, in the
Section IV: Certifications Page 5
case of properties owned and occupied by moderate income (not low-income) families, an
assessment or charge may be made against the property for public improvements financed by a
source other than CDBG funds if the jurisdiction certifies that it lacks CDBG funds to cover the
assessment.
Excessive Force - It has.adopted and is enforcing:
1. A policy-prohibiting the use of excessive force by law enforcement agencies within its
jurisdiction against any individuals engaged in non-violent civil rights demonstrations;
and
2. A policy of enforcing applicable State and local laws against physically barring
entrance to or exit from a facility or location which is the subject of such non-violent
civil rights demonstrations within its jurisdiction;
Compliance with Anti-Discrimination Laws - The grant will be conducted and administered in
conformity with title VI of the Civil Rights Act of 1964 (42 U.S.C. 2OOOd), the Fair Housing Act (42
U.S.C. 3601-3619), and implementing regulations.
Lead-Based Paint - Its notification, inspection, testing and abatement procedures concerning lead-
based paint will comply with the requirements of 24 CFR $570.608;
Compliance with Laws - It will comply with applicable laws.
Signature/Authorized Official
Deborah Fountain
Housing and Redevelopment Director
Date
Page 6 Section IV: Certifications
APPENDIX TO CERTIFICATIONS
INSTRUCTIONS CONCERNING LOBBYING AND DRUGFREE WORKPLACE
REQUIREMENTS:
A. Lobbving Certification
This certification is a material representation of fact upon which reliance was placed when this
transaction was made or entered into. Submission of this certification is a prerequisite for
making or entering into this transaction imposed by section 1352, title 31, U.S. Code. Any
person who fails to file the required certification shall be subject to a civil penalty of not less
than $10,000 and not more than $100,000 for each such failure.
B. Drug-Free Worknlace Certification
1. By signing and/or submitting this application or grant agreement, the grantee is
providing the certification.
2. The certification is a material representation of fact upon which reliance is placed when
the agency awards the grant. If it is later determined that the grantee knowingly
rendered a false certification, or otherwise violates the requirements of the Drug-Free
Workplace Act, HUD, in addition to any other remedies available to the Federal
Government; may take action authorized under the Drug-Free Workplace Act.
3. For grantees other than individuals, Alternate I applies. (This is the information to
which entitlement grantees certify).
4. For grantees who are individuals, Alternate II applies. (Not applicable to CDBG
Entitlement grantees.)
5. Workplaces under grants, for grantees other than individuals, need not be identified on
the certification. If known, they may be identified in the grant application. If the
grantee does not identify the workplaces at the time of application, or upon award, if
there is no application, the grantee must keep the identity of the workplace(s) on file in
its office and make the information available for Federal inspection. Failure to identify
all known workplaces constitutes a violation of the grantee’s drug-free workplace
requirements.
6. Workplace identifications must include the actual address of buildings (or parts of
buildings) or other sites where work under the grant takes place. Categorical
descriptions may be used (e.g., all vehicles of a mass transit authority or State highway
department while in operation, State employees in each local unemployment office,
performers in concert halls or radio stations).
7. If the workplace identified to the agency changes during the performance of the grant,
the grantee shall inform the agency of the change(s), if it previously identified the
workplaces in question (see paragraph five). .
Section IV: Certifications Page 7
8. The grantee may insert in the space provided below the site(s) for the performance of
work done in connection with the specific grant:
Place of Performance (Street address, city, county, state, zip code)
Citv of Carlsbad
Housinn and Redevelomnent Department
2965 Roosevelt Street Suite B
Carlsbad CA 92008
San Diego County
Check if there are workplaces on file that are not identified here; The
certification with regard to the drug-free workplace required by 24 CFR part 24,
subpart F.
9. Definitions of terms in the Nonprocurement Suspension and Debarment common rule
and Drug-Free Workplace common rule apply to this certification. Grantees’ attention
is called, in particular, to the following definitions from these rules:
“Controlled substance” means a controlled substance in Schedules I through V of the
Controlled Substances Act (21 U.S.C.812) and as further defined by regulation (21
CFR 1308.11 through 1308.15);
“Conviction” means a finding of guilt (including a plea of nolo contendere) or
imposition of sentence, or both, by any judicial body charged with the responsibility to
determine violations of the Federal or State criminal drug statutes;
“Criminal drug statute” means a Federal or non-Federal criminal statute involving the
manufacture, distribution, dispensing, use, or possession of any controlled substance;
“Employee” means the employee of a grantee directly engaged in the performance of
work under a grant, including: (i) All “direct charge” employees; (ii) all “indirect
charge” employees unless their impact or involvement is insignificant to the
performance of the grant; and (iii) temporary personnel and consultants who are
directly engaged in the performance of work under the grant and who are not on the
grantee’s payroll. This definition does not include workers not on the payroll of the
grantee (e.g., volunteers, even if used to meet a matching requirement; consultants or
independent contractors not on the granteels payroll; or employees of subrecipients or
subcontractors in covered workplaces).
Page 8 Section IV: Certifications
APPENDIX A
General Definitions Used With The Consolidated Plan
Appendix A: Definitions Page 1
This page is intentionally blank.
Page 2 Appendix A: Definitions
-
Affordable Housing: Affordable housing is generally defined as housing where the occupant is paying
no more than 30 percent of gross income for gross housing costs, including utility costs.
AIDS and Related Diseases: The disease of acquired immunodeficiency syndrome or any conditions
arising from the etiologic agent for acquired immunodeticiency syndrome.
Alcohol/Other Drug Addiction: A serious and persistent alcohol or other drug addiction that
significantly limits a person’s ability to live independently.
Areas of Concentrations: For purposes of the Consolidated Plan, census tracts will be referred to when
discussing areas of low-income concentration or racial/ethnic concentration.
Assisted Household or Persons: For the purpose of identifications of goals, an assisted household or
person is one which during the period covered by the annual plan will receive benefits through the
Federal funds, either alone or in conjunction with the investment of other public or private funds. The
program funds providing the benefit(s) may be from any funding year or combined funding years. A
renter is benefitted if the person takes occupancy of affordable housing that is newly acquired, newly
rehabilitated, or newly constructed, and/or receives rental assistance through new budget authority. An
existing homeowner is benefitted during the year if the home’s rehabilitation is completed. A first-time
home buyer is benefitted if a home is purchased during the year. A homeless person is benefitted,
however, only if the provision of supportive services is linked to the acquisition, rehabilitation, or new
construction of a housing unit and/or the provision of rental assistance during the year. Households or
persons who will benefit from more than one program activity must be counted only once. To be
included in the goals, the housing unit must, at a minimum, satisfy the HUD Section 8 Housing Quality
Standards (see 24 CFR section 882.109). See also, instructions for completing Table 17 of the
Consolidated Plan and Table 1 of the Annual Performance Report.
l Committed: Generally means there has been a legally binding commitment of funds to specific project
to undertake specific activities.
Concentration of Low Income Households: A census tract where the number of low income
households, as a percent of all households, exceeds 42% (10% higher than the regional average).
Concentration of Minoritv Ponulation: A census tract where the minority population, as a percent of
the total population exceeds 38% (10 higher than the regional average).
Consistent with the Consolidated Plan: A determination made by the jurisdiction that a program
application meets the following criterion: The Annual Plan for that fiscal year’s funding indicates the
jurisdiction planned to apply for the program or was willing to support an application by another entity
for the program; the location of activities is consistent with the geographic areas as specified in the
plan; and the activities benefit a category of residents for which the jurisdiction’s five-year strategy
shows a priority.
Cost Burden > 30% : The extent to which gross housing costs, including utility costs, exceed 30
percent of gross income, based on data published by the U.S. Census Bureau.
Cost Burden > 50% (Severe Cost Burden): The extent to which gross housing costs, including utility
Appendix A: Deftitions Page 3
costs, exceed 50 percent of gross income, based on data published by the U.S. Census Bureau.
Disabled Household: A household composed of one or more persons at least one of whom is an adult
(a person of at least 18 years of age) who has a disability. A person shall be considered to have a
disability if the person is determined to have a physical, mental or emotional impairment that: (1) is
expected to be of long-continued and indefinite duration, (2) substantially impeded his or her ability to
live independently, and (3J is of such a nature that the ability could be improved by more ‘suitable
housing conditions. A person shall also be considered to have a disability if he or she has a
development disability as defmed in the Development Disabilities Assistance and Bill of Rights Act (42
U.S.C. 6001-6006). The term also includes the surviving member of members of any household
described in the first sentence of this paragraph who were living in an assisted unit with the deceased
member of the household at the time of his or her death.
Economic Independence and Self-Sufficiencv Programs: Programs undertaken by Public Housing
Agencies (PHAs) to promote economic independence and self-sufficiency for participating families.
Such programs may include Project Self-Sufficiency and Operation Bootstrap programs that originated
under earlier Section 8 rental certificate and rental voucher initiatives, as well as the Family Self-
Sufficiency program. In addition, PHAs may operate locally-developed programs or conduct a variety
of special projects designed to promote economic independence and self-sufficiency.
Elderlv Household: For HUD rental programs, a one or two person household in which the head of
the household or spouse is at least 62 years of age.
Elderlv Person: A person who is at least 62 years of age.
Existing Homeowner: An owner-occupant of residential property who holds legal title to the property
and who uses the property as his/her principal residence.
Extremelv Low Income: Households whose incomes do not exceed 30% of the median household
income for the region, as determined by HUD, with adjustments for smaller and larger families and for
regions with unusually high or low incomes or where needed because of prevailing levels of
construction costs or fair market rents. [For the purpose of further distinguishing needs within the very
low income category, two subgroups (0 to 30% and 3 1 to 50% of MFI) have been established in the
Consolidated Plan tables and narratives.]
See definition in 24 CFR 812.2 (The National Affordable Housing Act definition required to Familv:
be used in the Consolidated Plan rule differs from the Census definition). The Bureau of Census
defines a family as a householder (head of household) and one or more other persons living in the same
household who are related by birth, marriage or adoption. The term “household” is used in
combination with the term “related” in the Consolidated Plan instructions, such as for Table 2, when
compatibility with the Census definition of family (for reports and data available from the Census based
upon that definition) is dictated. (See also “Homeless Family.“)
Familv Self-SufZciencv (FSS) Program: A program enacted by Section 554 of the National Affordable
Housing Act which directs Public Housing Agencies (PHAs) and Indian Housing Authorities (IHAs) to
use Section 8 assistance under the rental certificate and rental voucher programs, together with public
and private resources to provide supportive services, to enable participating families to achieve
Page 4 Appendix A: Definitions
economic independence and self-sufficiency.
Federal Preference for Admission: The preference given to otherwise eligible applicants under HUD’s
rental assistance programs who, at the time they seek housing assistance, are involuntarily displaced,
living in substantial housing, or paying more than 50 percent of family income for rent. (See, for
example, 24 CFR 882.219.)
First-Time Home Buver: An individual or family who has not owned a home during the three-year
period preceding the HUD-assisted purchase of a home that must be used as the principal residence of
the home buyer, except that any individual who is a displaced homemaker (as defined in 24 CFR 92) or
a single parent (as defined in 24 CFR 92) may not be excluded from consideration as a first-time home
buyer on the basis that the individual, while a homemaker or married, owned a home with his or her
spouse or resided in a home owned by the spouse.
The Farmers Home Administration, or programs it administers. FmHA:
For Rent: Year round housing units which are vacant and offered/available for rent. (U.S. Census
definition.)
For Sale: Year round housing units which are vacant and offered/available for sale only. (U.S.
Census definition.)
Frail Elderlv: An elderly person who is unable to perform at least 3 activities of daily living (i.e.,
eating, dressing, bathing, grooming, and household management activities). (See 24 CFR 889.105.)
Groun Ouarters: Facilities providing living quarters that are not classified as housing units. (U.S.
Census definition.) Examples include: prisons, nursing homes, dormitories, military barracks, and
shelters.
The HOME Investment Partnerships Program, which is authorized by Title II of the National HOME:
Affordable Housing Act.
Homeless Familv: Family that includes at least one parent or guardian and one child under the age of
18, a homeless pregnant woman, or a homeless person in the process of securing legal custody of a
person under the age of 18.
Homeless Individual: An unaccompanied youth (17 years or younger) or an adult (18 years or older)
without children.
Homeless Youth: Unaccompanied person 17 years of age or younger who is living in situations
described by terms ‘sheltered” or “unsheltered”.
