Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2013-07-23; City Council; 21323; Initiate Review Draft 2013-2021 Housing Element
CITY OF CARLSBAD - AGENDA BILL AB# MTG. DEPT. 21.323 7/23/13 CED INITIATE HCD AND PUBLIC REVIEW OF DRAFT 2013-2021 HOUSING ELEMENT DEPT. DIREaOR CITY ATTORNEY CITY MANAGER RECOMMENDED AaiON: That the Citv Council ADOPT Resolution No. 2013-194 . SUPPORTING initiation of the public review process for the draft 2013-2021 Housing Element and the submission of said draft element to the State of California Department of Housing and Community Development (HCD) for initial review and comment. ITEM EXPLANATION: Overview The city is updating its General Plan Housing Element to address housing needs for the 2013-2021 housing planning period. The updated element requires review at both the city and state levels and ultimate certification by HCD. To begin this review process, staff is requesting that the City Council support initiation of the public review process for the draft 2013-2021 Housing Element and submittal of the element to HCD for initial review and comment. The purpose and requirements of the Housing Element are described in Section 4.1 of the draft Housing Element (Exhibit 2). In summary, the Housing Element provides 1) an assessment of both current and future housing needs and constraints in meeting these needs; and 2) a strategy comprised of housing goals, policies, and programs to meet the city's housing needs. A primary focus of the draft Housing Element is to demonstrate that the city has a sufficient amount of land designated at appropriate housing densities to accommodate Carlsbad's share of the Regional Housing Needs Assessment (RHNA), which is an estimate of the number of housing units needed to accommodate the projected population growth of all income groups (through the year 2021). Comprehensive General Plan Update The Housing Element is being updated concurrent with the comprehensive General Plan update. As part of the General Plan update, land use designation changes are proposed to increase allowed residential density on various properties (pursuant to the Envision Carlsbad Preferred Plan, which was accepted by the City Council on Sept. 11, 2012). Since the Housing Element and General Plan update are intended to be approved by the City Council concurrently, the draft Housing Element is written as if the land use designation changes proposed by the General Plan update have been approved. However, during the public hearing process for the General Plan update, the City Council may decide to modify the proposed land use designation changes and the Housing Element will be revised accordingly. DEPARTMENT CONTACT: Jennifer Jesser 760-602-4637 iennifer.iesser(5)carlsbadca.gov FOR CITY CLERKS USE ONLY. COUNCIL ACTION: APPROVED K CONTINUED TO DATE SPECIFIC • DENIED CONTINUED TO DATE UNKNOWN • CONTINUED • RETURNED TO STAFF • WITHDRAWN • OTHER - SEE MINUTES • AMENDED • Page 2 Adequacy of Sites in Meeting the RHNA As described in Section 4.3 of the draft Housing Element (Exhibit 2), the proposed sites inventory for the draft Housing Element has the capacity to accommodate the city's RHNA. Growth Management The city's Growth Management Plan limits the number of dwelling units that can be built in each ofthe city's four geographic quadrants (northwest, northeast, southwest and southeast). The northwest, southwest and southeast quadrants have sufficient capacity to accommodate the number of units identified in the draft Housing Element while remaining below the Growth Management dwelling unit limits. The northeast quadrant has the least amount of residential capacity remaining; to ensure that the Growth Management dwelling unit limit for the northeast quadrant is not exceeded, potential residential density on one or more of the proposed housing sites in that quadrant may need to be reduced at the time of approval of the General Plan and Housing Element updates. Staff's future recommendation to the City Council for approval of a draft General Plan and Housing Element will ensure compliance with the city's Growth Management dwelling unit limits, as well as sufficient residential land to accommodate the city's RHNA. Next Steps • Provide notice of availability to stakeholders and other interested parties and post draft element on city's website (end of July 2013) Submit draft 2013-2021 Housing Element to HCD (end of July 2013) • HCD has 60 days to review and provide the city with comments • Public review (45-day) of Program Environmental Impact Report for General Plan and Housing Element update (anticipate September 2013) • Public hearing process o Housing Commission (anticipate September 2013) o Planning Commission (anticipate Fall 2013), includes General Plan update o City Council (anticipate December 2013), includes General Plan update • Submit City Council approved 2013-2021 Housing Element to HCD for certification. FISCAL IMPAa: Submittal of the draft Housing Element to HCD for initial review and comment, as well as the remaining processing of the Housing Element update, are within the Envision Carlsbad Phase 2 scope of work and is consistent with the $1,344 million contract for consulting services previously approved by the City Council. ENVIRONMENTAL IMPACT: The submittal of the draft Housing Element to HCD for initial review and comment does not constitute a project and is not subject to the California Environmental Quality Act (CEQA). CEQA analysis of the Housing Element update is being conducted as part of the Program Environmental Impact Report currently being prepared for the comprehensive General Plan update. EXHIBITS: 1. Resolution No. 2013-194 2. Draft 2013-2021 Housing Element 3. Strike-out/underline version of the current 2005-2010 Housing Element. EXHIBIT 1 1 17 18 RESOLUTION NO. 2013-194 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, SUPPORTING THE INITIATION OF THE PUBLIC REVIEW PROCESS FOR THE DRAFT 2013-2021 HOUSING ELEMENT 4 AND THE SUBMISSION OF SAID DRAFT ELEMENT TO THE STATE OF CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY 5 DEVELOPMENT FOR INITIAL REVIEW. 6 WHEREAS, the city has drafted an updated Housing Element for the 2013-2021 ^ housing planning period; and 8 WHEREAS, the city has determined it will seek certification of its updated 9 Housing Element from the State of California Department of Housing and Community 10 Development (HCD); and 11 WHEREAS, submittal to HCD marks the beginning of a review process at both the 12 state and city levels that will involve public review and hearings; and 13 WHEREAS, the draft Housing Element will be processed for review and approval 14 by the City Council concurrently with the city's comprehensive General Plan update. 13 NOW, THEREFORE, the City Council of the City of Carlsbad, California, does 1^ hereby resolve as follows: 1. That the above recitations are true and correct. 2. That the City Council of the City of Carlsbad supports initiation of the public review process for the draft 2013-2021 Housing Element and the submittal of said draft 2Q element to the State of California Department of Housing and Community Development. 21 /// 22 23 24 25 26 27 /// 28 /// /// /// /// 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 PASSED, APPROVED AND ADOPTED at a Regular Meeting ofthe City Council ofthe City of Carlsbad on the 23''' day of July, 2013, by the following vote to wit: AYES: NOES: Council Members Hall, Packard, Wood, Blackburn and Douglas. None. ABSENT: None. MATT HALL, Mayor ATTEST: BARBARA ENGLESON^JQlty Clerk EXHIBIT 2 ousing Element June 2013 .. •. ^•••'•S•^''V=.V•?V•.^r• Prepared by: DYETT & BHATIA Urban and Regional Planners Lo wUllll7lllo 4.1 Introduction 4.1-1 4.1.1 Purpose ofthe Housing Element 4.1-1 4.1.2 Element Organization 4.1-2 4.1.3 State Requirements 4.1-2 4.1.4 Public Participation 4.1-4 4.1.5 General Plan Consistency 4.1-8 4.2 Housing Needs Assessment 4.2-1 4.2.1 Population Characteristics 4.2-1 4.2.2 Employment Characteristics 4.2-3 4.2.3 Household Characteristics and Special Needs Groups 4.2-6 4.2.4 Housing Characteristics 4.2-15 4.2.5 Inventory of Affordable Housing and At-Risk Status 4.2-23 4.3 Resources Available 4.3-1 4.3.1 Residential Development Potential 4.3-1 4.3.2 Financial Resources 4.3-17 4.3.3 Administrative Capacity 4.3-19 4.3.4 Opportunities for Energy Conservation 4.3-21 4.4 Constraints and Mitigating Opportunities 4.4-1 4.4.1 Market Constraints 4.4-1 4.4.2 Government Constraints 4.4-5 4.4.3 Environmental Constraints 4.4-27 4.5 Review of Previous Housing Element 4.5-1 4.5.1 Housing Construction and Progress toward RHNA 4.5-1 4.5.2 Housing in the Coastal Zone 4.5-2 4.5.3 Housing Preservation 4.5-3 1 ENVISION CARLSBAD 4.6 Housing Plan 4.6-1 4.6.1 Goals, Policies, and Programs 4.6-2 4.6.2 Quantified Objectives by Income 4.6-19 Appendix A: 2005-2010 Accomplishments A-1 Appendix B: Sites Inventory Supporting Documentation B-1 TABLE OF CONTENTS Tables and Charts Table 4.1-1: Table 4.2-1: Table 4.2-2: Chart 4.2-1: Table 4.2-3: Table 4.2-4: Table 4.2-5: Table 4.2-6: Table 4.2-7: Chart 4.2-2: Table 4.2-8: Table 4.2-9: Table 4.2-10: Table 4.2-11 Chart 4.2-3: Table 4.2-13 Table 4.2-14 Chart 4.2-4: Chart 4.2-5: Table 4.2-15 Table 4.2-16 Table 4.2-17 Table 4.2-18 Table 4.2-19 Table 4.2-20 Table 4.3-1: Table 4.3-2 Table 4.3-3 Table 4.3-4 Table 4.3-5 Table 4.3-6 Table 4.3-7 2010-2020 RHNA 4.1-4 Population Growth 4.2-1 Age Characteristics and Percent Share of Total Population ... 4.2-2 Age Distribution 2000 to 2010 4.2-3 Race/Ethnicity 2000 and 2010 4.2-3 Employment Profile for Carlsbad Employed Residents 4.2-4 Average Annual Salary by Occupation 4.2-5 Employment Projections 4.2-5 Household Characteristics 4.2-6 Median Household Income 2006-2010 4.2-7 Households by Tenure and Household Type 2008 4.2-8 Special Needs Groups in Carlsbad 4.2-8 Individuals with Disabilities in Carlsbad 4.2-10 Homeless Population by Jurisdiction 2012 4.2-12 Housing Types 2010 4.2-16 Housing Unit Type 2000 and 2010 4.2-16 Housing Vacancy 2010 4.2-17 Year Structure Built 2010 4.2-18 Carlsbad Average Residential Sales Prices 2001-2010 4.2-19 Median Home Prices 2010-2011 4.2-19 Apartment Rental Rates July 2012 4.2-20 Affordable Housing Costs 2012 4.2-21 Overcrowding Conditions 2008 4.2-22 Housing Assistance Needs of Lower Income Households.... 4.2-23 Inventory of Assisted Rental Housing 4.2-24 Housing Production January 1, 2010 through December 31, 2012 4.3-3 Progress Toward Meeting the RHNA 4.3-4 Approved Multi-Family Projects on Small Sites 4.3-5 Recent Affordable Housing Projects 4.3-9 Land Use Designations and Affordability 4.3-10 Housing Sites Inventory Summary 4.3-15 Adequacy of Sites in Meeting RHNA, by Household Income 4.3-17 III ENVISION CARLSBAD Table 4.4-1: Table 4.4-2: Table 4.4-3: Table 4.4-4: Table 4.4-5: Table 4.4-6: Table 4.4-7: Table 4.4-8: Table 4.4-9: Table 4.5-1: Table 4.5-2- Table 4.6-1 Table A-1: Table B-1: Table B-2: Table B-3: Table B-4: Vacant Land Prices October 2012 4.4-2 Disposition of Home Purchase and Home Improvement Loan Applications in Census Tracts Partially or Wholly Within Carlsbad 2011 4.4-5 Land Use Designations and Implementing Zones 4.4-6 Analysis of Identified Sites Compared to Quadrant Dwelling Unit Limits 4.4-10 Housing Types by Zoning Category 4.4-12 Basic Residential Development Standards 4.4-19 Parking Requirements 4.4-20 Discretionary Reviews for Residential Projects 4.4-24 Development Impact and Permit Issuance Fee Schedule .... 4.4-26 Progress toward Meeting the RHNA 2003-2012 4.5-2 Coastal Zone Residential Development 4.5-2 Quantified Objectives 2010-2020 4.6-19 2005-2010 Housing Element Program Implementation Status A-2 Vacant Sites for Lower and Moderate Income Housing B-1 Underutilized Sites for Lower and Moderate Income Housing - Category 1 B-3 Underutilized Sites for Lower and Moderate Income Housing - Category 2 B-4 Vacant and Underutilized Sites for Above Moderate Income Households B-10 IV TABLE OF CONTENTS Figures Figure 4.3-1: Housing Element Sites Inventory 4.3-13 1\ ENVISION CARLSBAD This page intentionally left blank. 4.1 Introduction 4.1.1 Purpose of the Housing Element The Housing Element of the General Plan is designed to provide the city with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. A priority of both state and local governments, Government Code Section 65580 states the intent of creating housing elements: The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian family is a priority of the highest order. Per state law, the Housing Element has two main purposes: 1. To provide an assessment of both current and future housing needs and constraints in meeting these needs; and 2. To provide a strategy that establishes housing goals, policies, and programs. This Housing Element is an eight-year plan for the 2013-2021 period (April 30, 2013 - April 29, 2021), which differs from the city's other General Plan elements that cover a much longer period. The Housing Element serves as an integrated part of the General Plan, but is updated more frequently to ensure its relevancy and accuracy. The Housing Element identifies strategies and programs that focus on: 1. Conserving and improving existing affordable housing; 2. Maximizing housing opportunities throughout the community; 3. Assisting in the provision of affordable housing; 4. Removing govemmental and other constraints to housing investment; and 5. Promoting fair and equal housing opportunities. 13 4.1.2 Element Organization The Housing Element has the following major components: • An introduction to review the requirements of the Housing Element, public participation process, and data sources (Section 4.1); • A profile and analysis of the city's demographics, housing characteristics, and existing and future housing needs (Section 4.2); • A review of resources available to facilitate and encourage the production and maintenance of housing, including land available for new construction, financial and administrative resources available for housing, and opportunities for energy conservation (Section 4.3); • An analysis of constraints on housing production and maintenance, including market, govemmental, and environmental limitations to meeting the city's identified needs (Section 4.4); • An evaluation of accomplishments under the 2005-2010 Housing Element (Section 4.5); and • A statement of the Housing Plan to address the city's identified housing needs, including an assessment of past accomplishments, and a formulation of housing goals, policies, and programs (Section 4.6). A series of appendices provide additional documentation. Appendix A supports the assessment ofthe 2005-2010 Housing Element synthesized in Section 4.5. Appendix B describes the sites inventory introduced in Section 4.3. 4.1.3 State Requirements The Califomia Legislature has identified the attainment of a decent home and suitable living environment for every resident as the state's major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plan. Govemment Code Section 65302(c) sets forth the specific components to be contained in a community's housing element. Planning Period State law now requires housing elements to be updated every eight years to reflect a community's changing housing needs, unless otherwise extended by state legislation. The previous (2005-2010) housing element cycle for the San Diego region was extended by state legislation (SB 575) to align local housing elements with regional transportation planning. Therefore, the 2005-2010 Carlsbad Housing Element covered the period spanning July 1, 2005 through April 29, 2013. This Housing Element covers the planning period of April 30, 2013 through April 29, 2021. 4.1-2 4.1: INTRODUCTION While this Housing Element covers an eight-year planning period, Carlsbad must update this Housing Element after four years (pursuant to Government Code Section 65588(e)) and again at the end ofthe eight-year planning period. Changes in State Law since Previous Update In addition to the above-described provisions in SB 575, the following items represent substantive changes to state law since the city's last Housing Element or which have been newly addressed in this 2013-2020 Housing Element. • SB 375 requires alignment of regional transportation plarming and local land use and housing plans. This fifth housing element cycle is being conducted in conjunction with the development of the 2050 Regional Transportation Plan and its Sustainable Communities Strategy in accordance with SB 375. • AB 1233 requires local govemments to zone or rezone adequate sites, within the first year of the new planning period, to address any portion of the Regional Housing Needs Assessment (RHNA) for which the jurisdiction failed to identify or make available sites in the prior planning period. During the prior planning period, the city redesignated sufficient sites at appropriate densities to accommodate all of its RHNA. Section 4.5 and Appendix A describe how the city met its obligation. • AB 2511: The city shall not permit residential development at a density below the density assumed for that site in the housing element, unless: a) the city demonstrates that the remaining sites identified in the housing element can accommodate the city's remaining RHNA, or b) the city identifies an additional site(s) that can accommodate the remaining RHNA. This provision is addressed in Sections 4.4 and 4.6 (Program 2.1). • SB 812 requires that housing elements include an analysis of the special housing needs of disabled persons, including persons with developmental disabilities. This is addressed in the Special Needs Households section of Section 4.2 and in Program 3.11 of Section 4.6. Regional Housing Needs Assessment (RHNA) A critical measure of compliance with state housing element law is the ability of a jurisdiction to accommodate its share of the region's housing needs-the RHNA. For San Diego County, the state projected the region's growth for an 11-year period between January 1, 2010 and December 31, 2020, which coordinates with the Regional Transportation Plan. Therefore, while the Housing Element is an eight-year document, the city must accommodate the full 11 year RHNA. Table 4.1-1 presents Carlsbad's allocation of the region's housing needs by income group as determined by SANDAG. 4.1-3 ENVISION CARLSBAD Table 4.1-1: 2010-2020 RHNA Carlsbaci Region Income Group # % # % Very Low (<50% AMI) 912 18% 35,450 23% Low (50-80% AMI) 693 14% 27,700 17% Moderate (80-120% AMI) 1,062 21% 30,610 19% Above Moderate (>120% AMI) 2,332 47% 67,220 41% Total 4,999 100% 161,980 100% Source: SANDAG, RHNA PLAN: Fifth Housing Element Cycle Planning for Housing in the San Diego Region 2010 - 2020, Table 4. Pursuant to state law (AB 2634), the city must project the number of extremely low income housing needs, which is not a specified income group in the RHNA. This target may be based on Census income distribution or the city may assume 50 percent of the very low income units as extremely low income. Approximately 2,440 extremely low income and 3,275 very low income Carlsbad households were identified in the Comprehensive Housing Affordability Strategy (CHAS) data prepared by the Census Bureau for the U.S. Department of Housing and Urban Development. These household totals equate to 43 and 57 percent, respectively, of the total extremely low and very low income households. These percentages suggest that of Carlsbad's RHNA share of 912 very low income households, at least 389 units should be available for extremely low income and 523 units for very low income households. See Section 4.2 for a more detailed analysis. 4.1.4 Public Participation The Housing Element was prepared as part of Envision Carlsbad, which was the city's program to update its General Plan (including the Housing Element). The first phase of Envision Carlsbad included an extensive community participation campaign that laid the founda!tion for the update. Approximately 8,000 community members directly participated in activities such as workshops, a community survey, and other public meetings. A product of this broad-based outreach effort was the Carlsbad Community Vision, which articulated what the community values most for Carlsbad's future, including the following related to housing: In the future, Carlsbad will be a multi-generational community, with supportive services that accommodate the needs of the elderly as well as families with young children. Carlsbad will uphold universal design standards that foster accessibility, and will be a leader in innovative financing and design approaches to enhance availability of high-quality housing for all income levels. The housing supply will match the diverse population and workforce needs, essential to a sustainable economic future. As part of the stakeholder outreach specific to housing, from January through May 2009, the city conducted several small group meetings with for-profit and not-for-profit housing providers, as well as organizations working with homeless individuals and people with disabilities. The city also held a developer forum (June 2011) to understand potential constraints to the production of housing (market rate and affordable), and a housing stakeholder forum (March 2012) specifically 4.1-4 4.1: INTRODUCTION focused on affordable and multi-family housing and the Housing Element. The city encouraged participation by representatives of organizations serving low-income and special needs groups. Following is a complete summary of the public participation activities conducted in preparation for this Housing Element update. Visioning Workshops Four community workshops were held in March and April 2009 on different weekday evenings and in different locations around the city. Although workshops focused on an array of issues related to the community's aspirations for the future, housing was a key focus at each workshop. The events were designed to engage the attention, interest, and active involvement of a broad spectrum of Carlsbad community members, and provide opportunities for energetic group discussion of and effective input into the community's vision of Carlsbad's future. In all, over 265 community members attended the workshops. In regard to housing, participants at the workshops discussed the need for and the design of affordable housing so that it fits in with the context of the rest of the city. Some residents expressed desire for controlled and managed population growth and development. Some participants did not want the city to over build while others wanted no more development at all. Some envisioned higher density development downtown, or a hierarchy of densities, while others emphasized the need for lower density development. Finally, many participants emphasized the need to promote walkability through location of activities, design of neighborhoods, and pedestrian-friendly development. Community Vision Survey In 2009, the city initiated a survey to assess residents' perceptions regarding the quality of life in their neighborhood and the city. Surveys were mailed to every household in the city (a total of over 41,600 households) and nearly 7,200 completed responses were received—an impressive response rate of over 17 percent. Findings that contribute to understanding of housing preferences include: • Just over half of all residents (51 percent) believe that providing a range of housing options of different types and price levels within Carlsbad is a medium or high priority for the city. • In addition, over half of all residents (53 percent) believe that providing food and shelter for homeless families both in the city and the region is a medium or high priority. • Nearly two-thirds of all residents (64 percent) believe that developing more housing choices to give seniors additional options for living in Carlsbad as they get older is a medium or high priority for the city. Barrio Workshop On March 10, 2011, the city conducted a workshop to discuss issues specific to the Barrio community in Carlsbad. Approximately 85 community members participated in the workshop to discuss a range of topics, such as the culture and historic character of the neighborhood, 4.1-5 ENVISION CARLSBAD Streetscape and connectivity improvements, and potential land use opportunities. Participants debated the merits of increasing densities and allowing more multi-family housing in the neighborhood. While some participants did not want to see increased density or multi-family development, most were either supportive or at least willing to identify preferable locations for such housing. Many supported locating new multi-family housing along the periphery of the neighborhood, while protecting the small-scale single and two-family character of the Barrio core. General Plan Developer Forum On June 8, 2011, the city hosted a forum with developers active in Carlsbad to understand development/business community issues and perspectives relating to future development in Carlsbad; discuss major land use and development opportunities; and identify key factors necessary to achieve the Carlsbad Community Vision objectives. Approximately 18 participants attended. They discussed the kind of uses and development that is appropriate in the various opportunity areas; and the financial feasibility of development at densities/intensities for future development. Housing Element Stakeholder Workshop On March 28, 2012, the city held a workshop to invite representatives of organizations that assist special needs groups and low-income residents, and who develop and manage affordable housing, including shelters, senior, and family housing. The city invited the following representatives and groups: Farmers and landowners with active farming; Advocates and organizations representing farmworkers, homelessness, the poor, mental and physical health, and the elderly; Local developers of market rate housing (those based or active in Carlsbad); Affordable housing developers; and Representatives from govemment agencies (e.g. military, SANDAG, adjacent jurisdictions, school districts, infrastructure providers). Eleven participants ultimately took part in the workshop providing their feedback on future housing needs and constraints to housing production. Key issues and ideas that emerged from the workshop and which the Housing Element will address were as follows: • Current market and development trends favor multi-family residential rentals; • Affordable housing should be transit-accessible so that residents can access jobs and services; • Potential development barriers include lack of available land and high cost of land (especially for infill development). Still, Carlsbad was praised for having a clearly laid-out development review process; • Participants suggested allowing more flexibility in zoning, such as allowing parking unbundling and reductions in parking requirements in appropriate locations; and 4.1-6 L1: INTRODUCTION • Participants recommended that for homeless families, there needs to be a focus on more permanent solutions, such as affordable rental housing, rather than shelters. Decision-Maker Housing Element Workshops/Hearings On March 20, 2012, the City Council conducted a workshop on housing issues. At this workshop, the council received an issue paper on emerging land use and demographic trends affecting housing in Carlsbad, housing element law and the RHNA, and recent legislative changes and case law regarding affordable housing. The City Council discussed the local policy implications of these issues in the context of the updates to the General Plan and this Housing Element. • Housing Commission workshop/hearing on draft Housing Element (tbd) • Planning Commission hearing on draft Housing Element (tbd) • City Council hearing on draft Housing Element (tbd) General Plan Land Use Plan Alternatives and Preferred Plan Development Following visioning workshops and the survey described above, a range of meetings with decision-makers, the Envision Carlsbad Citizens Committee (EC3), and the community at-large helped to debate and shape the land use plan and location of appropriate housing sites for the Housing Element. • On May 11, 2011 and August 10, 2011, the EC3 helped to brainstorm and then refine various land use concepts for where housing should be located along with commercial developments and other uses. • In parallel, on July 13, 2011 and August 17, 2011, the Planning Commission held its own set of meetings to consider land use and housing options. These meetings included time for public comment. • Two community workshops were subsequently held on January 31, 2012 and February 2, 2012, and an online survey was administered during a two-month period to educate community members on plan options and seek their feedback about the appropriateness of housing sites and densities, in an effort to select a preferred altemative. • Based on feedback from these meetings and the online survey about altemative choices, a preferred altemative emerged which was further discussed and endorsed during EC3 meetings on March 28, 2012 and April 17, 2012. This "Preferred Plan" was discussed and refined by the Planning Commission over a series of four meetings (May 2, 2012, May 16, 2012, June 20, 2012, and July 18, 2012) and ultimately recommended to the City Council. • The City Council endorsed and provided further direction on this Preferred Plan during their September 11, 2012 meeting, setting the stage for preparation of the General Plan and establishing the Housing Element's sites inventory described herein. [ADD DECISION-MAKER AND OTHER MEETINGS AS PROCESS CONTINUES] 4.1-7 ENVISION CARLSBAD 4.1.5 General Plan Consistency To promote a uniform and compatible vision for the development of the community, California law requires the General Plan be intemally consistent in its goals and policies. The Housing Element is a component of the General Plan (updated in parallel with this Housing Element); as a result, the Housing Element is consistent with the vision of the General Plan and the policies and implementation measures of the other General Plan elements support the policies of the Housing Element. General Plan elements and policies that affect housing are summarized below: [TO BE COMPLETED FOLLOWING PREPARATION OF UPDATED GENERAL PLAN] 4.1-8 Housing Needs Assessment The City of Carlsbad is committed to the goal of providing adequate housing for its present and future residents. To implement this goal, the city must target its limited resources toward those households with the greatest need. This chapter discusses the characteristics of the city's present and future population in order to better define the nature and extent of housing needs in Carlsbad. 4.2.1 Population Characteristics Population Growth Since its incorporation in 1952, Carlsbad has grown steadily and substantially over the decades from a population of 9,253 in 1960 to 105,328 in 2010. The number of Carlsbad residents is expected to reach approximately 117,700 in 2020 (Table 4.2-1), an increase of 12 percent over the 2010 population. Between 2000 and 2010, Carlsbad's proportional change in population was over three times that for the region as a whole. San Marcos is the only neighboring jurisdiction to have a greater proportional increase than Carlsbad during this period. According to SANDAG, Carlsbad's projected growth in population from 2010 to 2020 will be modest, similar to neighboring jurisdictions and the region as a whole. Table 4.2-1: Population Growth Population Percent Change Jurisdiction 2000 2010 2020 (projected) 2000-2010 2010-2020 (projected) Carlsbad 78,247 105,328 117,700 35% 12% Encinitas 58,014 59,518 68,600 3% 15% Escondido 133,559 143,911 154,300 8% 7% Oceanside 161,029 167,086 195,500 4% 17% Poway 48,044 47,811 54,100 0% 13% San Marcos 54,977 83,781 90,800 52% 8% Vista 89,857 93,834 100,000 4% 7% Unincorporated County 442,919 486,604 545,300 10% 12% Region Total 2,813,833 3,095,313 3,535,000 10% 14% Source: U.S. Census, 2000 and 2010; and SANDAG Regional Growth Forecast (projections). ENVISION CARLSBAD Age Trends Housing needs are determined in part by the age of residents; each age group often has a distinct lifestyle, family characteristics, and income level, resuhing in different housing needs. A significant presence of children under 18 years of age can be an indicator of the need for larger housing units since this characteristic is often tied to families and larger households. The presence of a large number of seniors may indicate a need for smaller homes that are more affordable and require less maintenance to allow residents to age in place. As summarized in Table 4.2-2, the median age for Carlsbad residents was 40.4 in 2010—one of the highest of northern San Diego County cities and nearly six years higher than the median age for county residents as a whole. In 2010, Carlsbad residents under 18 years of age represented 24 percent of the city's population, while seniors (over 65) represented 14 percent—similar to the city's percent share in 2000. Table 4,2-2: Age Characteristics and Percent Share of Total Population Jurisdiction Under 18 Years Over 65 Years Median Age 2010 Jurisdiction 2000 2010 2000 2010 Median Age 2010 Jurisdiction # % # % # % # % Median Age 2010 Carlsbad 18,240 23% 25,384 24% 10,980 14% 14,798 14% 40.4 Encinitas 13,401 23% 12,261 21% 6,055 10% 7,643 13% 41.5 Escondido 39,667 30% 39,719 28% 14,720 11% 15,084 11% 32.5 Oceanside 44,444 28% 39,766 24% 21,859 14% 21,501 13% 35.2 Poway 14,750 31% 11,953 25% 4,138 9% 5,900 12% 41.3 San Marcos 15,998 29% 23,291 28% 6,525 12% 8,527 10% 32.9 Vista 26,688 30% 25,054 27% 9,006 10% 8,673 9% 31.1 San Diego Co. 723,155 26% 724,303 23% 313,750 11% 351,425. 11% 34.6 Source: U.S. Census, 2000 and 2010. Reflective of the city's relatively high median age, the proportion of residents aged 45 to 64 increased between 2000 and 2010, while the proportion of residents 25 to 44 years of age declined (Chart 4.2-1). This latter group tends to consist of young families with children. 4.2-2 4.2: HOUSING NEEDS ASSESSMENT Chart 4.2-1: Age Distribution 2000 to 2010 35% .2 30% 25% ^ 20% H 15% 10% 5% Zl Under 5 5 to 19 20 to 24 25 to 44 45 to 64 65 and over • 2000 6.4% 18.7% 4.3% 31.9% 24.6% 14.0% • 2010 6.0% 20.0% 4.5% 26.7% 28.8% 14.0% Source: U.S. Census, 2000 and 2010 Race and Ethnicity Carlsbad did not experience substantial race/ethnicity changes between 2000 and 2010. In 2010, 75 percent of Carlsbad residents were White, 13 percent Hispanic/Lafino, and 7 percent Asian. Black/African American and other races/ethnicities comprised just 1 and 3 percent of the population, respectively (Table 4.2-3). Table 4.2-3: Race/Ethnicity 2000 and 2010 2010 '. : : • •" - • • • Race/Ethnicity # % % White 63,013 81% 78,879 75% Hispanic/Latino 9,170 12% 13,988 13% Asian/Pacific Islander 3,403 4% 7,518 7% Black/African American 691 <1% 1,232 1% Other 1,769 2% 3,440 3% Note: Total percentage may not sum to 100% due to rounding. Source: U.S. Census, 2000 and 2010. 4.2.2 Employment Characteristics Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of the jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and large amounts of 4.2-3 ?3 ENVISION CARLSBAD seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts. Occupation and Wage Scale As of 2010, the two largest occupational categories for city residents were Managerial/Professional and Sales/Office occupations (Table 4.2-4). These categories accounted for more than 79 percent of occupations held by Carlsbad residents and approximately 66 percent of jobs held county wide by all San Diego County employed residents. Table 4.2-4: Employment Profile for Carlsbad Employed Residents Occupations of Employed Residents Carlsbad San Diego County Occupations of Employed Residents ••,#••••'•• % # % Managerial/Professional 24,884 52% 535,856 40% Sales/Office 12,895 27% 344,204 26% Service 5,697 12% 248,772 18% Production/Transportation/Material Moving 2,219 5% 108,154 8% Construction/Extraction/Maintenance 2,409 5% 111,091 8% Totar 48,104 100% 1,348,077 100% ^ Civilian population 16 years and over. Total percentage may not sum to 100% due to rounding. Source: American Community Sun/ey 2006-2010 Five-Year Estimates. Management occupations are the highest paid occupations in the San Diego region, while food preparation, service-related, and cleanup and maintenance are the lowest paid (Table 4.2-5). The high proportion of Managerial/Professional occupations accounts for Carlsbad's relatively high median household income. 4.2-4 4,2: HOUSING NEEDS ASSESSMENT Table 4.2-5 Average Annual Salary by Occupation Occupations Average Salary Management Legal Healthcare Practitioners and Technical Architecture and Engineering Computer and Mathematical Life, Physical and Social Science Business and Financial Operations Education, Training and Library Arts, Design, Entertainment, Sports and Media Construction and Extraction Community and Social Service $113,870 $107,196 $86,425 $81,433 $79,899 $72,840 $70,103 $60,482 $55,851 $50,274 $48,969 Median^ $48,448 Protective Service Installation, Maintenance and Repair Sales Office and Administrative Support Production Transportation and Material Moving Healthcare Support Farming, Fishing and Forestry Building Grounds Cleanup and Maintenance Personal Care and Service Food Preparation and Serving Related $47,927 $45,364 $37,650 $36,264 $33,600 $31,976 $30,481 $27,777 $26,359 $26,030 $22,211 ^ Median of salaries reported by EDO. Source: State Employment Development Department (EDD), 2010. Employment Trends SANDAG has projected that Carlsbad's employment base will grow by over 8,300 jobs between 2008 and 2020. Table 4.2-6 provides SANDAG's employment projections for Carlsbad and the San Diego region (county-level). These data show that Carlsbad's share of regional employment growth would be 5 percent; in 2008, Carlsbad had an estimated 62,000 jobs, or over 4 percent of the county total. Table 4.2-6: Employment Projections Change (2008-2020) Jurisdiction 2008 2020 . # .• % San Diego Region 1,411,800 1,515,300 103.500 7% City OfCarlsbad 62.000 70,300 8,300 13% Source: SANDAG 2050 Regional Growth Forecast 4.2-5 / ENVISION CARLSBAD 4.2.3 Household Characteristics and Special Needs Groups Household Type The U.S. Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood, and unrelated individuals living together. Information on household characteristics is important to understanding the growth and changing needs of a community. A family-oriented community may need large housing units, while a community with many single or elderly households may need smaller units with fewer bedrooms. As shown in Table 4.2-7, roughly 29 percent of the city's households in 2010 were married families without children, 25 percent were married families with children, 13 percent were other families, and 32 percent were non-family households. Among the non-family households, almost half were single-households and almost one-third were elderly living alone. In fact, senior households saw the highest growth rate among households: growing by 46 percent between 2000 and 2010. The city had a relatively low average household size of 2.53 in 2010, increased slightly from 2.46 in 2000. Countywide, the average household size was slightly larger, at 2.75 in 2010. Table 4.2-7: Household Characteristics Household Type 2000 2010 % Change (2000-2010) Household Type # % # % % Change (2000-2010) Households 31,410 100% 41,345 100% 32% Family Households 21,067 67% 27.968 68% 33% Married With Children 7,596 24% 10.538 25% 39% Married No Children 9,374 30% 12.119 29% 29% Other Families 4,097 13% 5.311 13% 30% Non-Family Households 10,343 33% 13,377 32% 29% Singles 5.134 16% 6,090 15% 19% Singles 65+ 2.596 8% 3,800 9% 46% Other 2,613 8% 3.487 8% 33% Average Household Size 2.46 2.53 3% Source: U.S. Census, 2000 and 2010. Household Income Income is the most important factor affecting housing opportunities, determining the ability of households to balance housing costs with other basic necessities. The 2006-2010 American Community Survey (ACS) Five-Year Estimates reported that the median household income in Carlsbad was $84,728. Compared to neighboring jurisdictions, this median income was lower than that for Solana Beach, Encinitas and Poway and higher than that for Oceanside, San Marcos, Vista, and San Diego County as a whole (Chart 4.2-2). 