HomeMy WebLinkAbout2006-04-18; City Council; 18525; Annual Housing Production Report FY 2005CITY OF CARLSBAD - AGENDA BILL
AB# 18.525
MTG. 4/18/06
DEPT. PLN
TITLE:
ANNUAL HOUSING PRODUCTION REPORT
FISCAL YEAR 2005
g
o
RECOMMENDED ACTION:
That the City Council ADOPT Resolution No. 2006-096 ACCEPTING the Annual Housing
Production Report for fiscal year 2004-2005.
ITEM EXPLANATION:
Report Description
This agenda bill brings to the City Council staffs twelfth annual report on the progress Carlsbad is
making in housing production. The report is an information item only and complies with the state law
requirement for an annual housing report to the legislative body. No action or environmental review
is required.
Consisting of the attached memorandum to the City Manager, the annual housing production report
focuses on new home production during fiscal year 2004-2005 (FY 2005). The report covers housing
production and affordability in FY 2005, which marks the sixth year of what state law originally
intended as a five-year Housing Element cycle. By law, this cycle began July 1, 1999, and was to
end June 30, 2004. However, legislation passed in 2003 added a sixth year to the cycle, extending it
through June 30, 2005.
Through tables and text, the attached report provides:
• Statistical data for both new market-rate and publicly assisted homes.
• New housing affordability by income group.
• Production and affordability information for homes built in FY 2004 and the first five years
of the current housing cycle.
• Observations and conclusions about the housing production data.
Report Highlights on Housing Production
In FY 2005:
Q • Developers built 1,706 new homes in Carlsbad, compared to 591 units built in FY 2004
UJ and 725 units built in FY 2003.
O • The median sales price for all for-sale units was $897,621, up $198,986 (or 28.5%) from
££ the previous fiscal year.
• Developers built 58 town homes or condos, 391 apartments, and 12 second dwelling units
affordable to low-income households.
During the first six years of the current housing cycle (July 1, 1999 - June 30, 2005):
• Builders completed 8,423 units in Carlsbad, 81% of which were considered affordable to
other- or "upper"-income households.
• Housing built affordable to moderate income households accounted for almost five
percent (461 units) of total units completed.
72% of the 1,626 apartments completed were built affordable to lower-income families.
Carlsbad's lower-income housing stock increased to 1,181 units, compared to 720 in FY
2004. Most of these units resulted from the City's inclusionary requirements and requiredOcity financial assistance.
OO
PAGE 2
Report Conclusions
Carlsbad continues to see significant results from its commitment to the development of housing
affordable to lower-income families. This commitment is evidenced in its policy framework, the
allocation of its own resources, and its efforts to pursue creative partnerships with the private sector
in all aspects of housing production. The fact that the market continues to strongly support the
development of housing primarily affordable to upper-income households is a key reason why the
City must maintain its commitment to fully implement the Inclusionary Housing Ordinance.
Testimony to this is the 1,181 lower-income units produced so far in this housing cycle and the
several lower-income units now under construction, most of which are the result of inclusionary
requirements.
Staff recommends the City Council accept this housing report. The report will be forwarded to the
Governor's Office of Planning and Research and the California Department of Housing and
Community Development as required by law.
ENVIRONMENTAL:
This is an information item only that does not have the potential to physically impact the environment.
Therefore, it is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA
Guideline 15378.
FISCAL IMPACT:
None. This is an information report only.
EXHIBITS:
1. City Council Resolution No. 2006-096
2. Memorandum to the City Manager from the Planning Director dated March 20, 2006 with the
subject: Annual Housing Production Report - Fiscal Year 2005.