HOPE 1: The HOPE for Public and Indian Housing Home Ownership Program, which is authorized
by Title IV, Subtitle A of the National Affordable Housing Act.
HOPE 2: The HOPE for Home Ownership of Multi-family Units Program, which is authorized by
Title IV, Subtitle B of the National Affordable Housing Act.
Appendix A: Definitions Page 5
HOPE 3: The HOPE for Home Ownership of Single Family Program, which is authorized by Title IV,
Subtitle C of the National Affordable Housing Act.
Household: One or more persons occupying a housing unit (U.S. Census defmition). A housing unit is
a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied as separate
living quarters. See also “Family”.
Housing Problems: Households with housing problems include those that: (1) occupy units meeting
the definition of Physical Defects; (2) meet the definition of overcrowded; and (3) meet the definition
of cost burden greater than 30 % . Table 11 requests nonduplicative counts of households that meet one
or more of these criteria.
Housing Unit: An occupied or vacant house, apartment, or a single room (SRO housing) that is
intended as separate living quarters. (U.S. Census definition.)
Institutions/Institutional: Group quarters for persons under care or custody. (U.S. Census definition.)
Large Related: A household of 5 or more persons which includes at least one person related to the
householder by blood, marriage or adoption.
Lead-Based Paint Hazard: Any condition that causes exposure to lead from lead-contaminated dust,
lead-contaminated soil, lead-contaminated paint that is deteriorated or present in accessible surfaces,
friction surfaces, or impact surfaces that would result in adverse human health effects as established by
the appropriate Federal agency. (Residential Lead-Based Paint Hazard Reduction Act of 1992
definition.)
(Federal) Low Income Housing Tax Credit. LIHTC:
Low-Income: Households whose incomes do not exceed 80 percent of the median income for the
region, as determined by HUD with adjustments for smaller and larger families, except that HUD may
establish income ceilings higher or lower than 80 percent of the median for the region on the basis of
HUD’s findings that such variations are necessary because of prevailing levels of construction costs or
fair market rents, or unusually high or low family incomes. NOTE: HUD income limits are updated
annually and are available from local HUD offices. (This term corresponds to low- and moderate-
income households in the CDBG Program.)
Metronolitan Statistical Area (MSA) Median Familv Income: $39,798, according to the 1990 Census.
Moderate Concentration of Minoritv Ponulation: A census tract where the minority population, as a
percent of all households, exceeds 43 % (25 % higher than the regional average).
Moderate Income: Households whose incomes are between 81 percent and 95 percent of the median
income for the region, as determined by HUD, with adjustments for smaller or larger families, except
that HUD may establish income ceilings higher or lower than 95 percent of the median for the region
on the basis of HUD’s findings that such variations are necessary because of prevailing levels of
construction costs or fair market rents, or unusually high or low family incomes. (This definition is
Page6 Appendix A: Definitions
different than that for the CDBG Program.)
Non-Elderlv Household: A household which does not meet the definition of “Elderly Household,” as
defined above.
Non-Homeless Persons with Snecial Needs: Includes frail elderly persons, persons with AIDS,
disabled families, and families participating in organized programs to achieve economic self-
sufficiency.
Non-Institutional: Group quarters for persons not under care or custody. (U.S. Census definition
used.)
Occunied Housing Unit: A housing unit that is the usual place of residence of the occupant(s).
Other Household: A household of one or more persons that does not meet the definition of a Small
Related household, Large Related household or Elderly Household.
Other Income: Households whose incomes exceed 80 percent of the median household income for the
region, as determined by HUD, with adjustments for smaller and larger families.
Other Low-Income: Households whose incomes are between 51 percent and 80 percent of the median
household income for the region, as determined by HUD, with adjustments for smaller and larger
families, except that HUD may establish ceilings higher or lower than 80 percent of the median for the
region on the basis of HUD’s findings that such variations are necessary because of prevailing levels of
construction costs or fair market rents, or unusually high or low family incomes. (This term
corresponds to moderate-income in the CDBG Program.)
Other Vacant: Vacant year round housing units that are not For Rent or For Sale. This category
would include Awaiting Occupancy or Held.
Overcrowded: A housing unit containing more than one person per room. (U.S. Census definition.)
A household that owns the housing unit it occupies. (U.S. Census definition.) Owner:
Phvsical Defects: A housing unit lacking complete kitchen or bathroom. (U.S. Census definition.)
Jurisdictions may expand upon the Census definition.
Primarv Housing Activitv: A means of providing or producing affordable housing--such as rental
assistance, production, rehabilitation or acquisition-that will be allocated significant resources and/or
pursued intensively for addressing a particular housing need. -(See also, “Secondary Housing.
Activity” .)
Proiect-Based (Rental) Assistance: Rental Assistance provided for a project, not for a specific tenant.
Tenants receiving project-based rental assistance give up the right to that assistance upon moving from
the project.
Public Housing (CIAP): Public Housing Comprehensive Improvement Assistance Program.
Appendix A: Definitions Page 7
Public Housing MROP: Public Housing Major Reconstruction of Obsolete Projects.
Rent Burden > 30% (Cost Burden): The extent to which gross rents, including utility costs, exceed 30
percent of gross income, based on data published by the U.S. Census Bureau.
Rent Burden > 50% (Severe Cost Burden): The extent to which gross rents, including utility costs,
exceed 50 percent of gross income, based on data published by the U.S. Census Bureau.
Rental Assistance: Rental assistance payments provided as either project-based rental assistance or
tenant-based rental assistance.
A household that rents the housing unit it occupies, including both units rented for cash and Renter:
units occupied without cash payment of rent. (U.S. Census definition.)
Renter GccuDied Unit: Any occupied housing unit that is not owner occupied, including units rented
for cash and those occupied without payment of cash rent.
Rural Homelessness Grant Propram: Rural Homeless Housing Assistance Program, which is
authorized by Subtitle G, Title IV of the Stewart B. McKinney Homeless Assistance Act.
Secondarv Housing Activitv: A means of providing or producing affordable housing--such as rental
assistance, production, rehabilitation or acquisition--that will receive fewer resources and less emphasis
than primary housing activities for addressing a particular housing need. (See also, “Primary Housing
Activity” .)
Section 215: Section 215 of Title II of the National Affordable Housing Act. Section 23 15 defines
“affordable” housing projects under the HOME program.
Senarate Living Ouarters: Separate quarters are those in which the occupants live and eat separately
from any other persons in the building and which have direct access from the outside of the building or
through a common hall.
Service Needs: The particular services identified for special needs populations, which typically may
include transportation, personal care, housekeeping, counseling, meals, case management, personal
emergency response, and other services to prevent premature institutionalization and assist individuals
to continue living independently.
Severe Concentration of Low Income Households: A census tract where the number of low income
households, as a percent of all households, exceeds 57.6% (50% percent higher than the regional
average).
Severe Concentration of Minoritv Ponulation: A census tract where the minority population, as a
percent of all households, exceeds 52% (50% higher than the regional average).
Severe Cost Burden: See Cost Burden > 50%.
Page 8 Appendix A: Definitions
.
Severe Mental Illness: A serious and persistent mental or emotional impairment that significantly limits
a person’s ability to live independently.
Sheltered: Families and persons whose primary nighttime residence is a supervised publicly or
privately operated shelter, including emergency shelters, transitional housing for the homeless,
domestic violence shelters, residential shelters for runaway and homeless youth, and any
hotel/motel/apartment voucher arrangement paid because the person is homeless. This term does not
include persons living doubled up or in overcrowded or substandard conventional housing. Any
facility offering permanent housing is not a shelter, nor are its residents homeless.
Small Related: A household of 2 to 4 persons which includes at least one person related to the
householder by birth, marriage, or adoption.
Substandard Condition and not Suitable for Rehab: Dwelling units that are in such poor condition that
repairs would exceed the cost of building a new (replacement) unit, or rehabilitation that would exceed
the funding limit of any existing City rehabilitation program.
Substandard Condition but Suitable for Rehab: Substandard units which can be rehabilitated to Section
8 Minimum Housing Quality Standards at a cost which does not exceed the cost of building a new
replacement unit. This does not include units that require only cosmetic work or minor livability
problem repair or maintenance.
Substandard Housing: For the purposes of this Consolidated Plan, substandard refers to those units
lacking complete plumbing facilities. However, in general, substandard residential dwellings are those
dwellings which, because of their physical condition, do not provide safe and sanitary housing and/or
meet the Section 8 Minimum Housing Quality Standards. Further categorized as either “suitable for
rehabilitation” or “not suitable for rehabilitation. ”
Substantial Amendment: A major change in an approved housing strategy. It involves change to the
five-year strategy, which may be occasioned by a decision to undertake activities or programs
inconsistent with that strategy.
Substantial Rehabilitation: Rehabilitation of residential property at an average cost for the projects in
excess of $25,000 per dwelling unit.
Suunortive Housing: Housing, including Housing Units and Group Quarters, that have supportive
environment and includes a planned service component.
Sunnortive Service Need in FSS Plan: The plan that PHAs administering a Family Self-Sufficiency
program are required to develop to identify the services they will provide to participating families and
the source of funding for those services. The supportive services may include child care;
transportation; remedial education; education for completion of secondary or post secondary schooling;
job training, preparation and counseling; substance abuse treatment and counseling; training in
homemaking and parenting skills; money management, and household management; counseling in
home ownership; job development and placement; follow-up assistance after job placement; and other
appropriate services.
Appendix A: Definitions Page 9
Sunnortive Services: Services provided to residents of supportive housing for the purpose of
facilitating the independence of residents. Some examples are case management, medical or
psychological counseling and supervision, child care, transportation, and job training.
Table 19: For purposes of Table 19, Non-homeless Special Needs Population, the following definitions
relate to data available from the Census’.
Any person 62 years or older. Elderlv: (The Federal Administration on Aging identifies
persons 60 and older as eligible for its programs; HUD and Social Security require persons to
be 62 years of age for benefits; Medicare is available at age 65.)
Frail Elderly: Persons ages 75 years or older. (The Federal Administration on Aging
identifies persons age 75 and older as “frail” for purposes of its programs.)
Tenant-Based (Rental) Assistance: A form of rental assistance in which the assisted tenant may move
from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not
for the project.
Total Vacant HousinP Units: Unoccupied year round housing units. (U.S. Census definition.)
Unsheltered: Families and individuals whose primary nighttime residence is a public or private place
not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g.,
streets, parks, alleys).
Vacant Awaiting Occunancv or Held: Vacant year round housing units that have been rented or sold
and are currently awaiting occupancy, and vacant year round housing units that are held by owners or
renters for occasional use. (U.S. Census definition.)
Vacant Housing Unit: Unoccupied year round housing units that are available or intended for
occupancy at any time during the year.
Verv Low-Income: Households whose incomes do not exceed 50 percent of the median household
income for the region, as determined by HUD, with adjustments for smaller and larger families and for
regions with unusually high or low incomes or where needed because of prevailing levels of
construction costs or fair market rents. (This term corresponds to low-income households in the CDBG
Program.) [For the purpose of further distinguishing needs within this category, two subgroups (0 to
30% and 3 1 to 50% of MFI) have been established in the Consolidated Plan tables and narratives.]
Worst-Case Needs: Unassisted, very low-income renter households who pay more than half of their
income for rent, live in seriously substandard housing (which includes homeless people) or have been
involuntarily displaced.
Year Round Housing Units: Occupied and vacant housing units intended for year round use. (U.S.
Census definition.) Housing units for seasonal or migratory use are excluded.
Page 10 Appendix A: Definitions
APPENDIX B
City of Carlsbad 1991-96 Housing Element Section Three
Appendix B: Housing Element - Section Three
This page is intentionally blank.
Appendix B: Housing Element - Section Three
-
SECTION THREE
HOUSING ELEMENT
CONSTRAINTS
and
OPPORTUNITIES
LAND INVENTORY
ENERGY CONSERVATION
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
The constraints and opportunities section of the Housing Element identifies the various constraints, both
governmental and non-governmental, to housing development.
Although constraints may apply to all housing production, they significantly impact housing that is
affordable to the lower-income households. Many constraints are significant impediments to development, but must be weighed in the context of achieving balanced economic growth and preserving environmental
resources as well as thepanicular quality and way of life. Housing programs should be designed to
achieve a local jurisdictions share Of housing for all economic ranges. Programs to remove or alter
constraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opportunities that may remove or lessen these constraints are discussed.
In identifying mitigating opportunities it is imponant to note that the identification is not necessarily a
commitment to implement these opportunities. As with all implementing programs identified in Section
4, the ability to carry out the programs will be affected by the availability of fiscal resources, (FederalState.