4.2-6 4.2: HOUSING NEEDS ASSESSMENT Chart 4.2-2: Median Household Income 2006-2010 > Carisbad \ Endnitas s Oceanade I "Med an Household Incomel 584,728 i $86,845 > $63,577 Source: ACS 2006-2010 Five-Year Estimates. Poway $97,285 San Marcos Solana tJeach $58,897 $86,908 Vista S52,602 San Diego County^ $63,069 For purposes of the Housing Element and other state housing programs, the California Department of Housing and Community Development (HCD) has established five income categories based on Area Median Income (AMI) of a Metropolitan Statistical Area (MSA). The AMI, which is different than the estimated median household incomes shown in Chart 4.2-2, is applicable to all jurisdictions in San Diego County and changes with the cost of living. The AMI for San Diego County is $75,900 (2012), and the five income categories based on the AMI are: • Extremely Low Income (0-30 percent AMI) • Very Low Income (31 -50 percent AMI) • Low Income (51-80 percent AMI) • Moderate Income (81-120 percent AMI) • Above Moderate Income (> 120% percent AMI) According to the Comprehensive Housing Affordability Strategy (CHAS) data prepared by the Census Bureau for the U.S. Department of Housing and Urban Development (HUD), in 2008, 6 percent of Carlsbad households earned extremely low incomes, 8 percent of households earned very low incomes, and 13 percent eamed low incomes (Table 4.2-8). Lower income households were fairly evenly split between owner- and renter-households, with slightly more renters. However, the majority of above moderate income households were owner-households. The Housing Element must project housing needs for extremely low income households as a portion of the very low income household RHNA target. For Carlsbad, approximately 2,440 (43 percent) extremely low income households and 3,275 (57 percent) very low income households were identified in the CHAS. This suggests that of Carlsbad's RHNA share of 912 very low income households, at least 389 units (43 percent) should be available for extremely low income and up to 523 units (57 percent) for very low income households. 4.2-7 ENVISION CARLSBAD Table 4.2-8: Households by Tenure and Household Type 2008 Owner Renter Total % of Total Extremely Low Income 955 1,485 2.440 6% Very Low Income 1,375 1,900 3.275 8% Low Income 2,785 2.125 4.910 13% Moderate Income 1.585 1,580 3,165 8% Above Moderate Income 19,520 5.340 24,860 64% Total 26,220 12,430 38,650 100% Source.- Comprehensive Housing Affordability Strategy (CHAS), HUD, January 2008. Special Needs Households Certain groups have greater difficulty finding decent, affordable housing due to special circumstances. Special circumstances may be related to one's income, family characteristics, and disability status among others. In Carlsbad, persons and families with special needs include seniors, persons with disabilities, large households, single-parent families, homeless, farmworkers, students, and military personnel. Table 4.2-9 summarizes the presence of special needs groups in the city and the following discussion summarizes their housing needs. Table 4.2-9: Special Needs Groups in Carlsbad t of Total Special Needs Groups Number Population Seniors 14,798 14% Disabled Persons 6,507 6% Large Households 2,375 6% Single Parent Households 5,311 13% Homeless Persons 110 <1% Agriculture. Forestry, Fishing and Hunting and Mining Workers^ 236 <1% Students^ 6,536 25% Military^ 1.146 2% 1. Percent of employed workforce 16 years and older in 2010 2. Percent of population three years and older enrolled in college or graduate school from 2006-2010. Soarce.- U.S. Census, 2010; Regional Task Force on the Homeless, 2012; 2006-2010 American Community Survey 5-year Estimates. Senior Households Senior households have special housing needs due to three concerns - income, health care costs, and disabilities. According to the Census and the CHAS study, 14,798 seniors (aged 65 and up) resided in the city in 2010 and 5,270 households were headed by seniors. Among the senior- headed households, 87 percent were owners and 13 percent were renters. The 2006-2010 ACS reported that seniors 65 and over earned a median income of $53,525 (nearly two-thirds ofthe citywide median income). In addition, approximately 20 percent of the senior population also experiences one or more disabilities, which affects housing needs and potenfial costs. 4.2-8 4.2: HOUSING NEEDS ASSESSMENT Carlsbad is a popular retirement community, which includes facilities that provide assisted living, nursing and special care, and general services to seniors. As of November 2012, Carlsbad had 2,251 beds within 30 licensed senior residenfial care facilifies, according to the California Department of Social Services, Community Care Licensing Division. Almost 95 percent of these beds were provided in 11 complexes having more than six beds, including three continuing care refirement communities (CCRC). The largest of these communities is La Costa Glen (1,328 beds), which opened in 2003 and completed construcfion of its final phase in 2008. AcfivCare at Bressi Ranch, an 80-bed facility specializing in Alzheimer's and demenfia care, opened in late 2011. A planned fourth CCRC - Dos Colinas - was approved by the City Council in January 2012. When constructed, Dos Colinas will provide living and support services to more than 300 seniors. In 1999, the city purchased Tyler Court, a 75-unit apartment complex that provides affordable housing for very low and extremely low-income seniors. In 2011, the city provided funding for the Tavarua Senior Apartments, a 50-unit project that provides housing to low and very low- income seniors. Construcfion was completed in spring 2013. Persons with Disabilities Disabled persons have special housing needs because of their often fixed and limited income, lack of accessible and affordable housing, and the medical costs associated with their disabilities. The Census defines a "disability" as "a long-lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condifion can also impede a person from being able to go outside the home alone or to work at a job or business." According to the 2008-2010 ACS, 6,507 persons with one or more disability resided in Carlsbad in 2010, representing more than 6 percent of the city's residents over five years of age. Ofthe population with disabilities, 2,873 (44%) were seniors. Individuals with cognitive, ambulatory, or independent living difficulties represented the most common disabilities, as reported in Table 4.2- 10. For those of working age, disabilities can also restrict the type of work performed and income earned. In fact, according to the 2008-2010 ACS, 55 percent of individuals over 16 with a reported disability were not in the labor force; 37 percent were employed; and 8 percent were unemployed (i.e., looking for work). 4.2-9 ENVISION CARLSBAD Table 4.2-10: Individuals with Disabilities in Carlsbad Youth Adults Seniors (Age 5 -17) (Age 18-64) (Age 65+) Total Individuals Reporting One or More Disabilities 269 3,365 2,873 6.507 With hearing difficulty 142 620 1,404 2.166 With vision difficulty 52 402 609 1,063 With cognitive difficulty 144 1,390 943 2.477 With ambulatory difficulty 142 1,220 1.512 2,874 With self-care difficulty 142 573 473 1,188 With independent living difficulty N/A 1,286 1.388 2,674 Note: Columns do not sum to total individuals row because individuals may report more than one disability. Source.-ACS, 2008-2010. Persons with Developmental Disabilities Chapter 507, Statutes of 2010 (SB 812) amended state housing element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities. A developmental disability is defined as a disability that originates before an individual becomes 18 years old, confinues, or can be expected to continue, indefinitely, and constitutes a substanfial disability. This definition includes,mental retardation, cerebral palsy, epilepsy, and autism. The California Department of Developmental Services contracts with nonprofit regional centers to provide or coordinate services and support for individuals with developmental disabilifies. In the San Diego region, the San Diego Regional Center provides a variety of services to persons with developmental disabilities and advocates for opportunities to maximize potential and to experience full inclusion in all areas of community life. As of October 2012, the San Diego Regional Center served approximately 18,400 clients with developmental disabilifies who live in San Diego. This includes 147 clients who live in Carlsbad; just over half of these individuals are children under the age of 18 who live with their parents. The remaining 69 clients are adults over the age of 18; just over half (55 percent) of these individuals live with their parents, while 24 live in their own apartments with "come-in support" and assistance and seven live in licensed group homes. Additional persons with developmental disabilities may reside in Carlsbad, but are not seeking assistance from the San Diego Regional Center. While some developmentally disabled individuals can live and work independently within a conventional housing environment, more severely disabled individuals will require a group living environment with supervision. In general, the San Diego Regional Center (and its clients) prefer to house persons with developmental disabilities with family members. When that is not feasible, come-in support and licensed group apartments housing four to six persons (with individual bedrooms, but shared bathrooms and kitchen facilities) are preferred. This type of housing may be 4.2-10 4.2: HOUSING NEEDS ASSESSMENT designed to look like a big house and is compatible with and appropriate for existing residential neighborhoods with good access to transit and services. In 2008, the city provided Community Development Block Grant funds to TERI, Inc. for property acquisition for a residential care home for developmentally disabled adults. TERI operates two such homes in Carlsbad. Incorporating 'barrier-free' design in all new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. In 2011, the city adopted a reasonable accommodation ordinance to provide flexibility in development standards for housing for persons with disabilities. The most severely affected individuals may require an institufional environment where medical attention and physical therapy are provided. Because developmental disabilifies exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. Large Households Large households are defined as households with five or more persons in the unit. Lower income large households are a special needs group because of their need for larger units, which are often in limited supply and therefore command higher rents. In order to save for the necessities of food, clothing, and medical care, it is common for lower income large households to reside in smaller units, frequently resulting in overcrowding. According to the 2006-2008 CHAS, 620 households were considered large households with lower income levels. This represents less than 2 percent of the city's total households—a small, but important special needs group to assist. Of these large households, 23 percent were owners and 77 percent were renters. According to the 2006-2010 ACS, the city's housing stock included 25,549 units with three or more bedrooms. Among these large units, 21,750 were owner- occupied and 3,799 were renter-occupied, suggesting that rental units may be competifive to attain. Single-Parent Households Carlsbad was home to 3,207 single-parent households with children under age 18 in 2010. Of these, 2,335 (73 percent) were female-headed families with children. Single-parent households, in parficular female-headed families, often require special assistance such as accessible day care, health care, and other supporfive services because they often have lower incomes. In fact, according to the 2010 ACS Five-Year Esfimates, 24 percent of all single-parent female-headed households with children lived in poverty during the previous year. This suggests a need for affordable units with adequate bedroom counts and potenfially some on-site or nearby day care and other services. Homeless HUD defines a person as homeless if he/she is not imprisoned and: 4.2-11 ENVISION CARLSBAD 1. Lacks a fixed, regular, and adequate nighttime residence; 2. The primary nighttime residence is a publicly or privately operated shelter designed for temporary living arrangements; 3. The primary residence is an institution that provides a temporary residence for individuals that should otherwise be institufionalized; or 4. The primary residence is a public or private place not designed for or ordinarily used as a regular sleeping accommodation. Assessing a region's homeless population is difficult because of the transient nature of the population. San Diego County's leading authority on the region's homeless population is the Regional Task Force on the Homeless (RTFH). Based on information provided by individual jurisdictions, the majority of the region's homeless is concentrated in the urban areas, but a sizeable number of homeless persons make their temporary residence in rural areas (Table 4.2- 11). Rural homeless tend to be individuals and migrant farmworkers/day laborers. The RTFH esfimated 110 homeless persons in Carlsbad in 2012, including 62 unsheltered individuals (56 percent). In the North San Diego County area, the majority of homeless persons congregate in the cities of Oceanside, Vista, and Escondido. This is reflected in the number of shelters and service agencies in those communities (Table 4.2-12). In addifion, several transitional housing facilities and service agencies are located in Carlsbad. With La Posada de Guadalupe anticipated to provide between 100 and 120 beds by the middle of 2013, the unsheltered need should be sufficiently accommodated in the city. Table 4.2-11: Homeless Population by Jurisdiction 2012 Sheltered Unsheltered Emergency Shelters Transitional Housing Safe Havens Total % Unsheltered Carlsbad 62 48 0 0 110 56% Encinitas 89 33 0 13 135 66% Escondido 127 78 10 215 430 30% Oceanside 219 72 0 195 486 45% San Diego City 3,623 653 42 2,061 6,379 57% San Marcos 37 0 0 0 37 100% Solana Beach 15 0 0 0 15 100% Vista 88 61 0 334 483 18% San Diego County Unincorporated 181 0 0 0 181 100% Source: San Diego Regional Task Force on the Homeless, We All Count Point-In-Time Count, 2012. 4.2-12 4.2: HOUSING NEEDS ASSESSMENT Table 4.2-12: Homeless Shelters and Services, North San Diego County Name Agency Target Population Special Needs Location # Bsds^ Emergency Shelters House of Martha and Brother Benno's Women, women Homeless Oceanside 6 Mary Foundation with children Libre! Community Resource Center Women, women with children Domestic violence Encinitas 11 Women's Resource Women's Resource Women, women Domestic Oceanside 26 Center Center with children violence Transitional Shelters Brother Benno's Brother Benno's Adult men Homeless Oceanside n.a. Recovery Foundation House of Dorothy Brother Benno's Women Substance Oceanside 6 House of Dorothy Foundation abuse Casa Raphael Alpha Project for the Homeless Adult men Homeless Vista n.a. Centro Community Housing of N.C. Families Homeless Vista n.a. Family Recovery Center E.Y.E. Women with children Substance abuse Oceanside 90 House of James and Brother Benno's Adult men Homeless Oceanside n.a. John Foundation Solutions Intake and North County Family homeless Homeless Vista 32' Access Center Solutions for Change La Posada de Catholic Charities Adult men Homeless Carlsbad 50/120^ Guadalupe Oz North Coast Y.M.C.A. Homeless youth Homeless Oceanside n.a. Transition House Women's Resource Center Families Homeless Oceanside 17 Transitional House Community Families Homeless Encinitas 12 Program Resource Center Day Shelters Brother Benno's Brother Benno's General Homeless Oceanside Center Foundation N.C. Regional Recovery Center M.l.T.E. General SMI and substance abuse Oceanside N.C. Safe Havens Project Episcopal Comm. Services Adults SMI and substance abuse Oceanside Options - Day E.Y.E. Families Substance Oceanside ~ Treatment abuse Social Services Case Management Agency North Coastal Service Center General Homeless Oceanside 4.2-13 33 ENVISION CARLSBAD Table 4.2-12: Homeless Shelters and Services, North San Diego County Name Agency Target Population Special Needs Location # Beds^ Infoline United Way General Homeless North County ~ Lifeline Lifeline Community Services General Homeless Vista ~ Oceanside Family Services Salvation Army General Homeless Oceanside ~ Social Services Community Resources Center General Homeless Carlsbad/ Encinitas Total Beds 300-320 n.a. = Not Available ^ Based upon the number of shelter beds available each night ^ This facility is operated as part of North County Solutions for Change (NCSFC) 1000-day Solutions University program. Families entering the program are transitioned to campus-style apartment housing (32 units) for up to 500 days, where services, counseling and training are providing. Once families successfully complete this portion ofthe program, they become eligible to move to off-campus affordable housing during the second half of the program. Currently, NCSFC owns and manages approximately 40 units throughout North County, and has recently acquired another 48 units to expand their program. ^ In 2011, Catholic Charities received funding and permission from the city to rebuild and expand the existing facility to provide up to 120 beds for farmworkers and general homeless men. Construction is underway and is expected to be completed by July 2013. Source: San Diego Regional Task Force on the Homeless, 2004; and city of Carlsbad, 2004. Farmworkers Analysis conducted in 2008 during the Envision Carlsbad process identified 935 acres of agricultural land in Carlsbad (including active or fallow). According to California Regional Economies Employment data for 2010, 9,629 persons were employed in agriculture (including forestry, fishing, and hunting) in San Diego County, earning average annual wages of $28,799, substantially lower than the median income of the county ($75,900) (this data compares individual income versus household income and does not necessarily constitute the agricultural worker's enfire income). According to the Census, only 236 persons who lived in Carlsbad were employed in the farming, forestry, and fishing occupations in 2010. However, the Census likely underestimated the true number of farmworkers in Carlsbad due to the seasonal nature of the employment, the use of migrant laborers, and the significant level of under-reporting among undocumented persons. In 2010, 89 of the city's homeless persons were farmworkers or day laborers, further underscoring the needs of this group of residents/workers. In 2008, the City Council approved $2 million in funding to rebuild and expand the city's existing homeless/farmworker shelter, La Posada de Guadalupe. Reconstruction of the shelter is now underway. When completed in July 2013, the expansion will provide 50 to 72 beds specifically for farmworkers in addition to the 50 beds the shelter now provides for other homeless persons (which may include farmworkers). More information about this project and the funding may be found in Section 4.3.2, Financial Resources. 4.2-14 4.2: HOUSING NEEDS ASSESSMENT Students Typically, students have low incomes and therefore can be impacted by a lack of affordable housing, which can often lead to overcrowding within this special needs group. Carlsbad is located in proximity to Califomia State University at San Marcos, Mira Costa Community College, and Palomar Community College. In addifion, the University of California at San Diego is located approximately 20 miles to the south, and the private University of San Diego, as well as the region's largest university, San Diego State University, are located within a 30-minute drive from Carlsbad. In 2010, approximately 24 percent of Carlsbad residents were enrolled in a college or graduate school. Military The U.S. Marine Corps Camp Pendleton is located within five miles north of Carlsbad, adjacent to the city of Oceanside. As a result, there is demand for housing for military personnel within Carlsbad. This demand has two components: active military personnel seeking housing near the base, and retired military remaining near the base after serving. Most enlisted military individuals earn incomes at the lower range of the military pay scale and need affordable housing options. As of July 2010 Camp Pendleton had approximately 7,300 housing units on base. However, the waifing list for on-base housing can take up to 18 months, depending on rank, the number of bedrooms requested and various other factors. In 2010, the Census reported that 1,146 active duty military personnel lived in Carlsbad. Although proximity to the base makes Carlsbad a desirable place to reside for all military ranks, high housing costs may explain the relatively low number of military personnel residing in the city. 4.2.4 Housing Characteristics Housing Type According to SANDAG and the Census, Carlsbad had 44,422 housing units as of 2010. Among these units, as indicated in Chart 4.2-3, two-thirds (67 percent) were single-family, including 52 percent consisting of single-family detached units and 15 percent single-family attached units; multi-family dwelling units comprised 30 percent of the city's housing stock in 2010 and the remaining 3 percent were mobile homes. Between 2000 and 2010, the housing stock in Carlsbad increased 31 percent. Much of that increase was due to the significant increase in mulfi-family units. Since 2000, the proportion of single-family dwelling units (detached and attached) and mobile homes in the city decreased but the proportion of multi-family units increased (Table 4.2-13), suggesfing a trend toward more compact development and opportunifies for more affordable housing. 4.2-15 r-j if"- ENVISION CARLSBAD Mobile Home and Other 3% •m Single Family Detached 52% Single Family- Multiple-Unit 15% ^y^ulti-Fam^!y 30% Source.- SANDAG, 2010. Housing Unit Type 2000 2010 Housing Unit Type # % Share # % Share Single Family Detached 17,824 53% 22,847 52% Single Family Attached 5,728 17% 6,765 15% Multifamily 8,937 26% 13,511 30% Mobile Homes/Other 1,309 4% 1,299 3% Totai 33,798 100% 44,422 100% Source.- SANDAG, U.S. Census, 2000 and 2010. Housing Tenure From 2000 to 2010, the tenure distribufion (owner versus renter) in Carlsbad shifted slighfiy toward renters, while owner-occupied units sfill represent the majority. Rental units are a good option for lower income households in the short-term since they do not necessitate large down payments (though they may require security deposits). By definifion, a household is an occupied housing unit. According to the 2000 Census, among the occupied housing units in Carlsbad, 67 percent were owner-occupied and 33 percent were renter-occupied. In 2010, the proportion of renter- households increased to 35 percent, while the proportion of homeowners decreased to 65 percent, which was higher than the average homeownership rate of San Diego County in 2010, where only 54 percent ofthe households were owner-occupied. 4.2-16 4,2: HOUSING NEEDS ASSESSMENT Housing Vacancy A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting the current demand for housing in a community. Vacancy rates of 5 to 6 percent for rental housing and 1.5 to 2 percent for ownership housing are generally considered a balance between the demand and supply for housing. A higher vacancy rate may indicate an excess supply of units and therefore price depreciation, while a low vacancy rate may indicate a shortage of units and resulfing escalation of housing prices. While the overall vacancy rates in the city were 7.4 percent in 2010, the true vacancy rates were substantially lower (Table 4.2-14). Due to its desirable location and the various amenities offered in the city, a portion of the housing stock in the city has always been used as second and vacation homes. These units were not available for sale or for rent. Of those units available, the for-sale vacancy rate was 0.8 percent in 2010, and rental vacancy rate was 1.6 percent. These low vacancy rates suggest that the for-sale and rental markets are competitive and that sale prices and market- rate rents may increase. Table 4.2-14: Housing Vacancy 2010 1 Type # % For Rent 712 1.6% For Sale 372 0.8% Seasonal/Recreational Use 1,758 3.9% Other Vacant^ 486 1.1% Overall Vacancy 3,328 7.4% ^ Includes units that are rented or sold, but not occupied (i.e.. abandoned or othenA/ise vacant) Source.- ACS 2006-2010 and U.S. Census, 2010. Housing Age and Condition Housing age and condition affect the quality of life in Carlsbad. Like any other tangible asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, thereby depressing neighboring property values, and eventually affecting the quality of life in a neighborhood. Carlsbad's housing stock is much newer on average compared to San Diego County's housing stock (Chart 4.2-4), suggesting households may need to spend less on repairs and upgrades. Although the city incorporated more than 50 years ago, the majority of the housing in Carlsbad is fairly new, with a relatively small portion of the housing stock over 30 years old (approximately 35 percent). The majority (65 percent) of the city's housing stock was constructed after 1980, including 21 percent that was constructed after 2000. 4.2-17 ENVISION CARLSBAD Chart 4.2-4: Year Structure Built 2010 30.0% 25.0% 20.0% 15.0% 10.0% 5.(M 1 tU 1 •• 1 1 r 0.0% —_ -———— 2005 2000 1990 1980 1970 1960 1950 1940 1939 or to to to to to to to or later 2004 1999 1989 1979 1959 1959 1949 earlier • Carlsbad 6.7% 14.6% 18.7% 76.1% 75.0% 5.4% 3.2% 0.6% 0.6% • San Diego County 3.2% 8.2% 11.6% 19.2% 24.7% 13.0% 11.7% 4.1% 4.4% Source.- U.S. Census, 2000; and ACS 2006-2010. Most homes require greater maintenance as they approach 30 years of age. Common repairs needed include a new roof, wall plaster, and stucco. Using the 30-year measure, as many as 15,000 housing units could be in need of repair or rehabilitation if they have not been well maintained. Housing units aged more than 30 years are primarily concentrated in Carlsbad's Village area. Homes older than 50 years require more substantial repairs, such as new siding, or plumbing, in order to maintain the quality of the structure. Approximately 2,000 units are older than 50 years. The Census Bureau also provides estimates of substandard housing conditions. While this is not a severe problem in Carlsbad, in 2010, this included 13 units with incomplete plumbing and 41 units without a complete kitchen. According to the city's Building Department, an esfimated 10 housing units in the city are in dilapidated conditions and in need of replacement. Housing Costs and Affordability If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of housing cost burden (overpayment) and overcrowding. This section summarizes the cost and affordability of the housing stock to Carlsbad residents. Homeownership Market Like most communities across the state and country, housing prices increased in the early 2000s in Carlsbad and then decreased in recent years with the housing market and economic downturn. From 2001 through Aug. 30, 2010, average home sales prices in Carlsbad increased overall by 42 percent (Chart 4.2-5). Average sales prices peaked in 2006 at $776,710 before retuming to 2003/2004 average sales prices by 2010. 4.2-18 4.2: HOUSING NEEDS ASSESSMENT Chart 4.2-5: Carlsbad Average Residential Sales Prices 2001-2010 {Nominal $) $900,000 $800,000 $700,000 $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 1. 2010 data is based on residential sales as of Aug. 30, 2010. 2. Residential sales include single family home and condominium sales. Source: First American CoreLogic Metroscan Database. The downward trend in home prices continued between 2010 and 2011, not only for Carlsbad, but other North County cities as well (Table 4.2-15). Median home prices in Carlsbad declined 5 percent between 2010 and 2011. Solana Beach experienced the largest year over year decline in value. Table 4.2-15: Median Home Prices 2010-2011 2010 2011 % Change 2010-2011 Carlsbad $580,000 $552,500 -5% Encinitas $630,000 $606,500 -4% Escondido $288,000 $275,000 -5% Oceanside $297,000 $283,000 -5% Poway $451,250 $427,000 -5% San Marcos $347,000 $342,500 -1% Solana Beach $1,050,000 $831,000 -21% Vista $295,000 $280,000 -5% San Diego County $331,500 $320,000 -3% Source: Data Quick, 2011. Rental Market Internet resources were consulted to understand the rental housing market in Carlsbad (Table 4.2- 16). Websites were searched in July 2012 and rental price information was collected for 10 apartment complexes within the city. Rents for studio apartments ranged from $1,030 to $1,999 per month, while one-bedroom units rented for $1,030 to $3,075. Larger units were slightly more expensive; two-bedroom units were offered at rents ranging from $1,030 to $3,600, while three- 4.2-19 ENVISION CARLSBAD bedroom units ranged from $1,700 to $2,940 per month. It should be noted that these rental rates were derived from units in large apartment complexes that are often managed by management companies. As such, these units generally command higher rents than units in older and smaller complexes. Table 4.2-16: Apartment Rental Rates July 2012 Apartment Type Rental Price Range Studio $1,030-1,999 1-bedroom $1,030-3,075 2-bedroom $1,030-3,600 3-bedroom $1,210-2,940 Source: Apartments.com, Realtor com, and rentnet.com, July 2012. Housing Affordability by Household Income Housing affordability can be inferred by comparing the cost of renting or owning a home in the city with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment. HUD conducts annual household income surveys nationwide to determine a household's eligibility for federal housing assistance. Based on this survey, HCD developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents of San Diego County are shown in Table 4.2-17. The market-affordability of the city's housing stock for each income group is discussed below. Extremely Low Income Households Extremely low income households are classified as those earning 30 percent or less of the AMI. This group usually includes seniors, homeless, persons with disabilities, farmworkers, and those in the workforce making minimum wages. Based on the rental data presented in Table 4.2-16 and maximum affordable rental payment in Table 4.2-17, extremely low income households of all sizes would be unlikely to secure adequately sized and affordable rental or ownership market-rate housing in Carlsbad. Very Low Income Households Very low income households are classified as those earning between 31 and 50 percent of the AMI. Based on the rental data presented in Table 4.2-16 and maximum affordable rental payment in Table 4.2-17, very low income households of all sizes would be unlikely to secure adequately sized and affordable rental market rate housing in Carlsbad. Similarly, real estate data also indicated that very low income households in Carlsbad could not afford the price of any adequately sized market-rate home in the city. 4.2-20 4.2: HOUSING NEEDS ASSESSMENT Table 4.2-17: Affordable Housing Costs 2012 income Levels Housing Costs Maximum Affordable Price Income Group and Household Size Maximum Annual Income Affordable Payment Utilities Taxes and Insurance Sale Rent Extremely Low One-Person $16,900 $423 $50 $100 $63,450 $373 Two-Person $19,300 $483 $75 $125 $65,750 $408 Four-Person $21,700 $543 $100 $150 $68,100 $443 Five-Person $24,100 $603 $100 $150 $82,050 $503 Very Low One-Person $28,150 $704 $50 $125 $123,100 $654 Two-Person $32,150 $804 $100 $150 $128,900 $704 Four-Person $36,150 $904 $150 $175 $134,750 $754 Five-Person $40,150 $1,004 $150 $175 $158,000 $854 Low One-Person $45,000 $1,125 $75 $175 $203,700 $1,050 Two-Person $51,400 $1,285 $125 $200 $223,500 $1,160 Four-Person $57,850 $1,446 $200 $225 $237,800 $1,246 Five-Person $64,250 $1,606 $200 $225 $275,050 $1,406 Moderate One-Person $63,800 $1,595 $100 $225 $295,700 $1,495 Two-Person $72,900 $1,823 $175 $275 $319,550 $1,648 Four-Person $82,000 $2,050 $250 $325 $343,450 $1,800 Five-Person $91,100 $2,278 $250 $325 $396,400 $2,028 1. 2012 Area Median Income (AMI) = $75,900 2. Utility costs for renters assumed at $50-$250 per month 3. Monthly affordable rent based on payments of no more than 30% of household income 4. Property taxes and insurance based on averages for the region 5. Calculation of affordable home sales prices based on a down payment of 20%, annual interest rate of 5%, 30-year mortgage, and monthly payment of 30% gross household income Source: U.S. Department of Housing and Urban Development, FY 2012. Low Income Households Low income households earn 51 to 80 percent of the AMI. Based on the sales data provided by DataQuick, low income households would have a similar problem as very low income households in purchasing adequately sized and affordable housing, either single-family homes or condominiums. Low income households have a better chance of securing rental market rate housing in Carlsbad than very low income households. However, only the low end of the advertised rental rate ranges for three-bedroom apartments would be affordable for low income households, indicating that 4.2-21 ENVISION CARLSBAD securing adequately sized and affordable market-rate rental housing may be very difficult for larger low income households in Carlsbad. Moderate Income Households Moderate income households are classified as those earning between 81 and 120 percent ofthe AMI. Based on income-affordability, moderate income households could afford low and mid- range market-rate rental units in the city, except for some larger three-bedroom units. In addition, some smaller market-rate condominiums are within the affordable price range of moderate income households. DataQuick reports sales prices for condominium resales averaging $358,000 August 2012—substantially lower than the resales of single-family homes which averaged $631,000 that month. Overcrowding Overcrowding is typically defined as more than one person per room. Severe overcrowding occurs when there are more than 1.5 persons per room. Overcrowding can result when there are not enough adequately sized units within a community, or when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate. Overcrowding also tends to accelerate deterioration of housing and overextend the capacity of infrastructure and facilities designed for the neighborhood. In 2008, fewer than 2 percent of Carlsbad households lived in overcrowded or severely overcrowded conditions (Table 4.2-18). Overcrowding disproportionately affected renters (3.9 percent of renters versus 0.4 percent of owners), indicating overcrowding may be the result of an inadequate supply of larger-sized and affordable rental units. While 64 percent of occupied housing units in the city had more than three bedrooms (the minimum size considered large enough to avoid most overcrowding issues among large households), only a small portion of these units (15 percent or nearly 3,800 units) were renter-occupied. Table 4.2-18: Overcrowding Conditions 2008 Owner-Renter- Type Occupied Occupied Total Total Occupied Units 26,220 12,430 38,650 Overcrowded Units (> 1 person/room) 100 200 300 % Overcrowded <1% 1.6% <1% Severely Overcrowded Units (>1.5 persons/room) 15 285 300 % Severely Overcrowded <1% 2.3% <1% Overpayment A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30 percent of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50 percent of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. 4.2-22 4.2: HOUSING NEEDS ASSESSMENT According to the 2008 CHAS, 8,210 households were overpaying for housing (Table 4.2-19). Extremely low-income households were more likely to have a cost burden of more than 50 percent; compared to other income levels, this suggests that they are not finding affordable housing options and that they have less income available for other needs. Table 4.2-19: Housing Assistance Needs of Lower Income Households 1 Household by Type, Income and Housing Problem Renters Owners Total Extremely Low Income (0-30% AMI) 1,245 885 2,130 % with cost burden 30-49% 17% 5% 12% % with cost burden > 50% 83% 95% 88% Very Low Income (31-50% AMI) 1.740 935 2,675 % with cost burden 30-49% 42% 24% 36% % with cost burden > 50% 58% 76% 64% Low Income (51-80% AMI) 1,690 1.715 3,405 % with cost burden 30-49% 81% 25% 53% % with cost burden > 50% 19% 75% 47% Total Lower Income Households 4,675 3,535 8,210 % with cost burden 30-49% 49% 20% 37% % with cost burden > 50% 51% 80% 63% Source: HUD Comprehensive Housing Affordability Strategy (CHAS), January 2008. 4.2.5 Inventory of Affordable Housing and At-Risk Status Developing new affordable housing has become increasingly cosfiy, due to the escalating land values, labor and construction costs, as well as market pressure. Therefore, ari important strategy for the City of Carlsbad is to ensure the long-term affordability of existing affordable housing. This section assesses the potential conversion of publicly assisted, affordable rental housing into market-rate housing between 2013 and 2020. Projects can be "at-risk" of conversion due to expiration of affordability restrictions or termination of subsidies. Inventory of Affordable Housing Through December 31, 2010, Carlsbad had 21 multi-family projects that offer a total of 1,939 units affordable to lower income households via various federal, state, or l6cal programs. The city's Inclusionary Housing Ordinance is responsible for producing 1,646 of Carlsbad's affordable housing units in 16 developments as shown in Table 4.2-20. In addition, the city-owned Tyler Court offers 75 affordable units to extremely low and very low income seniors; two other affordable housing developments have been constructed through other funding mechanisms, including tax-exempt bonds. 