DEPARTMENT CONTACT: Michele Masterson, (760) 602-4615, mmast@ci.carlsbad.ca.us
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RESOLUTION NO. 2006-096
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, ACCEPTING THE FY 2004-2005
ANNUAL HOUSING PRODUCTION REPORT
WHEREAS, the Housing Element of the General Plan requires that an annual
Housing Production Report be prepared and submitted to the local agency, the Governor's
Office of Planning and Research and the California Department of Housing and Community
Development; and
WHEREAS, the current report covers the period July 1, 2004 to June 30, 2005;
and
WHEREAS, Carlsbad continues to see significant results from its commitment to
the development of housing affordable to lower-income families; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City
of Carlsbad, California, as follows:
1. That the above recitations are true and correct.
2. That the City Council of the City of Carlsbad accepts the report and directs the
Planning Director to submit the report to the Governor's Office of Planning and Research and
the state Department of Housing and Community Development.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City
Council held on the 18th day of April , 2006, by the following vote,
to wit:
AYES: Council Members Lewis, Hall, Kulchin, Packard and Sigafoose
NOES: None
cT<M>i
LORRAINE M. WOOD, City
(SEAL)
EXHIBIT 2
March 20, 2006
TO: CITY MANAGER
VIA: COMMUNITY DEVELOPMENTLDIRECTOR
PLANNING DIRECTOR
FROM: Management Analyst - Planning Dept.
ANNUAL HOUSING PRODUCTION REPORT - FISCAL YEAR 2005
This document constitutes the twelfth annual report describing the City's progress in
producing housing. It describes our progress during the previous fiscal year (July 1,
2004 to June 30, 2005, FY 2005) in meeting, through the construction of new homes,
Carlsbad's estimated share of the region's forecasted growth for the four income groups
identified in state law.
Report Purpose - The Annual Housing Production Report is prepared pursuant to
California Government Code Section 65400 (b)(1) which in part requires an agency to
report annually to its legislative body on the progress in meeting its share of regional
housing needs.
Reporting Period - The report covers housing production and affordability in FY 2005,
which marks the sixth year of what state law originally intended as a five-year Housing
Element cycle. By law, this cycle began July 1, 1999, was to end June 30, 2004.
However, legislation passed in 2003 added a sixth year to the cycle, extending it
through June 30, 2005. Along with covering FY 2005, this report also discusses
production and affordability during the six years of the housing cycle.
Report Format - The City's production and progress during FY 2005 and the housing
cycle is reported with data contained in the following tables:
• Table 1 defines the four income groups.
• Tables 2 - 4 set out the qualifying income levels for the four income groups and
the corresponding rents and sales prices considered affordable to the income
groups during the reporting period (FY 2005).
• Table 5 provides the counts of new housing built, by income group and housing
type, in FY 2005.
• Table 6 highlights the low-income housing built in FY 2005.
• Tables 7 and 8 provide price information on the market rate homes built in FY
2005.
• Table 9 compares our progress so far to the current housing cycle objectives.
• Tables 10-12 focus on production and affordability overall during the current
housing cycle.
¥
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 2
Regional Share Needs - The determination of housing need for Carlsbad and all other
jurisdictions in California derived from the Regional Housing Needs Statements
prepared by regional councils of government (COG) before the beginning of each
housing cycle. Based upon these assessments of need the local jurisdictions are
charged to adopt housing objectives in the housing elements of their general plans.
A regional assessment of need is an estimate of the total need for new housing
construction throughout the region due to growth forecasted to occur during the six-year
cycle. The overall housing need is then broken out by four income groups: very low,
low, moderate, and other (or above moderate or upper-income) - all as defined by the
federal Department of Housing and Urban Development, or HUD, and the state
Department of Housing and Community Development, or HCD. The regional needs are
then allocated to the local jurisdictions on a "regional share" basis, according to models
and formulas designed by the COG.
Table 1 shows the regional share estimate of need prepared for Carlsbad for the current
housing cycle. It is based, in part, upon the growth that the San Diego Association of
Governments (SANDAG), the region's COG, estimated for the City in its 2020 Regional
Growth Forecast. This forecast was prepared in 1998.
Table 1: Carlsbad's Regional Share Need Estimates
For Housing Cycle 1999-2005
Income Group Definition* (% of New Construction Needs (in
AMI")housing units)
Very Low
Low
Moderate
Other
Totals
50% or under
51 - 80 %
81 -120%
Over 120%
1,770
1,417
1,436
1,591
6,214
* Definitions are from HUD, via the California Department of
Housing and Community Development.