Local funds, grants, private financing, etc.) ‘Competing interests for the available resources may impact
whether and when programs proceed. Where possible, alternative strategies may be presented to mitigate constraints identified. Constraints identified within the Housing Element may or may not be a
significant housing impediment within a certain time frame but are identified to help define housing issues.
In some cases it may be beyond the immediate capability to remove some constraints. The City has no
control over private lending rates and Federal or State actions.
In the Goals section of the Housing Element, programs are identified which may offer these mitigating
opportunrties. The programs may be incentives such as density bonuses or requirements such as an
inclusionary program. Programs of incentives may or may not be implemented depending on fiscal
resources. market conditions or substantial adverse environmental impacts.
72
- -
T4LE 40.4
CONslRuNls AND MITIG.-UlNG OPPORTVN, 1 .c.S
6-f GQSS Tabrtlurion of Nu& and .WU&S)
Poki8siP~ offdng
Mitigmting Opprtunitk
Gmtdh Management
Gmum1 Pbn Densilks
Rcdncbpment Ph
Pmgmm f4 (klop(iw Ruw)
Pmgmm 2.S (Mis!ul VW)
Pmgmm 3.45 G-=-w
Pmgmm 3.7.b (..wnnuive liowillg)
Pmgmm 3.11 (Smalb Mom Affdb lhuhg)
Pmgmm 3.8 (Gnu& Ma-)
Pmgmm 2.3 W-WA-w)
Pmgmm 3.7.a (zkncill Boru)
Pmgmm 3.7h (Gwwrtd Plan Chtges)
Pmgmm 3.8 (Gmwth Mamgemmtj
Pmgmm 1.6 (Reid Subsidia)
Pmgmm 1.7 (Acquisition & R&d)
Pmgmm I.8 (Reid Incwtires)
Pmgmm 1.9 (Rehab - Homcownws)
Open Space Requimmmnts
Deve&pmmd SIu&r&
Pmgmm t2
Pmgmm L2
Pmgmm 3.7.b
(Duebpmd slondordr)
(Du*bpmeni Skmdadr)
(Akmaliv* Housing)
Euikhg, Ebc~rical and Plumbing Culcr
Ciuh Enforcemcni Pmgmms
Pmgmm 3.7.b
Pmgmm I.S
(Almmliw Housing)
(RehabiLih&u)
Oflsiie Impmvrmew
Fea and Emdons
Pmgmm 3.74
Prrmmm 3.7.a
(la-Kind Impmwnu~)
(Fee Waiver)
II Processing and PrrmiI Pnuasing Prqprorn 3.74 (Prkuitj Processing) II
Caiifbrnia Envimnmcntui Quality Ad
rlrric& %XXV - Cuiifhnia Coaslilulion
Pmgmm 4.1
Pmgmm 3.J.b
(timing Impad Fte)
(SeniodEUedy)
II swk? I Pmgmm 3.9 (Housing Needs Pdwitia) II
Pmgmm 3.1 On
Pmgmm 3.lO.b
Pmgmm 3.13
Pmgmm 3.I4
(hfoqzge Rrwnu~ Bond)
(L.eding Pmgmm)
(Community Reim~)
(Housing Trud Fund) II
Price o/ Lund
Cod of Comin4dibn
Enrimnmental
Drought und Water Supply
ropugmpi?y
Scnririvr Hubiia&
Ccwsilll Zone
AgriCrrhml L4ndlWilliamson Act
Airpvri Lnnd us* Ph
Pmgmm 3.12
Pmgmm 22
NONE
Pmgmm S.2
Pmgmm 3.74
NONE
(Lmd Rankiag)
(Drrrbpme~ Slambds)
(Waler Co-ion)
(In-Kid Curwib~rionr)
Pmgmm 1.6
Pmgmm I.7
Pmgmm 1.8
Pmgmm 1.9
P-mm 1.11
Pmgmm RA5
Pmgmm J.&b
PNgrum 3.7.a
Nll’un#
Pmgmm 2-5
Pmgmm 3.3.~
Pmgmm 3.7.b
(Rehab Subsidia)
(,kquisidoa d R&b)
(R&a& Inccnhu)
(Rehab - Homtowncs)
(Clxutd ane)
(hc~iona~)
(Inchiona~)
(Detuity ibnw)
(Mired Vu)
(TmnsXanaI Shelkr)
(Akmdv* litusing)
73 .
GOVERNMENTAL CONSTRAINTS
CONSTRAINTS: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory procedures,
Land use controls are necessary to ensure development compatible with the community and to preserve
the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through development processing
and fees. These additional costs are passed on to the home buyer or renter which increases housing
prices and lessens affordability.
Cartsbad has adopted a comprehensive General Plan that guides development in the City. Priorities have
been set to achieve quality development, and protect sensitive areas.
There are several levels of land use controls that the City of Car&bad has adopted. These are:
ZONING
Currently the City has adopted a land use zoning ordinance that contains 12 separate residential zoning
categories. These Zoning Districts (Table 41) establish the type of housing units that can be constructed.
Of the 12 Zoning Districts that allow residential land use, four of them are primarily single family in nature
while four are primarily multi-family. The remaining districts allow both. Alternative or special housing
uses may be allowed in certain residential or commercial zones on a ‘conditional use’ basis.
74
..-, 1
f ‘.., > I
- -4
i
i : 1
! .
i 1 I I .
i .
i
i !
i
d z s z
c 0
,:‘.Q
L
E e
g$L,
88g$g$,
Ph!g2 izu,o(3a E .e ;B ~E.gp- w .s ‘- p . 88 gqEeGy z 8 s g B f ‘E aBiiZ2uS
f w
21 2 ..;
u.z$ SU
g5.asz . c 9 8 z 8 sgc 8
E- -5 m *SC
g 0” 2 e .c i 05awg “COi5g2 aaL3uw
W
55 B 32 EO $HO +m”3” li:$gFJ
t
In addition to zoning that allows residential development, the City has adopted overlay tones to protect or enhance a special altribule or quality of me underlying land area (Table 42). These are: I. I
TABLE 42 *
I OVERL4Y ZONES ~~ 1
OVERLAY
Scenic Preservation Overfay (SP)
Flood Plain Overlay CFP)
Beach Area Overlay (BAO)
Qualified Overlay (Q)
Hospital overiay (HO)
PtJRP0.S~
Protect Scenic areas
Regulate development within floodplain
Regulate deveiopment in the beach areas
Requires sire development plan and Planning
Commission approval
Zone established for hospital development
Residential development in Car&bad usually requires approval of site development plans. These plans are approved
administerially for single-family projects outside overlay zones. Projects larger than single-family developments usually
require discretionary actions before a Planning Commission and City Council. The requirement for discretionary approvals
for most residential projects within the city adds additional time to the construction of housing units. This time factor
results in higher loan carrying costs which adds additional costs to housing.
78
-
MITlGATlNG OPPORTUNITIES.
Although Carlsbad currently has a wide range of land use controls, there are opportunities to mitigate some regulatory
constraints. These controls do allow a varied range of housing types, from multifamily apartments to single famity
residential. Within these regulations there are opponunities to encourage and initiate housing types for all income ranges.
me Carlsbad Municipal Code allows multifamily development under several zoning designations. There are also additional
opportunities provided in the Municipal Zoning Code for multifamily development within the industrial area (P-M) with a
density not to exceed 40 units per acre. The Village Redevelopment Area and areas within the G&y’s Coastal Plan
encourage mixed uses which can reduce the cost of residential construction. These savings can be passed on to the
renter or purchaser. These opportunities although currently available are under-utilized. A program to examine and
encourage the use of multi family residential in PM areas and the encouragement of mixed use projects should be
initiated. In addition, standards for alternative types of housing which do not fit within any one residential zoning district
should be developed. Alternative housing types may include Single Room Occupancy (SRO) hotels or managed living
units, dormitory style farmworker housing or transitional housing for the homeless. These housing types may be allowed
in certain zoning districts with conditional use permits with certain development standards.
l
79
CONSTRAINTS: GROWlH MANAGEMENT
Extraordinary growth in housing in the early 1980% fueled by a growing economy, attractive land prices and proxim,
to a coastal location, led in 1986 to a growth management plan approved by the voters of Car&bad.
me program accomplishes two primary objectives: (1) it ensures that needed public facilities and infrastructures are
provided concurrent with development, and (2) it sets limits on the maximum number of dwelling units that can be
constructed Citywide and within each of the City’s four quadrants at buildout of the City.
me Growth Management Program divides the City into 25 Local Facilities Management Zones (see Map A). Each zone
is required to prepare a Local Facilities Management Plan (LFMP). The LFMP’s project Me amount of development
expected to occur in each facilities zone based on the full buildout of the General Plan or approved Master Ptan area within each facilities zone. Using this projection Of development, the plan estimates the public facilities required to SeWe
that development The plans require new development in the facilities zone to fund or constNct those facilities that serve
oniy new development or those not otherwise funded through the City’s usual fees and exactions.
me second key feature of the Growth Management Program is a limit on the ultimate number of dwelling units in each
of the four quadrants of the City. These limits are stated in terms of numbers of units that can be constructed or approved
within each quadranr after November 4, 1986. The number of units available within each quadrant is then allocated to
the individual Local Facilities Management Zones within the quadrant. In each quadrant there will be a significant number
of unallocated (excess) units. The sources of these unallocated units is funher explained in the Growth Management
Addendum. There are currentfy at least 1,000 unallocated units in the four quadrants. These unallocated or’excess’ units
constitute what the City refers to as an Excess Unit Sank. Staff projects that the Excess Unit Bank will reach, and may
possibly exceed, 2.500 dwelling units. Withdrawal of units from the Bank must be in accordance with City Council Policy
No. 43. which is included in the Growth Management Addendum to this Housing Element. The policy prioritizes the
withdrawal of units from the Bank, with affordable housing being the priority. There will be additional units added to the
Bank due to the fact that some individual development projects will build at less than the allowable density permitted
under the Growth Management Program.
. . .
Although construction of new housing units temporarily declined after adoption and implementation of the Growth
Management Ordinance, this reduction was due primarily to the need to complete LFMP’s for each of the zones and the
requirement for financing-mechanisms to ensure completion of the necessary facilities. During this time, applications for
tentative maps and other development approvals have been accepted, processed and approvals given contingent upon
completion of financing plans. Seven zones have acceptable, adopted facilities plans that allow construction at this time
(l-6, 19). Zones l-6 are primanly the developed in-fill areas of the City. Eleven other adopted zone plans (7-9, 11, 12
14. 15, 18, 20, 22 and 24) do not allow development until a financing plan has been approved. These financing plans
for zones 7. 11, 12 and 20 are expected to be approved by the end of 1991. The financing plans for the remaining zones
8, 9, 14, 15, 18. 22 and 24 are expected to be approved by the end of 1992 The City’s Mello Roos Community Facilities
District was approved on June 13, 1991. This District provides guaranteed financing for the largest and most expensive
public facilities. The zone financing plans can now be submitted and approved, and development can resume.
80
MITIGATING OPPORTUNfTIES:
Full scale residential development within the City iS expected to resume beginning in the second half of 1991, because
21 of the 25 Local Facilities Management Plans have been approved and zone financing plans for 18 of these zones will
be approved by 1992. Therefore, the temporary slowdown of residential development resulting from the facility planning
and financing requirements of the Growth Management Program will no longer function as a significant constraint to the
development of housing within the City.
It is estimated that there presently exists with the City a bank of 1,000 excess dwelling units and it is projected that this
will reach approximately 2,500 units. This projected bank of 2.500 excess dwelling units can be used to increase site
densities to a level necessary for the development of housing projects which address special housing needs (i.e.
affordable, seniors, handicapped). This bank of excess units will also enable the implementation of City-proposed density bonus (see Program 3.7.a.) and density transfer programs as well as future General Plan Amendments (see Prograr
3.7.h.) to increase site densities throughout the City.
81
CONSTRAINTS: GENERAL PLAN DENSlllES /-
me Land Use Element of the General Plan establishes the maximum amount of housing per acre of land that can i a,, developed. This is called the ‘density’ of permitted development. General plan densities are expressed as dwelling units
per acre (du/ac.)
Currently the City of Carlsbad has S residential density ranges. Fable 45).