4.2-23 ENVISION CARLSBAD Table 4.2-20: Inventory of Assisted Rental Housing 1 Project Name Quadrant Assisted Units Restricting Program Earliest Date of Conversion # Units At Risk Archstone Pacific View 5162 Whitman Way Northwest 111 Inclusionary Housing Year 2058 0 Bluwater Apartments 6797 Embarcadero Lane Northeast 12 Inclusionary Housing Year 2064 0 Cassia Heights 2029 Cassia Way Southeast 56 Regulatory Agreement Year 2060 0 Glen Ridge 3555 Glen Avenue Northeast 78 Inclusionary Housing Year 2062 0 Hunter's Pointe 7270 Calle Plata Southeast 168 Inclusionary Housing Year 2061 0 Laurel Tree 1307 Laurel Tree Lane Southwest 138 Inclusionary Housing Year 2055 0 La Costa Condominiums (Under Construction) Southwest 9 Inclusionary Housing Year 2066 0 La Paloma 1953 Dove Lane Southeast 180 Inclusionary Housing Year 2060 0 Marbella 2504 Marron Road Northeast 29 Inclusionary Housing Year 2061 0 Mariposa/Calavera Hills 4651 Red Bluff Place Northeast 106 Inclusionary Housing Year 2059 0 Pacific View/Kelly Ranch 5162 Whitman Way Northwest 111 Inclusionary Housing Year 2059 0 Poinsettia Station 6811 Embarcadero Lane Southwest 92 Inclusionary Housing Year 2055 0 Rancho Carrillo 6053 Paseo Acompo Southeast 116 Inclusionary Housing Year 2055 0 Santa Fe Ranch 3402 Calle Odessa Southeast 64 Tax Exempt Bonds When bonds are repaid 64 Sunny Creek 5420 Sunny Creek Road Northeast 50 Inclusionary Housing Year 2057 0 Tavarua Senior Apt 3658 Harding Street Northwest 50 Regulatory Agreement Year 2067 0 The Traditions 1901 Cassia Way Southwest 24 Inclusionary Housing Year 2060 0 Tyler Court 3363 Tyler Street Northwest 75 City Owned If sold, city would require 55-year restriction on all units 0 Villa Loma 6421 Tobria Terrace Southwest 344 Inclusionary Housing Year 2051 0 4.2-24 MM 4.2: HOUSING NEEDS ASSESSMENT Table 4.2-20: Inventory of Assisted Rental Housing | Project Name Quadrant ^**u *jj Restricting Program Earliest Date of # Units Conversion At Risk Vista Las Flores o * oo ^.«o 1 ^ r^i Southwest 28 6408 Halyard Place Inclusionary Housing Year 2056 0 Total 1,841 64 Note: Units restricted through the city's Inclusionary Housing program require 55-year rent restrictions. Source; City of Carlsbad, 2012. At-Risk status The city's Inclusionary Housing Ordinance requires that all inclusionary units maintain their affordability for a period of 55 years. Since the units were all constructed after 1990, these units are not considered to be "at risk" of converting to market-rate housing. The Tyler Court senior apartment complex is owned by the city and if sold, would be required to maintain affordability restrictions for 55 years. The only project within the City that may be considered as at risk is Santa Fe Ranch, which is subject to tax exempt bonds and when those bonds are repaid 64 units may convert to market rate. As described in Section 4.6 (Program 1.5), the city will continue to monitor the status ofthe Santa Fe Ranch Apartments to ensure continued affordability. While these units are not in any immediate risk of conversion, the owner may choose to pay off bonds at any time subject to provisions in bond documents. The city has no knowledge of owner interest in doing so, and considers prepayment to be unlikely since market rate values are not significanfiy higher than the current affordability level. When affordable housing becomes at risk, the city has several tools to assist in the preservation of affordability. One option is to provide an incentive package to the owners to maintain the units at affordable levels. Incentives could include writing down the interest rate on the remaining loan balance, and/or a lump sum payment. Rent subsidies could also be utilized to assist a tenant(s) in the event of a rent increase. Finally, and most costly, the city, along with a developer partner, could replace the units with other long-term affordable units. 4.2-25 ENVISION CARLSBAD This page intentionally left blank. 4.2-26 4 0 WSL MB Resources Available This section summarizes land, financial, administrative, and energy conservation resources available for development, rehabilitafion, and preservation of housing in Carlsbad. The analysis includes: an evaluation of the adequacy of the city's land inventory to accommodate the city's share of regional housing needs for the 2013-2020 planning period; a review of financial resources to support housing acfivifies; a discussion of the administrative resources available to assist in implementing the housing programs contained in this Housing Element; and a description of the requirements and resources Carlsbad has to encourage energy efficient and healthy households. 4.3.1 Residential Development Potential State law requires local jurisdictions to plan their residential land and standards to ensure adequate housing is available to meet the expected population growth in the region. Specifically, a jurisdiction must demonstrate in the Housing Element that its residential land inventory is adequate to accommodate its Regional Housing Needs Assessment (RHNA). This section assesses the adequacy of Carlsbad's vacant and underutilized land inventory in meeting future housing needs. Future Housing Needs The State Department of Housing and Community Development (HCD) projected a need for 161,980 new housing units in the San Diego region for an 11-year period between January 1, 2010 and December 31, 2020. The San Diego Associafion of Governments (SANDAG) is responsible for allocating this housing need to the 19 jurisdictions within the county. In this capacity, SANDAG developed a RHNA that determines each jurisdicfion's "fair share" of the region's projected housing need through 2020, based on factors such as recent growth trends, income distribution, and capacity for future growth. The City of Carlsbad's share of the RHNA is 4,999 units, which is about 3 percent of the overall regional housing need. The city must demonstrate availability of residential sites at appropriate densities and development standards to accommodate these units according to the following income distribution: ENVISION CARLSBAD • Very Low Income:^ 912 units (18 percent) • Low Income: 693 units (14 percent) • Moderate Income: 1,062 units (21 percent) • Above Moderate Income: 2,332 units (47 percent) Progress toward Meeting the RHNA While the Housing Element is an eight-year plan (2013-2021), the RHNA is based on HCD's 11- year housing need planning period (2010-2020). Therefore, housing units constructed, under construction, or entitled since January I, 2010 can be credited toward safisfying the city's RHNA, even though those units were constructed or enfitled prior to the planning period covered by this Housing Element. Table 4.3-1 provides a detailed accounfing of the affordable units, including moderate-income units, approved, under construction or built between January 1, 2010 and December 31, 2012. Units Constructed and Under Construction As part ofthe city's Inclusionary Housing program, affordable units have been constructed (or are under construction) in Carlsbad since January 1, 2010 (Table 4.3-1). Specifically, 46 very low income and 24 low income units have been constructed or are under construcfion, and subsidized through the inclusionary program or otherwise affordable due to sales/rental price. In addition, 103 units have been or will be produced for moderate income households through the inclusionary program, or in the case of 14 second dwelling units, through market rents. At the market rate level, 935 dwelling units have been constructed since January 1, 2010 or are under construction. Units Approved In addition to units constructed, several residential development projects have been approved by the city (Table 4.3-1). These approvals include 76 dwelling units available for low income households and 40 units for moderate income households, based on the city's inclusionary housing program or anticipated sales prices. 1 According to 2008 CHAS data, 43 percent of the City's very low income households fall within the extremely low income category (also see Table 4.2-8). Therefore the City's RHNA of 912 very low income units may be split into 389 extremely low and 523 very low income units. 4.3-2 4,3: RESOURCES AVAILABLE Table 4.3-1: Housing Production January 1, 2010 through December 31, 2012 1 Household Income Project Name Very Low Low Moderate Above Moderate Totftl Completed/Under Construction 46 24 103 935 1.108 Various Market Rate 935 935 n/a La Costa Condominiums 9 49 58 Inclusionary (Low)/rental price (Mod) ($2,100- 2,800/mo.) Tavarua Senior Apartments 35 15 50 Affordable agreement with City recorded La Costa Bluffs 24 24 Based on rental price ($2,000-2,300/mo.) Vitalia Flats 14 14 Based bn anticipated rental price Smerud Duplex 2 2 Based on anticipated rental price Roosevelt Gardens 11 11 Affordable agreement with City recorded Second Dwelling Units 14 14 Based on anticipated rental price Approved but not yet built 99 64 163 Cantarini/Holly Springs 63 64 127 Inclusionary (Low) and Anticipated Sale Price (Mod) Dos Colinas (Senior) 24 24 Inclusionary Roosevelt Street Residences 7 7 Seascape 2 2 Second dwelling unit; based on anticipated price Lumiere Carlsbad Village 2 2 State Street Mixed Use 1 1 Inclusionary Total 46 123 167 935 1,271 Source: City of Carlsbad, 2012. Summary Table 4.3-2 summarizes the city's progress toward meeting the RHNA. Overall, the city has a remaining RHNA of 1,436 lower income and 895 moderate income units; the city must demonstrate the availability of residential sites at appropriate densities to accommodate these units. 4,3-3 Table 4.3-2: Progress Toward Meeting the RHNA Very Low Low Moderate Above Moderate Total Constructed/Under Construction 46 24 103 935 1,108 Approved 0 99 64 ** 163 Total 46 123 167 935 1,271 RHNA 912 693 1,062 2,332 4,999 RHNA Remaining 866 570 895 1,379 3,728 Source: City ofCarlsbad, Dyett & Bhatia, 2013. ** Above moderate housing projects that are approved but not constmcted or under construction are accounted forin the vacant and underdeveloped sites inventory. Assumptions for Sites Inventory This section describes assumptions for how the sites inventory was determined, particularly as it relates to sites appropriate for lower income households. This includes reasonable capacity, appropriate densities (General Plan land use designations), site conditions, and locations. Unique site conditions exist in certain areas, namely the Village and Barrio; these are discussed below. Reasonable Capacity Assumptions Reasonable capacity is calculated for each site based on environmental constraints, site size, and the minimum permitted density. • Environmental Constraints. Deductions are made for site constraints, which include steep slopes, water bodies, and San Diego Gas and Electric transmission corridors. - 50 percent of the land area on 25-40% natural slopes are assumed to be available for development - Natural slopes greater than 40 percent are excluded from capacity calculations - Areas within the 100-year flood zone are excluded from capacity calculations • Multiple Land Use Categories. : The acreage of any unentitled or underutilized parcel with more than one General Plan designafion (e.g. RH/O/OS) is appropriately adjusted so unit yields are based only on the portion of acreage reflective of the residential designation. • "Underutilized" Sites. These are sites not developed to their full potential, such as an older residence on a large lot designated for multi-family residential. The city considers a property underutilized if its improvement value is less than its land value, with values as determined by the San Diego County Assessor."^ Other factors considered and reflected in the city's sites selection include absentee ownership and the condition/age of the structure on the property (greater than 55 years). Many economic development experts use an improvement-to-land value of 2.0 or less for identifying underutilized properties for mixed use development. The city's use of a ratio of less than LO represents a relatively conservative assumption. 4.3-4 HOUSING ELEMENT Parcel Size (outside the Village and Barrio). With the exception of parcels in the Village and the Barrio area, which have the highest densities allowable, all sites that have been assumed to have additional development potential for lower and moderate income housing are at least 0.24 acre in size—a threshold where infill development and redevelopment have occurred in recent years, as shown in Table 4.3-3. Table 4.3-3: Approved Multi-Family Projects on Small Sites Project Site Size (in acres) Units Density (du/ac) Date Acacia Estates 0.32 4 13 2005 Tamarack Beach Lofts 0.22 4 18 2006 Chestnut 5 Condos 0.27 5 18.5 2008 Walnut Condos 0.80 15 18.8 2008 Seabreeze Villas 0.69 12 17.4 2011 La Costa Bluffs 1.56 24 15.4 2011 Vista La Costa 0.88 19 21.6 2012 • Existing Units to Remain. Any existing units on underutilized parcels are also deducted before determining unit yields, resulting in a "nef unit value.^ • General Plan Land Use Designation and Corresponding Zoning District. Allowed density is based on the General Plan land use designation and its corresponding minimum density, as described in the sites inventory and the "Relationship between Affordability and Density" subsection below. The zoning district specifies other site regulations such as parking and lot coverage requirements. • Assumed Density. Each of the city's residential land use designations specifies a density range that includes a minimum density, maximum density, as well as a Growth Management Control Point (GMCP) density (the GMCP density ensures residential development does not exceed the number of dwellings permitted in the city per the city's Growth Management Plan). In the sites inventory, the minimum density is the assumed "reasonable" density for the purposes of accommodating housing affordable to lower and moderate income households. • Residential on Commercial Sites (Mixed Use). The General Commercial, Local Shopping Center and Regional Commercial land use designations represent the city's mixed use districts that permit residential uses as part of a mixed use development. Capacity on these sites is assumed at a minimum of 15 units per acre on 25 percent of the developable site area (the other 75 percent is assumed for non-residential uses). These sites are listed in Appendix B (Table B-5) of the inventory since they support the General Plan vision and are good residential sites for moderate income households. However, the General Plan does not designate residential capacity to these sites (an excess dwelling When developing the RHNA, SANDAG has already included a replacement factor - an estimated number of existing units that may be demolished to make way for new construction. Therefore, the RHNA is a gross production requirement. The city's sites inventory accounts for a net production capacity by discounting the existing units on site. Therefore, again, the city's estimate of capacity is more conservative compared to the RHNA. 4.3-5 If- unit allocation is required) and they are not necessary to meet the RHNA; therefore, these sites are only included in the Appendix B as additional possible residential sites. • Infrastructure Availability. Sites are only included if necessary infrastructure is available or planned. Any exceptions are described below. Reasonable Capacity in the Village The Village is the densest district in Carlsbad with the best access to shopping, services, and public transit. Because of this accessibility, it represents a good opportunity for the development of affordable housing for a range of income levels. In addition to the general assumptions above, in the Village, the minimum parcel size included in the sites inventory is 0.13 acre, which is the minimum deemed feasible for multi-family development; the average size is 0.40 acre. This relatively smaller parcel size is appropriate in the Village because: 1. Village development standards such as reduced setbacks and parking requirements, and increased lot coverage, are relatively flexible and in some cases less stringent than similar standards for properties elsewhere. 2. Planned residenfial densities are higher in the Village, a minimum of 18 or 28 units per acre (maximum of 23 or 35 units per acre), depending on the district, allowing at least two units on a 0.13-acre site. 3. The Village land use designations permit mixed-use development, in which residences are likely to be smaller apartments or condominiums on the upper floors. While the city encourages mixed-use projects in the Village, development of stand-alone high-density residential projects is also permitted and would yield even more units. To account for non-residential uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. Reasonable Capacity in the Barrio The Barrio is an existing, well-established neighborhood just south of the Village and west of Interstate 5. A mix of older single-family homes, condominiums, and apartments exist in the Barrio, and a number of the properties are underutilized and absentee-owned. Furthermore, the connection between the Barrio and the commercial services in the Village, as well as easy access to nearby train and bus services and Interstate 5, make the Barrio area appropriate for more dense residential uses. Though property values in the Barrio area remain high, the neighborhood could benefit from additional investment. Since 2000, the city has made a number of substantial public improvements in the area totaling more than $28 million, including utility undergrounding, storm drain and street improvements, and park and senior center enhancements. Carlsbad considers the area appropriate for redevelopment at standards and densities similar to the maximum densities approved for the Village. Therefore, the city believes consideration of a lot size smaller than 0.24 acre, as is the minimum in locations outside the Village and Barrio areas, is acceptable. In the Barrio, the minimum parcel size included in the sites inventory for lower and moderate income housing is 0.16 acre, except for the Harding Street Neighbors, LP parcels described below, and the average is 0.58 acre. 4.3-6 HOUSING ELEMENT Harding Street Neighbors, LP On Jan. 29, 2013, the City Council authorized financial assistance ($7.4 million) to assist a developer acquire existing duplex units located in an area of the Barrio comprised of 27 parcels along Harding Street, Carol Place and Magnolia Avenue, generally north of Tamarack Avenue, south of Magnolia Avenue, east of Jefferson Street and west of Interstate 5. The intent of the property acquisition is to consolidate the parcels and construct a new 140 unit high density (minimum 23 du/ac) lower income affordable housing development. Twenty-two of the 27 parcels associated with the property acquisition are smaller (.13 to .15 acre) than the minimum parcel size for the Barrio (.16 acre); however, based on the approved fimding agreement and intent to consolidate the lots for the purpose of constructing affordable housing, these 27 parcels are included in the sites inventory and combined can accommodate 140 lower income housing units. The fimding agreement calls for acquisition and redevelopment of the site to be completed by Dec. 31,2018. Other Lot Consolidation Opportunities In addition to the Harding Street Neighbors, LP project described above, the city will encourage the consolidation of other small parcels in order to facilitate larger-scale developments. Speciflcally, the city will continue to make available an inventory of vacant and underutilized properties to interested developers, property owners, market infill and redevelopment opportunities throughout the city, particularly in the Village and Barrio, and meet with developers to identify and discuss potential project sites. For the Barrio, the city shall encourage the consolidation of parcels and enhance the feasibility of affordable housing through application of standards modifications, non-conforming use regulations, and updates to the city's Zoning Ordinance. Relationship between Affordability and Density For Carlsbad and other jurisdictions considered to be urban metropolitan areas, Califomia Govemment Code Section 65583.2 states that a density of 30 units per acre is appropriate to enable lower income housing. However, the city can specify a lower density to accommodate lower income housing, provided the city can demonstrate how sites designated at the lower density can accommodate the city's RHNA. Such analysis may include, but is not limited to, factors such as market demand, financial feasibility, or information based on development project experience. While the city acknowledges that the availability of higher density residential sites is directly related to the achievement of higher density housing, experience has demonstrated that in Carlsbad, the private housing market would not develop affordable housing solely because of the availability of high density land; instead, market intervention by local govemment is required. Accordingly, in the early 1990s the City of Carlsbad implemented a comprehensive and rigorous affordable housing program (i.e., the Inclusionary Housing Ordinance, Carlsbad Municipal Code Chapter 21.85) that: 1) established a minimum 15 percent inclusionary lower-income housing mandate for all residential projects; 2) offered unlimited density increases for affordable projects; 3) allowed for modifications to development standards to accommodate higher densities; and 4) provided significant financial subsidies for affordable housing. 4.3-7 r Carlsbad has tailored its existing housing program to increase housing affordability. A key component of the Inclusionary Housing Ordinance is to allow increased density on any residenfial site, provided there is an increase in the affordability of the development. As discussed in Section 4.4, the city maintains a voter-initiated Growth Management Plan that limits the amount of residential development in the city, and ensures availability of adequate public facilities and services to serve all new development. Residential development cannot exceed the GMCP density (unless there are "excess dwelling units" available). Where development occurs below the GMCP density, the number of remaining units that otherwise would have been built on that site are "excess dwelling units" that are available to other residential developments to enable densities higher than the GMCP density. Residential projects must meet specific city criteria to be eligible for "excess units". Such criteria include development of affordable housing (in addition to that required by the Inclusionary Housing Ordinance). Market Demand SANDAG's 2050 Regional Growth Forecast anticipates a substantial shift in housing types in Carlsbad during the next 30 years as the city approaches buildout and the population ages. SANDAG forecasts that from 2011 through 2040, the percentage of single-family dwellings will decrease from 76 percent to 55 percent of new residential development. Higher density infill development and a reduction in the amount of new residential development in Carlsbad during the next 30 years will be factors in these shifts. A market demand study prepared for the recent General Plan update confirmed this trend, finding that the projected population shifts by age group between 2008 and 2020 result in an increasing demand for multifamily housing over time, particularly from young professionals without children and empty nesters. Financial Feasibility During public outreach activities undertaken as part of this Housing Element update, developers of both market rate and affordable housing were consulted, as described in Section 4.1. Several developers remarked that 23-25 du/ac was typically the threshold for constmcting a housing development in Carlsbad with surface parking. Above 25 du/ac, in order to meet parking requirements, developments would typically need to be designed with subterranean or podium parking, which may render the project infeasible without significant subsidy. Recent Experience Most of the city's affordable housing developments have been developed at a density between 10 and 20 units per acre, as shown in Table 4.3-4, which lists the city's recent affordable housing projects and their associated densities (notably, Tavama Senior Apartments did exceed 20 units per acre, since 40 of the 50 units are one-bedroom units). These development projects reveal that affordable housing for lower income households can be achieved on land designated at a density less than 30 units per acre. 4.3-8 HOUSING ELEMENT Table 4,3-4: Recent Affordable Housing Projects Project Number of Units Status Project Density (du/ac)^ Affordability Average . subsidy/Unit (AB#)^ Cantarini/Holly Springs 127 Approved 2004 11 50% LoW/50% Moderate Inclusionary The Bluffs Condos 10 Completed 2007 15 100% Lower Income $20,000 (AB 18,542) Cassia Heights 56 Completed 2007 21 100% Lower Income $50,523 (AB 18,025) Hunter's Pointe 168 Completed 2007 11 100% Lower Income $11,500 (AB 18,251) Lumiere 2 Approved 2008 22.2 Low Income Inclusionary Seascape 2 Approved 2009 4.3 Low Income Inclusionary Roosevelt Gardens 11 Completed 2010 20 100% Lower Income $141,993 (AB 19,183) Poinsettia Commons/Bluewater 12 Completed 2010 18.6 100% Lower Income Inclusionary Robertson Ranch/Glen Ridge 78 Completed 2010 16 100% Lower Income $13,000 (AB 397) Vitalia Flats 14 Completed 2012 17.4 100% Moderate n/a Smerud Duplex 2 Completed 2012 14.3 100% Moderate n/a La Costa Condominiums 58 Completed 2013 11.5 16% Low/84% Moderate Inclusionary Tavarua Senior Apartments 50 Completed 2013 56 100% Lower Income $75,000 (AB418) La Costa Bluffs 24 Under construction 15.6 100% Moderate n/a State Street Mixed Use 1 Approved 2011 32.1 Low Income Inclusionary Dos Colinas 24 Approved 2012 n/a Low Income Inclusionary 1. "du/ac" is dwelling units/acre. 2. AB# identifies the City Council agenda bill number from which the subsidy amount was obtained. Assumed Densities In summary, the density of 30 units per acre, which is specified by Govemment Code Section 65583.2 as appropriate for lower income housing, is higher than the densities at which affordable housing is typically built in Carlsbad and which is deemed to be feasible by potential developers. As a result, the sites inventory recognizes that densities as low as 12 units per acre are appropriate for moderate income housing and 20 units per acre for lower income housing. 4.3-9 Table 4.3-5 identifies the land use designafions that generally correspond to various household income levels for the purposes of the sites inventory. The minimum and maximum densities permitted are displayed along with the GMCP density. The sites inventory assumes the minimum density permitted by the General Plan land use designation and is thus a conservative estimate of realisfic capacity. For R-l.5 and R-4 designated sites, the GMCP densities are assumed in the inventory. Table 4.3-5: Land Use Designations and Affordability General Plan Land Use Designation Implementing Zoning District Density Range (l\^lnlmum and Maximum) (du/ac) Growth l\^anagement Control Point (du/ac) Appropriate Income Levels^ R-1.5 Residential R-1, R-A, P-C\ RMHP 0-1.5 1 Above Moderate R-4 Residential R-1, R-A, P-C\ RMHP 0-4 3.2 Above Moderate R-8 Residential R-1, R-2, RD-M, P-C\ RMHP 4-8 6 Above Moderate R-15 Residential^ R-3, RD-M, P-C\ RMHP 8-15 11.5 Above Moderate R-23 Residential" R-3, RD-M, R-W, P-C\ RMHP, R-P 15-23 19 Moderate General Commercial (GC) C-2 15-30 n/a^ Moderate Local Shopping Center (L) C-L 15-30 n/a^ Moderate Regional Commercial (R) C-2 15-30 n/a^ Moderate Village (V) V-R District 5-9: 18-23 n/a^ Moderate R-30 Residential R-3, RD-M, P-C\ RMHP, R-P 23-30 25 Extremely Low, Very-Low, Low Village (V) V-R District 1-4: 28-35 n/a^ Extremely Low, Very-Low, Low ^ Subject to an approved master plan. ^Applies to sites where no project is approved that provides affordable housing; approved affordable housing projects may be located within any residential designation, since the affordable housing provided by the project is typically achieved through the city's Inclusionary Housing requirements. ^ Sites designated R-15 are assumed available for moderate income housing if the property is subject to a master plan that establishes a minimum density of 12 or more units per acre. Sites designated R-23 are assumed available for low income housing if the property is subject to a master plan that establishes a minimum density of 20 or more units per acre. ^ Requires an allocation of "excess dwelling units"; 828 "excess dwelling units" are currently reserved for the Village and are included in the estimated General Plan residential capacity. The General Plan's R-30 and Village designations accommodate lower incomes. The R-30 designafion requires a minimum of 23 units per acre and permits up to 30 units per acre. When a density bonus is applied to the R-30 designafion, the maximum density can potentially reach 40 units per acre (at a maximum density bonus of 35 percent under state density bonus law). Additionally, the city's ordinances allow for density increases that exceed state density bonus law, as illustrated by the Tavama Senior Apartments shown in Table 4.3-4. 4.3-10 4,3: RESOURCES AVAILABLE These designations may also be appropriate for extremely low income households, such as agricultural workers, seniors earning fixed incomes, homeless seeking transitional or supportive housing, and other one-bedroom housing types. The R-23 designation is assumed to accommodate moderate income households. Its density range permits between 15 and 23 units per acre. Commercial designations are also appropriate for moderate incomes. Above moderate income housing may be appropriate in any density category, but is assumed for R-l5 and lower density residenfial designafions. Residential Sites Inventory The following residential sites inventory represents sites that have densities and condifions to accommodate the city's remaining RHNA. These sites are illustrated in Figure 4.3-1 and described in detail in Appendix B. The sites inventory is divided into two categories: Vacant Sites and Underutilized Sites (these sites exclude vacant or underutilized sites with an approved, but not yet built, development project Hsted in Table 4.3-1). 4.3-11 figure 4.3-1 CITY OF CARLSBAD Housing Element Sites Inventory Vacant Sites for Lower and Moderate Income Housing Underutilized Sites for Lower and Moderate ^ Income Housing — Category I (Parking Lot and Agricultural Sites) Underutilized Sites for Lower and Moderate ~J Income Housing — Category 2 (Other Underutilized Sites) Vacant and Underutilized Sites for Above Moderate Income Households Harding Property Highways == Major Roads ' • • • ' Railroad L _ J Limits Source: Chy of Carlsbad, 2013; Dyett & Bhatia, 2013. ENVISION CARLSBAD This page intentionally left blank. 4.3-12 5^ 4,3: RESOURCES AVAILABLE Vacant and Underutilized Sites for Lower and Moderate Income Housing Vacant Table 4.3-6 provides a summary of the vacant sites that can accommodate development of housing appropriate for lower and moderate income levels (the complete inventory of sites is provided in Appendix B). Allowed density is equivalent to the minimum density as stated in the General Plan and Table 4.3-5. In total, vacant sites can accommodate 1,103 housing units appropriate for very-low, 704 units for low income households, and 399 units appropriate for moderate income households. Table 4.3-6: Housing Sites Inventory Summary Household Income Type Very Low Low Moderate Above •Moderate Total Vacant 1,103 704 399 1,648 3,854 Underutilized 1,102 140 264 550 2,056 Total 2,205 844 663 2,198 5,910 ^ Sites in the Village are included in the "vacant" and "underutilized "categories. Source.' City of Carlsbad, Dyett & Bhatia, 2013. Underutilized In addition, there are opportunities to meet the RHNA through redevelopment of "underufilized" sites, which include sites with transitional uses such as agriculture or surface parking, residential uses developed at a density lower than the minimum density allowed, or where the value of the structure/improvement is less than the land value. The recent General Plan update idenfified land with the greatest potential to accommodate future development. Many of the sites permit multi- family housing in residential and mixed-use locations (such as the Village and Barrio) that are close to transit and services. Table 4.3-6 summarizes the capacity of underufilized housing sites. The underutilized inventory in Appendix B documents two categories of underufilized sites: • The first category includes sites where the existing use is surface parking or agricultural land appropriate for transition to residenfial uses (Table B-2 in Appendix B). These sites result in 282 housing units appropriate for very-low income households and 12 units for moderate income households. • The second category of underutilized sites include sites where there is a structure(s) on site, but the use is built below the allowed minimum density, or the value of the structure/improvement is less than the land value (Table B-3 in Appendix B). These sites could accommodate an additional 960 units appropriate for lower income housing and 252 units for moderate income households. 4.3-15 HOUSING ELEMENT Vacant and Underutilized Sites for Above Moderate Income Housing As described in Table 4.3-5, sites appropriate for market rate housing are found in the following land use districts: R-l.5, R-4, R-8 and R-l5. These land use designations typically permit single- family and medium density multi-family dwellings that are likely only affordable for households eaming above moderate incomes. The sites inventory includes 518 acres of vacant land with these land use designations, which can accommodate an estimated 1,648 housing units. The inventory also includes 186 acres of undemtilized land—^primarily residential uses that are built at a lower density than the designation allows. These undemtilized sites could accommodate an additional 550 units. These sites are idenfified in Appendix B (Table B-4). Commercial Mixed Use Commercial designated sites where residential uses are appropriate and supported by the General Plan vision, are also documented in Appendix B, Table B-5. These sites can accommodate 338 moderate income households. However, the General Plan does not designate residential capacity to these sites (excess dwelling units are required) and they are not necessary to meet the RHNA; therefore, these sites are only included in Appendix B as additional possible residential sites. Infrastructure Constraints Services will be constructed in tandem with residential development as required by the city's Local Facilities Management Plans, to ensure adequate provision of infi-astmcture facilities. As of April 2013, all required Local Facilities Management Plans have been prepared and approved. The adequacy of facilities is monitored annually as part of the city's Growth Management Plan. The latest Growth Management Monitoring Report (FY 2011-12) concluded that all monitored facilifies are adequate to serve existing development, and that with planned improvements, will be adequate to serve new development through build-out. Adequacy of Sites Inventory in Meeting RHNA As the sites inventory demonstrates, the city has the capacity to accommodate the RHNA. Notably, moderate income units appear to be in a deficit according to Table 4.3-7; however, since the city has a surplus of capacity to satisfy the lower income RHNA, the surplus can be applied to satisfy the moderate income RHNA. This inventory accommodates potential development of 2,251 very low, 967 low, 830 moderate, and 3,133 above moderate income units. Combined, the city has land resources and programs to accommodate the RHNA at all income levels. 4.3-16 4.3: RESOURCES AVAILABLE Table 4.3-7: Adequacy of Sites in Meeting RHNA, by Household Income Above Site Type Very Low Low Moderate Moderate Total Development Projects^ 46 123 167 935 1,271 Vacant^ 1,103 704 399 1,648 3,854 Underutilized^ 1,102 140 264 550 2,056 Total 2,251 967 830 3,133 7,181 RHNA 912 693 1,062 2,332 4,999 Surplus/Deficit 1,339 274 -232 801 2,182 'Per Table 4.3-1 ^ Per Table 4.3-6 Source: Dyett & Bhatia, City of Carlsbad, 2013. 4.3.2 Financial Resources Providing for an adequate level of housing opportunities for Carlsbad residents requires creafive layering of funding. Often one single source of funding is inadequate to address the extensive needs and depth of subsidies required. The city must program the uses of limited funding effectively to maximize the number of households that can be assisted. For the last several decades, the city's Redevelopment Housing Set-Aside Fund was one of the city's major sources of funding for affordable housing. However, following state legislation eliminating all redevelopment agencies in California, the Carlsbad Redevelopment Agency was dissolved effective February 1, 2012 and along with it this source of affordable housing funding. The city's Affordable Housing Trust Fund remains the primary source of housing funding, though the city is exploring a housing impact fee as described in Section 4.6 (Program 3.7). In addition, the city reserves a portion of the U.S. Community Development Block Grant (CDBG) and HOME Program funds for affordable housing development. Other supplemental sources include Section 108 loan guarantee and Section 8 rental assistance. Another fimding source, the city's Agricultural Conversion Mitigation Fee program, has been used to build farmworker housing. The city's policy is to leverage, to the maximum extent feasible, the use of funds available in the development of affordable housing. The city supports the use of CDBG and HOME funds for predevelopment activifies and "gap financing" of developments by private and nonprofit entifies. Affordable Housing Trust Fund With the implementation of the city's Inclusionary Housing Ordinance, the city established a Housing Trust Fund to collect fees generated from the Inclusionary Housing In-Lieu Fee and the sale of affordable housing credits to satisfy a developer's inclusionary housing obligation. All fees collected are used exclusively to facilitate the construcfion, preservation, and maintenance of affordable housing pursuant to the City's Inclusionary Housing Ordinance. As of December 31, 2012, the Housing Trust Fund had an unencumbered balance of $6.1 million. 