"AMI is the County Area Median Income. The 2004 San Diego
County Area Median Income fora family of four is $63,400.
The combined very low and low-income ("lower"-lncome) estimate of need is 3,187
units. This equals 51% of the total estimated need for the housing cycle.
As mentioned earlier, the state extended the housing cycle one year to June 2005.
New construction need estimates in Table 1, although developed for a five-year housing
cycle ending in 2004, will continue to apply through the cycle's sixth year.
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page3
Definition of Income Groups - Table 1 also defines each of the four income groups
with reference to a percentage of the county area median income (AMI). Defined as the
median income for a family of four in a specific geographic area, the AMI changes over
time and with location. HCD annually revises the AMI based on HUD data and cost of
living issues such as the relationship of housing prices to income. For 2005, HCD
established the AMI for San Diego County at $63,400.
Additionally, HCD modifies the area median income to reflect the differences in costs of
living throughout California, as the 2005 AMI information for different counties shows:
> San Diego:
> Orange:
> Shasta:
> Santa Clara:
$63,400
$75,700
$49,100
$105,500
Some regions of California, including San Diego County, have high housing costs
relative to incomes. In recognition of this factor, HCD adjusted the AMI and increased
the income limits in 2005 for the very low and low-income groups in these regions. This
potentially enables a larger group of people to qualify for housing assistance. However,
these adjustments did not have an effect on housing built in Carlsbad; they did not
cause the affordability of any housing produced in FY 2005, for example, to change
from one income group to another. Furthermore, the housing in the City built
specifically for low-income families in FY 2005 was already restricted to occupancy by
that income group.
The income maximums for each income group listed in Table 1 are adjusted for family
size so that larger households have higher income limits. Table 2 shows the FY 2005
income limits for very low, low, moderate, and other income groups for 2,4,6,8, and 10
person households. The income limits in Table 2 correspond to the standard
percentages stated in Table 1, but they also reflect the adjustments discussed in the
prior paragraph that are necessary to recognize our region's high housing costs relative
to incomes.
Table 2: FY 2005 Qualifying Limits On Annual Income
By Household Size
Income Group
Very Low
-OW
Moderate
Other
2
$27,600
$44,150
$60,900
>$60,900
Persons Per Household
468
$34,500
$55,200
$76,100
>$76,100
$40,000
$64,050
$88,300
>$88,300
$45,550
$72,850
$100,450
>$1 00,450
10
$50,700
$81,100
$112,650
>$1 12,650
Source: "2005 Income Limits," state Department of Housing and Community
Development. February 25. 2005 (Numbers based on HUD income data effective
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 4
Prices of Affordable Housing - Generally, the federal and state rule is that housing
affordable to a given family if the family pays 30% of its monthly income for housing
expenses that include the rent or mortgage payment, property taxes, insurance, utilities,
and the like. A determination of whether a housing unit is affordable can be easily
made for assisted public rental housing and other public housing programs because
documentation is maintained on both the individual household's income and the actual
cost of the unit in question (typically rental).
A determination of whether market rate housing is affordable according to the 30% rule,
on the other hand, presents some challenges. Builders of market rate rental and for-
sale housing do not set prices based upon an individual buyer's ability to pay. Rather,
the rents/prices are set to that the market will bear. Further, rents and prices do not
generally vary with the number of people in the household. For example, a market rent
for a two-bedroom apartment will remain constant no matter if it is being rented to a 1-
,2-,3-,4, or 5-person household. So the challenge is how to determine to what income
group (as opposed to an individual household) a given market rate house is affordable,
and to do so based upon the number of bedrooms it has (as opposed to persons). A
convention developed in 1993 by member agencies of the San Diego Association of
Governments assumes two persons per bedroom. Thus a two-bedroom unit is
assumed to house four people.
To determine affordable housing expenses for rentals, the practice is to set thresholds
for each income group, using the 30% rule, with adjustments for the number of
bedrooms. An additional adjustment is also made for utility allowance, as required by
HUD. Table 3 provides the resulting maximum market rate rental expenses (which
include rent and a $32-$63 utility allowance that increases with household size) for the
very low, low, and moderated-income groups for FY 2005.