TABLE 45
I GENERAL PLAN RESIDENTIAL LAND USE OENSiTlES
Low Densiry
LowGMedium Density
Medium Density
Medium-High Densiry
Hinh Densirv
“A= -B
Density Range (du/ac) Growth Conaoi Point
0 - 1.5 1.0
0 - 4.0 3.2
4 - 8.0 6.0
8 - 15.0 11.5
15 - 23.0 19.0
me ranges in Column A are the density range for each land use classification. Column 8 denotes the ‘growth control
poinr for each density range. Densities are calculated and allowed from the base range in each land use category. The
density ranges established for the residential categories are not meant as minimums and maximums. The lower figure I for each of these categories represents a guaranteed density and the higher figure represents a potential maximum t r’L- could be located in each area if certain criteria as outlined in the Land Use Element are met. The growth control pc t was used to determine facilities need, and as development may not exceed standards set for facilities, developmeW-
cannot occur over the growth control point unless findings can be made that there are sufficient facilities available for the
allowance of increased housing units over the growth control point.
Another constraint to general plan densities is the net developable acreage or yield. Acreage with over 49% slope is
considered undevelopable and is not allowed for density calculation. Acreage with topography with slopes 25% to 40%
is given half the allowable density of acreage with less than 25% slopes. Constrained lands such as sensitive wetlands,
riparian habitat and utility rights-of-way are also excluded from developable acreage. Additional environmental constraints
that may reduce developable acreage, are dealt with separately in this section.
The lack of developable acreage in the upper density ranges may constrain development of certain types of housing. Stacked-flat apartments which house lower income households may require densities greater that 12 units per acre Or
higher depending on land costs to be developed economically. As indicated in the Land Inventory section of this Element,
there is a decreasing supply of acreage in the Medium High (11 .S du/ac) or High (19 du/ac)density ranges remaining in
the crty.
82 c
MITlGAnNG OPPORTUNITES:
There are 5 residential densyies associated with the Land Use Element of the City’s General Plan, including a Re&jentiaj
High (RH) General Plan Land Use designation that permits up to 23 duke. Wrth the implementation d a 25% Density
Bonus, as mandated tMoq$Sov emrnertt Code Section 65915, and the City’s proposed Density Bonus Program 3.7.a
atotalptoiea~~29du/accouldbeachievedonanyRHdesignatedsiteproposedfort~developmentof affordable housing. As discussed under the Growth Management portion d this Chapter (pages 60-61), dwelling units
shall be permitted to be withdrawn from the City’s Excass Unit Bank in order to achieve the site densities necessary for
the development d affordable housing.
Although there exists a limited Supply (60 acres) of UndeVeloped RH designated land within the City, the City does have
in excess of 6,000 acres d undeveloped PC (PLanned Community) and LC (Limited ControJ) zoned property upon which
higher residential densities, nemzary for the development of affordable housing could be accwnmodated. All PC zoned
properties require that a Master Plan for development be approved. The LC zone is an interim (holding) zone where
planning for future land uses has not been completed. Property zoned LC can be rezoned consistent with a proposed
master or spedfic p&n. Although plans approved for any PC OT LC zoned property shall be required to comply’with the
underfying General Plan densities, there is Considerate flexibilify regarding the ability to transfer densities to any
neighborhood within the plan. A proposal to increase a specific site density for the devdopment d affodabk housing
would be evaluated relative to the proposal’s; compatibility with ad- land uses; and proximity to employment
opportunities, urban services, or major roads. In order to enable the development of affordable housing, the City is
committed to accommodating where necwsay general plan amendments to increase residential densities on any PC,
LC or other residentially zoned properties (see Poll 3.7.h) and in cons&ration with the above-mentioned locational
criteria
.
83
I I w;w LFwr8 MAPI I I .$:#i::.W~ -. wm I @pEH c’o9:: UEVEi&P#ENT I
t &!!I %Of _ 1 wm ..:
8 mm qzzm . . Ma ;1w
SO a,wr w r2? !a4 , .
210 zj@E@ R@l!!t! -- I #.@I t.m
‘1@?@$ I WtM ..:.. ,..: ..,..
In addition, there is a ReMentii Density d up to 40 units per acre assodated with the Planned Industrial (P-M) Zoning
and up to a 72 unit per acre density for Senior Citiien Pro@3 within the ResUntii ProfeSSionA (R-P) and Multi-bmiiy
(R3) Zoning classRatIon. ihe CommemA bsines District (CBD) C&Wic&on d the General Plan abo abws
residential with no set residential density. (However, dens&ii in this C8D area are subject to growth manqement,
architectural, scale and bulk limitatbns) These hi density abwances cold be ctwouq+topruwide-low
incomehousingoppcMunitiea
d
StateLaw(65W!5)wnanttymandate8tMJlocal~adoqtn ordhmoe~permitaadensitybonusasti
incentivetothedevebpmentdbwirwxwnehorrsirrg. lBedeneityborxswilprcMdethedensUesneededtoassistin
makingtJwdev~dbwwincometm&ngecorromtcal)tlviab&. CaWMbhtheprocessdackyShgan
ordinance within the guidelines d the current State Law.
Although the City’s G~wUI Managemerrt or&anceimpcseealimatothenumberdmeidenUunitsbuittwkhina
quadrantorwWnthaClZy,anhcre8aehthe-d-W acreagetofaciUtaethedevekQmentd
addWonalbwerbomehouSiqunbcpnbe accommodstedtomwtmeClty’sfulufehouahgneeds. Thestrategyfor
accomplishing thie ie disaamdhthethe h4ampnm-wiwntheollowth -portknd- Three (pages 8041).
CONSTRAINTS: REDEVELOPMENT PUN
in 1981 the City of Carl&ad approved the lonation of a redevelopment area in what was once the C&y’s comma
core. Cartsbad like many other municipalities found that, wrth the development of regiti shopping ma&, former
dwmt~wn areas were b&y economic vitaMy. 0
me City of Car&bad adopted a redevelopment plan to halt this decline. As its theme, rhe old downtown Cansbad area
was designed around a low irftensity Wage area’. Close to me ocean and other recreational amenities, the downro~n
Village Redevelopment Area focused upon the tourist and recreationa trade. Pennibed uses in&de residenti& in&ding
multi-family. The theme, scope and We of residential development within the redev&pment area encourages low
intensity residential development As the intent of redevelopment is to reduce blight m e&nomic vitality and
remove detenorating structureu, circumstMces exist tOa! might remove deterioraring residenW Snzture from the housing
stock. Wherever possible prionty is given to rehabilitation Of existing Sructures, especWy those of historic nature.
MITIGATING OPPORTUNITIES:
The Carisbad Village Area RedeWOpment plan anticipates that between the adopfion of the Redevelopment Plan and
its expiration in 2006, approximately 300400 new housing units will be built within the redevekpment area This is over the existing 1600 umts. These units are to be developed for all economic ranges The Village redevJopment area cont~ns land uses of all densities. It contarns signrficant acreage of high density residential that is suited for units in tne
moderate to lower-income.
The Village Area Redevelopment Plan contans policies and programs designed to assist in the reiocation d r&dents
who may be displaced due to redevelopment projects. The redevelopment plan also emphasizes the rehabiliWon of existing residences to conform to the nature of the village atmosphere of the redevelopment area Although opportunities
exist to Increase tne number of units for lower-income households because of the potential high density mu&family areas
within the redevelopment area and in surrounding neighborhoods. it must be emphasized tha2 impaction of the area with
too much new multi-family devJopmenI must be avoided. A predominant number of units within the redevelopment and adjacent areas are affordable to lower-income households, and for many yean the housing strategies focused on providing high denslty multi-famrfy unrts in areas that historically have developed them. The remaining undeveioped
l acreage within the City was designated at a lower single family intensity. The strategy to spread multi-farniry dmies tnrougnout the City would avold impaction to the redevelopment areas.
a4
CONSTRAINTS: OPEN SPACE REQUIREMENTS
Preservation of open space is one of the goals Of the City. It also acts as a constraint to the development of housing as
ordinance requires a minimum open space standard per unit plus a 15 percent set aside for each subdivision or
community. These policies and requirements may reduce the yield of housing units.
MlTfGATING OPPORTUNITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open space policies into
a cohesive policy document. This Management Plan will provide guidance for housing development that will occur in the
city’s sensitive areas. Incentives for developments that include low income housing may include exemption or reduction
of requirements for parkland dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can be allocated toward
a project’s requirement for Open Space. The allowance of the density on acreage designated for open space may allow
that density to be utilized elsewhere on a development site. This may allow ‘clustering’ of residential development that
would accomplish: 1) Increases in open space, and 2) higher density within a residential development to encourage a
product type (apartments, multi-family, townhomes) that increses affordability.
MAP 8 shows the City of Carlsbad’s current Opens Space and trails Network,
CONSTRAINTS: DEVELOPMENT STANDARDS
’ Development standards are standards set by the City of Carlsbad to ensure that development of residential or commercial
that occurs, is compatible with the surrounding community, ensuring the health, safety and welfare of it’s citizens and
providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the ordinances adopted
by the City, and standards that can be considered administrative policy, through interpretation of the code or through
interpretation of policies and guidelines of the City’s General Plan.
MlTIGATING OPPORTUNITfES:
Opportunities exist to waive administrative policies that may add additional time or costs to low income housing, The
exemption of some administrative policies for low income housing could be considered an incentive for such housing.
Another alternative would be to develop policies or codes that would apply only to low income housing. The purpose of
these alternative codes would to be reduce cost associated with some standards in order for these costs to be passed
on to the eventual low-income household.
85
SIVE NET OPEN WORK MAP
COMPREHEN
L .> -9 CiTY OF CARLS8AD
- I \ , .G.., , \ w \- I-V’ , Y’
Q.,. ,. . A .x --\ **yJ<
K k T-- I ;\u
\;/.
4-1 -n - jci’ 1.‘. YI
2-4 f . ,-=z
- h
CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1988 version Of the Uniform Building Code, the 1980 version of the Uniform Plumbing
Code and the 1987 version of the Uniform Electrical Code. The City has no substantive amendments to the Code that
would adversely affect standard types of housing. Furthermore reduction of State required codes to reduce costs are not
in the best interests of public health and safety.
Interpretations of some codes may be biased against certain alternative housing types such as SRO’s (Single Residential
Occupancy) or farmworker housing.
MITIGATING OPPORTUNITIES:
Certain types of alternative housing structures may be given flexibility in code interpretation where otherwise that certain
type of housing may not fit into any one residential category.
Examples of these alternative housing structures may be what are commonly called SRO hotels, which although serve
a residential function, are commercial in nature and may be required to be built under restrictive commercial codes to be
cost effective.
Another alternative may be dormitory style housing for homeless and transient or migrant farmworkers. These types of
housing structures not normally found in Carlsbad and may require broad interpretations of existing codes and regulations
to be built.
CONSTRAINTS: CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety and welfare of it’s
citizenry. The City’s Building Department in conjunction with the City Attorney’s office undertakes abatement proceedings
for deteriorating and substandard housing or bootleg (illegal) housing units.
The City of Carlsbad’s code enforcement division of the Building Department currently detects and abates violations to
the State and County Housing and Health Codes as they relate to substandard housing.
Over the last 5 years there has been an average net loss of around 3 to 4 illegal or substandard housing units per year
through enforcement activities. There are also abatement programs for illegal campsites or makeshift housing in
undeveloped agricultural areas of the City.
MITIGATING OPPORTUNITIES:
me code enforcement activities should include a monitoring and rehabilitation program to detect and monitor housing
units in deteriorating conditions. These units, which predominantly house lower income residents, may be demolished
to abate an unsafe condition thereby reducing the stock of lower income units. Monitoring in conjunction with a
rehabilitation program would preserve these low income units. Code enforcement programs that result in abatement of
substandard housing should be in coordination with the Housing and Redevelopment Agency that can target those units
for rehabilitation programs that will preserve the older housing stock. It is important to coordinate unsafe residential
abatement programs with relocation assistance for the tenants. Some tenants especially, handicapped, elderly, and very-
low income may have problems finding suitable residences if displaced from their current residence. Prompt relocation
assistance may be crucial as the ability to rehabilitate substandard units on a timely basis may focus on relocating existing
residents.
86
CONSTRAINTS: OFFSITE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in the City ‘Engineer,
Design Standards’ publication. In addition there are aIS0 approximately four administrative engineering policies asso&&
with offsite improvements for residential projects.
CONSTRAINTS: CIRCULATION IMPROVEMENTS
During the course of development, circulation improvements are addressed at that time to achieve satisfactory circulation improvement goals. me City through its Local Facilities Management Plan has further identified standards for circulation.