4.3-17 ENVISION CARLSBAD The Inclusionary Housing In-Lieu Fee is the single largest contributor to the Housing Trust Fund. The city's Inclusionary Housing Ordinance requires 15 percent of new residential development to be reserved as affordable to lower income households. Developers of small projects with no more than six units have the option to pay a fee in lieu of providing on-site affordable units. At the discretion of the city, other options to providing units on-site, such as dedicafing land, may also be possible. Housing Reserve Fund (CDBG/HOME) The CDBG Program is administered by HUD. Through this program, the federal govemment provides funding to jurisdictions to undertake community development and housing acfivities. The primary CDBG objective is the development of viable urban communities, including decent housing and a suitable living environment, and expanding economic opportunity, principally for persons of low-and moderate-income. The City of Carlsbad receives an allocation of approximately $500,000 in CDBG funds annually. The HOME Program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The city participates in the San Diego County HOME Consortium and receives an allocation of approximately $280,000 in HOME funds annually. The city has established a Housing Reserve Fund with allocafions from its CDBG and HOME Programs to accumulate funds for creating additional affordable housing opportunifies in Carlsbad. Funds are used to help idenfify appropriate properties for possible acquisition and/or development of affordable units. Once an appropriate property is identified. Housing Reserve Funds may be reallocated for acquisition and/or development of a specific property. CDBG Section 108 Loans In the 1990s, the city received approximately $1.2 million in a CDBG Section 108 loan to assist in the land acquisition for a 21-acre site for the construction of the Villa Loma Apartments. The city anticipates pursuing additional Section 108 loan guarantees to expand affordable housing opportunifies in Carlsbad, as appropriate. Section 8 Tenant-Based Rental Assistance Program The Housing Choice Voucher Program (Secfion 8) is funded by HUD and administered by the City of Carlsbad Housing Authority. The city spends approximately $6.3 million annually on the Section 8 Rental Assistance Program, serving an average of 600 families per month. An additional 549 families are on the waiting list, which has been closed since October 1, 2005. Agricultural Conversion Mitigation Fee Program As certain, often historic, coastal agricultural lands develop, a mitigation fee of $10,000 per acre is paid to the city. In 2005, Carlsbad established an ad hoc citizen's committee to advise the City Council on how the collected fees should be spent, which by that time had reached over $6 million. Subsequently, the committee solicited and evaluated funding proposals from organizations according to specific criteria. These criteria focus on restoration, preservation and 4.3-18 4.3: RESOURCES AVAILABLE enhancement of Carlsbad's natural and agricultural environment. To this end, an eligible funding category is the development of farmworker housing. In 2008, the city awarded a $2 million grant from the collected fees to Catholic Charities to rebuild and expand the current La Posada de Guadalupe homeless shelter to provide farmworker housing. This facility will feature 50-70 beds specifically for farmworkers, which are in addifion to the 50-beds that currently serve farmworkers and homeless men. Currently, the Agricultural Conversion Mitigation Fee Program has an approximate balance of $490,000. It is expected this fee could grow by another $1 million to $1.5 million as designated properties continue to develop. 4.3.3 Administrative Capacity The institutional structure and administrative capacity established to implement programs contained in the Housing Element include the City of Carlsbad, other public entities, and private developers, both for-profit and non-profit. The city works closely with private developers to construct, rehabilitate, and preserve affordable housing in the city. City of Carlsbad The City of Carlsbad's Housing and Neighborhood Services Division, Planning Division, and Building Division will be the lead departments in implementing a variety of programs and activities outlined in this Housing Element. Housing and Neighborhood Services Division The Housing and Neighborhood Services Division has the following responsibilities related to the Housing Element: • Administering the CDBG program - a substantial amount of CDBG funds during the Housing Element period will be allocated to projects that address the affordable housing needs of lower and moderate income households. • Administering rental and financial assistance - the division offers programs for rental and down payment assistance as well as minor home repair grants. • Administering the Section 8 Housing Choice Voucher program -providing approximately 600 Section 8 vouchers to eligible households. • Providing neighborhood outreach and code enforcement services. • Implementing Housing Element programs - the division will work with developers to create affordable housing opportunifies for low income households. Planning Division Principal responsibilities of the Planning Division include: 4.3-19 ENVISION CARLSBAD • Preparing ordinances and policies to facilitate and encourage housing development for all income groups in Carlsbad. • Assisting in the development of affordable housing. • Tracking the number and affordability of new housing units built. • Reviewing and guiding applications for development of housing through the entitlement process. Building Division The principal responsibility of the Building Division is monitoring and reporting on existing housing units that are substandard. Housing Developers Non-Profit Organizations The city works with a number of for- and non-profit developers to create affordable housing using the Housing Trust Fund and other housing funds. The following affordable housing developers have expressed interest in developing and/or preserving affordable housing in San Diego County: Affirmed Housing Affordable Housing People Bridge Housing Corporafion C&C Development Chelsea Investment Corporation Chicano Federation of San Diego County Community Housing Group Community Housing of North County Community Housing Works Habitat for Humanity Housing Development Partners of San Diego Irvine Housing Opportunities Jamboree Housing MAAC Project Meta Housing Wakeland Housing 4.3-20 4.3: RESOURCES AVAILABLE For-Profit Developers Private, for-profit developers will assist in the effort of creating affordable housing in Carlsbad through the city's Inclusionary Housing Ordinance. Per the ordinance, at least 15 percent of all housing units approved for any master plan community, specific plan, or qualified subdivision must be affordable to lower income households. 4.3,4 Opportunities for Energy Conservation Energy costs direcfiy affect housing affordability through their impact on the construction, operation, and maintenance of housing. There are many ways in which the planning, design, and construction of residential neighborhoods and homes can reduce energy costs while at the same time produce an environmental benefit. Techniques for reducing energy costs include construction standards for energy efficiency, site planning, land use pattems, and the use of natural landscape features to reduce energy needs. Sustainable development also encompasses the preservation of habitat and species, improvement of air, and conservafion of natural resources, including water and open space. Residential Building Standards The city uses the California Building Code and the new Green Building Standards Code (CALGREEN) to review proposed development and renovations. The purpose of the code is to improve public health, safety and general welfare by enhancing the design and construction of buildings in the following categories: 1) planning and design, 2) energy efficiency, 3) water efficiency and conservation, 4) material conservation and resource efficiency, and 5) environmental air quality. In addition to CALGREEN standards, the city implements the following energy conservation programs related to building design, construction and improvement: Solar and Other Energy Related Improvements The city requires all new residential units to include plumbing specifically designed to allow the later installation of a system that utilizes solar energy as the primary means of heating domestic potable water. The city joined the CalifomiaFIRST program to allow residents and business owners to obtain low-interest financing for energy related improvements and repay the loans through an assessment on their property tax bills. The program is voluntary, and the owners of residential, commercial, and industrial properties in Carlsbad are eligible. Along with solar electric and water-heating systems, energy efficient improvements such as dual-paned windows, tank-less water heaters, and insuiafion are also eligible for funding under the program. To-date, the program is actually on hold because of problems with the Property Assessed Clean Energy (PACE) federal financing component, but it is included here for the sake of a thorough description of city efforts. 4.3-21 HOUSING ELEMENT Green Building Leadership in Energy and Environmental Design (LEED) is an intemationally-recognized rating system for certifying the design, constmction, and operation of high performance buildings. City policy calls for new city facilities to strive for LEED "Silver" certification or its equivalent and to generate a minimum of 10 percent of its energy demand onsite, whenever practicable and within a reasonable cost/benefit ratio. In addition, at the private level, several recent development projects have elected to obtain certification for green buildings. According to the LEED Certified Project Directory, there are eight LEED-certified projects in Carlsbad. Water Recycling, Conservation, and Desalination Under the recycled water retrofit project, the city installs recycled water lines to serve existing development in areas of the city where recycled water is available. The Carlsbad Municipal Water District does not provide recycled water to residential customers; however, it does provide it to the common landscaped areas of residential developments. Each year, the district distributes nearly 1.35 billion gallons of recycled water to local irrigation customers. Recycled water costs customers 15 percent less than potable irrigation water. To assist homeowners in reducing costs, the city participates in regional water conservafion programs that allow Carlsbad Municipal Water District customers to receive rebates for purchasing water efficient clothes washing machines and toilets, fi-ee on-site water use surveys, and vouchers for weather-based irrigation controllers. The district is a signatory to the Califomia Urban Water Conservation Council Memorandum of Understanding, which seeks to implement 14 best management practices that have received a consensus among water agencies and conservation advocates as the best and most realistic methods to produce significant water savings from conservation. In addition, in 2010, the city adopted a water-efficient landscape ordinance to promote water conservation through design, installation and maintenance of more efficient landscape and irrigation systems. A nearly $1 billion, 50-million gallon a day seawater desalination plant is currently under construction in Carlsbad, which is intended to supply the San Diego region with approximately 10 percent of its drinking water needs, and Carlsbad with about 12.5% percent of its drinking water needs. The project will be the first large scale desalination plant in the United States and the largest of its kind in the Westem Hemisphere. General Plan Goals and Policies Other elements in the General Plan discuss policy measures to reduce energy consumption through land use, transportation, and conservation efforts. • The General Plan seeks development of pedestrian-oriented shopping centers that are located to maximize accessibility from residential neighborhoods. Where appropriate, these centers would also include high and medium density housing surrounding the retail uses or integrated in mixed-use buildings. 4.3-22 S 4,3: RESOURCES AVAILABLE The General Plan seeks to reduce reliance on driving by promoting safe walking and biking access. The plan outlines improvements to pedestrian and bicycle systems. Opportunities for a safe pedestrian crossing across the railroad and Chestnut Avenue will be explored. Pedestrian priority zones around key centers and other places—such as schools—are outlined, to foster pedestrian comfort and safety. The General Plan supports continuation of the open space and park planning efforts by the city. Any future development located in areas adjacent to sensitive biological resources, such as lagoons and hillsides, must comply with the city's Habitat Management Plan and open space regulations to ensure that habitats are preserved and open space is provided. 4.3-23 ENVISION CARLSBAD This page intentionally left blank. 4.3-24 -^0 d A Constraints and Mitigating Opportunities A variety of factors can encourage or constrain the development, maintenance, and improvement of housing in Carlsbad, particularly for low and moderate income households. The city's coastal location and mesa/canyon topography imposes physical and regulatory constraints, and results in high land costs that present challenging market constraints. This section provides an analysis of various potential and actual constraints to housing development and preservation in Carlsbad. When an actual constraint is idenfified, the Housing Element must consider actions and opportunifies that can mitigate the constraint. While certain factors, such as construction/labor costs, may increase the costs of housing, their impacts are similar throughout the region and therefore do not impose disadvantages on the city. These factors are considered potential, but not actual constraints. 4.4.1 Market Constraints Land costs, construcfion costs, and market financing contribute to the cost of housing investments and can potentially hinder the production of new affordable housing. Land Cost In most cities, land costs vary with site location, availability of infrastructure, and offsite conditions. In Carlsbad, locafion is the single greatest factor determining land prices. Carlsbad is a highly desirable place to live and many properties have coastal views. Proximity to freeway access, public facilities, and community image also contribute to the high land costs in the city. As of October 2012, there were only a small number of for-sale listings for land zoned for residential. According to Loopnet, a 1.2 acre property (zoned RD-M which allows multi-family) was listed for $2.75 million, including approvals of a conceptual plan for 26 condo units. As shown in Table 4.4-1, available land zoned for single-family homes averaged $1.3 million per acre. The lack of availability and the cost of vacant residential land in Carlsbad is a substantial market constraint to the production of new affordable housing. Table 4.4-1: Vacant Land Prices: October 2012 Lot Size (acres) Advertised Price 0 17 $339,000 0.23 $299,900 Single-Family 0.29 $395,000 Single-Family 0.35 $332,988 0.47 $700,000 1.1 $799,000 Average Price (Weighted) 0.44 $599,848 Average per Acre 1.0 $1,304,537 Source: Loopnet, October 2012. Mitigation Opportunities The city offers several opportunities to mitigate the impact of land costs on affordable housing development. Specifically: • Adequate Sites Inventory: The city ensures, through land use planning actions, that an adequate supply of residential sites is available to meet the city's projected housing needs. This discussion is contained in Section 4.3, Resources Available. • Density Bonus/Increase: The city offers density bonuses, pursuant to state law, to increase the yield (number of units) that can be achieved on a property for qualified projects. Also, through the city's ordinances, the city offers density increases to assist in providing affordable housing. Density bonuses and increases reduce the per- unit land cost. • Land Banking/Surplus Land: The city may acquire land and reserve it for fiiture residential development. In addition to privately-held properties, surplus land owned by the city and other public agencies offers additional opportunities for affordable housing. The acquired land can be resold with entifiement to a nonprofit developer at a reduced price to provide housing affordable to lower income households. The city may also accept land as an in-lieu contribution by a developer to fulfill the inclusionary housing requirement. Construction and Labor Costs The Intemational Code Council (ICC) provides estimates on labor and material costs by type of construction. According to 2012 ICC estimates, the average per-square-foot cost for "good" quality housing is approximately $101 per square foot for multi-family housing and $113 for single-family homes in the United States. Estimates are based on "good" quality Type VA, wood-frame constmction, providing materials and fixtures well above the minimum required by state and local building codes. For San Diego County, RSMeans estimates for 2008 are slightly higher—at $125-$ 148 for a one-to-three story apartment, assuming union labor. 4.4-2 n 1 • HOUSING ELEMENT Historically, labor costs are relatively stable and fixed in comparison to land and improvement costs. However, in January 2002, Senate Bill 975 expanded the definition of public works and the application of the state's prevailing wage requirements to such projects. It also expanded the definition of what constitutes public fimds and captured significantly more projects beyond just public works (such as housing) that involve public/private partnerships. Except for self-help projects, per SB 972, payment of prevailing wages are required for most private projects constmcted under an agreement with a public agency providing assistance to the project. As a result, the prevailing wage requirement substantially increases the cost of affordable housing constmction (though it also increases the income of the worker who may seek housing in Carlsbad or elsewhere in the region). Mitigating Opportunities Both construction and labor costs are similar throughout the region. While these costs add to the overall cost of housing, they do not pose an actual constraint to housing development in Carlsbad. Nevertheless, the city offers a number of incentives and assistance to help reduce the cost of construction for affordable housing. These include: density bonuses/incentives, and direct financing assistance using the Housing Reserve Fund and the Housing Tmst Fund. Home Financing Although interest rates have reached historically low levels over the past few years, access to credit has tightened in the wake of the financial crisis of 2007-08 and finance reform. The new lending environment can have a substantial impact on prospective purchasers. An additional obstacle for homebuyers confinues to be the down payment required by lending institutions. These factors often affect demand for ownership housing, driving up or depressing housing prices. Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan applications for home purchases and improvements, whether financed at market rate or through govemment-backed programs. The primary concem in a review of lending activity is to see whether home financing is generally available to all income groups in the community. Subsidies Given the market conditions in southem Califomia, particularly in the San Diego region, housing affordable to lower income households cannot be accommodated by the market without some form of financial subsidy (affordable housing projects shown in Table 4.3-4 were achieved with financial subsidies from the city.) Average per-unit subsidy of subsidized units was about $69,771. This level of subsidy is modest and less than that for most affordable housing projects in the north San Diego County area at densities around 20 units per acre. As discussed with developers during a developer fomm held as part of the General Plan and Housing Element update process, development above 23-25 units per acre would typically necessitate subterranean parking, which substantially increases the average subsidy required to make the units affordable to lower income households. The cost savings from economies of scale for housing production do not usually break even until the density is substantially increased to beyond 30 units per acre. To expand the capacity for additional development, at 4.4-3 appropriate locations, the city permits development in the Village at up to 35 units per acre and within the R-30 land use designation density bonuses/increases can be granted to allow densities above 30 units per acre. Conventional Lending Overall, 4,473 households applied for mortgage loans for homes in Carlsbad in 2011, over two-thirds of which were refinancing applications. Of the applications for conventional mortgage loans, approximately 75 percent were approved (Table 4.4-2). The denial rate was 12 percent, while 13 percent of the applications were withdrawn or closed for incompleteness. Among the 90 applications for home improvement loans in 2011, 69 percent were approved, 14 percent were denied, and 17 percent were withdrawn or closed for incompleteness. Approval rates were slightly higher, at 85 percent, for the San Diego-Carlsbad-San Marcos MSA as a whole. Government-Backed Lending In addition to conventional mortgages, HMDA tracks loans for govemment-backed financing (e.g. FHA, VA, or FSA/RHS).^ To be eligible for these loans, households must meet established income standards and homes must be under a maximum sales price. However, home prices in Carlsbad often exceed the maximum home values established by these govemment-backed programs, which makes it difficult for households to take advantage of these types of loans. In 2011, 144 households applied for govemment-backed home mortgage loans for properties in Carlsbad (Table 4.4-2). Of these applicafions, 72 percent were approved, 13 percent were denied, and 15 percent were withdrawn or closed for incompleteness. Application and approval rates have improved substantially since the last Housing Element review in 2003 when only one application for a govemment-backed home improvement loan was processed and the loan was approved. In 2011, 103 govemment-backed loans were approved. Approval rates were slightly higher, at 86 percent, for the San Diego-Carlsbad-San Marcos MSA as a whole. Government-backed fmancing includes those backed by the Department of Veteran Affairs (VA), Federal Housing Administration (FHA), and Farm Service Agency/Rural Housing Services (FSA/RHS). Down payment assistance, silent second, and other mortgage assistance programs offered by local jurisdictions are not tracked by HMDA. 4.4-4 '^7 l.l HOUSING ELEMENT Table 4.4-2: Disposition of Home Purchase and Home Improvement Loan Applications In Census Tracts Partially or Wholly Within Carlsbad (2011) Government Backed Conventional Home Improvement # % # •," %"= Approved^ 103 72% 451 75% 62 69% Denied 19 13% 72 12% 13 14% Other^ 22 15% 78 13% 15 17% Total Applications 144 601 90 1. "Approved" includes loans originated or approved, but not accepted. 2. "Other" includes files closed for incompleteness, and applications withdrawn. Source: Home Mortgage Disclosure Act (HMDA), 2011. Mitigating Opportunities To address potential private market lending constraints and expand homeownership and home improvement opportunities, the city offers and/or participates in a variety of home buyer, down payment assistance, and rehabilitation assistance programs. These programs assist extremely-low, very-low, low, and moderate-income residents by increasing access to favorable loan terms to purchase or improve their homes. 4.4.2 Government Constraints Local policies and regulations can affect the price and availability of housing. Land use controls, the Growth Management Plan, development standards, site improvements, fees and exactions, permit processing procedures, and other issues may present potential and actual constraints to the maintenance, development, and improvement of housing. Land Use Controls The Land Use and Community Design Element of the General Plan sets forth policies for guiding local development. The distribution of land use designations within the city are based on several geographical and locational constraints. These constraints include: McClellan/Palomar Airport, San Diego Gas & Electric power plant, Encina wastewater treatment plant, regional commercial areas along Interstate 5 and Highway 78, open space reserves, habitat, beaches and lagoons, as well as the city's overall mesa/canyon topography. The airport, power plant and wastewater treatment plant could preclude residential development in close proximity due to potential public health and safety concems. The natural constraints such as hilly topography, beaches and lagoons also limit the extent and density of residential uses due to environmental factors. Carlsbad's Land Use and Community Design Element establishes six residential designations (excluding the Village) ranging in density from 1.0 dwelling unit per acre to 30.0 dwelling units per acre (Table 4.4-3).). The R-30 land use designation was added to the General Plan in February 2013 and allows up to 30 dwelling units per acre. In the Village, a separate land use designation applies (V - Village). This designation permits both residential and non-residential uses. Depending on the district within the Village, the 4.4-5 minimum density is 18 units per acre (districts 5-9) or 28 units per acre (districts 1-4) and the maximum density permitted is 23 or 35 units per acre, respecfively. To fiirther ensure that development adheres to the densities specified, the Land Use and Community Design Element requires development at or above the minimum density specified in Table 4.4-3. As discussed below, the Growth Management Control Point (GMCP) density ensures adherence to the residential dwelling unit limits established by Carlsbad's Growth Management Plan. Certain findings regarding the provision of adequate facilities and the densities of neighboring developments must be made to allow residential development to exceed the GMCP density. Table 4.4-3: Land Use Designations and Implementing Zones Land Use Designation Allowed Density (du/ac) GMCI»" (du/ac) Implementing Zone R 1.5 - Residential 0.0-1.5 1.0 R-1, R-A, PC\ RMHP R 4 - Residential 0.0-4.0 3.2 R-1, R-A, PC\ RMHP R 8 - Residential 4.01-8.00 6.0 R-1, R-2, RD-M, PC\ RMHP R 15 - Residential 8.01-15.00 12.0 R-3, RD-M, PC\ RMHP, R-P R 23 - Residential 15.0-23.00 20.0 R,3, RD-M, PC\ RMHP, R-P, R-W R 30 - Residential 23.01 - 30.00 25.0 R,3, RD-M, PC\ RMHP, R-P V - Village Dist. 1-4: 28-35 Dist. 5-9: 18-23 max n/a^ V-R ^ Subject to an approved master plan. ^ Requires an allocation of "excess dwelling units"; 828 "excess dwelling units" are currently reserved for the Village. Source: Carlsbad Draft General Plan update, November 2012. Growth Management Plan In the mid-1980s, Carlsbad experienced a construction boom. Annual growth rates exceeded ten percent and developers completed the most homes in the city's history prior to that time - 2,612 - in 1986. Further, Carlsbad's General Plan, in effect at that time, established a residential capacity exceeding 100,000 units, which potentially meant over 80,000 more homes could be built. With the above in mind, residents expressed concem over the loss of small town identity, disappearance of open space, and potential for growth to outstrip public facilities and services. Aware that development was creating public facility impacts on the community, the city began working on its Growth Management Plan. Among the first actions taken was reduction of the General Plan's residential capacity by approximately one-half in 1985. Subsequent actions included the adoption of a series of interim ordinances to restrict development while the formal Growth Management Plan was finalized. In 1986, Carlsbad adopted a citywide Facilities and Improvements Plan that established much of the foundational aspects of the program. That year, the program was permanently enacted by ordinance. 4.4-6 1(p HOUSING ELEMENT The Growth Management Plan ensures that adequate public facilities and services are guaranteed at all times as growth occurs. This program establishes performance standards for eleven public facilities. The eleven public facilities addressed are city administration, library, waste-water 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 has been complied with, no new development can occur. Compliance with the Growth Management Plan is planned for and provided through a three- tiered or phased planning process: • Citywide Facilities and Lmprovements Plan, which adopted eleven public facility performance standards, defined the boundaries of twenty-five local facility management zones, and detailed existing public facilities and projected the ultimate public facility needs. • Local Facilities Management Plans are prepared in each of the twenty-five zones and implement the provisions of the Growth Management Plan. These plans phase all development and public facilities needs in accordance with the adopted performance standards, provide a detailed financing mechanism to ensure public facilities can be provided, are reviewed by city staff for accuracy, and are approved by the City Council after a public hearing. • Individual Projects must comply with the provisions of the Local Facilities Management Plans, as well as implement provisions of the citywide plan. The third phase of the program includes the review of individual projects to ensure compliance with all performance standards prior to the approval of any development permits. The 1986 Citywide Facilities and Improvements Plan estimated the number of dwelling units that could be built as a result of the application of the General Plan density ranges to individual projects. For the entire city at buildout, the estimate was 54,599 dwelling units (21,121 existing units plus 33,478 future units), which resulted in an estimated buildout population of 135,000. The plan further divided the esfimated future dwelling units among four city quadrants (the axis of the quadrants is El Camino Real and Palomar Airport Road), as follows: Northwest Quadrant - 5,844 units; Northeast Quadrant - 6,166 units; Southwest Quadrant - 10,667 units; Southwest Quadrant -10,801 units. The purpose of this estimate was to provide an approximate ultimate number of future dwelling units and population citywide and for each quadrant for facility planning purposes. The city's Capital Improvement Plan, Growth Management Plan, and public facilities plans are all based on this estimate. To ensure that all necessary public facilities will be available concurrent with the need to serve new development, it was necessary to set a limit on the number of future residenfial dwelling units which can be constmcted in the city based on the estimate. On November 4, 1986, Carlsbad voters passed Proposition E, which ratified the Growth Management Plan and "locked in" the maximum future dwelling units in each of the four city quadrants per the estimates specified in the Citywide Facilities and Improvements Plan. Proposition E also mandated that the city not approve any General Plan amendment, zone change, tentative subdivision map or other discretionary approval that could result in future 4.4-7 residential development above the dwelling unit limit in any quadrant. This mandate will remain in effect unless changed by a majority vote of the Carlsbad electorate. Local Facilities Management Plan To facilitate effective implementation of the Growth Management Plan, the city is split into 25 different facility zones, each of which requires the preparation of a Local Facilities Management Plan (LFMP) prior to approving development in the affected zone. The LFMP seeks to ensure that development does not occur unless adequate public facilities and services exist or will be provided concurrent with new development. These plans are not seen as a constraint to development, but rather as a vehicle to provide information upfi-ont about the capacity and availability of infrastmcture. LFMPs have been adopted for all 25 facility zones. Growth Management Control Point Density Before Proposition E was drafted in 1986, one major concem was how best to link development to the provision of public facilities and also assure that once the facilities were installed subsequent development would not exceed their capacities. When Proposition E was drafted, it created for each residential general plan designation a "Growth Management Control Point" (GMCP) density (dwelling units per acre) at approximately the mid-point of the associated density range (Table 4.4-3). The purpose of the GMCP density is to ensure residential development does not exceed the dwelling unit caps established for each quadrant. A development may not exceed the GMCP density unless the following three findings can be made: • The project will provide sufficient public facilities for the density in excess of the GMCP to ensure that the adequacy for the city's public facilities plans will not be adversely impacted; • There have been sufficient developments approved in the quadrant at densities below the GMCP to cover the units in the project above the control point so that approval will not result in exceeding the quadrant dwelling unit limit; and • All necessary public facilities required by the Growth Management Plan will be constructed or are guaranteed to be constmcted concurrently with the need for them created by the development and in compliance with adopted city standards. The Growth Management Plan does not prohibit densities that exceed the maximum of the R- 30 designation; instead the program requires the findings above to be made. Excess Dwelling Units To ensure dwelling unit caps in each of the quadrants are not exceeded, Carlsbad developed a tracking system to account for projects approved both below and above the GMCP. Projects that have developed below the GMCP, for example, generate "excess dwelling units." Likewise, proposals approved at a density above the GMCP can use these excess units as long as the use of excess units does not cause the quadrant dwelling unit limit to be exceeded. City Council Policy Statement No. 43 specifies that residential projects must provide the minimum amount of affordable housing required by the city's Inclusionary Housing Ordinance to be eligible for an allocation of excess dwelling units . An allocation of excess dwelling units is considered an incentive and, therefore, the council's policy is applicable to 4.4-8 ~1? HOUSING ELEMENT both ownership and rental housing projects. Limiting the use of excess dwelling units to projects that provide affordable housing supports the city's ability to achieve the programs of this Housing element. The following projects approved over the past five years provide a good representation ofthe developments that have contributed and utilized excess dwelling: • Ocean Street Residences (2008) - A 35 unit condominium project including seven affordable units; approved below the GMCP of 11.5 du/ac; created 15 excess dwelling units. • Seascape (2008) - Twelve lot single family residential subdivision that included two affordable housing units; approved above the GMCP of 3.2 du/ac; utilized five excess dwelling units. • Tabata Ranch (2009) - General Plan amendment changed the land use designation fi-om RM (4-8 du/ac) to RLM (0-4 du/ac); created 12 excess dwelling units. • Tavarua Senior Apartments (2011) - A 50 unit affordable senior housing project; approved at 55.5 du/ac, above the GMCP of 6 du/ac; utilized 44 excess dwelling units. Dos Colinas (2012) - A 305 unit confinuing care community including 24 affordable housing units; created 111 excess dwelling units. Rancho Milagro (2012) - A 19 unit single family subdivision; required to constmct three affordable dwelling units or purchase credits for three units in an affordable housing project; approved below the GMCP of 3.2 du/ac; created 34 excess dwelling units. Vista La Costa Apartments (2012) - A 19 unit apartment project approved at 21.6 du/ac, above the GMCP of 19 du/ac; required to purchase credits for 3 units in an affordable housing project; utilized 3 excess dwelling units. Housing Element Program 2.1 Barrio (2013) - General Plan amendment and zone change to increase allowed densities throughout the Barrio area; included the creation ofthe R-30 (23- 30 du/ac) land use designafion; implemented Program 2.1 of the 2005-2010 Housing Element; utilized 574 excess dwelling units. Quarry Creek Master Plan - General Plan amendment, zone change and master plan to allow for the development of 340 dwelling units at a density of 22.2 du/ac, 95 units at 16.7 du/ac, and 221 units at 14.2 du/ac; implemented Program 2.1 of the 2005-2010 Housing Element; utilized 363 excess dwelling units. As the above list demonstrates, excess dwelling units are created (when development is approved below the GMCP) and utilized (when development is approved above the GMCP); the list also demonstrates that affordable housing can be achieved even when a project is approved at a density below the GMCP, due to the city's Inclusionary Housing Ordinance.. Prior to 2004, development below the GMCP was primarily due to housing market conditions, including the desirability of building low density projects. Other reasons for developing below the GMCP include environmental constraints, such as topography and sensitive habitat. However, approving densities below the GMCP is now more difficult due to Govemment Code Section 65863, which incorporates state legislation (SB 2292) passed in 2004. More details about this law may be found in the section below on mitigating opportunities. 1^ Mitigating Opportunities The capacity (number of units) for each site appropriate for lower and moderate income housing identified in the sites inventory in Section 4.3 assumes development will take place at the minimum density of the density range. Therefore, none of the sites require the use of excess dwelling units to accommodate the RHNA. As a result, the Growth Management Plan and GMCP density do not serve as constraints to development. As shown in Table 4.4-4, the capacity of the General Plan, including the sites inventory for this Housing Element, does not exceed the dwelling unit limits established by the Growth Management Plan and Proposition E. General Plan capacity in Table 4.4-4 is based on the GMCP density for all sites, including those that can accommodate the RHNA; as mentioned above, the capacity used for the sites inventory for this Housing Element is based on minimum density, which further demonstrates that the sites can accommodate the RHNA and not be constrained by the dwelling unit limits in each quadrant. Table 4.4-4: Analysis of Identified Sites Compared to Quadrant Dwelling Unit Limits Quadrant Quadrant Dwelling Unit Limit^ General Plan Capacity^ Remaining Future Units Northwest 15,370 14,795 575 Northeast 9,042 9,042^ 0^ Southwest 12,859 11,635 1,224 Southeast 17,328 16,713 , 615 Notes: ^ Based on Proposition E (1986). ^ Includes existing units and undeveloped capacity (based on GMCP and SANDAG 2050 Regional Growth Forecast). ^ When the General Plan update, including this Housing Element, is approved by the City Council, the capacity of one or more of the sites in the sites inventory may need to be reduced to ensure compliance with the Growth Management dwelling unit limit for the northeast quadrant. The "General Plan Capacity" and "Remaining Future Units" referenced above will be updated upon approval of the General Plan update; in no event will the quadrant dwelling unit limit be exceeded; also, the sites inventory will remain adequate to accommodate the city's RHNA. Government Code 65863 Califomia Govemment Code Section 65863 prohibits local govemments, with certain exceptions, from approving residential projects at a density below that used to demonstrate compliance with Housing Element law. For Carlsbad, this Housing Element utilizes the minimum density (for lower and moderate income sites) to demonstrate compliance with Housing Element law. If a reduction in residential density for any parcel would result in the remaining sites identified in the Housing Element not being adequate to accommodate the city's share of the regional housing need, the city may reduce the density on that parcel provided it identifies sufficient additional, adequate, and available sites with an equal or greater residential density so that there is no net loss of residential unit capacity. 