Table 3: FY 2005 Qualifying Rent and Utility Expenses
By Number of Bedrooms
Number of bedrooms
Income Group
Very Low
-OW
Moderate
Other
1
$690
$1,104
$1,523
>$1,523
2
$863
$1,380
$1 ,903
>$1,903
3
$1,000
$1,601
$2,208
>$2,208
4
$1,139
$1,821
$2,511
>$2,51 1
Source: "2005 Income Limits," state Department of Housing and
Community Development, February 25, 2005; and Carlsbad Housing
Authority table on "Lower and Moderate Income Rental Rate
Calculations" (based on HUD income data effective Januarv 28.20041
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
PageS
For-sale market rate housing is even more complicated for purposes of determining
affordability. Neither state nor federal regulations provide a formula to determine
affordability. A multitude of factors are potentially involved. First, buyers do not pay the
full price of a house in cash. Instead, they take out one many types of mortgages,
subject to many variables (fixed or variable interest rate, down payment, pay-back
period, mortgage insurance, loan origination fees, etc.). In addition, other housing costs
must be factored in, including property taxes, insurance, utilities, and homeowners'
association dues. All of these factors are recognized "housing costs" and indirectly
affect how much a family can pay each month under the 30%-of-income rule. Only the
principal and down payment, however, relate directly to the sales prices of the house.
All the others are related to financing and operating a home.
Lacking guidance from state or federal law, SANDAG member agencies developed a
simple formula in 1993 for use in determining the affordability of market rate for-sale
houses. The formula, provided below, follows a rule-of-thumb used by many mortgage-
lending institutions. As with the rental formulas discussed earlier, it was subsequently
reviewed and accepted by the SANDAG Board and the California Department of
Housing and Community Development.
Affordable sales price = 3.0 x maximum-allowed-annual income for each class, adjusted
for bedroom count.
Based on this formula Table 4 gives the qualifying purchase price for housing for the
different income groups. The table illustrates that a three-bedroom housing costing no
more than $264,900 would be the maximum affordable to a moderate-income family.
Table 4: FY 2005 Qualifying Purchase Price,
By Number of Bedrooms
Income Group
1
Number of Bedrooms
2 3
Very Low $82,800 $103,500 $120,000 $136,650 $152,100
Low $132,450 $165,600 $192,150 $218,550 $243,300
Moderate $182,700 $228,300 $264,900 $301,350 $337,950
Other >$182,700 >$228,300 >$264,900 >$301,350 >$337,950
* 3X multiplier was developed by an ad hoc committee at SANDAG with subsequent
approval by the SANDAG Board in 1993. (There is no formula in state law.) The rule
also assumes 2 persons per bedroom to provide a correspondence back to HUD
affordability rules based upon persons per household (as opposed to bedrooms). Since
HUD tables do not provide for 12 or more person households, homes with more than 5-
bedrooms are treated as if they were 5-bedroom homes.
a
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
PaaeS
Determining Affordability - Based on the above information, two variables must be
known about a housing unit to determine its affordability: a) the sales price or rent, and
b) the number of bedrooms. Staff must collect this information for each individual
housing unit. For housing created under one of the City's housing assistance programs
this is relatively easy, as we get the data via the program.
On the other hand, for new market rate rentals and for-sale homes, staff must obtain the
sales price or rent information directly from the builders. Staff performs this task once a
quarter via a voluntary survey of all newly constructed units. Most builders are
cooperative and provide the information we need. A few are not. If the builder is not
responsive, staff attempts additional contacts by mail and phone. If necessary, we also
research Building Department records and County Assessor's data, the latter on the
Internet, for any missing information on bedroom counts and sales prices.
Due to the research and delays involved in documenting prices and rents and
assembling data, this report trails the end of the reporting period by a few months. For
this reporting period, staff obtained with the quarterly survey and additional research
sales prices and rents for all but a few homes.