Currently some circulation improvements are funded through a ‘Sndae and Thorouahfares Fee’ the City imposes on the
areas of benefit. This fee vanes according to the size of development and circulation impacts. (See fee schedule in
appendices). The cost to the developer for the ifTIprOVefM!tS required are usually passed on to the cost of the home
or residence, increasing its Cost.
MITIGATING OPPORTUNITIES:
Circulation as well as other infrastructure improvements paid for by development through requirements of fees are usually
passed on to the purchaser or renter. Usually the improvements required as part of a prOjet or subdivision are passed
on as an *up fronr cost of the dwelling unit as pan of the purchase price of a house. The City is currently adopting a
Mello-Roos District for bond financing for infrastnrcture and facility improvements. The infrastructure costs may be passed
on to the buyer of a home under Mello-Roos as a one time single fee assessed against the home, or under an easement
district. annual installments may be used to cover the assessment. The result is the ‘up frond costs of infrastructure
improvements may or may not be reflected in the cost and price of a home, depending on the method used to pay back
the assessment district The City may contribute to on/offsite infrastructure improvements through in-kind contributions
for residential developments that would be made affordable to lower-income households.
a7
CONSTRAINTS: FEES AND EXACTIONS
Currently the City assesses fees for most administrative processing of application for development. Fees and exactions
receive the most amount of attention from the development community and are most often singled out as contributing
to the growing costs of housing. These fees are identified in the appendices.
Other types of fees may be exacted to mitigate effects of development that would have an adverse effect on the
community or district. A typical exaction would be for school fees. These exactions are identified in the appendices.
MlTIGATlNG OPPORTUN/llES:
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation of this policy should also
assess the fiscal impacts that the fee would normally generate on the budget of the respective departments. Typically
all fees including impact and processing fees average between $15 - 20.000 per unit depending on type (multi vs. Single
family) and location. Reducing fees is a significant incentive for some residential developments. Table 46 shows the total
fees in Carlsbad of a typical 3 bedroom home.
l
a8
Table 46
TOTAL FEE COSTS TO BUILD A PROTOTYPE HOME
1 Escondido s 21,507
2 .- San Marcos 19,131
* 3 Poway 16,740
4 San Dicgo City lS,7SS
5 Cadsbad 15,742
6 Solana Beach 14,590
7 Enciniras 14,527
a ChuIa Vista 14;193
9 Santct 12,397
10 Oceanside 12,012
11 Vista 10,791
12 San Diego County 9,279
13 Imperial Beach 8,567
14 Lemon Grove 8,459
15 De1 Mar 8,222
16 La Mesa 7,733
17 El Cajon 7,645
18 National City 6,443
19 Coronado 5,908
CIF PROTOTYPE HOME
Three bedroom, wo bath single family detached home.
1800sf (square feet) living area. 400sf garage and 240sf patio.
Apx. $139,000 valuation (calculated by each jurisdiction).
Type V wood frame consuucrion. 1OOA single phase elecuical.
100,000 Bru FAU gas service, and a common set of furures.
!h~roc: Annual Fee Sumey, Blh Uuildcr Mrzazine, Jmuary, 1991.
(’ . . ._
YL c fi’
a9
HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range could be assessed to generate
funds to subsidite the construction of IOWef income units. The fee would satisfy a requirement that some projects may
have to provide low income housing opponunities.
JOBS HOUSING IMPACT FEES
In-lieu fees or exactions leveled against developments that normally create jobs and a demand for lower income housing,
primarily industrial or commercial/retail development, may be assessed. Fees are exacted at the time of construction on
a per square foot basis and are used to subsidize the construction of low income units. The fees would be contingent
upon establishing a nexus between job creation and demand for the type of housing it would create.
REAL PROPERTY TRANSFER ASSESSMENT TAX
Property that is sold and realizes a gain in assessed value is assessed a transfer tax. This tax or a portion thereof may
be utilized as a source of revenue for housing programs. This would generate a source of funds from other than the new
development and would spread the responsibility and cost of providing housing for all income ranges to exletlng
development. The revenue generated each year by this transfer tax is approximately $350,000.00 and is not encumbered
for any special project, but goes to the’ General Fund.
90
CONSTRAINTS: PROCESSING AND PERMIT PROCEDURES
AS indicated in Table 47 the type Of permit for residential development defines its length of processing time. Projects)’
require multiple discretionq entitlement are usually prOC8S%d concurrently. The exceptions are for multi-phas,.
residential master planned Communities in which cas8 th8S8 projects are usually processed in phases.
TABLE 47
AVERAGE ADMINISTRATTVE PROCESSING TIME FOR OtSCRmONARY APPLICATIONS
AvRtxEt0crtioFAD~~ cxrmOAY APPfJCXlXlN lYPE -TIME moYsuBMrlTAL -lU ST DmmONARY ACTON
MJSIU
Development
blaster Plaru
Masta Plan kncndmmu
specific Phtu
Specific P!an Amendments
EIR’S
12 - 24 months
Major RMHP
Tentative Tncu
Site Mopmctlt PlaN
Redeveiopment Pennit
Condirional Use Pennits
Tentative Tract AmendmeW
Revisioru
Zone Code Amendmenu
Planned Developmenu
zone ChJnga
Cenenl Plan Amendments
6.12morldls
Minor Minor Subdivisions
Conditional Use Permits
Fkkvclopment Permits
Site Dcveiopmenr Plans
Special Use Pennits
Preaw Cwctopmmt Plans
Planned Industrial Permits
Coastal Dwc~opmcnr Pctmiu
3 - 6 months
Miscellaneous Hillside Development Permits
Mministntive Vatiaxa
Cal Coastal Plan Amendmenrr
DJY cara
Sadlife Antmnv
Planning Commhion
Determinations
CM Conditional Use Permits
Viwianca
Scmet Nme Change
Condominium Pennits
1 - 3 months
c :.
91 . . L
-
MITIGATING OPPORTUNITIES:
Permit and processing procedures can be utilized to create incentives for low income housing
opportunities. Cost associated with carrying loan amounts during the processing time are usually a pan
of the cost of development. Substantial delays in processing can exceed development estimates. While
th8Se costs can b8 absorbed by the developer, they are Usually paSS8d on t0 consumers via th8 sales
prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low income affordable
housing. A target of 2530% reduction in processing time can be utiliied to reduce carrying costs by the
developer that would b8 passed on to reduce cost associated with the project.
CONSTRAINTS: CAUFORNIA ENVIRONMENTAL QUAUN ACT
Under the California Environmental Quality Act,(CEOA) deV8lOpmentS or actions defined as projects,
unless Oth8MliSe exempted Under specific CEQA guidelines, are required to undergo an assessment as
to th8 impact the project will haV8 to the environment. This assessment determines if a substantial or
more detailed effort will be needed to assess the full impact or a determination that it will not have a
significant impact. Developing rural areas, and environmentally sensitive areas that inCfUd8 lagoons and
Wetlands are particularly sensitive to the impacts of urbanization. ASS8SSm8nt and mitigation Of these
impacts are sometimes lengthy and meticulous adding extra cost to th8 development. Identification of
impacts that Cannot be mitigated may preclude d8V8lOpm8nt altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, coastal
location and conservative approach to preserving its unique natural surroundings, Th8S8 constraints may
preclude, reduce, or in most cases, slow down construction of new housing in Carisbad.
MITIGATING OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for ‘tiering environmental reviews.
Projects that require a comprehensive review and assessment with an ensuing EnVirOnm8ntal Impact
Report often may contain specific mitigation measures to offset impacts. When a project requires multiple
phaS8S for completion, assessment and mitigation details can be included in the environmental impact
report. Subsequent phases of the development may preclude further general or detailed environmental
review. This may lead to faster processing of projects after a master environmental review and
assessment and mitigation of impacts is COmpl8t8d and can be utilized for subsequent EIR’s.
Additionally, as environmental impact reports may require mitigation measures for adverse impacts, new
strategies to mitigate these adverse effects can be introduced. A jobs housing balance is a strategy to
r8dUC8 energy consumption and auto emissions by locating housing and jobs closer together. Carlsbad
with its predominantly single family housing construction over the last 2 d8Cad8S and the creation of lower
paid retail and manufacturing jobs, has created an imbalance of a residence population and a secondary
employment population that tax th8 existing roadway capacity to the maximum at the traditional rush
hours. By creating a better mix of housing styles and types to create a greater rang8 of and number of
housing units for the current and future employment population, would also place employment and
housing Closer together. A mitigating effect is Created to conserve fuel, reduce emissions, and reduce traffic impaction.
92
CONSTRAINTS: ARTlCLE xxxiv OF THE CALIFORNIA CONSTITUTION ,! .-
Section 1 of Article XXXIV of th8 California Constitution provides that no ‘tow rent housing project shall
be developed, constructed, or acquired by any ‘State public bow until voter approval has been obtained.
me election requirement of Article XXXIV could limit the participation of a public body in the d8v8lOpm8nt
of low- and moderate-income housing because of the delays, uncertainties and potential additional
expenses associated with local elections
MITIGATING OPPORmNlTlES:
In general. Article XXXIV requires that two criteria be met: (a) a ‘state public body’ must ‘develop, construct, or acquire’, (b) a ‘low rent housing project.’ Anicle XXXV would b8 inapplicable if on8 of these
criteria was absent. It would be possible to confine the role of a public body in a housing development
so that on8 of the hvo criteria is not met and an Article XXXV election would not be required.
In order to clarify Article XXXIV, in 1976 the Legislature enacted th8 Public Housing !&ion
Implementation Law (Health and Safrety Code, Section 37000 et sea.). According to that, a ‘low rent
housing project dO8S not include the following typ8S Of d8V8lOpm8nt:
a
b.
:
e.
f.
Housing with 49% or less lower income occupancy, that is privatety owned and is not
exempt from property taxation (unless fully reimbursed to all taxing entities);
Housing that is privately owned, is not exempt from property taxation by r8aSon of any
public OWn8rShip and utilizes land banking, property acquisition resale writ8 down,
guarantees and insurance of private loans and Other assistanc8 not constituting direct
long-term financing from a public body:
Housing that is d8V8lOped for Owner occupancy rather than rental occupancy:
Housing consisting of newly constructed, privately owned, on8 to four family ctwellings not
lOCat8d on adjoining Sites;
Housing that consists of existing units leased by a stat8 public body from a private owner;
and
Rehabilitation, reconstruction or replacement of an existing low rent housing project
Public body involvement limited to theS8 types of housing developments would still help provide low- and
moderate-income housing and would not be subject to th8 Anicle XXXIV election requirement.
Not all activities carded out by public bodies can b8 defined as ‘development, COnWWtiOn, or aCquiSitiOn’
of a low rent housing project. Th8 meaning of l d8v8lop, construct or acquire’ would not be applicable
if the agency’s involvement in providing. low- and moderate-incoma housing is limited to offering the
following incentives and concessions:
a Reducing or waiving of planning fees, building plan check and permit fees. or street
dedication or infrastructure improvements;
b. modifying or reducing development standards:
C. granting density bOnUS8S; or
d. pass through of land.
93 i : b
- h
Th8 California Supreme Court in California Housing Finance Aaencv v. Elliot (17 Cal.3d 575 [1976])
concluded that whenever a public body Very extensively participates, or assists in not only making a low
rent housing project possible but also fully regulating the project so that th8 result is that th8 government
is essentially the landlord, the matter will be subject to the Article XXXIV election requirement. Thus, a
public body that grants a loan for a low rent housing project and the loan is conditioned on typical
government agency requirements such as review and approval of plans, project financing, operation and
maintenance standards and occupancy would generally constitute development and construction of th8
housing project and fulfills the criteria for applicability of Article XXXIV.
Any mortgage revenu8 bond issued or direct financial assistance given by a public body to assist in th8
development of a low rent housing project would necessitate an Article XXXIV election if these other
criteria ar8 also met.
On November 4, 1980, the following measure (Proposition X) was placed on the Carlsbad ballot for voter
approval.
‘Do the qualified electors of the City of Carlsbad, pursuant to Article XXXIV of the
Constitution Of th8 Stat8 of California, approve th8 d8velOpm8nt, COnStUtiOn, and
acquisition of low rent housing projects by th8 City of Carlsbad, or Other City-designated
public agency, not to exceed 250 total units on scattered sites throughout the City to
provide living accommodations for low-income senior citizens?