4.4-10 4,4: CONSTRAINTS AND MITIGATION OPPORTUNITIES Provisions for a Variety of Housing Types Carlsbad's Zoning Ordinance accommodates a range of housing types in the community. Housing types permitted include standard single-family and mulfi-family housing, mobile homes, second units, mixed-use opportunities, as well as housing to meet special housing needs, such as farm labor housing, and housing for persons with disabilifies. Table 4.4-5 summarizes and the following text describes the types of housing permitted in each residential and commercial zone. 4.4-11 ENVISION CARLSBAD Table 4.4-5: Housing Types by Zoning Category Uses E-A R-E R-A R-1 R-2 R-3 R-P R-W R-DM R-T RMHP C-1, C-2, C-L PC Single Family Homes (detached) A P P P P P-p1.2 P^ p1,2 P p Single Family Homes (attached) P^ P P P^ P P P p Multi-Family Housing p5,6 p6 P^ p6 P^ P P^ p6 Second Dwelling Units A' A' A' A^ A« A' A« A' A' A^ Mobile Homes A P P P P P^ p^ P^ P P P Large Residential Care Facility (>6 c c' c C persons) Small Residential Care Facility (<6 A P P P P P P' p P P^ P^ P^ P persons) Supportive Housing (>6 persons) C^ c' C^ Supportive Housing (<6 persons) P^ P^ P^ P^ P^ p9 p9 p9 p9 p9 p9 p9 Transitional Housing (>6 persons) c' c' c' P^ c^ Transitional Housing (<6 persons) P^ P^ P^ p9 p^ p9 P^ p^ P^ p9 p9 p9 Notes: A=Permitted Accessory Use; P=Permitted Use; C=Conditionally Pemnitted Use Single-family dwellings are permitted when developed as two or more detached units on one lot. Also, one single -family dwelling shall be pemnitted on any legal lot that existed as of September 28, 2004, and which is designated and zoned for residential use. When the zone implements the R-8 land use designation. Subject to approval of a planned development permit. When the zone implements the R-15 or R-23 land use designation. A multi-family dwelling with a maximum of four (4) units may be erected when the side lot line of a lot abuts R-P, commercial or industrial zoned lots, but in no case shall the property consist of more than one lot, or be more than 90 feet in width. Development of four or more multi-family dwellings requires approval of a site development plan. Permitted when located above the ground floor of a multistory commercial building and subject to approval of a site development plan. ^ Accessory to single-family dwelling only. ^ As adopted by the City Council, October 2, 2012. Coastal Commission review expected in 2014. Sources: City of Carlsbad Municipal Code, 2011; Carlsbad Planning Division, 2012. 4.4-12 4.4 CONSTRAINTS AND MITIGATION OPPORTUNITIES Multi-Family Units Multi-family units comprise roughly 29 percent of Carlsbad's housing stock and are permitted in six of the city's residenfial zones. Two-family units are permitted in the R-2, R- 3, R-DM, R-W, and PC zones, while multi-family uses up to four units are permitted in the R-2 zone when the side lot line of a lot abuts R-P, commercial, or industrial zoned lots. Larger mulfi-family projects are permitted in the R-3, R-DM, R-W, and PC zones with approval of a Site Development Plan. Second Dwelling Units Second dwelling units are permitted as an accessory use to a one-family dwelling in the R-E, R-A, R-l, R-2, R-3, R-P, R-W, R-DM, and R-T zones. Manufactured Housing and Mobile Homes State housing law requires communities to allow manufactured housing by right on lots zoned for single-family dwellings. However, the city can regulate the architectural design of a manufactured home or mobile home. The city's current requirements for manufactured housing and mobile homes comply with state law. Mobile home parks are also permitted in the RMHP zone. Transitional Housing and Supportive Housing Transifional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transifional housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments and typically offers case management and support services to retum people to independent living (usually between 6 and 24 months). Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist the supportive housing resident in retaining housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population includes adults with low incomes having one or more physical or development disability, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions. This may also include families with children, elderly persons, young adults aging out of the foster care system, individuals exifing from insfitutional settings, veterans, or homeless people. Similar to transitional housing, supportive housing can take several forms, including group quarters with beds, single-family homes, and muUi-family apartments. Supportive housing usually includes a service component either on- or off-site to assist the tenants in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. In order to implement Program 3.15 of the 2005-2010 Housing Element, the City Council adopted a Zoning Ordinance amendment in October 2012 that idenfified transifional and supportive housing as either permitted by right or conditionally permitted uses in all residential zones, as shown in Table 4.4-5, and in commercial zones where residenfial is 4.4-13 permitted. The Coastal Commission is anticipated to act on the amendment in early 2014. The city has not identified any additional barriers to the development of transitional or supportive housing. Emergency Shelters An emergency shelter is a facility that houses homeless persons on a limited short-term basis. In order to implement Program 3.14 of the 2005-2010 Housing Element and comply with SB2, the city adopted a Zoning Ordinance amendment in September 2012 to permit emergency shelters by right in the industrial zones, which are well served by major transportation and bus routes and have some commercial services. (The La Posada de Guadalupe homeless shelter discussed below is in the Heavy Industrial (M) Zone.) In these zones, year-round shelters with up to 30 persons or beds are permitted by right; larger shelters are conditionally permitted. The amendment also provided basic standards. The city anticipates the Coastal Commission will act on the amendment in early 2014. Within the Planned Industrial (P-M) and M zones there are at least 27 acres that may be appropriate for emergency shelters. These sites are vacant and not constrained by airport noise and safety hazards; or private conditions, covenants, and restrictions or a zoning overlay that prohibit residential uses. In addition, following a period of significant office and industrial constmction in the early 2000s, the city has high vacancy rates for both office and industrial uses (29.3% and 14.6%, respectively)^, providing an opportunity for emergency shelters to locate in vacant buildings. While the existing La Posada de Guadalupe homeless/farmworker housing facility accommodates the current estimates of homeless persons in the city (110 in 2012, as described in Section 4.2), there may be additional need (e.g. for women and families) in the future that can be accommodated on these sites. As with all uses locating in the P-M or M zones, siting an emergency shelter will require consideration be given to the presence of surrounding industrial uses that may employ chemicals or hazardous materials or procedures that could pose a threat. Such surrounding uses may render a potential emergency shelter location as unsuitable or may require addifional building requirements. It is not possible to determine if such conditions exist until a specific site is identified. In 2012, Catholic Charifies began constmction to rebuild and expand the current year-round La Posada de Guadalupe homeless shelter to provide additional farmworker housing. The project is funded in part by a Community Development Block Grant and a $2 million grant from the city's Agriculture Conversion Mitigation Fund (see Section 4.3 for more information). Following reconstmction, this facility will feature 50-70 beds for farmworkers in addition to the 50-beds that currently serve farmworkers and homeless men. Additionally, the city's funding grant stipulated that the farmworker portion of the shelter expansion be converted to accommodate homeless persons, including families, should agriculture in Carlsbad ever diminish to the point that farmworker housing is unnecessary. The city has also provided funding to North County Solutions for Change (Solutions) to assist them in the development of affordable housing to be used by families graduating from their homeless prevention program. Approximately 10 Carlsbad residents are served by the prevention program each year. In 2012, the City Council authorized Solufions to use city allocated funds to assist them in acquiring an existing 47 unit apartment complex in the City of Vista (the high cost of land made it difficult to find a cost effective site in Carlsbad). Solufions completed the rehabilitation of the apartments in Vista and is moving formerly homeless families into the complex. 2 City of Carlsbad, "Working Paper #2, The Local Economy, Business Diversity and Tourism", 2010. Tri 4.4: CONSTRAINTS AND MITIGATION OPPORTUNITIES The city also participates in regional homeless programs. Most recently, Carlsbad supported through funding the multi-jurisdictional North County Regional Winter Shelter Program. One of the shelters participating in this Program is La Posada de Guadalupe. Carlsbad is also served by other homeless shelters and programs as identified in Table 4.2-12. Farm Labor Housing The city permits agriculture as a permitted use in many zones, including: Exclusive Agricultural (E-A) Residential Agricultural (R-A) Rural Residential Estate (R-E) One-Family Residential (R-l) Two-Family Residential (R-2) Multiple-Family Residential (R-3) Open Space (O-S) While the city has established a zoning district of Exclusive Agricultural (E-A), only three, small scattered properties are zoned E-A. Pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household is permitted by right in an agricultural land use designation. Therefore, for properties that permit agricultural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. Furthermore, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation, according to the Employee Housing Act. Employee housing for six or fewer persons is permitted where a single-family residence is permitted. No conditional or special use permit or variance is required. To comply with Health and Safety Code Section 17021.6 and implement Program 3.13 in the 2005-2010 Housing Element, a Zoning Ordinance amendment was adopted by the City Council in October 2012. The amendment permits farmworker housing by right or conditionally where agricultural uses are also permitted by right or conditionally, respectively. The city anticipates that the Coastal Commission will act on the amendment in early 2014. Alternative Housing State law requires housing elements to identify zoning to encourage and facilitate housing for extremely low income households, including single-room occupancy units (SROs). 4.4-15 ENVISION CARLSBAD To implement Program 3.13 in the 2005-2010 Housing Element and expand housing opportunities for extremely-low-income households, in September 2012 the City Council approved an amendment to the Village Master Plan and Design Manual to conditionally permit and establish standards for managed living units" in certain districts of the Village area. A managed living unit is designed and intended for transient occupancy of daily, weekly or longer tenancy or permanent residency, providing sleeping or living facilities for one or two persons, in which a full bathroom and a partial kitchen are provided. The amendment fulfilled program objectives by providing standards for a viable housing option for lower-income persons. The city anticipates that the Coastal Commission will act on the amendment in early 2014. The city has not idenfified any addifional barriers to the development of altemative housing solufions for very and extremely low income housing. Licensed Community Care Facilities The California Health and Safety Code requires that certain community care facilities serving six or fewer persons be permitted by right in residential zones. Moreover, such facilifies cannot be subject to requirements (development standards, fees, etc.) more stringent than single-family homes in the same district. The Carlsbad Zoning Ordinance states that residents and operators of a residential care facility serving six or fewer persons are considered a "family" for purposes of any zoning regulation relating to residential use of such facilities. Therefore, small residential care facilities are permitted under the same conditions and in the same locations as detached and attached single-family and multi-family dwellings. Residential care facilifies serving more than six persons are conditionally permitted in the R- 3, R-D-M and C-2 zones and the R-P zone when that zone implements the R15, R23, or R30 land use designation. The city has no distance requirements for residential care facilities. Conditions for approval relate to setback and parking requirements, compatibility with surrounding uses, ingress/egress, consistency with the General Plan and other city plans, requirements by the city's Fire Department, and compliance with State Department of Social Services licensing requirements. Furthermore, the Zoning Ordinance provides that, on appeal, the City Council may modify these requirements provided that the modifications would not impact the health and safety of the residents. The city's conditions for approval have not served to constrain the development of residential care facilities in Carlsbad. According to the State Department of Social Services Licensing Division, 31 licensed residential care facilities for elderly and adults are located in Carlsbad, providing over 2,200 beds. Among these facilities, 11 have more than six beds. Housing for Persons with Disabilities The State Housing Element law requires a jurisdiction review its policies and regulafions regarding housing for persons with disabilifies. Zoning and Land Use: The city of Carlsbad complies with the State law, allowing small licensed community care facilities for six and fewer persons by right. Facilifies serving more than six persons are conditionally permitted in the R-3, R-D-M, C-2 and R-P zones (see discussion above under "Licensed Community Care Facilifies"). 4.4-16 HOUSING ELEMENT Furthermore, the Carlsbad Zoning Ordinance provides for the development of multi-family housing in the R-2, R-3, R-P, R-W, R-DM, and P-C (as provided through master plans) zones. Regular multi- family housing for persons with special needs, such as apartments for seniors and the disabled, are considered regular residential uses permitted by right in these zones. The city's land use policies and zoning provisions do not constrain the development of such housing. Definition of Family: Although the city does not differentiate between related and unrelated individuals living together in its definition of "family," HCD commented in the last Housing Element update that the terms in the definition, "reasonable number of persons" and "bona fide housekeeping unif, posed a constraint to housing and were potentially discriminatory. The city removed these terms from the definition of "family" to eliminate any potential or perceived constraint to development. The amendment was adopted by City Council in 2010 and approved by the Coastal Commission in 2011. Building Codes: The city enforces Title 24 of the Califomia Code of Regulations that regulates the access and adaptability of buildings to accommodate persons with disabilities. No unique restrictions are in place that would constrain the development of housing for persons with disabilities. Compliance with provisions of the Code of Regulations, Califomia Building Standards Code, and federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building Division as a part of the building permit submittal. Reasonable Accommodation Procedure: Both the Fair Housing Act and the Califomia Fair Employment and Housing Act direct local govemments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and access housing. To provide individuals with disabilities such reasonable accommodation, the city adopted a Zoning Ordinance amendment in 2011 to establish a procedure for requests for reasonable accommodation. The amendment was approved by the Coastal Commission in March 2013. Mitigating Opportunities The city recognizes the importance of providing a variety of housing options to meet the varied needs of its residents. With respect to emergency shelters, the city will continue to participate financially in regional programs, such as the North County Regional Winter Shelter Program, which utilizes the La Posada de Guadalupe men's homeless/farmworker shelter in Carlsbad and other emergency shelters to provide emergency shelter in the local area. The city's regulations do not represent a constraint to development of the other housing types described above. Residential Development Standards Carlsbad regulates the type, location, appearance, and scale of residential development primarily through the Zoning Ordinance. Zoning regulations are designed to maintain the quality of neighborhoods, protect the health, safety, and general welfare of the community, and implement the policies of the city's General Plan. Table 4.4-6 summarizes the residential development standards in Carlsbad. 4.4-17 ENVISION CARLSBAD Overall, the city's development standards are typical and consistent with a community that is constrained by its hilly topography. Density is regulated by the General Plan land use designation as demonstrated in Table 4.4-6. 4.4-18 4.4 CONSTRAINTS AND MITIGATION OPPORTUNiTIES Table 4.4-6: Basic Residential Development Standards Characteristic of Lot, Location and Height R-E R-A R-1 R-2 R-3 RD-M R-W R-T R-P RMHP V-R Minimum Net Lot Area (in square feet) 43,560 (1 acre) 7,500- 21,780 6,000- 21,780 6,000- 7,500 7,500 6,000- 10,000 5,000 7,500 7,500 3,000- 3,500 n/a Minimum Lot Width (feet) 300' 60'-80' 60'-80' 60'-80' 60' 60' 40' 60'-80' 50' n/a Maximum Lot Coverage 20% 40% 40% 50% 60% 60% 75% 60% 75% 60-100%® Minimum Setbacks (feet) 0'-20'® Front 70' 20'^ 20''' 20'"' 20'"' 10'-20"^ 10' 20' 20'"' 5' 0'-20'® Side 15'-50' 5'-10'^ 5'-10'^ 5'-10'^ 5'-10'^ 0'-10'^ 4'-8'^ 5'-10'^ 5'-10'^ 3' 0'-10'® Rear 30" 10'-20' 10'-20' 10'-20' 10'-20' 10' 8' 20' 20'^ 3' 0'-10'° Maximum Height (in feet) 35' 24'-35' 24'-35' 24'-35' 35' 35' 35' 35' 35' -30'-45'® Notes: ^ For key lots and lots which side upon commercially or industrially zoned property, the minimum setback is 15 feet. ^ Interior lot side yards must have a minimum setback of 10 percent of the lot width, but not less than 5 feet and need not exceed 10 feet Corner lot side yards facing the street must be 10 feet and extend the length ofthe lot ^ A minimum of 15-foot setback permitted providing carport or garage openings do not face the front yard: a minimum of 10 feet pennitted, provided carport or garage openings do not face the yard and that the remaining front yard is landscaped with a combination of flowers, shmbs, trees, and irrigated with a sprinkler system. ^ Equal to 20 percent of lot width, need not exceed 20 feet. ^ Interior lot side yards must have a minimum setback of 5 feet Corner lot side yards facing the street must be a minimum of 10 feet; exceptions can be made to allow a 0-foot interior side yard setback and 5-foot street side yard setback on a corner lot ^ Interior lot side yards must have a minimum setback of 4 feet. Corner lot side yards facing the street must be a minimum of 8 feet Interior lot skle yards must have a minimum setback of 10 feet on one side of the lot and a minimum of 5 feet on the other side. Corner lot side yards facing the street must be 10 feet and extend the length of the lot ® In the Village Review (V-R) Zone, development standards vary by district. Additionally, the City Council may modify standards on a case-by-case basis, in order to facilitate affordable housing or promote "green building" (e.g., LEED certification) design. Source: City of Carlsbad, 2011. 4.4-19 ENVISION CARLSBAD Parking Parking requirements in Carlsbad vary depending on housing type and anticipated parking needs (Table 4.4-7). The city's parking standards are the same as or lower than many communities in the San Diego region and therefore do not serve to constrain residential development.^ Furthermore, the city has a demonstrated history of making concessions (i.e. reduced parking requirements) in order to facilitate affordable housing development. The city has also approved reduced parking standards and increased densities to foster redevelopment in the Village. Table 4.4-7: Parking Requirements Use Parking Requirement Detached and attached single family 2 spaces per unit in a garage. dwellings in R-1, R-A, E-A and RE Zones Planned Unit Developments or Condominiums Detached or attached single family dwellings: 2 spaces per unit in a garage. Condominiums: - Studio and 1-bedrom: 1.5 covered spaces per unit - 2+Bedrooms: 2.0 covered spaces per unit Guest parking: 0.3 spaces per unit (<10 units); 0.25 spaces per unit (over 10 units) Apartments Studio and 1-bedroom: 1.5 spaces per unit 2+ Bedrooms: 2.0 spaces per unit Guest parking: 0.3 spaces per unit (<10 units); 0.25 spaces per unit (over 10 units) Mobile homes in mobile home parks 2.0 spaces per mobile home plus 1.0 guest space per 4 units. Second dwelling units 1.0 space per uniL Residential care facilities 2.0 spaces plus one guest space per three beds. Housing for seniors 1.5 spaces per unit plus one guest space per five units. Source: City of Carlsbad Municipal Code, 2012. On- and Off-Site Improvements Requirements for on- and off-site improvements vary depending on the presence of exisfing improvements, as well as the size and nature of the proposed development. In general, most residential areas in Carlsbad are served with existing infrastructure. Developers are responsible for all on-site improvements, including parking, landscaping, open space development, walkways, and all utility connections. On- and off-site improvement standards are specified in the General Design Standards developed by the city's Land Development Engineering Division. The General Design Standards provide ^ Parking standards for the cities of Escondido, Oceanside, San Marcos, Santee, and Vista, and the County of San Diego were reviewed. These communities have adopted parking standards that are similar, indicating fairly consistent parking requirements in the region. 4.4-20 4.4 CONSTRAINTS AND MITIGATION OPPORTUNITIES Standards for: public streets and traffic; private streets and driveways; drainage and storm drains; sewer lines; and grading and erosion controls. The city's fee structure includes some on- and off-site improvements. Off-site improvement fees include drainage and sewer facility fees, school fees, park land fees, and public facility fees, among others. Mitigating Opportunities Pursuant to state density bonus law, the city offers density increases and/or in-lieu incentives in order to facilitate the development of housing affordable to lower and moderate income households. Depending on the percentage of affordable units and level of affordability, a maximum density bonus of 35 percent may be achieved. Pursuant to the city's Zoning Ordinance, incentives in-lieu of density increases may include the following: • A reduction in site development standards or a modification of Zoning Ordinance requirements or architectural design requirements that exceed the minimum building standards approved by the State Building Standards Commission; Approval of mixed use zoning in conjunction with the housing development; Other regulatory incentives or concessions proposed by the developer or the city which result in identifiable cost reductions; Partial or additional density bonus; Subsidized or reduced planning, plan check or permit fees; and Direct financial aid including, but not limited to the city's Affordable Housing Trust Fund, Community Development Block Grant funding, or subsidizing infrastructure, land cost or construction costs or other incentives of equivalent financial value based upon the land costs per dwelling unit. Furthermore, developments meeting state density bonus requirements may use the state's parking standards: • Studio and one-bedroom: one parking space • Two- and three-bedroom: two parking spaces • Four or more bedrooms: 2.5 parking spaces These requirements include guest and handicapped parking. Development Review Process City Review One of the City Council's four key priorities for fiscal year 2011-2012 was to streamline city processes to support faster development review processing times and more efficient handling of business requests and services. To that end, the City Council directed city staff to find ways to 4.4-21 forge a stronger partnership with the development community and improve the efficiency of the development review process for the developer, community members, and city staff A working group developed a set of initiatives including reducing the time period for project reviews, extending the validity period for permits, changing rules for decision-making, and creating manuals and guidelines to clarify and illustrate regulations. In addition, a Development Review Team meets monthly to monitor major projects and make sure they stay on track. Another city initiative was the consolidation of most of the staff involved in development review (Housing and Neighborhood Services, Planning, Land Design Engineering, Building, and Economic Development) into a single department, Community & Economic Development. This clarified communication lines for both project applicants and city staff Most of the initiatives have been implemented. One initiative that requires an amendment to the Zoning Ordinance will become effective when the Coastal Commission acts on the related Local Coastal Program Amendment (anticipated in 2014.) Carlsbad's review process depends on the project type and complexity, and whether a major variation in development standards, land use, or operating conditions is requested. If the proposed project involves ownership units, then either a tentative tract map or parcel map is required. If condominium ownership is proposed, then a Planned Unit Development (PUD) permit is required. This PUD process allows review of project design features, such as architecture, site design, landscaping, and recreation areas. Zoning Ordinance Chapter 21.45 contains the standards required for projects subject to a PUD; the chapter also provides the necessary approval findings and references applicable City Council policies specifying architectural and neighborhood design. The discretionary review process for rental apartments is more straightforward. Apartment projects with no more than four units are allowed by right in multi-family zones, provided they meet General Plan density thresholds. Since only a building permit is required, apartment complexes with four or fewer units provide an opportunity for infill of underutilized sites. Apartment developments with more than four units must submit a Site Development Plan (SDP) application that is subject to approval by the Planning Commission. The Planning Commission review of the SDP pertains only to design features of the development since the residential use is allowed by right. According to Zoning Ordinance Section 21.53.120, SDPs are also required for rental or ownership affordable housing projects of any size. "Affordable housing" is defined in the Zoning Ordinance as "housing for which the allowable housing expenses for a for-sale or rental dwelling unit paid by a household would not exceed thirty percent of the gross monthly income for target income levels, adjusted for household size." Review of SDPs for affordable housing projects follows the timeframes discussed below. Processing of SDPs is explained in Zoning Ordinance Chapter 21.06. As mentioned previously, review of the SDP focuses only on design features, not the residential use. An idenfification of these design features or development standards is listed in Section 21.53.120 (c) as follows: • The development standards of the underlying zone and/or any applicable specific or master plan, except for affordable housing projects as expressly modified by the SDP. 4.4-22 HOUSING ELEMENT The SDP for affordable housing projects may allow less restrictive development standards than specified in the underlying zone or elsewhere provided that the project is consistent with all applicable policies (such as the General Plan) and ordinances. In the Coastal Zone, any project requiring a SDP shall be consistent with all certified local coastal program provisions, with the exception of density. Through the SDP process, the Planning Commission or the City Council may impose special conditions or requirements that are more restrictive than the development standards in the underlying zone or elsewhere that include provisions for, but are not limited to the following: - Density of use; - Compatibility with surrounding properties; - Parking standards; - Setbacks, yards, active and passive open space required as part of the entitlement process, and on-site recreational facilities; - Height and bulk of buildings; - Fences and walls; - Signs; - Additional landscaping; - Grading, slopes and drainage; - Time period within which the project or any phases of the project shall be completed; - Points of ingress and egress; - Other requirements to ensure consistency with the General Plan or other adopted documents; and - On or off-site public improvements. To assist applicant certainty regarding the standards that would be applied, documents such as the Zoning Ordinance and other planning requirements applicable to multi-family developments are available from the Carlsbad Planning Division via mail, email, online, or in person. Applicable provisions as well as application forms and fee information may be found on the division's website at http://www.carlsbadca.gov/planning/index.html. Additionally, Zoning Ordinance Section 21.06.020 establishes the approval findings for SDPs. These findings are as follows: 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the General Plan, will 4.4-23 1 not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation; 2. That the site for the intended use is adequate in size and shape to accommodate the use; 3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, and; 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. These findings, and the development standards that are applicable to multi-family development, are specific to the design of the project and its site, and the project's compatibility with its surroundings and serving infrastmcture. Furthermore, they are readily available to a project applicant. Sites for high density development in the city are located according to General Plan standards to help ensure they are in locations compatible with their surroundings and appropriately located near adequate services and transportation networks. Carlsbad offers a preliminary review process to potential applicants. For a reduced application fee and minimal submittal requirements, applicants will receive detailed information on the standards and processing applicable for their anticipated projects, including comments from the city's Community and Economic Development Department (Building, Land Development Engineering, and Planning Divisions), and Fire Prevention. The timeframe for processing required permits can vary, depending on the size and type of development, permits required, and approving entity (Table 4.4-8). Typical processing time for a single-family home is two to three weeks, while larger subdivisions can take 8 to 12 months (from the application date to approval date). Table 4.4-8: Discretionary Reviews for Residential Projects Type of Development Permits Required Approving Entity Processing Time Single-Family House (1 Unit) Building Permit Building Official 2-3 weeks Single-Family Standard Subdivision (1-4 Units) Tentative Parcel Map City Planner^ 3-6 months Single-Family Small-lot Subdivision (1-4 Units) Tent. Parcel Map PUD Permit City Planner^ 4-8 months Single-Family or Multi-family Condominiums (1-4 Units) Tent. Parcel Map PUD Permit City Planner^ 4-8 months Single-Family or Multi-family Apartments (1-4 Units) Building Permit Building Official 3-5 weeks Single-Family Standard Subdivision (5+ Units) Tent. Tract Map Planning Commission 6-9 months 4.4-24 HOUSING ELEMENT Table 4.4-8: Discretionary Reviews for Residential Projects Type of Development Permits Required Approving Entity Processing Time Single-Family Small-lot Subdivision (5+ Units) Tent. Tract Map PUD Permit Planning Commission 6-11 months Single-Family or Multi-family Condominiums (5+ Units) Tent. Tract Map PUD Permit Planning Commission 6-11 months Single-Family or Multi-family Apartments (5+ Units) Site Development Plan Planning Commission 6-11 months ^ Affordable housing projects of any size require approval of a SDP by the Planning Commission. Source: City of Carlsbad, 2013. California Coastal Commission The city has obtained Coastal Development Permit jurisdicfion for five of the six Local Coastal Plan (LCP) segments (excluding the Agua Hedionda LCP segment) within its boundaries. Development within these five LCP segments of the coastal zone consistent with the Local Coastal Program is not required to be reviewed by the Coastal Commission. Proposed changes to the LCP or ordinances that implement the LCP, such as the Carlsbad Zoning Ordinance, require the filing of a LCP amendment with the Coastal Commission after all city approvals have occurred. The Coastal Commission must review and approve these changes before they become effective in the Coastal Zone. This additional review may add a year or more. Since the requirement to file a LCP amendment is applicable to all jurisdictions with Coastal Zones, it is not unique to the City of Carlsbad and does not constitute an actual constraint to housing development. San Diego Regional Airport Authority Carlsbad is home to the McClellan-Palomar Airport, a public aviation facility, owned by the County of San Diego. Pursuant to state law, all GPAs, Zoning Ordinance amendments, and Master and Specific Plan amendments that affect land within the airport's influence area in Carlsbad must be reviewed by the San Diego County Regional Airport Authority (SDCRAA). The SDCRAA has 60 days for the review. However, the City Council has the authority to override the SDCRAA review with a four-fifths vote. Since this requirement is applicable to all jurisdictions located near airports/airfields, this requirement is not unique to the City of Carlsbad and does not constitute an actual constraint to housing development. Other potential constraints associated with the airport are discussed in Section 4.4.3. Mitigating Opportunities The city complies with state requirements for streamlining the permit processing procedures. In addition, the city offers priority processing for affordable housing projects, reducing the review time for discretionary permits. 4.4-25 q6 ENVISION CARLSBAD Building Codes On January 1, 2011, the 2010 Califomia Building Code and appendices became effective and were adopted by the city, along with local amendments. This includes applicable green building, electrical, mechanical, plumbing and fire regulations. Applicants' plans are reviewed for compliance with the building code before permits are issued. Fees and Exactions The City of Carlsbad collects planning and development fees to cover the costs of processing permits. The city also charges impact fees to recover the cost of providing the necessary public services, infrastructure, and facilities required to serve new residential development. Typical permit fees are presented in Table 4.4-9. 1 Table 4.4-9: Development Impact and Permit Issuance Fee Schedule j Type Fee Administrative Variance $724 Affordable Housing Impact $2,915/du In-Lieu $4,515/du Coastal Development Permit Single Family Lot $1,039 2-4 Units or Lots $2,104 5+ Units or Lot Subdivision $3,425 Environmental Impact Report $19,351 General Plan Amendment 0-5 Acres $4,117 Over 5 Acres $5,939 Habitat Management Pemiit Minor $533 Major $3,770 Hillside Development Permit Single Family $1,198 Other (Multiple Lots) $2,424 Local Coastal Program Amendment $6,019 Local Facilities Management Zone Plan / Amendment $10,000.00/Fee+ Min. Increments Of $5,000.00 Master Plan $40,311 Master Plan Pre-Filing Submittal $6,855 Planned Development Minor (4 or fewer units) $2,908 Major (5-50 units) $8,064 Major (51+ units) $12,741 Sewer Connection Fee $1,096 4.4-26 HOUSING ELEMENT Table 4.4-9: Development Impact and Permit Issuance Fee Schedule Type • ••• Fee Site Development Plan Minor (<4 units) $4,309 Major (all non-residential) $10,930 Specific Plan $33,669 Tentative Tract Map (Major Subdivision) 5-49 Units/Lots $7,947 50+ Units/Lots $15,883 Traffic Impact Fee Single Family Detached Condominiums Apartments $2,390-$2,810/unit $1,192-$2,248/unit $1,434-$1,686/unit Zone Change <5 acres $4,730 5+ acres $6,408 Source: City of Carlsbad, September 2012 On average, permit and development impact fees total to $54,400 for a typical single-family home and $20,600 for a multi-family unit. It is difficult to compare fees across different communities, since they tend to have different types of fees. For example, Carlsbad may have some fees that are higher, but the city does not have a design review fee as in most adjacent communities. Still, a comparative assessment has been undertaken. According to the respective city's draft housing elements, the neighboring City of Oceanside describes $32,829 - $36,109 for single-family homes and $22,832 - $23,488 per unit for multi-family project; in the City of San Marcos, fees are estimated at approximately $55,717 per unit in single-family subdivisions and $33,632 per unit for a typical multi-family project; and the City of Escondido estimates that a developer can expect to pay $39,860 for a typical single-family dwelling unit and $24,247 per unit for a multi-family project. Mitigating Opportunities Carlsbad's development fees do not unduly constrain the development of affordable housing in the city. Although the city does not waive fees for affordable housing projects, the city provides financial assistance to most affordable housing projects constructed in Carlsbad using a variety of funding sources, including the Housing Trust Fund, CDBG and HOME Housing Funds. 4.4.3 Environmental Constraints Environmental constraints to residential development typically relate to the presence of sensitive habitat, water supply, topography, and other environmental hazards that can limit the amount of development in an area or increase the cost of development. This section analyzes these potential constraints. 