Housing Activity and Affordability in FY 2005 - Table 5 and the information below
summarize and expand on housing completed in FY 2005. Definitions of terms used in
the table and the remainder of the report are as follows:
Market Rate Units - Units that received no financial assistance from the City
and have no affordability restrictions.
Assisted Units - Units that received financial assistance from the City and/or
other subsidy sources and have affordability restrictions.
Single-family detached - A single home on a single lot, detached from any other
unit, except for an attached second dwelling unit.
Condominium - A detached or attached home on commonly owned property.
Apartment - A unit that can only be rented and not owned.
Duplex - Two units on a single lot. Units cannot be individually sold.
Second Dwelling Unit - A completely independent dwelling unit on the same lot
as a primary residence. A second dwelling unit may be attached to or detached
from the primary residence.
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 7
Table for FY 2004-2005 Annual Housing Production Report
Table 5: Type
Income Group
Very Low
Low
Moderate
Other
Unknown***
Total Units
Built
and Affordability of Housing Units Constructed in FY 2005
Market Rate
Single
Family
Detached*
0
0
0
707
11
718
Single
Family
Attached**
0
0
0
2
0
2
Condo-
minium
0
58
0
131
0
189
Apart-
ment
0
0
197
173
22
392
Duplex
0
0
0
0
2
Assisted
Apartment
114
277
0
0
0
2 391
Second
Dwelling
Unit
0
12
0
0
0
12
*One single family detached home was built with a second dwelling unit. This second dwelling unit is counted
second dwelling unit category.
** The "unknown" income group counts units for which sales prices could not be obtained.
Totals
114
347
197
1,013
35
1,706
in the
Comments on Housing Production in FY 2005
> Developers built 1,706 new homes in Carlsbad, compared to 591 units built in FY
2004 and 725 units built in FY 2003. The increase in production is attributed to
the several large, new developments (e.g., Villages of La Costa, Calavera Hills,
Bressi Ranch, and Thompson/Tabata).
Highlights on Carlsbad's newest lower-income housing.
Table 6 highlights Carlsbad's newest lower-income housing.
Table 6: Low -income Housing Built in FY 2005
Project
Mulberry
Rose Bay
Village by the Sea
Location
Bressi Ranch
Thompson/Tabata
Anastasi
Number of
Units
22
25
11
Description
Town Homes
Town Homes
Condos
Occupancy
Restrictions
Households
earning up to 80%
of the Area
Median Income
Households
earning up to 80%
of the Area
Median Income
Households
earning up to 80%
of the Area
Median Income
City Assistance
Yes - Homebuyer
Assistance
None
Yes - Homebuyer
Assistance
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
PaaeS
Table 6: Low -income Housing Built in FY 2005 (Continued)
Archstone -
Pacific View
Mariposa
Traditions
La Costa Paloma
Second Dwelling
Units
Kelly Ranch
Calavera Hills
El Camino Real &
Casia Way
Villages of La
Costa - Dove
Lane
Throughout
Carlsbad
84
106
21
180
12
Apartments
Apartments
Apartments
Apartments
Small, independent
living units located on
property with a larger
primary residence.
None for the
market rate units.
Otherwise, units
are available only
to persons with
low incomes.
These units are
affordable to
households
earning at or
below 205 - 60%
of the Area
Median Income
Households
earning up to 80%
of the Area
Median Income
Households
earning at or
below 50% & 60%
of the Area
Median Income
If rented, second
dwelling units
must be affordable
to low-income
persons.
None
Yes
None
Yes
None
Medians and Extremes - Table 7 compares the median price of for-sale, market rate
housing built in FY 2004 and FY 2005. Table 8 provides high and low sales prices
during FY 2005.