Carlsbad voters approved this Article XXXIV referendum to allow no more than 250 units of senior low-
income housing. However, this authority has not yet been exercised.
l
94
CONSTRAINTS: STAFFING
Constraints to housing opportunities may also include insufficient staffing. Federal. State and Local
regulatory procedures. often call for substantial review of development prior to construction. Staffing to
fulfill current requirements and for additional regulatory procedures must be identified as a constraint for
housing if sufficient staffing to meet processing goals and time lines are not allocated. Community Development activities such as Planning, Building and Engineering functions are impacted by the pace
and magnitude of development In addition, as the administration of housing programs are a function of
the City’s Housing and Redevelopment Agency, creation of additional low-income housing opportunities
and the administration of them, may require additional staffing.
’
Review of the City’s previous element has shown that a variety of programs were never effectively
implemented due to the increased staff time required for additional housing programs Future programs
that add additional administrative tasks to Staff will alS0 fail to be implemented if SuffiCient staffing time is
not available to administer additional housing programs.
MITIGATING OPPORTUNlTfES:
Insufficient staffing and under-budgeting of positions in City Departments may also act as constraints to
housing. Implementing programs to increase affordable, or the production of low income units, are
dependent on adequate staffing. Frequently these programs are prioritized below other administrative
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that require
mare administrative and managerial time may result in a need for more staff for it to be effective.
The City may need to allocate additional financial resources to assure sufficient staffing for housing
programs.
95
NON-GOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as non-governmental
constraints. Several of these constraints are defined at the State and Federal level but must be
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the construction
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into two key
categories: takeout (construction), and permanent (mortgage). Construction financing is usually short-
term in nature and is used for acquisition and development of property. Mortgage or permanent financing
is the long-term financing of the project. This debt usually buys out the construction financing and is
serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed below, new
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact on the
development of both multi and single family housing. Several recent events have had major effects on
the supply of money that has traditionally been used to finance affordable housing.
The 1986 Federal Tax Reform Act substantially changed the rules for real-estate investment with particular
regards to multifamily construction. Recent legislation has reduced tax benefits normally associated with
investment in multi-family development. This has had the effect of reducing the amount of money
available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Savings and
Loan/Thrift Banking Institutions. These changes limited (1) the amount of money that could be lent to one
borrower, and (2) mandated extra capitalization resewes for all Savings and Loans as a ratio to money
lent. (This has had an impact on the ability to acquire money for acquisition and development and for
permanent financing.) Impacted the hardest were multi-family builders and small development (~100
units) companies who usually only used one or two lending sources for their developments. .
AVAllABlLlTY AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in nature.
These funds are usually made available at below market (private) interest rates for purposes of providing
low-income housing opportunities. These funds are not widely available and are restricted in their use.
With the decrease in private market financing for multi-family development, the demand for this financing
has grown. Competition for these funds is high and availability is not always consistent.
The additional constraint to using government financing is that of restrictions of use and a high
administrative burden that sometimes accompanies these funds. Many cities have chosen not to compete
for these funds as they do not have the administrative capability to manage them.
96
CURRENT RATES
Table 49 below contains Jufy 1990 rates for Construction and mortgage loans for several major banks.
The effects of mortgage rates on housing affordability is indicated in Table 48. Table 50 shows the
prevailing rates of some government sources of funds.
TABLE 48 THE EFFECTS OF CHANGES IN INTEREST RATES ON THE COST OF A HOME LOAN.
I
LOAN AMOUNT - 8% 9% 10% 11% 12%
~60.000 9440 f527 $571 S617
S80.000 5587 $644 $702 $762 5803
s100.000 $734 $804 $878 $952 $1028
s120.000 S8iO $961 $1053 $1143 $1234
)150,000 $1100 $1207 $1316 $1428 9543
$200.000 $1467 $1609 $1755 91905 $2057
TABLE 49
MORTGAGE INTEREST RATES
Fixed Rare First
Lender
Wells Fargo
Securiry Pacific
Fixed Rare Seconds
Far West
Heanland
Adiusrable Rare First
Int
Lender A Rate
Union Bank 8.625
Wells Fargo 8.75
Int Rare
10.25
10.125
10.75 11.16 2.0 1s s93,z?s
11.125 11.54 2.0 1s S93.800
&PJ & Index LMarzin
10.97 12.5 lYI-8 2.60
11.3 1.75 GMTB 2.75
source: San Diego Union - July, 1990
SANDAG (page 10s)
&x
10.53
10.40
pts
2.0
2.0
u
30
30
Rare Neg Max
Adi - AlIlOC &a&
6Mo No 13.75
6 MO No 14.0
MilX
Loan
S187,4SO
S187.450
97
. .
-
Table 50 contains the cost of funds by several governmental sources.
TABLE 50
MONEY RATES AS OF 12-20-90
Prime Rate
Federal Funds Rate
LABOR
10%
high 7 S/16% (-), low 7 S/16%(-)
8 l/8% (+) one, month
7 13/160/b (-1 three months
7 S/8 (-1 one year
Treasury Bills’ 6.86% (-> 13 weeks, 6.74% (-> 26 weeks
Freddie Mat 30-year faed/30-day delivery 9.63% (-)
Fannie Mae 30-year fixed/30-day deliver 9.53% (-)
11th District COF For December ‘90 8.05% (+)
The above key rates are a general guide only, they should not be used for actual transactions and no
warranry to their accuracy is rendered.
source: tin Waken, Fint Czdifornia Mortgage
.
98
MITIGATING OPPOR7’UNI~lES: ,-
Financing constraints may be overcome by several financial tools available to create more affordable
housing.
MORTGAGE REVENUE BONOS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bonds are
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost of issuing bonds are prohibitively expensive for a small issuing. To reduce the ‘up-fro* cost of the issuance
of a Mortgage Revenue 6ond that will cover only a small amount of mortgages that a city may wish to
offer, many cities have fomIed pools in a cooperative effort to spread the up-front Cost among several
cities or housing authorities. Mortgage revenue bonds can be issued for multi-family or single family
developments, but multi-family bonds have become less in demand and more difficutt to issue due to
recent changes in the tax code.
PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD offer construction, rehabilitation. and
permanent financing as low as 3% to qualified applicants such as housing authorities or private not-for-
Ijrofti developers. These funds are competed for based on participation of other funding sources and
local need. A brief list of these programs is listed below:
Federally funded rchab and construction programs;
Sadon 202 Direct loana for rldorty and handicapped housing.
Sutlon 502 Rural home owoorship aasistancr.
Section SlS Rural rantal hourmg asslstanco.
Sution 17 Rental hourmg rehabilitation.
S&on 317 Rehabilitation loans.
Housmg and Communtty 0ovolopmam Act Block Grants.
Slate funded rehabilitation and .construciion programs;
Fam~ty Housmg Domonatration Program (HCD)
Homo Monga9o Purchase Program (CHFA)
Predwolopmont Loan Program (HCD)
Rental Housing Construction Program (HCD)
Rental Housing Mortgage Loan Program (CHFA)
!&If Hotp Hourin (CHFA & HCD)
A8 665 (lsez) Bonds - Rontrr occupied construction
- Funds authorized by the Mark-Furon Rosidantiai Rehabilitation Act and SE 99 - Now construction
California Enuw Conrorvation Rehabilitation Program
Ddorrad Pymonr Rehabilitation Loan Fund (HCD)
Homo &vnmhip Mortgaga Bond pro9ram (CHFA)
Homo Ckvnwship Assistancr Program (HCD)
Matching Down Payment Program (CHFA)
Naturai Disastor Ajsistanca Program (HCD)
Non Profii Housrng Program (CHFA)
Fumworkor Houamg Grant Program (HCD)
Mobilohomo Park Auistanco Program (HCD)
Stat. Logalization Impact Asststanco Grant Program (HCD)
StatolLocal Multlfamity Program (HCD)
Fedorat Emrgoncy Sholtor Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not have
funding availability at this time. It is imponant that the City familiarize itself with the application process
and availability of these funds.
99
h
LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed to offer
private below ma&et permanent financing for low-income projects. This organization, based in San Diego,
is a prime source for below market financing needed for low income projects.
COMMUNITY REINVESTMENT ACT
This Act requires lending institutions to report on their lending activities and how they meet the needs of
the community. Lending institutions may face official sanctions for not meeting performance goals. A City may have a program to evaluate an institution’s lending practices for its community. It may impose its
own sanctions. These sanctions may include withdrawal of funds by the City, or cooperating businesses,
from lending institutions who have not made adequate mortgage or construction financing loans in their
community.
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-moderate income
housing. This is a good source of gap funding or equity positions the City may wish to panicipate in with
qualified low income residential projects.
COMMUNIN DEVELOPMENT BLOCK GRANT FUNDS
The City of Carlsbad uses the Federally entitled grant funds to support a wide range of services and programs that benefit the community’s lower and moderate income households. CDBG funds may be
used for housing purposes in the acquisition of land using these funds and in the funding of rehabilitation
and preservation programs. The CDBG funds may also be used to fund a wide range of planning studies
and programs which will benefit low and moderate income households.
.
100
CONSTRAINTS: PRICE OF LAND
me price of land varies depending on location, improvements and use. The cost of land in Cartsbad is
a prime constraint in providing affordable housing opportunity. Carlsbad contains a significant amount
of land with coastal views; a premium that is added to the cost of land. In addition location factors such
as proximity to freeway access, public facilities, and intangible factors such as image and quality of life
contribute significantly to demand and price. The cost of improving the land, grading and added
infrastructure also contr$butes to the final costs. Carlsbad has a considerable amount of land located in
hilly topography. The added costs of grading required as well as me additional engineering and
improvement costs are greater as opposed to flat level land. Costs associated with land have traditionally
contributed to around 40 percent to the cost of a home. In Southern California the price of land and its
preparation sometimes may be as high as sixty percent The price of land is also determined on the
number of units that the land may yield after constraints such as topography, enirironmental constraints
and density are factored in. The actual yield may be far below the allowable density. Land prices in
Cartsbad vary substantially. Undeveloped vacant land with varied topography and no improvements is
approximately $IOO-250,000 an acre, with coastal view land slightly higher. lnfill residential land, with all
improvements may run as high as $1 million an acre depending on location and density. The added
value and price of land in Carlsbad has severely limited market-rate financed construction for low-income
households.
MITIGATING owoRmvm~Es:
Land prices are generally determined in the market place. As such, the availability of non constrained
developable acreage suitable for residential development is higher in areas closer to significant
employment centers and areas with significant desirable attributes, i.e., coastal vs. inland. Carisbad has
substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return. Land
costs are also determined on ‘how much’ or yield of development that can occur upon a specific property.
This yield is a product of the General Plan Density which often determined housing product type, infrastructure or the amount of acreage needed for public improvements, net developable acreage and
general market conditions.
.
Final land prices are determined by how much (if any) entitlement are secured for the land. This is
imponant if the land is sold and currently undeveloped but has secured entitlement to build.
Price can be affected by knowing there are considerations such as low income housing that need to be
included in the project. this may affect the project pro-forma and the selling price of the properry may
be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These include:
IMMINENT DOMAIN/FRIENDLY CONDEMNATlON
To assure an adequate supply of housing in all income ranges a city may choose to acquire suitable
property to assure this need is to be met. Property acquired through friendly eminent domain
proceedings is subject lo fair market value but substantial tax benefits may accrue to the owner of the
parcel. Property that is acquired by this method through ‘friendly’ negotiations usually arrive at an
equitable disposition and the property may be acquired at a below market price.
101
LAND BANKING
Land that be acquired or purchased that may not be currently used for housing but may be given
entitlement at a future date, could be acquired by the City. This land could be resold with entitlement to
a non-profit developer at a reduced price to provide housing affordable to lower income households.
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement. Land purchased or contributed for the purpose of residential construction must be suitable for the appropriate
density.
GOVERNMENTIPUBLJC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide potential
housing opportunities for lower income households. Surplus property is then passed on to a developer
at a negotiated reduced price in exchange for a requirement for more housing affordable to target income
groups.
CONSTRAINED ACREAGE
Developable acreage that is constrained due to government control, may be utilized to increase yield of developable acreage. Currently Carlsbad does not give density credit to acreage that is constrained due
to several factors, Density credits may be given to this land and transferred to an adjacent property for
the purpose of low income housing.
CONSTRAINTS: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Factors that
contribute to construction costs are referred to as ‘hard costs* and typically refer to labor and materials.
Soft costs are typically a developer’s overhead, and carrying costs on acquisition or construction loans.
Carrying costs are associated with finance and lending constraints as well as processing times as referred
to earlier in this section.