4.4-27 14 • Endangered Species/Sensitive Habitat Carlsbad contains many areas where native habitat hosts endangered or sensitive species. Protection of many of the species is mandated by federal and state laws. The presence of sensitive or protected habitat and/or species can constrain the amount of developable land. With the high price of land in Carlsbad, this type of constraint on otherwise developable land would make the construction of affordable housing less feasible. Mitigating Opportunities With the adoption of the Habitat Management Plan (HMP) in 2004, the processing time for housing development and associated costs are reduced. Water Supply Although Carlsbad and the San Diego County Water Authority (SDCWA) do not foresee short-term water supply problems, the city cannot guarantee the long-term availability of an adequate water supply. Recent state law requires that the local water purveyor prepare a water supply assessment for larger subdivisions to ensure adequate long-term water supply for single-year and multi-year drought conditions prior to issuance of a building permit. The city also actively implements several water conservation programs and has an extensive network for the collection, treatment, and circulation of recycled water for non-potable uses throughout the city. The Carlsbad desalination project, approved in November 2012, will provide a portion of the potable water needs of the Carlsbad Municipal Water District (CMWD), which serves most of the city. The CMWD Board approved an intent to enter into a 30-year agreement with SDCWA to purchase 2,500 acre-feet/year of desalinated water. This represents 12.5 percent of the long-term projected water demand, and is an important component of the water district's strategy to ensure long-term water supply under drought conditions. The desalination project is under construction and is due to be completed in 2016. Mitigating Opportunities Pursuant to state law, affordable housing projects should be given priority for water and sewer services if supply or capacity becomes an issue. The CMWD serves approximately 75 percent of the city, providing sewer service to the same area. Both the city and CMWD have adequate capacity and facilities to serve the portion of the city's remaining RHNA that is within their service areas. The portions of Carlsbad not served by CMWD or the city are located in the southeastem part of Carlsbad, including the community known as "La Costa." For much of this area, the Leucadia Wastewater District provides sewer service and the Olivenhain Municipal and Vallecitos water districts provide water service (Vallecitos also provides sewer service). None of the sites the city has identified to meet its RHNA are located in the Vallecitos service area and fewer than 10 potential units are located in the Olivenhain district. According to the city's latest Growth Management Monitoring Report (FY 2011-12), both districts have indicated their ability to provide sewer and water services to the RHNA units within their respective service areas. 4.4-28 4.4: CONSTRAINTS AND MITIGATION OPPORTUNITIES Topography Certain topographic conditions can limit the amount of developable land and increase the cost of housing in Carlsbad. For safety and conservation purposes, Carlsbad's Hillside Development Ordinance does not allow significant amounts of grading without regulatory permits. In addition, land that has slopes over 40 percent is precluded from the adequate sites inventory in Section 4.3. Development on slopes greater than 25 percent but less than 40 percent is permitted on an area equivalent to half the site area to ensure safety and avoid erosion. Thousands of acres of land in Carlsbad are constrained by topography. Where residential development is permitted on moderate slopes, the cost of improvement and construction in these areas increases and can affect the end price of the unit. For safety concerns and the community goal of preserving the unique scenic qualities of hillside topography, these policies on hillside development are necessary. McClellan-Palomar Airport The McClellan-Palomar Airport is located east of the 1-5 and north of Palomar Airport Road within the city limits. The significant restricfions to residential development are the airport's safety zones (1-6) and within certain projected noise contour levels. The safety zones identify areas restricted from certain uses due to potential crash hazards. The projected noise contour levels are used to quantify noise impacts and to determine compatibility with land uses. State noise standards have adopted the 65 CNEL (Community Noise Equivalent Level) as the exterior noise environment not suitable for residential use. Mitigating Opportunities The Carlsbad General Plan Land Use Element designates the area around the airport primarily for industrial and office uses. Multi-family residenfial development may be permitted in Safety Zone 6 without restriction, and in Safety Zones 3 and 4 provided density is limited to not more than 20 dwelling units per acre and additional open land is maintained. Any multi-family housing within the 65 CNEL is subject to a noise study and required mitigation measures. None of the city's sites identified to meet its RHNA are located within a restricted safety zone or 65 CNEL airport noise contour. 4.4-29 ENVISION CARLSBAD This page intentionally left blank. 4.4-30 Review of Previous Housinq Element Before devising a new housing plan for the 2013-2020 Housing Element, the city reviewed the housing programs contained in the previous Housing Element (2005-2010, extended through 2012 by SB 575) for effectiveness and continued appropriateness. Appendix A provides a program-by-program discussion of achievements since 2005. The continued appropriateness of each program is also noted. Section 4.6, Housing Plan, of this 2013-2020 Housing Element was subsequently developed based on the program-by-program review of the previous Housing Element, assessment of current demographic and housing conditions in the community (Section 4.2), resources available (Section 4.3), and constraints present (Section 4.4). The following summarizes the achievements of the previous Housing Element in terms of housing constructed and preserved. 4.5.1 Housing Construction and Progress toward RHNA The following Table 4.5-1 summarizes the city's progress in housing construction from 2003 through 2012.The RHNA for the previous planning period totaled 8,376 dwelling units. During this time, there were 6,534 dwelling units constmcted in the city. Units were constructed at a range of income levels, though primarily for market-rate housing. However, due to the decline in sales price in Carlsbad since 2006, even market rate units may have been affordable to moderate income households, as shown in Table 4.3-1. Although not reflected in the table below, the city also helped to finance 50 to 70 additional shelter beds for homeless men and farmworkers. ENVISION CARLSBAD Table 4.5-1: Progress toward Meeting the RHNA 2003-2012 Very Low Low Moderate Above Moderate Total RHNA 1,922 1,460 1,583 3,411 8,376 Accomplishments Units Constructed Units Rehabilitated Units Conserved 231 0 0 841 0 0 459 0 0 5,003 0 0 6,534 0 0 Total 231 841 459 5,003 6,534 Source: City of Carlsbad, 2012 Annual Housing Element Progress Report. 4.5.2 Housing in the Coastal Zone Pursuant to state law, the city monitors housing activities in the Coastal Zone. According to state law, coastal zone demolitions that meet certain criteria are not required to be replaced. One criterion is the demolition of a residential structure containing fewer than three dwelling units or the demolition of muhiple residential structures containing 10 or fewer total dwelling units. A total of 13 units have been demolished in Carlsbad's Coastal Zone during the previous Housing Element period. Among these units, none were subject to replacement requirements. The city's Inclusionary Housing program resulted in the construction of affordable units in the Coastal Zone or within three miles of the Coastal Zone. Detailed in Table 4.5-2 is a tabulation of the housing units constructed and demolished in Carlsbad's Coastal Zone from 1991 to 2012. Between 2005 and 2012, 687 housing units were added to the Coastal Zone, of which 25 (4 percent) were affordable to lower-income households. Table 4.5-2: Coastal Zone Residential Development Single-family Multifamily Date Attached Detached 2-4 units 5+ units Mobile Homes Demolitions Affordable Units 1991-1999 (July 1, 1991 to June 30, 134 2,041 1999) 307 366 0 16 344 1999-2005 (July 1, 1999 to June 30, 60 2,381 2005) 305 4,837 0 8 456* 2005-2012 (July 1, 2005 to December 367 12 31, 2012) 82 226 0 13 25 *lnclude$ 17 second dwelling units Source: City of Carlsbad ,2013 4.5-2 HOUSING ELEMENT 4.5.3 Housing Preservation Overall, the city's housing stock is new and/or in good condition; therefore, housing preservation activities focused primarily on preserving the affordability of the units. Between 2005 and 2012, the city implemented the following preservation programs: • In 2010, the city approved the conversion of a mobile home park from rental to a resident-owned park. Affordability of the units is protected pursuant to state law. • In 2012, the City Council approved a $7.4 million residual receipts loan from the Housing Trust Fund for the acquisition of 42 1950's era duplex units in the Barrio. The intent of the property acquisition is to consolidate the parcels and construct a new 140 unit high density (minimum 23 du/ac) lower income affordable housing development. 4.5-3 ENVISION CARLSBAD This page intentionally left blank. 4.5-4 4.6 noubing nan This section of the Housing Element sets out the city's long-term housing goals and identifies a menu of shorter-term objectives, policy positions, and programs to achieve the long-term goals. The goals, objectives, policies, and programs comprise a broad-based Housing Plan for the creation of housing opportunities throughout the city. Through this Housing Plan the city demonstrates its understanding of housing needs, as well as its commitment of city resources to accommodate those needs. Fiscal Considerations While the city affirms its commitment towards meeting the community's housing needs, it is nevertheless incumbent on the city to acknowledge that the Housing Plan is but one of a large number of programs competing for the finite fiscal resources of the city. As such, it is not possible to subject this Housing Plan to strict budgetary scrutiny. In addition, there may be legal requirements affecting future encumbrances of funds, as well as demands in other areas requiring the city to make difficuU decisions on budgetary priorities. Defining Goals and Policies The Goals, Policies and Programs section (4.6.1) of the Housing Plan establishes a policy framework to guide city decision making to meet identified goals. The housing programs outlined later represent actions the city will undertake to promote housing opportunities for all segments of the community. The housing goals are articulated as a general "end condition statement," which states a desired outcome. The goals do not contain an acfion verb as they reflect a final statement of what the city will hope to achieve. How the goal will be achieved is established via the subordinate policies and programs. Policies are statements on the position the city takes to implement an objective. Policies contained in the Housing Element are important statements as they reflect the city's official position on a matter. Future development must be consistent with these policies. ENVISION CARLSBAD Designing Housing Programs The housing goals and policies address Carlsbad's identified housing needs, and are implemented through a series of housing programs offered by the city. Housing programs define the specific actions the city will undertake to achieve the stated goals and policies. Each program identifies the following: Funding: Indicates the sources of funds to be used for each program. When these funds become unavailable, implementation of these programs may not be possible. Lead Agency: Indicates the agency, department, division or authority responsible for the program. When more than one agency is listed it is a joint or cooperative effort. The City Council functions as the Housing Authority in carrying out various housing programs. Administration and actual staffing of housing programs are carried out by the Housing and Neighborhood Services Division. Objectives: Indicates the specific objectives to be achieved. Whenever possible, the objecfives would be quantified. Time Frame: Indicates the time span for the programs and target year for specific accomplishments or milestones. Unless otherwise stated, the time frame for program implementation is April 30, 2013 through April 29, 2021. 4.6.1 Goals, Policies, and Programs Preservation Preserving the existing housing stock and avoiding deterioration that often leads to the need for substantial rehabilitation is one of the city's goals. In addition, it is important to preserve affordable housing units in the community to maintain adequate housing opportunities for all residents. Goal 1: Carlsbad's existing housing stock preserved, rehabilitated, and improved with special attention to housing affordable to lower-income households. Policy LI: Withhold approval of requests to convert existing rental units to condominiums when the property contains households of low and moderate income, unless findings can be made that a reasonable portion of the units will remain affordable after conversion, or the loss of affordable units is mitigated. Policy L2: Set aside approximately 20 percent of the rental units acquired by the city or Housing Authority for rehabilitation purposes for households in the very low income range. Policy L3: Monitor the status of assisted rental housing and explore options for preserving the units "at risk" of converting to market-rate housing. Policy 1.4: Seek to reduce or eliminate net loss of existing mobile home rental opportunities available to lower and moderate income households. 4.6-2 4,6: HOUSING PLAN Policy 7.5: Aim to retain and preserve the affordability of mobile home parks. Policy 1.6: Survey residential areas periodically to identify substandard and deteriorating housing in need of replacement or rehabilitation. Policy 1.7: Provide rehabilitation assistance, loan subsidies, and rebates to lower-income households, special needs households, and senior homeowners to rehabilitate deteriorating homes. Policy 1.8: When feasible, acquire rental housing from private owners by utilizing various local, state, and federal funding sources, and rehabilitate deteriorated structures if needed. If acquisition is not feasible, provide incentives to property owners to rehabilitate deteriorating rental units that house lower income households. Policy 1.9: Provide a reasonable number of rental units acquired by the city or Housing Authority for rehabilitation purposes to be affordable to households in the extremely and/or very low income range. Program 1.1: Condominium Conversion The city will continue to discourage and/or restrict condominium conversions when such conversions would reduce the number of low or moderate income housing units available throughout the city. All condominium conversions are subject to the city's Inclusionary Housing Ordinance; the in-lieu fees or actual affordable units required by the ordinance would be used to mitigate the loss of affordable rental units from the city's housing stock. Funding: Housing Trust Fund Lead Agency: Planning Division Objectives and Time Frame: • Continue implementation of the Inclusionary Housing Ordinance and impose inclusionary housing requirements on condominium conversions. Program 1.2: Mobile Home Park Preservation The city will continue to implement the city's Residential Mobile Home Park zoning ordinance (Municipal Code Chapter 21.37) that sets conditions on changes of use or conversions of mobile home parks, consistent with Government Code Section 66427.5. The city will also assist lower income tenants of mobile home parks to research the financial feasibility of purchasing their mobile home parks so as to maintain the rents at levels affordable to its tenants. Funding: Housing Trust Fund, state grants and loans Lead Agency: Planning Division, Housing and Neighborhood Services Division Objectives and Time Frame: 4.6-3 ol ENVISION CARLSBAD Continue to regulate the conversion of mobile home parks in Carlsbad, as permitted by state law. As appropriate, provide information to mobile home park tenants regarding potential tenant purchase of parks and assistance available. Program 1.3: Acquisition/Rehabilitation of Rental Housing The city will continue to provide assistance on a case-by-case basis to preserve the existing stock of lower and moderate income rental housing, including: • Provide loans, grants, and/or rebates to owners of rental properties to make needed repairs and rehabilitation. • As financially feasible, acquire and rehabilitate rental housing that is substandard, deteriorating or in danger of being demolished. Set-aside at least 20 percent of the rehabilitated units for extremely- and/or very low income households. • As appropriate and determined by City Council, provide deferral or subsidy of planning and building fees, and priority processing. Priority will be given to repair and rehabilitation of housing identified by the city's Building Division as being substandard or deteriorating, and which houses lower income and in some cases moderate income households. Funding: State grants and loans. Housing Trust Fund, CDBG Lead Agency: Housing and Neighborhood Services Division, Building Division Objectives and Time Frame: Assist in the acquisition and/or rehabilitation of 44 rental housing units between 2013 and 2020. • Contact nonprofit housing developers annually to explore opportunities for acquisition/rehabilitation of rental housing. • As appropriate and as financially feasible, make funding available to non-profit organizations to assist in the acquisition and rehabilitation of existing rental housing. Program 1.4: Rehabilitation of Owner-Occupied Housing As the housing stock ages, the need for rehabilitation assistance may increase. The city will provide assistance to homeowners to rehabilitate deteriorating housing. Eligible activities under this program include such things as repairing faulty plumbing and electrical systems, replacing broken windows, repairing termite and dry-rot damage, and installing home weatherization improvements. Assistance may include financial incentives in the form of low interest and deferred payment loans, and rebates. Households targeted for assistance include lower-income and special needs (disabled, large, and senior) households. Funding: Housing Trust Fund, CDBG, state loans and grants Lead Agency: Housing and Neighborhood Services Division 4.6-4 4,6: HOUSING PLAN Objectives and Time Frame: • Continue to implement the city's Minor Home Repair Program to provide grants to up to 10 low income households to help improve their single-family homes. Program 1.5: Preservation of At-Risk Housing One project within the city-Santa Fe Ranch Apartments-may be considered as at risk if the owner pays off bonds early. While this is unlikely since the current income at affordable levels is not substantially lower than the potential income at market rates, the city will nonetheless monitor its status. Through monitoring, the city will ensure tenants receive proper notificafion of any changes. The city will also contact nonprofit housing developers to solicit interest in acquiring and managing the property in the event this or any similar project becomes at risk of converting to market rate. Funding: Housing Trust Fund, CDBG, state loans and grants Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Periodically monitor the at-risk status of the 64 units at Santa Fe Ranch Apartments. • Ensure that the tenants receive proper notification for any action related to rent increases. • Provide tenants with information about other available rental assistance programs. Housing Opportunities A healthy and sustainable community relies on its diversity and its ability to maintain balance among different groups. The city encourages the production of new housing units that offer a wide range of housing types to meet the varied needs of its diverse population. A balanced inventory of housing in terms of unit type (e.g., single-family, apartment, condominium, etc.), cost, and architectural style will allow the city to fulfill a variety of housing needs. Goal 2: New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. Policy 2.1: Ensure the availability of sufficient developable acreage in all residenfial densities to accommodate varied housing types to meet Carlsbad's 2010-2020 Regional Housing Needs Assessment (RHNA), as discussed is Section 4.3 (Resources Available). Policy 2.2: Ensure that housing constmction is achieved through the use of modified codes and standards while retaining quality design and architecture. Policy 2.3: Provide alternafive housing opportunities by encouraging adaptive reuse of older commercial or industrial buildings. 4.6-5 ENVISION CARLSBAD Policy 2.4: Encourage increased integration of housing with nonresidential development where appropriate. Policy 2.5: Encourage the use of innovative techniques and designs to promote energy conservation in residential development. Program 2.1: Adequate Sites to Accommodate the RHNA The city will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities sufficient to meet the city's housing need for current and future residents. Any such actions shall be undertaken only where consistent with the Growth Management Plan. The analysis in Section 4.3 (Resources Available) identifies examples of how housing has been built on very small sites, such as in the Village and Barrio. However, to expand opportunities for additional affordable housing, the city will encourage the consolidation of small parcels in order to facilitate larger-scale developments that are compatible with existing neighborhoods. Specifically, the city will continue to make available an inventory of vacant and underutilized properties to interested developers, market infill and redevelopment opportunities throughout the city, including the Village and Barrio, and meet with developers to identify and discuss potential project sites. Funding: Departmental budget and Housing Trust Fund Lead Agency: Housing and Neighborhood Services Division, Planning Division Objectives and Time Frame: • Maintain adequate residential sites to accommodate the 2010-2020 RHNA.. • Post the inventory of vacant and underutilized properties on the city's website or in a public notification area of the city's Planning Division within one year of Housing Element adoption. Program 2.2: Flexibility in Development Standards The Planning Division, in its review of development applications, may recommend waiving or modifying certain development standards, or propose changes to the Municipal Code to encourage the development of low and moderate income housing. The city offers offsets to assist in the development of affordable housing citywide. Offsets include concessions or assistance including, but not limited to, direct financial assistance, density increases, standards modifications, or any other financial, land use, or regulatory concession that would result in an identifiable cost reduction. Funding: Department budget Lead Agency: Planning Division Objectives and Time Frame: 4.6-6 4,6: HOUSING PLAN • Continue to offer flexibility in development standards to facilitate the development of lower and moderate income households. • Periodically review the Municipal Code and recommend changes that would enhance the feasibility of affordable housing, while maintaining the quality of housing. Program 2.3: Mixed Use The city will encourage mixed-use developments that include a residential component. Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses. Funding: Departmental budget Lead Agency: Planning Division Objectives and Time Frame: • Periodically review development standards and incentives that would encourage mixed-use developments. • Identify areas and properties with potential for mixed-use development and provide information to interested developers. Program 2.4: Energy Conservation The city has established requirements, programs, and actions to improve household energy efficiency, promote sustainability, and lower utility costs. The city shall enforce state requirements for energy conservation, including the latest green building standards, and promote and participate in regional water conservation and recycling programs. • Create a coordinated energy conservation strategy, including strategies for residential uses, as part of a citywide Climate Action Plan. • In the Village, encourage energy conservation and higher density development by the modification of development standards (e.g. parking standards, building setbacks, height, and increased density) as necessary to: - Enable developments to qualify for silver level or higher LEED (Leadership in Energy and Environmental Design) Certification, or a comparable green building rating, and to maintain the financial feasibility of the development with such certification. - Achieve densities at or above the minimum required if the applicant can provide acceptable evidence that application of the development standards precludes development at such densities. Facilitate resource conservation for all households by making available, through a competifive process, CDBG funds to non-profit organizations that could use such funds to replace windows, plumbing fixtures, and other physical improvements in lower-income neighborhoods, shelters, and transitional housing. 4.6-7 ENVISION CARLSBAD • Encourage infill development in urbanized areas, particularly in the Village and Barrio, through implementation of the Village Master Plan and Design Manual and the allowed density ranges in the Barrio. Objectives and Time Frame: • Continue to pursue energy efficient development and rehabilitafion of residential units through incentives, funding assistance, and city policies. • Continue to explore additional incentives to facilitate energy efficient development. Goal 3: Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. Policy 3.1: Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects exempt). Policy 3.2: Annually set priorities for future lower-income and special housing needs. The priorities will be set through the annual Consolidated Plan, which is prepared by the Housing and Neighborhood Services Division with assistance from the Planning Division and approved by the City Council. Priority given to the housing needs for lower-income subgroups (i.e., handicapped, seniors, large- family, very-low income) will be utilized for preference in the guidance of new housing constructed by the private sector and for the use of city funds for construction or assistance to low income projects. Policy 3.3: Any proposed General Plan Amendment request to increase site densities for purposes of providing affordable housing, will be evaluated relative to the proposal's compatibility with adjacent land uses and proximity to employment opportunities, urban services or major roads, and other policies applicable to higher density sites that are identified in the General Plan Land Use and Community Design Element. Policy 3.4: Adhere to City Council Policy Statement 43 when considering allocation of "excess dwelling units" for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 4.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. Policy 3.5: Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate income households consistent with priorities set by the Housing and Neighborhood Services Division, in collaboration with the Planning Division, and as set forth in the city's Consolidated Plan. 4.6-8 HOUSING ELEMENT Policy 3.6: Encourage the development of an adequate number of housing units suitably sized to meet the needs of lower and moderate income larger households. Policy 3.7: Ensure that incentive programs, such as density bonus programs and new development programs are compatible and consistent with the city's Growth Management Plan. Policy 3.8: Maintain the Housing Tmst Fund and explore new funding mechanisms to facilitate the constmction and rehabilitation of affordable housing. Policy 3.9: Consistent with state law, establish affordable housing development with priority for receiving water and sewer services when capacity and supply of such services become an issue. Policy 3.10 Pursuant to state law, identify and monitor housing units constmcted, converted, and demolished in the Coastal Zone along with information regarding whether these units are affordable to lower and moderate income households Program 3.1: Inclusionary Housing Ordinance The city will continue to implement its Inclusionary Housing Ordinance, which requires a minimum of 15 percent of all ownership and qualifying rental residential projects of seven or more units be restricted and affordable to lower income households. This program requires an agreement between all residential developers subject to this inclusionary requirement and the city which stipulates: • The number of required lower income inclusionary units; • The designated sites for the location of the units; • A phasing schedule for production of the units; and • The term of affordability for the units. For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The fee is based on a detailed study that calculated the difference in cost to produce a market rate rental unit versus a lower-income affordable unit. As of 2013, the in-lieu fee per market- rate dwelling unit was $4,515. The fee amount may be modified by the City Council from time-to-time and is collected at the fime of building permit issuance for the market rate units. The city will continue to utilize inclusionary in-lieu fees collected to assist in the development of affordable units. The city will apply Inclusionary Housing Ordinance requirements to rental projects if the project developer agrees by contract to limit rent as consideration for a "direct financial contribution" or other form of assistance specified in density bonus law; or if the project is at a density that exceeds the applicable GMCP density, thus requiring the use of "excess dwelling units", as described in Section 4.3 (Resources Available). The city will also continue to consider other in-lieu contributions allowed by the Inclusionary Housing Ordinance, such as an irrevocable offer to dedicate developable land. 4.6-9 Funding: Departmental budget Lead Agency: Planning Division, Housing and Neighborhood Services Division Objectives and Time Frame: • Based on SANDAG's Regional 2050 Growth Forecast and current housing estimates, the city anticipates 3,847 new housing units to be developed between 2010 and 2020, potentially generating 577 inclusionary units. • Adjust the inclusionary housing in-lieu fee as necessary and appropriate to reflect market conditions and ensure fees collected are adequate to facilitate the development of affordable units. Program 3.2: Excess Dwelling Units Pursuant to City Council Policy Statement 43, the city will continue to utilize "excess dwelling units", described in Section 4.3 (Resources Available), for the purpose of enabling density transfers, density increases/bonuses and General Plan amendments to increase allowed density. Based on analysis conducted in Section 4.4 (Constraints and Mitigating Opportunities), the city can accommodate its 2010-2020 RHNA without the need to utilize excess dwelling units to accommodate the RHNA at each household income level. Funding: Departmental budget Lead Agency: Planning Division Objectives and Time Frame: • Consistent with City Council Policy 43, continue to utilize the excess dwelling units to provide affordable housing to lower income households. Program 3.3: Density Bonus Consistent with state law (Govemment Code secfions 65913.4 and 65915), the city continues to offer residential density bonuses as a means of encouraging affordable housing development. In exchange for setting aside a portion of the development as units affordable to lower and moderate income households, the city will grant a density bonus over the otherwise allowed density, and up to three financial incentives or regulatory concessions. These units must remain affordable for a period of no less than 30 years and each project must enter into an agreement with the city to be monitored by the Housing and Neighborhood Services Division for compliance. The density bonus increases with the proportion of affordable units set aside and the depth of affordability (e.g. very low income versus low income, or moderate income). The maximum density bonus a developer can receive is 35 percent when a project provides 11 percent of the units for very low income households, 20 percent for low income households, or 40 percent for moderate income households. 4.6-10 4.6: HOUSING PLAN Financial incentives and regulatory concessions may include but are not limited to: fee waivers, reduction or waiver of development standards, in-kind infrastructure improvements, an additional density bonus above the requirement, mixed use development, or other financial contribufions. Funding: Departmental budget. Housing Trust Fund Lead Agency: Planning Division, Housing and Neighborhood Services Division Objectives and Time Frame: • Apply the city's Density Bonus Ordinance, which is consistent with state law. • Encourage developers to take advantage of density bonus incentives. Program 3.4: City-Initiated Development The city, through the Housing and Neighborhood Services Division, will continue to work with private developers (both for-profit and non-profit) to create housing opportunities for low, very low and extremely low income households. Funding: Housing Trust Fund, CDBG, and other federal, state and local funding Lead Agency: Planning Division, Housing and Neighborhood Services Division Objectives and Time Frame: • Work with a private, non-profit affordable housing developers to create at least 70 city- initiated or non-inclusionary affordable housing units for lower income households between 2013 and 2020. Program 3.5: Affordable Housing Incentives The city will consider using Housing Trust Funds on a case-by-case basis to offer a number of incentives to facilitate affordable housing development. Incentives may include: • Payment of public facility fees; • In-kind infrastructure improvements, including but not limited to street improvements, sewer improvements, other infrastructure improvements as needed; • Priority processing, including accelerated plan-check process, for projects that do not require extensive engineering or environmental review; and • Discretionary consideration of density increases above the maximum permitted by the General Plan through review and approval of a site development plan (SDP). Funding: Departmental budget. Housing Trust Fund, CDBG Lead Agency: Planning Division, Housing and Neighborhood Services Division, Finance Division 4.6-11 Objectives and Time Frame: • Assist in the development of 150 affordable units between 2013 and 2020 (inclusive of units to be assisted under Program 3.4 - City-Initiated Development, and Program 3.10 - Senior Housing). Program 3.6: Land Banking The city will continue to implement a land banking program to acquire land suitable for development of housing affordable to lower and moderate income households. The land bank may accept contributions of land in-lieu of housing production required under an inclusionary requirement, surplus land fi*om the city or other public entities, and land otherwise acquired by the city for its housing programs. This land would be used to reduce the land costs of producing lower and moderate income housing by the city or other parties. The city has identified a list of nonprofit developers active in the region. When a city-owned or acquired property is available, the city will solicit the participation of these nonprofits to develop affordable housing. Affordable housing funds will be made available to facilitate development and the city will assist in the entitlement process. Funding: CDBG, Housing Trust Fund Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Solicit nonprofit developers when city-owned or acquired property becomes available for affordable housing. • Provide land for development of affordable housing. • Consider private-public partnerships for development of affordable housing. Program 3.7: Housing Trust Fund The city will continue to maintain the Housing Trust Fund for the fiduciary administration of monies dedicated to the development, preservation and rehabilitation of affordable housing in Carlsbad. The Housing Tmst Fund will be the repository of all collected in-lieu fees, impact fees, housing credits, loan repayments, and related revenues targeted for proposed housing as well as other local, state and federal funds. The city will explore additional revenue opportunities to contribute to the Housing Trust Fund, particularly, the feasibility of a housing impact fee to generate affordable rental units when affordable units are not included in a rental development. Funding: In-Lieu fees, impact fees, housing credit revenues, HOME/CDBG Housing Reserve, local, state and federal funds Lead Agency: Housing and Neighborhood Services Division, Finance Division 4.6-12 4,6: HOUSING PLAN Objectives and Time Frame: • Explore the feasibility of a rental housing impact fee within one year of adoption of this Housing Element. • Actively pursue housing activities to encumber and disburse monies within the Housing Trust Fund that are specifically designated for the development of affordable housing for low income households. Program 3.8: Section 8 Housing Choice Vouchers The Carlsbad Housing Authority will continue to administer the city's Section 8 Housing Choice Voucher program to provide rental assistance to very low income households. Funding: Federal Section 8 funding Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Continue to provide rental assistance to approximately 600 extremely low and very low income households. Program 3.9: Mortgage Credit Certificates The city participates in the San Diego Regional Mortgage Credit Certificate (MCC) Program. By obtaining a MCC during escrow, a qualified homebuyer can qualify for an increased loan amount. The MCC entitles the homebuyer to take a federal income tax credit of 20 percent of the annual interest paid on the mortgage. This credit reduces the federal income taxes of the buyer, resulting in an increase in the buyer's net earnings. Funding: San Diego County MCC allocations Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Continue to promote the MCC program with the objective of assisting at least two households annually. Program 3.10: Senior Housing The city will continue to encourage a wide variety of senior housing opportunities, especially for lower-income seniors with special needs, through the provision of financial assistance and regulatory incentives as specified in the city's Housing for Senior Citizens Ordinance (Municipal Code Chapter 21.84). Projects assisted with these incentives will be subjected to the monitoring and reporting requirements to assure compliance with approved project condifions. 