Table 7: Comparisons of Median Sales Prices
FY 2004 vs. FY 2005 (Market Rate Units Only)
Structure Type
Single-Family Detached
Condominium
All For-Sale Units
Median Sales Prices Annual
Change
FY 2004 FY 2005
$702,000 $859,992 $157,992
$588,900 $619,900 $31,000
$698,635 $897,621 $198,986
Percent
Change
22.5%
5.3%
28.5%
Table 8: Low and High Sales Prices
FY 2005 (Market Rate Units Only)
Structure Type
Sales Price
Low High
Single-Family Detached $505,000 $1,950,000
Condominium $381,341 $849,900
8 II
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 9
Progress Toward Housing Cycle Objectives - Table 9 below provides the number of
dwellings completed during the first six years of the current housing cycle. The table
also shows the cumulative progress achieved during those years toward meeting the
new housing needs (from Table 1) estimated for the housing cycle over its original six-
year term (1999-2005).
Table 9: Cumulative Progress Toward Current Housing Cycle Objectives
Income Group
Very Low
Low
Moderate
Other
Unknown*
Totals
By Income Group
Housing Units Built
FY2000 FY FY FY FY
2001 2002 2003 2004
23 138 17 0 0
159 158 106 69 50
42 94 75 0 53
1,679 1,700 1,255 654 480
11 7 7 2 8
1,914 2,097 1,460 725 591
FY
2005
114
347
197
1,013
35
1,706
Total
292
889
461
6,781
70
Housing Units Needed
Objective Percentage
of Objective
Achieved
1,770
1,417
1,436
1,591
n.a.
8,493 6,214
16%
63%
32%
426%
n.a.
136.7%
'Neither sale price nor rent information were available for these units
Affordability of Housing Produced from 1999-2005 - Table 10 shows the affordability of
housing produced in the first six years of the current housing cycle.
Table 10: Affordability of Housing Built
July 1,1999 to June 30,2005
Income Group Units Built*
Very Low 292
Low 889
Moderate 461
Other 6,781
Totals 8,423
*70 unknown" units, for which prices could not be determined, are not
reflected in this table.
Very Low
3%Low
Moderate
5%
Other
81%
9
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 10
Type of Housing Produced from 1999-2005 - Based on the type of housing built, the
nearly 8,500 units constructed over the past six years break down as follows:
Type
Totals
Table 11: Type of Housing Built
July 1,1999 to June 30, 2005
Units
Built
Single-Family
Detached 5,067
Single-Family Attached 161
Condominium 1,462
Apartment 1,626
Duplex 19
Second dwelling Unit 158
8,493
Apt
2%
Type of Lower-Income Housing Produced from 199-2005 - Developers have built
over 1,100 homes for lower-income households in Carlsbad, must resulting from
Inclusionary Housing Ordinance requirements and requiring city financial assistance.
Table 12 breaks down the type and number of lower-income housing built during the
current Housing cycle.
Table 12: Type of Lower-Income Housing Built
July 1,1999 to June 30, 2005
Type Units Built
Apartment
Condominium
Single-family Attached
Second Dwelling Unit
Totals
846
153
24
158
1181
10
FISCAL YEAR 2004 - 2005 ANNUAL HOUSING PRODUCTION REPORT
March 20, 2006
Page 11
Conclusions
As this report demonstrates, Carlsbad has seen significant results from this commitment
to the development of housing affordable to lower-income families. This commitment is
evidenced in its policy framework, the allocation of its own resources, and its efforts to
pursue creative partnerships with the private sector in all aspects of housing production.
While the City has made positive strides in producing lower-income housing, the need
for housing affordable to very low, low, and moderate-income families continues to
exceed the community's collective ability to produce it. At the same time, total
production of new homes affordable to upper-income groups remains dominant.
Clearly, Carlsbad's private sector continues to produce primarily up-scale housing. A
number of factors contribute to the trend: Demand for higher-end housing remains
strong; tax incentives for producing more affordable housing are few; land costs are
high; and, despite lower, relatively stable or declining interest rates in recent years, per-
square-foot production costs remain substantial, so that profit margins on more
affordable housing are low.
Additionally, when the City considered including a moderate-income requirement as part
of its inclusionary housing ordinances in the early 1990s, the requirement was set aside
when the private sector assured the City that it would produce moderate-income
housing without inclusionary requirements. Based upon this assurance, the City made
a conscious decision to focus its own resources and efforts on lower-income housing.
Michele Masterson
11