IABOR
Labor costs are significantly higher in the southern California region than averages nationwide for similar
employment. The prevailing wage for construction is $12.00 - $22.00 per hour average depending on skill,
experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS
COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This may vary
from builder to builder based upon a number of factors. The average residential construction cost per
square foot is indicated:
Multi- Family $38.00 - $45.00 per square foot
Single-Family (detached) $50.00 - $56.00 per square foot
Single-Family (attached) $48.00 per square foot
102
MITIGATING OPPORTUNITIES:
Costs of construction in this section refers to labor and materials. The typical labor rate for construction
workers depends upon the level of skill associated with the job, whether it is union or not and the
avaiiability of construction workers. .
Opportunities exist for reduction of costs associated with construction. These include, but are not limited
to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the low and
moderate income range. Some of the housing construction is conducted offsite and transported to the
construction site. A fast growing alternative to onsite development, construction of flooring and framing
is done in computer controlled factories and then transported onsite for assembly. Estimates on cost
reductions using these methodologies may be as high as 30%. The City could encourage developers
to take advantage of these type of programs. The product is identical in appearance to custom onsite
stick built single family or multifamily product.
Residential-manufactured home development(R-MHD) are residential developments that have
characteristics common to both multi-family and single-family neighborhoods. R-MHD are income
producing properties as are multi-family complexes, but individual detached manufactured homes in the
development are owner occupied. Home owners enter into a long-term lease with the partnership or
corporation(which may be owned by the tenants) which manages and maintains community infrastructure.
A-MHD are typically pegged to area apanment rates. The lifestyle and density patterns are decidedly
single-family in nature. A-MHD compete in the shelter market between multi-family and condominium.
DEVELOPMENT STANDARDS
Development standards, either modified or as part of administrative policies, sometimes add extra cost
because of additional materials required and extra labor. A significant reduction, of costs from a
modification or waiver of the standards can be attained and passed on to the savings of the unit for low-
income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special construction
management techniques. Companies that specialize in low cost housing utilize these special
management techniques to cut costs. In any low income development, this should be a requirement
103
ENVIRONMENTAL CONSTRAINTS
The City of Cartsbad faces several major environmental constraints. These constraints are outlined briefly
in this section.
These constraints may be significant in that mitigation measures may include restriction on development
that would reduce the net developable acreage in Carlsbad.
CONSTRAINTS: ENDANGERED SPECIES
Currently there are several species of flora and fauna that have been assessed as being endangered for
survival. Under the Federal Endangered Species Act which was designed to prescribe species that may be threatened with extinction, the federal government may supersede local authority to preserve habitat
of the endangered species including moratoriums or restrictions on local development unless a
management or mitigation measure is identified or implemented.
Currently there are several species of floral and fauna that are listed on the state and federal endangered
species list.
These are indicated in table 51.
104
TABLE 51
THREATENED l d ENDANGERED SPECIES COMMON TO THE CITY OF CARLSBAD
Sensitive CArbad Plan Specie: Satc/Fal. Spcus
(1) &anlhomintha ilidofolia (San Diego Thorn Mint) cz Cl
(2) Bruliaa filifolia Frad-leaved Brodidea) CE cl
(3) Dudleya viscida (Sticky Dud&a) cl
Note: The following piano-have a high potential for occurrence in any Carls&d Coasul Mixed Chapaml.
(4) Comamsraphylis divasifolia v. divemifolia ”
6) Comchmgyne filaginifolii v. linifoli 0
(61 Baccharis nnasae (Encinicas baccharir) CE Cl
Nocc: Spcjs 1, & 5, and 6 will probably bc listed within a year.
Sensitive Carl&ad Reptile -5:
(1) Cnemidophorus Hypryrhms (Orange Throated Whiptail)
(2) Phrynosoma comnacum (Coot Homed tiwrd) Q
(3) Thamnophis hamondii (lbo-sniped Carter Snake)
Sensiuve Carl&d Bird Spm’u:
(1) Poiiopcila melanun California (Calif. Gnatcatcher) Q
(2) Virco belii pusillus (lzast Bell’s Vimo) CE FE
0) Sterna antillamm bmwni (Calif. least Tern) - CE n
Note: Spccia number.one will probably bc listed (Fcdcmlly Endanger4 within two yean.
Status DefiniIions:
.
(1) CE- Uifomia Endangered
(2) FE - Fedcml Endanger4
(3) Cl . Candidare for Fedcml Endangered Specia status. Enough information is on file to suppon rhe listing of these
speck
(4) 0 - Can date for Fcdenl Endangemd Spccia status. More information on this spccia is needed to suppon a liing.
Source: San Diego Oiodivcrsiry pmjcct. Sensitive Specia Wirhin Carl&d Chy Limits, August, 1990.
me most significant species list in Carlsbad is the California Black-Tailed Gnatcatcher. This bird has been
requested to be officially listed as an endangered species. A significant amount of its habitat (coastal
sage scrub) is prominent in undeveloped areas of Car&bad and the coastal region. If the gnatcatcher
is listed as an endangered species and there is no mitigation plan, major undeveloped areas of the City
would be closed to funher development.
MITIGATING OPPORTUNITES:
Potential exclusion of development for the project protection of endangered species may be avoided
should a management plan to mitigate the effects of devekpment be adopted by the City and approved
by the appropriate state, federal and local agencies.
Currently Cartsbad is preparing a management plan for the California Gnatcatcher, a species that may
or may not be placed on the endangered species list. This plan would provide an in-depth study as to
the habitat, number and location of the species, mitigation efforts and a monitoring plan. If implemented,
development could possibly proceed providing that mitigation efforts were acceptable and provided for
that development.
This plan could be a bench-mark to provide acceptable management zind monitoring plans for other
endangered species of flora and fauna.
105 :. c
h
CONSTRAINTS: DROUGHT AND WATER SUPPLY
.
Climatological factors such as drought conditions may constrain housing, both in construction and long
term availability
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various stage
alerts, construction grading becomes a low priority and is sometimes halted. This may push back
construction scheduled and add additional costs to housing.
LONG TERM AVAIlABILIlY.
Long term availability of water is allocated on a state and regional level and is sometimes beyond the
purview of local municipal governments. On a city’s jurisdiction may provide restriction in development
in the long term if in coordination with local water authorities.
MITIGATING OPPORTUNITIES:
Water conservation efforts in developments that would significantly reduce water consumption rates may
be included as an incentive for low cost housing for future housing developments.
The use of water saving appliances and increased xerophytic landscaping that are consistent and
compatible with the City’s Landscape Standards should be encouraged with ties to incentives for low
income housing production. Xerophytic landscaping may be substituted for normal ‘lush’ landscaping
standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for grading
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and appliances are
utilized in new construction.
Retro-fitting of existing housing units with water consewing appliances or fixtures should be encouraged.
During times of water alerts and shortages, retro-fitting and the savings produced may allow residential
development without a net increase in water consumption.
106
CONSTRAINTS: TOPOGRAPHY J--
Topography is sometimes a key constraint to housing development, as it removes significant acreage in
the city from development and contributes to the land prices. Carisbad, through an adopted Hillside
Development Ordinance, does not allow significant amounts of grading without required regulatory
permits.
Land that has slopes o&over 40% is precluded from calculating density on the site. Slopes under 40%
and greater than 25% are allowed one half of the site’s density. Carlsbad has over 5,bOO acres that are
constrained topographically. Hilly land that is allowed for development has significantly more costs
associated with its improvements than flat level land. These cost are usually passed on to the home
buyer or renter.
MITIGATING OPPORTUNITIES:
The City in order to achieve development compatible with the community and preserve unique scenic
qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance calls for
no residential development on hillsides with slopes greater than 40%. On slopes with density greater than
25% but less than 40%, density is reduced by one half. A possible incentive for low income housing
would be a density credit in hillside acreage of slopes greater than 25% or less than 40%. This would
increase the yield of low income units over what normally could be provided, especially with developments
in hillside areas.
The city may make in-kind contributions to on/offsite improvements to lower the cost and pass it on.
These contributions should be offered as an incentive especially to lower income housing.
CONSTRAINTS: SENSITIVE HABITATS t
Carlsbad has three coastal lagoons. These lagoons contain a significant amount of migratory birds and other unique flora and fauna Preservation of these habitats is a key goal in land decisions by the City.
Sensitive wetland and riparian habitat may also significantly impact development.
’ .--
MITIGATING OPPORTUNITIES
The City currently has several sensitive habitats. These include three lagoons, Buena Vi&ta, Agua
Hedionda, and Batiquitos. In addition, the City has several watercourses and accompanying riparian
habitat. These lands are part of acreage that are adjacent to or within lands that have the potential to
be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This does not
affect the net developable acreage as indicated in the Vacant Land Inventory which removes this acreage as constrained lands. Preserving this habitat is essential to other land use and quality goals the City has
set. Opportunities to preserve these natural settings as identified through environmental assessments
and other means, may be enhanced by providing density credits on developable residential acreage on
these sites if the increase in density would achieve a housing element goal for low income housing needs.
107
CONSTRAINTS: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal zone
areas. Development activities of significant impact must be approved by the California Coastal
Commission in addition to local approval processes. Often, to protect coastal resources significant
changes or reduction in residential unit yields or densities are required for project approval. These
requirements may significantly affect production of lower income units in coastal zone areas. Carlsbad
has additional regulatory policies to preserve agriculture and scenic resources contained in its Local
Coastal Plans approved by the State.
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed itself to be exempt
from portions of Government Code Section 65588 and 65590 (collection of Coastal Zone housing data),
pursuant to Public Resource Code, Division 20 Section 30519.1. The City now understands that it must
fully implement these Governmental Code Sections. Specifically, the City must collect and report Coastal
Zone housing data including, but not limited to, the following:
1)
2)
3)
4)
The number of new housing units approved for construction within the coastal zone after
January 1, 1982.
The number of housing units for persons and families of low or moderate income, as defined in Section 50093 of the Health and Safety Code, required to be provided in new
housing developments within the coastal zone or within three miles of the coastal zone.
The number of existing residential dwelling units occupied by persons and families or low
or moderate income that have been authorized to be demolished or converted since
January 1, 1982 in the coastal zone pursuant to Section 65590 of the Government Code.
The number of residential dwelling units occupied by persons and families of low or
moderate income, as defined in Section 50093 of the Health and Safety Code, that have
been required for replacement or authorized to be converted or demolished as identified
in paragraph 3). The location of the replacement units, either onsite, elsewhere within the
locality’s jurisdiction within the coastal zone, or within three miles of the coastal zone
within the locality’s jurisdiction, shall be designated in the review.
After researching the matter, the City believes that it is not now possible to recapture the data (in
particular, regarding affordability) from previous years. It is possible to conclude that due to the recent
adoption and implementation of the Growth Management Ordinance, only a few housing units have been
constructed within the coastal zone in the recent years. In addition, we believe that very few (if any)
affordable housing units within the coastal zone have been demolished or converted since 1985.
Realizing our responsibility, the City will henceforth monitor’and record data on housing units constructed,
convened, and demolished within the coastal zone, as indicated in Housing Element Policy 26.
MITIGATING OPPORTUNITIES:
Although the City’s current coastal zone plan does not mandate low income housing as a provision of
development as some plans do, opportunities using density bonus ordinances would be utilized in coastal
zone development. Currently most of the City’s existing low income housing stock is within the City’s
coastal zone. Preservation and rehabilitation programs may be mandated and implemented through this program. The city will also implement an inclusionary housing program for all master or specific planned
communities, several of these communities are located in the coastal zone, there will be significant
contributions to the low income housing stock in the coastal areas through this program. Map C depicts
the City’s coastal zones.
108
CONSTRAINTS: AGRICULTURE LAND/WILLIAMSON ACT _.-
me City of Cartsbad. has a large amount of agricultural land (400 acres) currentfy that is under the
Williamson Act, which is designed to preserve longer term agricuttural land for that use. The City’s policy
is that agricutture will not be a long-term land use for the city and will eventually be phased out These
areas have not been designated for future use as residential as it is primarily in areas not planned for
residential development such as steep hillsides and airport impact zones.
MITIGATING OPPORTUNITIES:
me ultimate use for all agricultural land including lands under the Williamson Act will most likely be
determined on the physical constraints and the market conditions at that time. Much of the land under
long-term agricultural preservation is not suitable for future residential development as there may be
significant land use, i.e., airport, environmental, coastal constraints. These constraints may include
topography and the City’s Growth management caps which limits the amount of total residential units at
build out.