4.6-13 ENVISION CARLSBAD In addition, the city has sought and been granted California Constitution Article 34 authority by its voters to produce up to 200 senior-only, low-income restricted housing units. The city would need to access its Article 34 authority only when it provides financial assistance and regulates more than 51 percent of the development. Funding: Departmental budget. Housing Trust Fund, Private financing, state public financing Lead Agency: Housing and Neighborhood Services Division, Planning Division Objectives and Time Frame: • Periodically review the senior housing provisions in Municipal Code Chapter 21.84 to expand housing opportunifies for seniors. • Work with senior housing developers and non-profit organizations to locate and construct at least 50 units of senior low-income housing between 2013 and 2020. Program 3.11: Housing for Persons with Disabilities The city has an adopted ordinance to provide individuals with disabilities "reasonable accommodation" in land use, zoning and building regulations. This ordinance seeks to provide equal opportunity in the development and use of housing for people with disabilities through flexibility in regulations and the waiver of certain requirements in order to eliminate barriers to fulfilling this objective. The city will confinue to evaluate the success of this measure and adjust the ordinance as needed to ensure that it is effective. Moreover, the city will seek to increase the availability of housing and supportive services to the most vulnerable population groups, including people with disabilities through state and federal funding sources, such as HUD's Section 811 program and CDBG funding. Funding: Departmental budget Lead Agency: Planning Division Objectives and Time Frame: • Evaluate the use and effectiveness of the reasonable accommodation ordinance through the annual Housing Element Progress Reports. • Continue to provide opportunities for the development of affordable housing for seniors and persons with disabilities. Program 3.12: Housing for Large Families In those developments that are required to include 10 or more units affordable to lower-income households, at least 10 percent of the lower income units should have three or more bedrooms. This requirement does not pertain to lower-income senior housing projects. 4.6-14 4,6: HOUSING PLAN Funding: Departmental budget Lead Agency: Planning Division; Housing and Neighborhood Services Division Objectives and Time Frame: • Continue to implement this requirement as part of the Inclusionary Housing Ordinance. Program 3.13: Housing for the Homeless Carlsbad will continue to facilitate and assist with the acquisition, for lease or sale, and development of suitable sites for emergency shelters and transitional housing for the homeless population. This facilitation and assistance will include: • Participating in a regional or sub-regional summit(s) including decision-makers from north San Diego County jurisdictions and SANDAG for the purposes of coordinating efforts and resources to address homelessness; • Assisting local non-profits and charitable organizations in securing state and federal funding for the acquisition, construction and management of shelters; and • Continuing to provide funding for local and sub-regional homeless service providers that operate temporary and emergency shelters. Funding: Housing Trust Fund, CDBG Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Provide funding for homeless shelter providers through the annual Action Plan process for the use of CDBG funds. • Annually participate financially in regional programs, such as the North County Regional Winter Sheher Program, which utilize shelters such as the La Posada de Guadalupe men's homeless/farmworker shelter in Carlsbad. Program 3.14: Supportive Services for Homeless and Special Needs Groups The city will continue to provide CDBG funds to community, social welfare, non-profit and other charitable groups that provide services for those with special needs in the north San Diego County area. Furthermore, the city will work with agencies and organizations that receive CDBG funds to offer a city referral service for homeless shelter and other supportive services. Funding: CDBG Lead Agency: Housing and Neighborhood Services Division 4.6-15 ENVISION CARLSBAD Objectives and Time Frame: • Provide funding for supportive service providers through the annual Action Plan process for the use of CDBG funds. • Continue to operate the city's 211 referral service. Program 3.15: Alternative Housing The city will continue to implement its Second Dwelling Unit Ordinance (Section 21.10.015 of the Carlsbad Municipal Code) and will continue to support altemative types of housing, such as hotels and managed living units to accommodate extremely-low income households. Funding: Federal, state, and local loans and grants, private funds Lead Agency: Planning Division, Housing and Neighborhood Services Division Objectives and Time Frame: • Continue to monitor undemtilized properties and sites in the community that have potential for altemative housing options and offer the information to interested developers. Program 3.16: Military and Student Referrals The city will assure that information on the availability of assisted or below-market housing is provided to all lower-income and special needs groups. The Housing and Neighborhood Services Division will provide information to local military and student housing offices of the availability of low-income housing in Carlsbad. Funding: Departmental budget Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Periodically update the city's inventory of assisted or below-market housing and make the information available on print and on the city's website. Program 3.17: Coastal Housing Monitoring As a function of the building permit process, the city will monitor and record Coastal Zone housing data including, but not limited to, the following: • The number of housing units approved for construction, conversion or demolition 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. 4.6-16 "LO 4,6: HOUSING PLAN • The number of existing residential dwelling units occupied by persons and families of low or moderate income that are authorized to be demolished or converted 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 are required for replacement or authorized to be converted or demolished as identified above. The location of the replacement units, either onsite, elsewhere within the city's coastal zone, or within three miles of the coastal zone in the city, shall be designated in the review. Funding: Departmental budget Lead Agency: Planning Division Objectives and Time Frame: • Continue to maintain records and prepare a summary report annually. Program 3.18: Housing Element Annual Progress Report and Mid-Planning Period Housing Element Update First, to retain the Housing Element as a viable policy document, the Planning Division will review the Housing Element annually and schedule an amendment if necessary. As required by state law, city staff will prepare and submit annual progress reports to the City Council, SANDAG, and California Department of Housing and Community Development (HCD). Second, Senate Bill 575 requires that a jurisdiction revise its housing element every four years, unless it meets both of the following criteria: (1) the jurisdicfion adopted the fourth revision of the element no later than March 31, 2010; and (2) the jurisdiction completed any rezoning contained in the element by June 30, 2010. While implementafion of the city's 2005-2010 Housing Element satisfied the first criterion, it did not meet the second. Although rezoning was completed before the end of the extended Housing Element period (April 30, 2013) to satisfy the adequate sites program, it was not completed in time to meet the SB 575 requirement. The city will build on the annual review process to develop a mid-planning period (four-year) Housing Element update that includes the following: • Review program implementation and revision of programs and policies, as needed; • Analysis of progress in meeting the RHNA and updates to the sites inventory as needed; • Outcomes from a study session that will be held with the Planning Commission to discuss mid-period accomplishments and take public comment on the progress of implementation. The city will invite service providers and housing developers to participate. Funding: Departmental Budget Lead Agency: Planning Division, Housing and Neighborhood Services Division 4.6-17 ENVISION CARLSBAD Objectives and Time Frame: • Prepare an annual progress report (APR) that reports on implementation of the Housing Element. • Submit the APR to the City Council, HCD, and SANDAG. • Prepare and complete a mid-planning period update, including public outreach, by April 30, 2017. Fair Housing Equal access to housing is a fundamental right protected by both state and federal laws. The city is committed to fostering a housing environment in which housing opportunities are available and open to all. Goal 4: All Carlsbad housing opportunities (ownership and rental, market and assisted) offered in conformance with open housing policies and free of discriminatory practices. Policy 4.1: Support enforcement of fair housing laws prohibiting arbitrary discrimination in the development, financing, rental, or sale of housing. Policy 4.2: Educate residents and landlords on fair housing laws and practices through the distribution of written materials and public presentations. Policy 4.3: Contract with a fair housing service provider to monitor and respond to complaints of discrimination in housing. Policy 4.4: Encourage local lending institutions to comply with the Community Reinvestment Act to meet the community's credit needs and develop partnerships where appropriate. Reevaluate the city's relationship with lending institutions that are substantially deficient in their CRA ratings. Policy 4.5: Periodically review city policies, ordinances, and development standards, and modify, as necessary, to accommodate housing for persons with disabilities. Program 4.1: Fair Housing Services With assistance from outside fair housing agencies, the city will continue to offer fair housing services to its residents and property owners. Services include: • Distributing educational materials to property owners, apartment managers, and tenants; • Making public announcements via different media (e.g. newspaper ads and public service announcements at local radio and television channels); • Conducting public presentations with different community groups; • Monitoring and responding to complaints of discrimination (i.e. intaking, investigation of complaints, and resolution); and 4.6-18 HOUSING ELEMENT • Referring services to appropriate agencies. Funding: CDBG, Section 8 Rental Assistance, Housing Tmst Fund Lead Agency: Housing and Neighborhood Services Division Objectives and Time Frame: • Allocate annual funding for fair housing services through the Action Plan process for the use of CDBG funds. • Participate in regional efforts to mitigate impediments to fair housing choice. 4.6.2 Quantified Objectives by Income The following Table 4.6-1 summarizes the city's quantified objectives for the 2010-2020 RHNA period, by income group. Table 4.6-1: Quantified Objectives: 2010-2020 Extremely Low Very Low Low Moderate Above Moderate Total RHNA^ 389 523 693 1,062 2,332 4,999 Units to be Constructed^^ 18 93 466 200 3,054 3,847 Units to be Rehabilitated 0 31 23 0 54 Units to be Conserved 0 64 0 0 0 64 Households to be Assisted'* 240 360 0 10 0 600 Total 258 517 497 233 3,054 4,565 Notes: ^ As described in Section 4.2, the city estimates that of the 912 very low income households identified for Carlsbad in the RHNA, at least 389 units (43%) should be available for extremely low income and up to 523 units (57%) for very low income households. ^ Affordable units to be constructed are estimated based on SANDAG's 2050 Regional Growth Forecast, analysis of recently-approved and anticipated near-term development, and land use designation changes that are part ofthe General Plan update. Units to be constructed include 150 city-initiated affordable housing (Program 3.5, Affordable Housing Incentives) and 427 anticipated inclusionary housing units (Program 3.1, Inclusionary Housing). Income distribution of these anticipated lower income units is based on the same proportions realized by projects constructed over a previous 8-year period (2003- 2010). A general assumption of 200 moderate income units is used. ^ Based on past experience, the city estimates 80 second units may be developed during the planning period at rates affordable for moderate income households. Pursuant to City regulations, they are a permitted by right, accessory use to one-family dwellings. Between 2005 and 2012, a total of 57 second dwelling units were built in the city. 40 percent of the Section 8 voucher holders are assumed to be extremely low income households. 4.6-19 ENVISION CARLSBAD This page intentionally left blank. 4.6-20 ppendix A: 2005-2010 Accomplishments CODE KEY Status: Department or Division: C Completed = One-time project for which all work has been completed B-Building Division 0 Ongoing = Completed program, but one that requires recurring activity CED-Community and Economic = Staff work is well under way and program will be implemented soon Development Department 1 In Process = Staff work is well under way and program will be implemented soon Development Department (including any necessary hearings) HNS-Housing and Neighborhood Services = Program for which preliminary work needs to be initiated, or program is Division P Pending = Program for which preliminary work needs to be initiated, or program is Division in early stages of work P-Planning Division D Delete = Program that may no longer be necessary or relevant due to another Finance Division program, changed circumstances, or policy change F-Finance Division TS ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status 1.1 2005-2010 Program Condominium Conversion Summary of Action Discourage and/or restrict condominium conversions when such conversions would reduce the number of low- or moderate-income housing units available throughout the city. Status O Dept. Responsible Progress and Effectiveness in Meeting Objectives For the previous Housing Element planning period, the city approved conversions of 32 rental units to condominiums. Appropriateness The city will continue to consider condominium conversions on a case-by-case basis. 1.2 Mobile Home Park Preservation Continue to implement regulations in the zoning ordinance that sets conditions on changes of use or conversions of Mobile Home Parks. Assist lower-income tenants to research the financial feasibility of purchasing their mobile home parks so as to maintain the rents at levels affordable to its tenants. O P, HNS In 2010, the City Council approved the conversion ofthe Lanikai Lane mobile home park from rental to a resident- owned park. The conversion was approved in compliance with applicable provisions of local ordinances, the Subdivision Map Act, and Government Code Section 66427.5, which governs mobile home park conversions. The city has been working with the Lanikai Lane mobile home tenants and new owners to maintain affordable rents. The new owner has agreed to minimal increases in new leases. The city will continue to implement the mobile home zoning ordinance and assist tenants seeking to purchase their mobile homes with technical assistance. A-2 APPENDIX A: 2005-2010 ACCOMPLiSHlVIEN" Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 1.3 Acquisition/ Rehabilitation of Rental Housing Provide loans, grants, and/or rebates to owners of rental properties to make needed repairs and rehabilitation. Acquire and rehabilitate rental housing that is substandard, deteriorating or in danger of being demolished. Objective of assisting 50 households/units. Provide deferral or subsidy of planning and building fees, and priority processing. 0 HNS, BCE On November 6, 2012 the City Council approved a $7.4 million residual receipts loan from the Housing Trust Fund for the acquisition and rehabilitation of 42 1950s-era duplex units in the Barrio. Rehabilitation will include substantial improvements to the interior and exterior of the units and the addition of site amenities such as enhanced landscaping, community garden, children's play area, community room with laundry facilities, and an on-site manager's office. The units will be rent- restricted for 55 years to low-income households (50-60% AMI). Requests for acquisition/rehabilit ation of rental properties will continue to be considered on a case-by-case basis. 1.4 Rehabilitation of Owner- Occupied Housing Provide assistance to homeowners to rehabilitate deteriorating housing. Assistance will include financial incentives in the form of low interest and deferred payment loans, and rebates. Households targeted for assistance include lower-income and special needs (disabled, large, and senior) households. Objective of assisting 25 households/units. 0 HNS The city has implemented a home repair program for owner occupied properties that provides loans which are forgiven after five years. For the Housing Element planning period, the city aided six low- income households with home repair loans up to $5,000 each. The city will continue offer this program to qualified low- income homeowners. A-3 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 1.5 Preservation of At-Risk Housing Monitor the status of projects such as Seascape Village, ensure tenants receive proper notification of any changes and are aware of available special Section 8 vouchers, and contact nonprofit housing developers to solicit interest in acquiring and managing at risk projects. C/O HNS Notices to tenants at Seascape Village were monitored and city staff worked with owners of Seascape Village in an attempt to extend the affordability restrictions for the 42 units. Property was sold and new owners declined to work with the city further. The city will continue to notify tenants and work with property owners in advance of subsidy expiration deadlines to preserve affordable units through technical assistance and helping to detennine potential financing resources and options. 2.1 Adequate Sites The city will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities sufficient to meet the city's housing need for current and future residents. O P. HNS The city reviews residential development applications for compliance with meeting the minimum densities on which the city relies to meet its share of regional housing needs. Consistent with state law and the city's land use policies, the city shall not approve applications below the minimum densities established in the Housing Element unless it makes the following findings: • The reduction is consistent with the adopted general plan, including the housing element • The remaining sites identified in the housing element are adequate to accommodate the City's share of the regional housing need pursuant to Government Code Section 65584. This is an ongoing activity. The city will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities A-4 r-O .PPENDIX A: 2006-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 2.1 Adequate Sites The city shall process a general plan amendment(s) to redesignate a minimum net acreage of each site in Table 6-1 to RH. Table 6-1 Acres to be Redesignated Density Property toRH Yield Ponto 6.4 128 Quarry Creek 15.0 300 P, HNS Commercial Mixed Use Ponto 2.8 28 The City Council approved General Plan land use and zoning amendments for the Quarry Creek area in March 2013. The amendments redesignated sites to RH. The changes result in increased capacity to accommodate 340 lower-income units at 22.2 units per acre. The redesignations related to the Ponto property were not completed because the Quarry Creek and Barrio (see below) redesignations resulted in greater capacity than identified in Program 2.1 and are sufficient to accommodate the RHNA without the Ponto property. Completed. Delete from program. 2.1 Adequate Sites The city shall process a general plan amendment(s) to redesignate a minimum net acreage of each site in Table 6-2 to RMH. Table 6-2 General Plan Amendment P, HNS Acres to be Redesignated Density Property to RMH Yield Quarry Creek 17 200 The City Council approved General Plan land use and zoning amendments for the Quarry Creek area in March 2013. The amendments redesignated sites to RMH. The changes result in increased capacity to accommodate 316 moderate-income units at 16.7 and 14.2 units per acre. Completed. Delete from program. A-5 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 2.1 Adequate Sites The city shall process general plan amendments to establish minimum densities of 12 units per acre and 20 units per acre for the RMH and RH land use designations, respectively, except for those RH designated properties in the Beach Area Overlay Zone. C P, HNS The minimum densities zoning ordinance amendment was approved by the City Council in January 2012, and is currently pending approval by the Coastal Commission. Completed. Delete from program. 2.1 Adequate Sites The city shall process amendments to the Village Redevelopment Master Plan and Design Manual and/or other planning documents as necessary to establish, for residential projects and mixed use projects with residential components within the Village Redevelopment Area, minimum densities equal to 80% of the maximum of the density range. C P, HNS Amendments to the master plan were approved by the City Council in November 2012, and are currently pending approval by the Coastal Commission. Completed. Delete from program. 2.1 Adequate Sites The city shall amend its zoning ordinance, general plan, and other land use documents as necessary to permit residential in a mixed use format on shopping center sites and commercial areas with a General Plan designations of "CL" and "R" and zoning designations of "C-L," "C-1" and "C-2," and/or other general plan and zoning designations as appropriate. Mixed use residential on shopping center and commercial sites shall be at a minimum density of 20 units per acre. c P, HNS The mixed use zoning ordinance amendment was approved by the City Council in January 2012, and is currently pending approval by the Coastal Commission. Completed. Delete from program. A-6 J3 o APPENDIXA: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 2.1 Adequate Sites The city shall process amendments to the general plan and zoning ordinance and process other planning documents as necessary to establish and pennit the minimum densities, areas, and land uses as described in Section 3 and specified in Tables 3-4, 3-6 and 3-9 for the Barrio Area. C P, HNS The City Council approved General Plan land use and zoning amendments to the Barrio area in February 2013. The amendments redesignated sites to RMH at a minimum of 12 units per acre, and to R30 at a minimum of 25 units per acre. The changes result in increased capacity to accommodate 353 lower-income units and 13 moderate-income units. Completed. Delete from program. 2.1 Adequate Sites The city will encourage the consolidation of small parcels in order to facilitate larger-scale developments. Specifically, the city will make available an inventory of vacant and underutilized properties to interested developers, market infill and redevelopment opportunities throughout the city, particularly in the Village Redevelopment Area and proposed Barrio Area, and meet with developers to identify and discuss potential project sites. 0 P, HNS For the Barrio Area, the city maintains an inventory of vacant and underutilized properties, which is available to developers. The city will continue offer this program to facilitate lot consolidation and to provide incentives for green building. 0^ A-7 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status 2.1 2.1 2005-2010 Program Adequate Sites Adequate Sites Summary of Action For the Barrio Area, incentives shall be developed to encourage the consolidation of parcels and thus the feasibility of affordable housing. These incentives shall include increased density and other standards modifications. To facilitate development in the Village Redevelopment Area, modification of standards (including increased density) are pennitted for affordable housing, "green" buildings, and projects which meet the goals and objectives of the Village (which include residential and mixed use developments). Status O O Dept Responsible P, HNS P, HNS Progress and Effectiveness in Meeting Objectives On Jan. 29, 2013, the City Council authorized financial assistance ($7.4 million) to assist a developer acquire existing duplex units located in an area of the Barrio comprised of 27 parcels along Harding Street, Carol Place and Magnolia Avenue. The intent of the property acquisition is to consolidate the parcels and construct a new 140 unit high density (minimum 23 du/ac) lower- income affordable housing development In February 2013, the city increased allowed densities in the Barrio; the city can approve additional density increases and standards modifications through the Inclusionary Housing and Density Bonus Ordinances. The city recently approved amendments to the Village Master Plan and Design Manual to raise minimum densities in the Village Area including a statement encouraging lot consolidation. For the Housing Element planning period, two projects in the Village designed to meet LEED Silver certification were approved (one mixed use with nine units, one non- residential) that received modifications to standards. Appropriateness The development of additional incentives for lot consolidation will be considered as part of the comprehensive General Plan and Zoning Ordinance update currently in process. The city will continue to consider standards modifications and waivers in the Village to assist in the development of affordable housing and green buildings. A-8 APPENDIX A: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 2.2 Flexibility in Development Standards The Planning Department, in its review of development applications, may recommend waiving or modifying certain development standards, or propose changes to the Municipal Code to encourage the development of low and moderate-income housing. O The city considers waivers and modifications to development standards to assist in the development of affordable housing on a case by case basis. In 2011, the Tavarua Senior Apartments were approved by the Planning Commission and building permits were issued. The project was approved with (1) reduced parking, (2) reduced building setbacks, and (3) handicapped paricing in the setbacks. In addition, the project received a density increase and has a project density of approximately 55 du/ac, which exceeds the project's allowed density range (the project site is designated in the General Plan as Residential Medium Density, which allows a range of 4-8 du/ac). Tavarua Senior Apartments project exceeds the 15% inclusionary housing requirement by income restricting all 49 residential rental units. Furthermore, the project exceeds the inclusionary housing low-income affordability requirement in that 10 ofthe apartments are restricted to the extremely-low-income category, 25 are restricted to the very-low-income category, and 14 are restricted to the low-income category. The city will continue to consider standards modifications and waivers to assist in the development of affordable housing on a case-by-case basis. 2.3 Mixed Use The city will encourage mixed-use developments that include a residential componenL Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses. Major industrial/office centers, where not The mixed use zoning ordinance amendment was adopted by the City Council in January 2012, and is currently pending approval by the Coastal Commission. Completed program. A-9 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action precluded by environmental and safety considerations, should incorporate mixed industrial/office/residential uses. As described in Program 2.1, the city shall amend the zoning ordinance and other necessary land use documents to permit residential mixed use at 20 units per acre on shopping center sites and commercial areas. Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 2.4 Energy Conservation The city of Carisbad encourages and enforces a range of requirements, programs, and actions to improve household energy efficiency, promote sustainability, and lower utility costs. O P, BCE During the Housing Element period, two projects in the Village designed to meet LEED Silver certification were approved (one mixed use with nine units, one non- residential), that received modifications to standards. The comprehensive update to the landscape manual to implement the Water Efficient Landscape Ordinance was adopted by the City Council in May 2012. The 2010 Building Code, which includes the California Green Building Standards, was adopted by the City Council in 2011. There are four areas in Carisbad designated as a "smart growth opportunity site" on SANDAG's Smart Growth Concept Map: the Village and Barrio areas. Plaza Camino Real, Quarry Creek and Ponto. Each of these areas was identified in the 2005-2010 Housing Element Program 2.1 Adequate Sites program as contributing units toward the Modify program to include the latest standards and technologies for resource conservation and green building. The program should also be modified for consistency with the General Plan update and Climate Action Plan, underway. Move discussion of existing requirements into a separate section on Opportunities for Energy Conservation in the body of the Element A-10 t APPENDIX A: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status 3.1 2005-2010 Program Inclusionary Housing Ordinance Summary of Action The city will continue to implement its Inclusionary Housing Ordinance that requires 15 percent of all residential units within any Master Plan/Specific Plan community or other qualified subdivision (currently seven units or more) be restricted and affordable to lower-income households. For all subdivisions of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The fee is based on a detailed study that calculated the difference in cost to produce a mari<et rate rental unit versus a lower-income affordable unit The city will continue to utilize inclusionary in-lieu fees collected to assist in the development of affordable units. The city will also continue to consider other in-lieu contributions allowed by the Inclusionary Housing Ordinance, such Status O Dept Responsible P, HNS Progress and Effectiveness in Meeting Objectives RHNA. Land use planning for the Barrio was completed in February 2013. A master plan for Quarry Creek, another designated potential smart growth opportunity site, was approved in March 2013. The city continues to make available excess dwelling units for qualifying projects (also see program 3.2 below) such as transit-oriented developments and senior and affordable housing. The city continues to implement its Inclusionary Housing Ordinance. To comply with recent case law (Palmer/Sixth Street Properties, L.P. v. City of Los Angeles), the city amended its inclusionary housing requirements. The amendment which results in only minor changes, is primarily needed to clarify that inclusionary requirements apply to rental projects only if the project developer agrees by contract to limit rent as consideration for a "direct financial contribution" or any other forms of assistance specified in density bonus law. Between, 2005 and 2012, $450,855 was collected in in-lieu fees and 357 units were constructed using funds from in-lieu fees. (Hunters Point, Bressi, Village by the Sea and Glen Ridge) Appropriateness Inclusionary housing program is one ofthe City's most effective programs to build affordable housing and should be continued. A-11 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness as an irrevocable offer to dedicate developable land. In 2011, building pennits for nine low- income units were issued as part ofthe La Costa Condominiums project (CT 02- 28), and the City Council approved the Dos Colinas project which includes 20 future low-income units. Also, two projects receiving building pennits in 2011 purchased Inclusionary Housing credits at existing affordable apartments. CT 04-01 purchased 3 credits at Villa Loma, and CT 05-10 purchased 5 credits at Carlsbad Family Housing. 3.2 Excess Dwelling Unit Bank The city will continue to maintain, monitor and manage the Excess Dwelling Unit Bank, composed of "excess units" anticipated under the city's Growth Management Plan, but not utilized by developers in approved projects. The city will continue to make excess units available for inclusion in other projects using such tools as density transfers, density bonuses and changes to the General Plan land use designations per Council Policy Statement 43 0 P Through its continued implementation of the Growth Management Plan, the city tracks development and the Excess Dwelling Unit Bank in its monthly Development Monitoring Report. "Banked" units are available for qualifying projects, which include affordable housing and density bonuses. The city will continue to maintain, monitor and and make "excess units" available for qualifying projects, including affordable housing projects. 3.3 Density Bonus The city will continue to offer residential density bonuses as a means of encouraging affordable housing development. 0 P, HNS 136 units were produced as a result of the density bonus program during the previous planning period (125 for Bressi and 11 for Village by the Sea) The city will continue to implement this program. A-12 APPENDiX A: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3.4 City-Initiated Development The city, through the Housing and Redevelopment Department, will continue to work with private developers (both for-profit and non-profit) to create housing opportunities for low, very low and extremely low-income households. 0 P. HNS The city assisted two projects during the previous planning period: Roosevelt Gardens Condos • $47,000 Redevelopment Low/ Moderate Income Housing Fund • $621,000 CDBG • $1,066,000 HOME Cassia Heights Apartments • $250,000 CDBG • $262,000 HOME • $941,000 Redev Low Mod.) The city will continue to provide infonnation and work with developers to assist them in creating additional housing opportunities for lower-income households. 3.5 Affordable Housing Incentives The city uses Redevelopment Housing Set-Aside Funds and Housing Trust Funds to offer a number of incentives to facilitate affordable housing development. Incentives may include: • Payment of public facility fees • In-kind infrastructure improvements • Priority processing • Discretionary consideration of density increases above the maximum pennitted by the General Plan 0 P, HNS, F The city assisted the following projects between 2005 and 2012: Density bonus provided to Bressi Ranch (plus $2,000,000 in assistance) and Village by the Sea (plus $200,000 in assistance). Continue program, but remove reference to redevelopment funds. A-13 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005*2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3.6 Land Banking The city will continue to implement a land banking program to acquire land suitable for development of housing affordable to lower and moderate- income households. The Land Bank may accept contributions of land in4ieu of housing production required under an inclusionary requirement surplus land from the city or other public entities, and land otherwise acquired by the city for its housing programs. This land would be used to reduce the land costs of producing lower and moderate-income housing by the city or other parties. 0 CED, HNS Between 2005 and 2012, the city worked with Habitat for Humanity to develop 11 condos and with another developer on construction of 56 unit Cassia Heights Apartments. (Both on land purchased by the city.) The city will continue to implement a land banking program to acxiuire land suitable for development of housing affordable to lower- and moderate-income households. 3.7 Housing Trust Fund The city will continue to maintain the various monies reserved for affordable housing, and constituting the Housing Trust Fund, for the fiduciary administration of monies dedicated to the development, preservation and rehabilitation of housing in Carisbad. The Trust Fund will be the repository of all collected in-lieu fees, impact fees, housing credits and related revenues targeted for proposed housing as well as other local, state and federal funds. 0 HNS, F The city continues to maintain the Housing Trust Fund, which had an available balance of approximately $6.1 million as of December 31, 2012. The city will continue to collect and distribute funds from the Housing Trust Fund to support the development and maintenance of affordable housing. 3.8 Section 8 Housing Choice Vouchers The Carisbad Housing Authority will continue to operate the city's Section 8 Housing Choice Voucher program to provide rental assistance to very-low- income households. 0 HNS The Housing Authority continues to operate Section 8 Housing Choice Voucher Program. Between 2005 and 2012, 159 new vouchers issued. (Voucher program assists total of approximately 600 households per year.) The Carisbad Housing Authority will continue to operate the Section 8 Housing Choice Voucher Program, subject to continued federal funding. A-14 APPENDIXA: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3.9 Mortgage Credit Certificates The city participates in the San Diego Regional Mortgage Credit Certificate (MCC) Program. By obtaining a MCC during escrow, a qualified homebuyer can qualify for an increased loan amount The MCC entitles the homebuyer to take a federal income tax credit of 20 percent of the annual interest paid on the mortgage. This credit reduces the federal income taxes ofthe buyer, resulting in an increase in the buyer's net earnings. O HNS The city continues to participate in MCC Program with one certificate issupd in 2011. Between 2005 and 2012, 28 MCCs were issued with average of $39,450 assistance per buyer. The city will continue to participate in the San Diego Regional Mortgage Credit Certificate Program. 3.10 Senior Housing The city will continue to encourage a wide variety of senior housing opportunities, especially for lower- income seniors with special needs, through the provision of financial assistance and regulatory inc^entives as specified in the city's Senior Housing Overiay zone. Projects assisted with these incentives will be subjected to the monitoring and reporting requirements to assure compliance with approved project conditions 0 P, HNS The city has provided a loan of $3.75 million to assist in the development of the 50 unit Tavarua Senior Apartments. Building permits were issued on 12/16/11 with construction anticipated to be completed in eariy 2013. The apartments will be affordable to seniors at 30%, 40%, 50% and 60% of the Area Median Income. The city will continue to encourage senior housing opportunities through financial assistance and regulatory incentives. 