109
:,.
MAP c
CARLS3AZ LOCAL COASTAL PROGRAM (LcP)
SEGMENTS
60UNDARY MAP
LCP SCOMINT
imlMELL0 I a MELLO II
fgj AGUA HEDIONOA
City of hrlsbad
q EAST BATIOUITOS LAGOON/HUNT
3 WEST BATIQUITOS LAGOON/SAMMIS
e REDEVELOPMENT AREA .
CONSTRAINTS: AIRPORT tAti USE PLAN
Carfsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the State
of California enacted a law requiring the formation of an Airpon Land Use Commission in each county containing a public airport. Among the duties of this Commission is the formulation of a Comprehensive
Land Use Plan (CLUP). In San Diego County the San Diego County of Governments(SANDAG) has been
designated as the Airport Land Use Commission. In 1974 the original Land Use Plan for the McClellan-
Palomar Airport was adqpted and in 1986 a revised plan was adopted. me plan was adopted to assist
in ensuring compatible land use development in the area surrounding the McClellan-Palomar Airport The
plan contains the Airport’s Influence Area projected noise contours, clear zone, flight activity zone, land
use compatibility matrix and recommendations. The significant restrictions to housing and residential
development are within the flight activity zone and within certain projected noise contour levels. The flight
activity zone contains areas restricted from certain uses due to crash hazards. The projected noise
contour levels are used to quantify noise impacts and to determine compatibility with land uses. Noise
levels are quantified based on a descriptor of daily noise level, the community noise equivalent level
(CNEL). me boundaries of these levels are defined as ‘contours’ and are depicted on the Airport Noise
Contour Map, MAP 0.
The contour does not define a land area in which residential uses are unsuitable. Rather, the contour
identifies an area in which mitigation measures may have to be utilized to reduce the impact of aircraft
noise on dwelling units other than single family detached.
State Noise Standards have adopted the 65 CNEL contour level as the value defined as a boundw within
which the noise environment is not suitable for residential use.
MiTIGATlNG OPPORTUNITIES:
The General Plan Land Use Map of the Land USC Nement of the General Plan for the City of Carl&ad
shows the area around the McClellan-Palomar Airpon as being industrial in nature, with some agricultural
uses. There are no residentially zoned lands and the Land Use Map indicates future Industrial and Open
Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation. The PM
zoning district of the City’s Zoning Ordinance allows multifamily residential development of up to 40 units
per acre providing it serves with or is built in conjunction with adjoining industrial development. Any
multifamily development within the 65 CNEL is subject to a noise study and mitigation measures.
The area around the airpon also allows commercial land uses that may include, hotels, motels or semi-
transient commercial housing structures such as Single Room Occupancy Hotels. Transient Shelters are
aIS0 allowed in Industrial areas with a conditional use permit.
111 ‘.
.-
. . -. A, ;
y
.- ‘f.cJ.
‘2‘ ‘;- - # ‘:
: --z-m _-
‘L . . - _ : . -. #-.- . I ‘: ,.---.. ‘_ 4 ‘. II
‘I u -a. --. . . . -* -
-. w .
=--&- -+
#;..“‘pe n
‘; !* - = -
4
;-y-, t : H. .I .--
c- .;z 4. ‘r ‘. J‘ 7 -. z I -’ --I
--.
.i -’ ?‘, . ..‘I -_ 1
.(. --.--_ ,-’ u. *._, ; --
‘a a: 4.;;‘ . l .: \3 tr,--.-
i ,. 3” -.* .
22 .a’ ,.a‘
iii: 1
I$, !! I If 1 a: -
I4
2% :. fr, jg ; i i Y!t I 5:
VACANT LAND INVENTORY
me City of Carfsbad has a substantial amount Of vacant and developable residential land. This vacant
land is item&d by General Plan land use category in Table 63.
Carfsbad has approximately 6621 acres of residentially designated land cunentfy undeveloped or
underdeveloped remaining in the cfty. Of this total remaining unconstrained residential acreage,
approximately 94 percent has a density of 6 units an acre and under. Of me remaining 6 percent, 390
acres have medium high density of under 12 units per acre and 60 acres, or one percent, of me
remaining developable acreage has a density Of 19 units per acre.
The total number of units that this acreage may yield according to its density limitations imposed by the
general plan and growth control point is indicated below.
TABLE 52
Acreage/Unit Yfefd
ACRES General Plan Density (Growth Control Point) ESTfMAlED YlEfD
OF UNITS.
1391.14 Residential Low (1 .O) 1391
3431.35 Residential Low Medium (3.2) 10980
1347.69 Residential Medium (6.0) 8086
390.42 Residential Medium .High (1.5) 4489
59.91 Residential High (19.0) 1138
6620.51 26084 . . .
(’ :-C*
The above-noted undeveloped residential acreage total (6,620.51 acres), fs not completely accurate
because all recent development approvals on previously vacant lands located within Local Facilities
Management Zones l-6 and 19 have not been entirely accounted for. Despite this, the remaining buiidout
capacity of 26.084 dwelling units, as shown on Table 52 is very close to the estimated remaining Citywide
buildout capacity of 26.576 dwelling units. It is anticipated that additional acres of higher density land use
designations (RH and RMH) will result from the use of the surplus units located in the Citywide Excess
Sank to increase site densities that will enable the production of affordable housing.
The City of Carfsbad also has additional acreage that is under-developed that is situated in builtout or
in-fill areas of the crty. This area is predominantly in the Northwest Quadrant of the city. These areas
contains 3 levels of potential developable residential land.
The first level is vacant in-fill land which is land parcefed in small lots within the older and built-up parts
of the city. This land is residentially zoned and designated for residential development in the General Plan Land Use map.
The second level would be under-utifized land which contains parcels of land developed but not to their
high,est density.
The third level would be land that would be transitional in nature, commercial or industrial land that could
be utilized for mixed use or residential development.
113
h
It is estimated that around 10 percent of the total developed acreage may fit into these categories. This
would add approximatefy 700 acres to the existing vacant land. A unit yield would be difficult to estimate
given the more strfngent development controls given to in-fill residential projects and the various densities
that this acreage would be comprised.
The remaining vacant land and its present densities indicate that the yield of units in the 3 highest density
categories; RH, RMH and AM is sufficient to produce enough multifamily housing to meet the specific 5
year goals. Lower density RL and RLM, are primarily single family densities and can be used to meet
moderate and upper income category housing goals. The inventory does point out a diminishing amount
of RH (residential high) density remaining in the vacant and undeveloped areas of the city. However, as
discussed within the General Plan Densities portion of Section Ill of this document (page 82), there does
exist in excess of 6,000 acres of undeveloped PC (Planned Community) and LC (Umited Control) zoned
property within the City. In order to enable the development of affordable housing, the City is willing to
accommodate General Plan Amendments as necessary to increase residential densities up to 29 d.u./ac.
on any PC or LC zoned property or any other residentially designated property (see Policy 3.7.h). There
is additional under-utifized higher density residential within the redevelopment and in-fill areas of the city.
This acreage may accommodate additional units at this density range.
Under Growth Management guidelines the city may allocate ‘unused’ units, from projects that have been
built under the Growth Management caps to special housing needs such as the need for lower-income
units. General Plan amendments to increase densities for projects that meet this need, or, density bonus
provisions to increase the yield of units above the growth control point can be achieved using the
available ‘bank’ of unused units. An additional strategy would be to decrease the density in some
acreage designated in the medium residential density range and increase density in the medium high or
high range. This would increase the amount of acreage in the higher end of the density range needed
for multi-family housing and for special housing needs such as low-incomes housing. This strategy to
increase density would not add units and would keep within the Growth Management caps but would
reassign densities, if needed, to accommodate alternative housing types that need higher densities such
as apartments or town homes. One adverse effect to this strategy would be to reduce the available
acreage for mid-density housing such as small lot subdivisions that typically are needed for moderate-
income housing.
me following maps show the remaining units to be built in each quadrant of the city. Map C shows the
status of the Local Facilities Management zones. The status for each zone is important as ft detemines
how much acreage is available for development with appropriate facilities. Within the 5 year time frame
for this housing element (1991-l 996) 22 of the 25 zones will be available for development. The remaining
three zones may be available, but at this time no zone plan for facilities have been adopted.
114
::
1:: : I ‘“1 ia/ I- -i
Ia z
f
1:: /1!
,
I
;
1
,
1 1
1
1 I 1
I
I
1
!C ) c
i;
;:
,
I
I!
jj / 1: z i 2 $1 jgl i 2 s t i i 1st .-
‘1 I- o~o~oi~i ,z, - :: : a : f .f I- /0a-=~a
- ” 0 . .
I .I E i 3 2 - . 2 : 0 0 6 .
% : - 0 r - ;: - 0
r 2 2 - c(
r -
3 . 2 - 1 -
2
- .
.
.
2 I 8 ::
. 5i
3 : - .
. * L)
2 3
. 2 21
- al
. d 01
z 21
1-1
f iii
3 ta
I
g i;j
5 fl
. 31
i *I
z 31 - ; ” - I 9
. 3 2 - . i
* - : II) =
2 ;
” ?
2 f s ;
L
1
i i j
r * :
2 2, f
0 ;I ,x
: -, - SI f
m sj :
f ijii !
z z :
L / /
0 0 0 0 Oh
I oo~qog
“t 1:
00000a
i o~ooou
: . :
o=ooo~ m 1
oooooa
looooo/a
1 -~oooY ;-
I I
Y :
000000
OO$~O~
“2 2 00000a
o-*00. . Y.
: .z’ !
# *0-.., .-.-mu
I .*cI.am -..r) -
00000Q
l.:~oo/g
0 0 g 2 o$
ii 1: 0 . 7 0 Ol@ zz -0 ! -01004 - i :: 3 0*0004 2 ” I 5
0 * c . olr -.. fZ” I i . . m 0 ot- a:: 4.4 IX
I Q 0 0 0 oic
!
E m-00- ! I 1; I -.: Z’. I- q . . 0 01; ,:2 - .- 1 000004
I O~-oOu “,o, c1- ! “.U.O. cI-*- = 2;: m
o--o04 65 z oog~ou i :s - ror.or
;; ;a CI ! #-“--Or
00000a
O-O 0 0 0 4
o=ooo;
* Y
0 q g 0 oi=
-a 2; a
000004
i J- ,-=3-o
!
-?%52 -arsz Ic’rrl
ii E E E !if 2 iggi
t “Jo]!: :: ,!i ! I 13k
* 0 0 - ?
f 2 ::
- Y 0 9 ” 2 - : O a
7 l . y *
Y, - w
. = : =
” ” Q l . i *
f a :
E
0 0 q =
0 0 - l :
2 .z ” i
r
2 2
. l 7
a P : . - -
l 0 0 - 0
2 Y 5 Y . - 0 . L) : : - a 2
a ; z i ;
* 0 0 7 ? i u a - : . 0 0 - :! :: : . z 5 -
. 0 0 - l
m 0 3 0 3
6 - 0 - ”
.‘; : s 5
. 0 0 - 9 0 2 * :: z
i ; O i i
” 0
2
0 3 .
:: *
e 0 0 - -
. ; z 12
; CI 0 . -
2 - :: f . :
$
::
i ,‘.‘:
- s
z
f 5 O i s
. . CI 2 1
- : 2 - g e :
,. (II 0 . -
a 3 : c1 - 0 : 0
2 g
: LI
0 z :
0 ;
115
APPENDIX C
Summary of Public Comments
ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carlsbad through the introduction of a new housing goal in creating a better jobs housing
balance for the city, has instituted a strategy to encourage increased energy conservation through
reducing distance between housing and employment. A secondary benefit is the reduction of vehicular
emissions and improved air quality.
By reducing potential future commute time and distance for residents, conservation of energy particularly oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto emissii as
less commuting to work will occur. Encouragement of future housing in proximity to existing and future
transit and rail centers will be encouraged to reduce driving.
me City will continue the enforcement in Engineering and Building plan-check of the State Tile 24
guidelines which include energy efficiency standards for new development. Additional use of energy saving appliances especially those built-in to new housing will be encouraged. The Cii will require all
Idwer-income projects that utilize City assistance or subsidy to be provided with energy efficient
appliances.
Through cooperative efforts with local utilities, the City will encourage retro-fitting existing housing stock
with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has regulations in its subdivisions that require where possible that future
subdivisions take advantage of solar orientation to reduce heating and cooling costs.
116
This page is intentionally blank.
Appendix C: Summary of Public Comments