3.11 Housing for Persons with Disabilities The city will adopt an ordinance to establish a fomnal policy on offering reasonable accommodations to persons with disabilities with regard to the construction, rehabilitation, and improvement of housing. The ordinance will specify the types of requests that may be considered reasonable accommodation, the procedure and reviewing/approval bodies for the requests, and waivers that the city may offer to facilitate the development and c P, BCE The zoning ordinance amendment to remove the definition of "family" was adopted by the City Council in 2010 and approved by the Coastal Commission in 2011. The reasonable accommodations zoning ordinance amendment was adopted by the City Council in April 2011. The Coastal Commission approved the amendment with suggested modifications in October 2012. The City Council Program completed. Remove and revise to evaluate effectiveness of new policy and consider other ways to facilitate housing for persons with disabilities. A-15 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness In Meeting Objectives Appropriateness rehabilitation of housing for persons with disabilities. approved the suggested modifications in November 2012. The ordinance will become effective once the Coastal Commission accepts the final amendment, anticipated to occur in eariy 2013. In 2008, the city provided CDBG funds to TERI, Inc. for property acquisition for a residential care home for developmentally disabled adults. 3.12 Housing for Large Families In those developments that are required to include 10 or more units affordable to lower-income households, at least 10 percent of the lower-income units should have three or more bedrooms. This requirement does not pertain to lower- income senior housing projects. O The city continues to implement this program as part of its inclusionary housing ordinance. 134 affordable housing units with three or more bedrooms were developed between 2005 and 2012. The city will continue to support the development of housing for large families. 3.13 Farm Labor Housing Pursuant to the State Employee Housing Act, the city pennits by right employee housing for six or fewer in all residential zones where a single-family residence is permitted. Famn labor housing for 12 persons in a group quarters or 12 units intended for families is permitted by right on properties where agricultural uses are permitted. In 2004, the city amended the Zoning Code to conditionally permit farm labor housing for more than 12 persons in a group quarters or 12 units/spaces for households in the E-A, O, C-1, C-2. C-T, C-M, M, P-M, P-U, O-S. C-F and C-L zones. CED, P A zoning ordinance amendment to comply with Health and Safety Code Sec. 17021.6 was adopted by the City Council in September 2012. The amendment permits farmworker housing by right or conditionally where agricultural uses are also permitted by right or conditionally. The amendment also provides standards. Staff anticipates the Coastal Commission will act on the amendment in eariy 2014. Through the Agricultural Mitigation Fee, the City committee $2 million to fund La Posada de Guadalupe projecrt, under construction in 2012. This project will expand the number of beds for homeless Program completed. Remove. A-16 o \PPENDiX A: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness men and farmwori<ers from 50 to 100- 120. 3.14 Housing for the Homeless Carisbad will continue to facilitate the acquisition, for lease or sale, of suitable sites for emergency shelters and transitional housing for the homeless population. This facilitation will include: Participating in a regional or sub- regional summit(s) for the purposes of coordinating efforts and resources to address homelessness; Assisting local non-profits and charitable organizations in securing state and federal funding for the acquisition, construction and management of shelters; Continuing to provide funding for local and sub-regional homeless service providers that operate temporary and emergency shelters; and Identifying a specific zoning district in the city where emergency shelters will be permitted by right C/O CED, P A zoning ordinance amendment to permit emergency shelters by right in the Planned Industrial and Industrial zones was adopted by the City Council in October 2012. In these zones, year- round shelters with up to 30 persons or beds are permitted by right; larger shelters are conditionally permitted. The amendment also provides basic standards. Staff anticipates the Coastal Commission will act on the amendment in early 2014. In 2010, the city received an application to expand the existing La Posada de Guacialupe homeless shelter from a temporary 50 bed facility to a permanent 100-120 bed facility. The application was recommended for approval by the Planning Commission and approved by the City Council in 2011. In addition, the city has committed $2,000,000 in financial support for the La Posada de Guadalupe expansion from money collected through its Agricultural Mitigation Fee program ($54,000 given to-date for project design costs). Also, in Dec. 2011, the city increased its total CDBG contribution to $661,000 for this project Construction is underway. Zoning amendment complete. Continue other facilitation activities. A-17 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3.15 Transitional and Supportive Housing Currently, the city's Zoning Ordinance does not address the provision of transitional housing and supportive housing. The city will amend the Zoning Ordinance to cleariy define transitional housing and supportive housing. When such housing is developed as group quarters, they should be pemnitted as residential care facilities. When operated as regular multi-family rental housing, transitional and supportive housing should be permittee^ by right as a multi-family residential use in multi- family zones. C P An ordinance amendment to address the provision of transitional and supportive housing was adopted by City Council in September 2012. The amendment fulfilled program objectives and identified transitional and supportive housing as either pennitted or conditionally permitted uses in all residential zones and in commercial zones where residential is permitted. Staff anticipates the Coastal Commission will act on the amendment in eariy 2014. Program completed. Remove. The city will continue to provide CDBG funds to community, social welfare, non- profit and other charitable groups that provide services for those with special needs in the North County area. Furthennore, the city will work with agencies and organizations that receive CDBG funds to offer a City Referral Service for homeless shelter and other supportive services. In 2012, the city provided CDBG assistance to 13 social service providers in North County and serves as a referral agency for homeless shelters and 3.16 Supportive Services for Homeless and Special Needs Groups The city will continue to provide CDBG funds to community, social welfare, non- profit and other charitable groups that provide services for those with special needs in the North County area. Furthennore, the city will work with agencies and organizations that receive CDBG funds to offer a City Referral Service for homeless shelter and other supportive services. 0 HNS support services. The city provided approximately $375,000 in assistance between 2005 and 2010. The city also contributed $18,778 from the Housing Trust Fund in 2012 to the Alliance for Regional Solutions' winter shelter program. This program sponsors one site in Carisbad as well as rotating sites at local churches throughout the county. The city will continue to support the development of housing and supportive services for homeless and other special needs groups. 3.17 Alternative Housing The city will continue to implement its Second Dwelling Unit Ordinance (Section 21.10.015 of the Carlsbad Municipal Code) and will continue to consider alternative types of housing, C/O P, HNS The city continues to implement the Second Dwelling Unit Ordinance and consider alternative types of housing. 57 second units were pennitted between 2005 and 2012. Zoning Program complete. Implement per orcilinance and continue to provide A-18 APPENDIX A: 2005-2010 ACCOMPLISHMENTS Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness such as hotels and managed living units. In September 2012, the City Council approved an ordinance amendment to the Village Master Plan and Design Manual to conditionally permit and establish standards for managed living units in certain districts ofthe Village area. The amendment fulfilled project objectives by providing standards for a viable, housing option for lower-income persons. Staff anticipates the Coastal Commission will act on the amendment in eariy 2014. infonnation about potential sites to developers. 3.18 Military and Student Referrals The city will assure that information on the availability of assisted or below- mari<et housing is provided to all lower- income and special needs groups. The Housing and Redevelopment Agency will provide infonnation to local military and student housing offices of the availability of low-income housing in Carisbad. 0 HNS The city provides infonnation on assisted and below mari<et housing to individuals and groups needing that information through pamphlets, the city's website, and distribution of info at community events and workshops. The city will continue to reach out to students and members of the military to provide housing opportunities in the city. 3.19 Coastal Housing Monitoring The city will monitor and record Coastal Zone housing data including: • Housing units approved for construction after January 1, 1982. • Housing units for persons and families of low- or moderate-income in new housing developments. • Dwelling units occupied by persons and families of low- or moderate- income that are authorized to be demolished or converted • Dwelling units occupied by persons and families of low- or moderate- income that are required for 0 CED • 589 units were constructed in the Coastal Zone between 2005 and 2012. 11,020 units have been developed since 1991. • 25 affordable units. • 0 demolitions authorized. • 0 replacements. Continue as per state law. 51 0-3 A-19 ENVISION CARLSBAD Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness replacement or authorized to be converted or demolished as identified above 3.20 Housing Element Annual Report To retain the Housing Element as a viable policy document, the Planning Department will undertake an annual review of the Housing Element and schedule an amendment if required. As required, staff also monitors the city's progress in implementing the Housing Element and prepares corresponding reports to the City Council, SANDAG, and California Department of Housing and Community Development annually. 0 P The City most recently submitted an annual report on progress in implementing the Housing Element in 2011. Continue. 4.1 Fair Housing Services With assistance from outside fair housing agencies, the city will continue to offer fair housing services to its residents and property owners. O HNS The city contracts with The San Diego County Center for Social Advocacy fair housing agency to provide their services to Carisbad residents and property owners. The city will continue to support fair housing services through information dissemination, monitoring, and partnerships with fair housing service providers. A-20 C Appendix B: Sites Inventory Supporting Documentation This appendix documents the parcel by parcel sites inventory for the 2013-2020 Housing Element. The inventory is summarized into the following four tables: • Table B-l: Vacant Sites for Lower and Moderate Income Housing • Table B-2: Underutilized Sites for Lower and Moderate Income Housing - Category 1 (Parking Lot and Agricultural Sites) - Also includes site photos of largest sites • Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) • Table B-4: Vacant and Underutilized Sites for Above Moderate Income Housing Vacant Sites Table B-1: Vacant Sites for Lower and Moderate Income Housing Unit Capacity, by Site Housenom income APN General Plan Designation'' Zoning District Size (Acres) Very Low Low Moderate 1680503600^ R30 RD-M 4.30 99 -- 1683601600 (Robertson Ranch PA 22) 2' ^ R30 PC 3.76 86 -- 2030540700 V (D5-9) V-R 0.15 2 -- 2031100100 V(D1-4) V-R 0.29 --3 2031104800 V(D1-4) V-R 0.18 --2 2031730200 V (D5-9) V-R 0.29 4 -- 2032930600 V (D5-9) V-R 0.17 2 -- 2033051000 V (D5-9) V-R 0.20 3 -- 2041600200 R30 RD-M 0.20 4 -- 2080104100 (Robertson Ranch PA 7 and PA 8)^ R23 (22.7 and 21 du/ac) PC 16.90 -364 - 2091200100^ R30 RD-M 6.12 141 -- 2121100100 to 2121100700 R30 RD-M 8.40 193 _ _ ENVISION CARLSBAD Table B-1: Vacant Sites for Lower and Moderate Income Housing Unit Capacity, by Site Household Income APN General Plan Designation^ Zoning District Size (Acres) Very Low Low Moderate 2161404300 (Ponto) R30 P-C 6.5 150 - GC (Mixed Use)^ P-C 3 -11 2161701400 R23 RD-M 0.44 -7 2161701500 R23 RD-M 0.42 -6 2161701900 R23 RD-M 0.46 -7 2162900900 R23 RD-M 0.41 -6 2162902000 R23 RD-M 0.27 -4 2162902100 R23 RD-M 0.53 -8 2163000400 R23 RD-M 0.39 -6 2163000500 R23 RD-M 0.41 -6 2163000600 R23 RD-M 0.40 -6 2163001200 R23 RD-M 0.41 -6 2163001300 R23 RD-M 0.30 -5 2218810600 2218811600^ R30 RD-M 18.22 419 _ R15 (14.2 du/ac) P-C 15.6 -221 1670402100 R23 (16.7 du/ac) P-C 5.7 -95 (Quarry Creek)^ R23 (22.2 du/ac) P-C 15.3 - 340 - Grand Total 1,103 704 399 Notes: 1. Sites with a General Plan designation 'V are located in the Village area. The "V" land use designation pemriits mixed-use development; however, development of stand-alone high-density residential projects is also pennitted and would yield even more units. To account for non-residential uses, a conservative 50 percent ofthe potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. 2. A master plan for Robertson Ranch was approved in 2006 to provide for a residential community with over 1,300 housing units, open space, and a commercial center. Approval of land subdivision and architecture needs to be obtained before construction. The property is currently vacant and considered appropriate for development 3. These sites are located in the northeast quadrant of the city. Per the city's Growth Management Program, a maximum of 9,042 dwelling units are allowed in the northeast quadrant When the General Plan update, including this Housing Element is approved by the City Council, the capacity of one or more of these sites may be reduced to ensure compliance with the Growth Management Program, but the sites inventory will remain adequate to accommodate the city's RHNA. Any change to the sites inventory during adoption ofthe General Plan will be reflected in this appendix. 4. Residential capacity is calculated based on 25 percent ofthe site developable acreage at a density of 15 du/ac. 5. A master plan for Quarry Creek was approved in March 2013 to provide for a residential community with 656 housing units, open space and community facilities. Approval of land subdivision and architecture needs to be obtained before construction. The property is currently vacant and considered appropriate for development. Source: City of Carlsbad, Dyett & Bhatia, 2013. B-2 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Underutilized Sites Table B-2: Underutilized Sites for Lower and Moderate Income Housing (Parking Lot and Agricultural Sites) Category 1 Site Unit Capacity, by Household Income APN Existing Use General Plan Designation^ Zoning District Size (Acres) Very Low Low Moderate Site Photo 2031013600 Parking Lot V (D5-9) V-R 0.21 -2 - 2031730500 Parking Lot V(D1-4) V-R 0.25 4 -- 2031730800 Parking Lot V(D1-4) V-R 0.33 5 -- 2031811600 Parking Lot V(D1-4) V-R 0.22 3 -- 2032321300 Parking Lot V (D5-9) V-R 0.35 -3 - 2032960600 Parking Lot V(D1-4) V-R 0.37 5 -- 2033020100 Parking Lot V(D1-4) V-R 0.14 2 -- 2033040200 Parking Lot V(D1-4) V-R 0.16 2 -- 2033040500 Parking Lot V(D1-4) V-R 0.17 2 -- 2033040900 Parking Lot V(D1-4) V-R 0.25 4 -- 2033041700 Parking Lot V(D1-4) V-R 0.16 2 -- 2033041800 Parking Lot V(D1-4) V-R 0.16 2 -- 2033042000 Parking Lot V(D1-4) V-R 0.16 2 -- 2033043100 Parking Lot V(D1-4) V-R 0.18 3 -- 2033051400 Parking Lot V(D1-4) V-R 0.24 3 -- 2033051600 Parking Lot V(D1-4) V-R 0.57 8 -- 2033061200 Parking Lot V(D1-4) V-R 0.24 3 -- 2033521200 Parking Lot V(D1-4) V-R 0.29 4 -- 2040310900 Parking R30 RD-M 0.20 4 -- 2041112000 Parking R30 RD-M 0.80 18 -- 2041502100 Parking R23 R-3 0.46 -7 - 2120405600 Agriculture R30 RD-M 8.96 206 -#1 Grand Total 282 0 12 Note: 1. Sites with a General Plan designation "V" are located in the Village area. The "V" land use designation permits mixed-use development however, development of stand-alone high-density residential projects is also permitted and would yield even more units. To account for non-residential uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. Source: City of Carlsbad, Dyett & Bhatia, 2013. B-3 ENVISION GARLSBAD The largest site in the Table B-2 underutilized inventory is also depicted in the photo at right to demonstrate that the site is underutilized and appropriate for residential development. (Other Underutilized Usesi Unit Capacity, by Household Income APN Existing Use General Plan Designation^ Zoning District Site Size (Acres) Very Low Low Moderate 1551702400 Residential R23 R-3 0.34 4 1551702500 Residential R23 R-3 0.26 2 1552000400 Office V V-R 0.89 12 1552000700 Office V V-R 0.39 5 1552001000 Office V V-R 0.52 7 1552211100 Office V V-R 0.33 5 1552211200 Office V V-R 0.56 8 2030410200 Private School V V-R 7.23 65 2030510300 Private School V V-R 2.79 25 2030510400 Commercial V V-R 0.54 5 2030520100 Private School V V-R 0.35 3 2030520200 Private School V V-R 0.77 7 2030530100 Private School V V-R 0.9 8 2030540100 Commercial V V-R 0.24 3 2030540300 Industrial V V-R 0.24 3 2030541400 Commercial V V-R 0.13 2 2030541800 Industrial V V-R 0.22 3 2030541900 Commercial V V-R 0.49 7 2030542000 Industrial V V-R 0.25 4 2030542100 Office V V-R 0.25 4 2030542200 Office V V-R 0.5 7 2030542400 Commercial V V-R 0.23 3 2030542500 Industrial V V-R 0.23 3 2030542600 Commercial V V-R 0.25 4 2030542700 Industrial V V-R 0.36 5 2031010100 Industrial V V-R 0.31 4 B-4 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses^ Unit Capacity, by Household Income General Plan Zoning Site Size Very APN Existing Use Designation^ District (Acres) Low Low Moderate 2031010300 Commercial V V-R 0.15 2 - 2031010400 Industrial V V-R 0.24 3 - 2031011100 Industrial V V-R 0.24 3 - 2031011200 Commercial V V-R 0.21 3 - 2031011400 Office V V-R 0.23 -2 2031011500 Industrial V V-R 0.21 3 - 2031011600 Commercial V V-R 0.23 3 - 2031011800 Residential V V-R 0.31 -2 2031011900 Industrial V V-R 0.18 3 - 2031012000 Residential V V-R 0.24 2 - 2031012100 Office V V-R 0.2 -2 2031012200 RV Camp Site V V-R 0.93 12 - 2031012300 Office V V-R 0.44 -4 2031012400 Commercial V V-R 0.47 7 - 2031012500 Industrial V V-R 0.23 3 - 2031012800 Residential V V-R 0.24 2 - 2031012900 Commercial V V-R 0.87 12 - 2031013400 Office V V-R 0.19 3 - 2031020500 Office V V-R 0.43 4 2031021400 Residential V V-R 0.42 -3 2031021500 Office V V-R 0.43 -4 2031023400 Office V V-R 0.45 -4 2031023500 Office V V-R 0.29 -3 2031100900 Office V V-R 0.53 -5 2031103800 Office V V-R 0.17 -2 2031103900 Office V V-R 0.17 -2 2031420600 Private School V V-R 0.5 -5 2031430100 Office V V-R 0.35 -3 2031430200 Office V V-R 0.18 -2 2031430700 Church V V-R 2.16 -19 2031730400 Commercial V V-R 0.19 3 - 2031730900 Commercial V V-R 0.35 5 - 2031740600 Commercial V V-R 1.78 25 - 2031740700 Commercial V V-R 1.79 25 - 2031750100 Commercial V V-R 0.28 4 - B-5 ENVISION CARLSBAD Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses^ APN Existing Use General Plan Designation^ Zoning District Unit Capacity, by Household Income APN Existing Use General Plan Designation^ Zoning District Site Size (Acres) Low Low Moderate 2031750200 Commercial V V-R 0.16 2 2031750300 Commercial V V-R 0.45 6 2031750400 Office V V-R 0.23 3 2031750500 Residential V V-R 0.23 2 2031750600 Commercial V V-R 0.23 3 2031750700 Residential V V-R 0.25 3 2031750800 Commercial V V-R 0.16 2 2031810400 Commercial V V-R 0.31 4 2031810500 Commercial V V-R 0.15 2 2031810700 Commercial V V-R 0.23 3 2031810800 Office V V-R 0.22 3 2031810900 Commercial V V-R 0.22 3 2031811200 Commercial V V-R 0.59 8 2031811300 Commercial V V-R 0.35 5 . - 2031811900 Commercial V V-R 0.71 10 2031820400 Commercial V V-R 2.36 33 2031820800 Post Office V V-R 1.43 20 2032020700 Commercial V V-R 0.16 2 2032021300 Office V V-R 0.16 2 2032021800 Commercial V V-R 0.95 13 2032320400 Commercial V V-R 0.52 5 2032320800 Commercial V V-R 0.18 2 2032321600 Commercial V V-R 0.46 4 2032500600 Commercial V V-R 0.37 3 2032600500 Residential R23 R-3 0.39 2 2032610300 Residential V V-R 0.34 4 2032610700 Office V V-R 0.66 9 2032910100 Commercial V V-R 0.21 3 2032910300 Commercial V V-R 0.31 4 2032920100 Commercial V V-R 0.24 4 2032920500 Commercial V V-R 0.16 2 2032920700 Commercial V V-R 0.24 3 2032920800 Commercial V V-R 0.17 2 2032920900 Commercial V V-R 0.16 2 2032921000 Office V V-R 0.16 2 B-6 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Unit Capacity, by Household Income APN Existing Use General Plan Designation^ Zoning District Site Size (Acres) Very Low 2032921100 Commercial V V-R 0.16 2 2032921800 Commercial V V-R 0.16 2 2032922100 Commercial V V-R 0.41 6 2032930400 Commercial V V-R 0.17 2 2032930500 Commercial V V-R 0.16 2 2032930800 Commercial V V-R 0.17 2 2032950100 Commercial V V-R 0.23 3 2032960700 Commercial V V-R 0.15 2 2032960800 Commercial V V-R 0.26 4 2032970200 Commercial V V-R 0.16 2 2032970300 Commercial V V-R 0.16 2 2032970500 Commercial V V-R 0.14 2 2033010500 Commercial V V-R 0.73 10 2033020200 Commercial V V-R 0.22 3 2033020400 Residential V V-R 0.21 2 2033032100 Office V V-R 0.33 5 2033032400 Commercial V V-R 0.48 7 • 2033032600 Office V V-R 0.48 7 2033032700 Office V V-R 0.32 4 2033032800 Office V V-R 0.49 7 2033041900 Office V V-R 0.16 2 2033042600 Commercial V V-R 0.2 3 2033042700 Commercial V V-R 0.24 3 2033043000 Office V V-R 0.17 2 2033051100 Office • V V-R 0.24 3 2033051300 Office V V-R 0.4 6 2033051500 Office V V-R 0.56 8 2033060200 Commercial V V-R 0.14 2 2033060900 Commercial V V-R 0.16 2 2033510300 Office V V-R 0.17 2 2033510700 Office V V-R 0.16 2 2033511100 Office V V-R 0.16 2 2033511200 Office V V-R 0.16 2 2033511300 Office V V-R 0.16 2 2033511600 Commercial V V-R 0.16 2 Low Moderate B-7 ENVISION CARLSBAD Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) APN Existing Use General Plan Designation* Zoning . District^ Site 3teQ • (Acres) Unit Capacity, by Household . 'Inobme ^ . Very I'v' ti'-':- Low Low Moderate 2033511800 Commercial V V-R 0.48 7 - 2033512000 Office V V-R 0.16 2 - 2033521300 Commercial V V-R 0.16 2 - 2033521800 Church V V-R 0.64 9 - 2033530400 Office V V-R 0.16 2 - 2033530900 Commercial V V-R 0.48 7 - 2033540100 Office V V-R 0.16 2 - 2033540500 Office V V-R 0.17 2 - 2033540700 Office V V-R 0.22 3 - 2033541300 Office V V-R 0.24 3 - 2033541500 Office V V-R 0.73 10 - 2033541900 Office V V-R 0.57 8 - 2033550400 Commercial V V-R 0.32 4 - 2033550500 Commercial V V-R 0.32 4 2040310300 Residential R30 RDM 0.16 3 - 2040310400 Residential R30 RDM 0.17 3 - 2040700900 Residential R30 RDM 0.5 9 - 2040701000 Residential R30 RDM 0.17 3 - 2040840600 Residential R30 RDM 0.16 2 - 2040840800 Residential R30 RDM 0.24 5 - 2041100100 Residential R30 RDM 0.28 4 - 2041110200 Residential R30 RDM 0.43 8 - 2041110600 Residential R30 RDM 0.39 7 - 2041111300 Residential R30 RDM 0.18 2 - 2041111400 Residential R30 RDM 0.42 6 - 2041111500 Residential R30 RDM 0.2 4 - 2041111700 Residential R30 RDM 0.4 7 - 2041310300 Residential R23 R-3 0.5 -6 2041311200 Residential R23 R-3 0.27 -3 2041320500 Residential R23 R-3 0.26 -3 2041320600 Residential R23 R-3 0.27 -3 2041321700 Residential R23 R-3 0.57 -6 2041501700 Residential R23 R-3 0.31 -3 2041600300 Residential R30 RDM 0.17 3 - 2041600900 Residential R30 RDM 0.69 2 - B-8 .APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Unit Capacity, by Household ' Income APN Existing Use General Plan Designation'' Zoning District Site Size (Acres) Very Low Low Moderate 2041910500 Residential R30 RDM 0.41 7 -- 2041920500 Residential R30 RDM 0.27 4 -- 2041920600 Residential R30 RDM 0.27 5 -- 2041920700 Residential R30 RDM 0.26 5 -- 2041920900 Residential R30 RDM 0.23 4 -- 2042340100 Residential R23 R-3 0.24 --3 2042340200 Residential R23 R-3 0.25 --3 2042341200 Residential R23 R-3 0.27 --3 2042401300 Residential R23 R-3 0.29 --3 2042401400 Residential R23 R-3 0.31 --3 2042402200 Residential R23 R-3 0.88 --12 2042800100 Residential R30 RDM 9.66 124 -- 2042800200 Residential R30 RDM 1.9 26 -- 2042800500 Residential R30 RDM 0.44 8 -- 2042802600 Residential R30 RDM 0.24 5 -- 2042910100 Residential R30 RDM 0.16 2 -- Various^ Residential R30 RDM .13 to .37 -140 - 2042912700 Residential R30 RDM 0.16 2 -- Grand Total 820 140 252 Notes: 1. Sites with a General Plan designation "V" are located in the Village area. The "V" land use designation pemnits mixed-use development however, development of stand-alone high-density residential projects is also permitted and would yield even more units. To account for non-residential uses, a conservative 50 percent ofthe potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. 2. Harding Street Neighborhood, LP parcels (APNs: 2042911400 to 1700. 2042911900 to 2700, 2042920100 to 0200, 2042921000 to 1400, and 2042921600 to 2200). Source.- Dyett & Bhatia, City of Carlsbad. 2013. B-9 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 1683700300 Vacant R8 P-C 0.16 1 1683700400 Vacant R8 P-C 0.13 1 1683702000 Vacant R8 P-C 0.21 1 1683702500 Vacant R8 P-C 0.16 1 1683702600 Vacant R8 P-C 0.16 1 1683716900 Vacant R8 P-C 2.58 10 1683730100 Vacant R8 P-C 0.13 1 2060920800 Vacant R15 R-2 0.30 2 2061200100 Vacant R15 RD-M-Q 0.48 4 2061200200 Vacant R15 RD-M-Q 0.50 4 2071012800 Agriculture R15 RDM 14.94 120 2080104100 Vacant OS/R4/R8/L PC 65.8 308 2090604800 Residential/ Stables R15 RDM 13.40 104 2152403600 Vacant R15 RD-M 3.50 28 2231704500 Vacant R15 RD-M-Q 0.40 3 1551016800 Vacant R1.5 R-1-30000 0.29 1 1551702000 Residential R23 R-3 0.22 2 1551702100 Residential R23 R-3 0.17 2 1551702900 Residential R15 R-3 0.32 2 1551802300 Residential R15 R-3 0.52 3 1551901500 Vacant R1.5 R-1-30000 1.09 1 1551901600 Vacant R1.5 R-1-30000 0.39 1 1552210500 Vacant R4 R-1-10000 0.55 2 1552231800 Residential R15 R-3 0.73 5 1552511800 Residential R15 R-3 0.26 1 1552511900 Residential R15 R-3 0.28 1 1552512000 Residential R15 R-3 0.23 2 1552512100 Residential R15 R-3 0.23 1 1552512200 Residential R15 R-3 0.22 1 1552711500 Residential R15 R-3 0.20 1 1552711700 Residential R15 R-3 0.31 1 1552711900 Residential R15 R-3 0.28 1 1552712000 Residential R15 R-3 0.28 1 1552712100 Vacant R15 R-3 0.16 1 1552712800 Residential R15 R-3 0.24 1 1560511800 Vacant R4/0S R-1 1.04 3 B-10 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres)- 1560511900 Vacant R4/0S R-1 1.90 1560512200 Residential R4 R-1 1.14 1560512300 Vacant R4 R-1 2.03 1560521200 Vacant R4 R-1 0.17 1560524700 Vacant R4 R-1 0.17 1560904100 Vacant R8 RD-M 2.69 1561108300 Vacant R4 R-1 0.24 1561108400 Vacant R4 R-1 0.27 1561301800 Residential R4 R-1 0.48 1561302600 Vacant R4 R-1 0.51 1561303200 Vacant R4 R-1 0.14 1561420300 Residential R4 R-1 1.14 1561420800 Residential R4 R-1 0.49 1561424800 Vacant R4 R-1 0.29 1561425100 Vacant R4 R-1 0.20 1561425400 Vacant R4 R-1 0.20 1561425600 Vacant R4 R-1 0.65 1561521000 Residential R4 R-1-9500 0.48 1561521200 Residential R4 R-1-9500 0.47 1561521300 Residential R4 R-1-9500 0.71 1561522900 Vacant R4 R-1-9500 0.28 1561523700 Vacant R4 R-1-9500 0.17 1561901100 Vacant R4 R-1-10000 0.51 1561901800 Residential R4 R-1-10000 0.71 1561902400 Vacant R4 R-1 0.15 1561903200 Residential R4 R-1 0.68 1561903400 Garage R4 R-1-10000 0.28 1562000100 Vacant R4 R-1 0.29 1562000200 Vacant R4 R-1 0.30 1562001300 Residential R4 R-1-10000 0.54 1562002900 Vacant R4 R-1-10000 0.20 1562003100 Vacant R4 R-1-10000 0.22 1562003200 Vacant R4 R-1-10000 0.21 1562120400 Vacant R4 R-1 1.90 1562120500 Vacant R4 R-1 1.72 1562121100 Residential R4 R-1-10000 1.58 1562122500 Vacant R4 R-1 0.18 Capacity (Above Moderate Income) B-11 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 1562200200 Residential R4 R-1-9500 3.08 9 1562313600 Vacant R4 R-1 0.19 1 1562314100 Residential R4 R-1 0.49. 1 1562314800 Vacant R4 R-1 0.20 1 1562317000 Vacant R4 R-1 0.18 1 1562706200 Residential R4 R-1 0.56 1 1563500100 Vacant R4/0S R-1 0.30 1 1563510100 Vacant R4/0S R-1 0.90 3 1563510300 Vacant R4 R-1 0.60 2 1563510700 Residential R4 R-1 1.20 3 1563510800 Vacant R4 R-1 3.48 11 1563511300 Residential R4 R-1 1.03 2 1563511900 Vacant R4 R-1 0.37 1 1670307300 Driving Range R8/0S R-1-10000 6.00 24 1670520600 Residential R4 R-A-10000 0.64 1 1670531900 Vacant R4 R-A-10000 0.12 1 1670532000 Vacant R4 R-A-10000 0.39 1 1670701200 Vacant R4 R-A-10000 0.26 1 1670703100 Residential R4 R-A-10000 0.69 1 1670803300 Vacant R4 R-1-10000 0.45 1 1670803400 Vacant R4 R-1-10000 0.47 1 1670803500 Vacant R4 R-1-10000 0.52 2 1670803600 Vacant R4 R-1-10000 0.54 2 1670804100 Vacant R4 R-1-10000 1.00 3 1670804200 Vacant R4 R-1-10000 0.44 1 1670804600 Vacant R4 R-1-10000 0.17 1 1671120500 Residential R4 R-A-10000 1.08 2 1671241000 Vacant R4 R-A-10000 0.28 1 1672302400 Vacant R4 P-C 0.70 2 1672302500 Vacant R4 P-C 0.85 3 1672500600 Vacant R4/R15 R-A-10000 0.30 1 1675705100 Residential R8 RD-M-Q 0.60 1 1675805100 Vacant R4 R-A-10000 0.37 1 1680505700 Vacant R4/0S OS/R-1-0.5Q 13.50 43 1683700100 Vacant R8 P-C 0.14 1 1683700200 Vacant R8 P-C 0.14 1 1683700500 Vacant R8 P-C 0.12 1 B-12 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size' (Acres) 1683700600 Vacant R8 P-C 0.13 1683700700 Vacant R8 P-C 0.13 1683700800 Vacant R8 P-C 0.12 1683700900 Vacant R8 P-C 0.12 1683701000 Vacant R8 P-C 0.11 1683701100 Vacant R8 P-C 0.11 1683701200 Vacant R8 P-C 0.11 1683701300 Vacant R8 P-C 0.12 1683701400 Vacant R8 P-C 0.13 1683701500 Vacant R8 P-C 0.13 1683701600 Vacant R8 P-C 0.13 1683701700 Vacant R8 P-C 0.11 1683701800 Vacant R8 P-C 0.11 1683701900 Vacant R8 P-C 0.12 1683702100 Vacant R8 P-C 0.16 1683702200 Vacant R8 P-C 0.16 1683702300 Vacant R8 P-C 0.20 1683702400 Vacant R8 P-C 0.20 1683702700 Vacant R8 P-C 0.15 1683702800 Vacant R8 P-C 0.15 1683704900 Vacant R8 P-C 0.11 1683705000 Vacant R8 P-C 0.11 1683705100 Vacant R8 P-C 0.11 1683705200 Vacant R8 P-C 0.11 1683705300 Vacant R8 P-C 0.15 1683705400 Vacant R8 P-C 0.11 1683705500 Vacant R8 P-C 0.16 1683705600 Vacant R8 P-C 0.14 1683705700 Vacant R8 P-C 0.14 1683705800 Vacant R8 P-C 0.14 1683705900 Vacant R8 P-C 0.12 1683706000 Vacant R8 P-C 0.12 1683706100 Vacant R8 P-C 0.11 1683706200 Vacant R8 P-C 0.11 1683706300 Vacant R8 P-C 0.11 1683706400 Vacant R8 P-C 0.11 1683706500 Vacant R8 P-C 0.11 Capacity (Above Moderate Income) B-13 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) 1683706600 Vacant R8 P-C 0.12 1683707700 Vacant R8 P-C 0.15 1683707800 Vacant R8 P-C 0.14 1683707900 Vacant R8 P-C 0.14 1683708000 Vacant R8 P-C 0.14 1683708100 Vacant R8 P-C 0.16 1683708200 Vacant R8 P-C 0.31 1683708400 Vacant R8 P-C 4.02 1683710100 Vacant R8 P-C 0.14 1683710200 Vacant R8 P-C 0.14 1683710300 Vacant R8 P-C 0.13 1683710400 Vacant R8 P-C 0.11 1683710500 Vacant R8 P-C 0.12 1683710600 Vacant R8 P-C 0.18 1683710700 Vacant R8 P-C 0.20 1683710800 Vacant R8 P-C 0.17 1683710900 Vacant R8 P-C 0.16 1683711000 Vacant R8 P-C 0.16 1683711100 Vacant R8 P-C 0.16 1683711200 Vacant R8 P-C 0.16 1683711300 Vacant R8 P-C 0.18 1683711400 Vacant R8 P-C 0.13 1683711500 Vacant R8 P-C 0.13 1683711600 Vacant R8 P-C 0.12 1683711700 Vacant R8 P-C 0.11 1683711800 Vacant R8 P-C 0.12 1683711900 Vacant R8 P-C 0.13 1683712000 Vacant R8 P-C 0.12 1683712100 Vacant R8 P-C 0.12 1683712200 Vacant R8 P-C 0.13 1683712300 Vacant R8 P-C 0.13 1683712400 Vacant R8 P-C 0.13 1683712500 Vacant R8 P-C 0.14 1683712600 Vacant R8 P-C 0.14 1683712700 Vacant R8 P-C 0.12 1683712800 Vacant R8 P-C 0.13 1683712900 Vacant R8 P-C 0.15 Capacity (Above Moderate Income B-14 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) 1683713000 Vacant R8 P-C 0.17 1683713100 Vacant R8 P-C 0.22 1683713200 Vacant R8 P-C 0.12 1683713300 Vacant R8 P-C 0.12 1683713400 Vacant R8 P-C 0.12 1683713500 Vacant R8 P-C 0.15 1683713600 Vacant R8 P-C 0.13 1683713700 Vacant R8 P-C 0.12 1683713800 Vacant R8 P-C 0.12 1683713900 Vacant R8 P-C 0.13 1683714000 Vacant R8 P-C 0.13 1683714400 Vacant R8 P-C 0.14 1683714500 Vacant R8 P-C 0.12 1683714600 Vacant R8 P-C 0.12 1683714700 Vacant R8 P-C 0.15 1683714800 Vacant R8 P-C 0.12 1683714900 Vacant R8 P-C 0.11 1683715000 Vacant R8 P-C 0.11 1683715400 Vacant R8 P-C 0.16 1683715500 Vacant R8 P-C 0.13 1683717000 Vacant R8 P-C 0.75 1683717100 Vacant R8 P-C 0.23 1683720700 Vacant R8 P-C 0.14 1683721100 Vacant R8 P-C 0.17 1683721200 Vacant R8 P-C 0.15 1683721300 Vacant R8 P-C 0.13 1683721400 Vacant R8 P-C 0.13 1683721500 Vacant R8 P-C 0.13 1683721600 Vacant R8 P-C 0.13 1683721700 Vacant R8 P-C 0.12 1683721800 Vacant R8 P-C 0.12 1683721900 Vacant R8 P-C 0.12 1683722000 Vacant R8 P-C 0.12 1683722100 Vacant R8 P-C 0.18 1683722200 Vacant R8 P-C 0.12 1683722300 Vacant R8 P-C 0.11 1683722400 Vacant R8 P-C 0.11 Capacity (Above Moderate Income B-15 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 1683722500 Vacant R8 P-C 0.11 1 1683722600 Vacant R8 P-C 0.11 1 1683722700 Vacant R8 P-C 0.11 1 1683722800 Vacant R8 P-C 0.12 1 1683722900 Vacant R8 P-C 0.12 1 1683723000 Vacant R8 P-C 0.11 1 1683725100 Vacant R8 P-C 0.15' 1 1683725200 Vacant R8 P-C 0.16 1 1683725300 Vacant R8 P-C 0.17 1 1683725400 Vacant R8 P-C 0.15 1 1683725500 Vacant R8 P-C 0.15 1 1683725600 Vacant R8 P-C 0.15 1 1683725700 Vacant R8 P-C 0.15 1 1683725800 Vacant R8 P-C 0.15 1 1683725900 Vacant R8 P-C 0.14 1 1683726000 Vacant R8 P-C 0.14 1 1683726100 Vacant R8 P-C 0.14 1 1683726200 Vacant R8 P-C 0.14 1 1683730200 Vacant R8 P-C 0.12 1 1683730300 Vacant R8 P-C 0.13 1 1683730400 Vacant R8 P-C 0.11 1 1683730500 Vacant R8 P-C 0.12 1 1683730600 Vacant R8 P-C 0.12 1 1683730700 Vacant R8 P-C 0.12 1 1683730800 Vacant R8 P-C 0.14 1 1683733100 Vacant R8 P-C 0.12 1 1683733200 Vacant R8 P-C 0.11 1 2030210300 Residential R15 R-3 0.25 1 2031302500 Residential R15/0 R-3 0.20 1 2031302600 Residential R15/0 R-3 0.21 1 2031440300 Hotel R15 R-3 0.62 5 2032020300 Parking Lot R15 R-3 0.40 3 2040310100 Vacant R30 RDM 0.10 2 2040310200 Vacant R30 RDM 0.09 2 2040321000 Residential R30 RDM 0.15 1 2040701500 Residential R30 RDM 0.14 2 2040840400 Residential R30 RDM 0.15 1 B-16 0 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) 2041101200 Vacant R30 RDM 0.14 2041103200 Residential R30 RDM 0.13 2041111000 Residential R30 RDM 0.14 2041111100 Residential R30 RDM 0.14 2041111200 Residential R30 RDM 0.14 2041711000 Vacant R15 RDM 0.08 2041712300 Residential R15 RDM 0.24 2041720400 Vacant R15 RDM 0.08 2041721400 Residential R15 RDM 0.33 2041722700 Residential R15 RDM 0.20 2041722800 Residential R15 RDM 0.21 2041910800 Residential R30 RDM 0.14 2041921000 Residential R30 RDM 0.09 2042100300 Residential R15 RDM 0.45 2042100400 Residential R15 RDM 0.19 2042101100 Residential R15 RDM 0.22 2042101200 Residential R15 RDM 0.19 2042910300 Residential R30 RDM 0.14 2042910400 Residential R30 RDM 0.15 2042910500 Residential R30 RDM 0.15 2042910700 Residential R30 RDM 0.15 2042910800 Residential R30 RDM 0.15 2042912800 Residential R30 RDM 0.14 2042912900 Residential R30 RDM 0.15 2050200300 Residential R4/R8 R-1 0.41 2050200400 Residential R4/R8 R-1 0.43 2050201800 Residential R4 R-1 0.53 2050202700 Residential R8 R-1 0.63 2050202900 Residential R8 RD-M-Q 0.42 2050203200 Residential R8 RD-M-Q 0.46 2050203300 Residential R8 RD-M-Q 0.44 2050204300 Vacant R4/R8 R-1 0.24 2050520800 Residential R4 R-1 0.56 2050604200 Vacant R4 R-1 0.26 2050607800 Vacant R4 R-1-10000 0.35 2051122300 Residential R4 R-1 0.49 2051124600 Vacant R4 R-1 0.19 Capacity (Above Moderate Income) B-17 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) 2051201800 Residential R4 R-1 1.02 2051302100 Residential R4 R-1 0.74 2051601600 Vacant R4 R-1-10000 0.20 2051900600 Residential R4 R-1 0.47 2052102100 Vacant R4 R-1 0.55 2052102200 Residential R4 R-1 0.47 2052103000 Residential R4 R-1 0.91 2052103100 Vacant R4 R-1 0.45 2052107100 Vacant R4 R-1-10000 0.28 2052109600 Vacant R4 R-1 0.22 2052200700 Residential R4 R-1 0.50 2052201500 Residential R4 R-1 0.66 2052201600 Vacant R4 R-1 0.67 2052209300 Residential R4 R-1-10000 1.32 2052207300 Vacant R4 R-1 0.16 2052208600 Vacant R4 R-1 0.32 2052300400 Vacant R4 R-1 0.39 2052301400 Residential R4 R-1 0.72 2052604000 Vacant R4 R-1 0.23 2052701300 Residential R4 R-1 0.98 2052803200 Vacant R4 R-1-10000 0.24 2052805600 Vacant R4 R-1 0.20 2052807400 Vacant R4 R-1 0.27 2060422800 Residential R4 R-1 0.92 2060424700 Vacant R4 R-1 0.15 2060801300 Residential R15 RD-M 0.27 2060801500 Residential R15 RD-M 0.39 2060801600 Residential R15 RD-M 0.29 2060801700 Residential R15 RD-M 0.24 2060910800 Residential R15 R-2 0.35 2060920300 Residential R15 R-2 0.25 2060920900 Residential R15 R-2 0.64 2061200700 Residential R4 R-1 0.50 2061201600 Vacant R4 R-1-15000 1.43 2061201800 Vacant R8 RD-M/R-T 0.34 2061202100 Residential R8/TR/0S RD-M/R-T 0.43 2061202300 Residential R15 RD-M 0.36 Capacity (Above Moderate Income) B-18 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 2061202900 Boat Launch TR/R8/0S RD-M/R-T 0.30 1 2061203600 Boat Launch R8/TR/0S RD-M/R-T 1.45 6 2061203900 Residential R15 RD-M-Q 0.36 1 2061204000 Residential R15 RD-M-Q 0.46 3 2061501200 Residential R4 R-1-15000 1.73 5 2061502600 Vacant R4 R-1-15000 0.38, 1 2061600200 Residential R4 R-1-15000 0.75 1 2061600300 Residential R4 R-1-15000 0.94 1 2061601000 Residential R4 R-1-15000 0.75 1 2061601100 Residential R4 R-1-15000 0.75 1 2061601300 Residential R4 R-1-15000 1.30 3 2061710300 Vacant R4 R-1-15000 0.85 3 2061710800 Vacant R4 R-1-15000 0.38 1 2061710900 Vacant R4 R-1-15000 0.51 1 2061720100 Vacant R4 R-1-15000 0.66 2 2061720200 Vacant R4 R-1-15000 0.49 1 2061720300 Vacant R4 R-1-15000 0.40 1 2061720400 Vacant R4 R-1-15000 0.30 1 2061720500 Vacant R4 R-1-15000 1.30 4 2061720600 Vacant R4 R-1-15000 2.00 6 2061720700 Vacant R4 R-1-15000 1.40 4 2061803200 Vacant R4 R-1-15000 1.15 4 2061804000 Vacant R4 R-1-15000 0.35 1 2061804100 Vacant R4 R-1-15000 0.42 1 2061805000 Vacant R4 R-1-15000 0.46 1 2061805100 Vacant R4 R-1-15000 0.46 1 2061920700 Vacant R4 R-1-15000 0.80 2 2061921400 Vacant R4 R-1-15000 0.76 2 2061923100 Vacant R4 R-1-15000 0.28 1 2061923800 Vacant R4 R-1-15000 0.30 1 2061924100 Vacant R4 R-1-15000 0.30 1 2061924500 Vacant R4 R-1-15000 0.50 1 2061924800 Vacant R4 R-1-15000 0.63 1 2061924900 Vacant R4 R-1-15000 0.42 1 2062000100 Vacant R4/0S R-1-15000 0.30 1 2062000300 Vacant R4 R-1-15000 0.38 1 2062000400 Vacant R4 R-1-15000 0.41 1 B-19 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 2070210300 Residential R4 R-1 0.53 1 2070210400 Residential R4 R-1 0.47 1 2070215400 Residential R4 R-1 0.49 1 2070221100 Vacant R4 R-1 0.26 1 2070226500 Vacant R4 R-1 0.25 1 2070226700 Vacant R4 R-1 0.26 1 2070615400 Vacant R4 R-1-15000 0.34 1 2070634800 Vacant R4 R-1-15000 0.34 1 2070730600 Vacant R4 R-1-15000 0.35 1 2070730900 Residential R8 R-A-10000 0.55 1 2070840600 Residential R4 R-1-15000 0.47 1 2070901900 Residential R4 R-1-10000 1.00 2 2070902000 Vacant R4/0S R-1-10000 0.77 2 2071004800 Vacant R4/0S R-1-8000/OS 2.66 9 2071010900 Vacant R4 R-A-10000 1.45 5 2071204000 Residential R4 R-1 0.53 1 2071206800 Vacant R4 R-1 0.18 1 2071207000 Vacant R4 R-1 0.26 1 2071207100 Vacant R4 R-1 0.26 1 2071207300 Vacant R4 R-1 0.18 1 R-1-10000/R-1- 2071307300 Residential R4 7500 1.05 2 2071500100 Vacant R23 R-W 0.13 2 2071500200 Vacant R23 R-W 0.10 2 2071500300 Vacant R23 R-W 0.11 2 2071501500 Vacant R23 R-W 0.11 2 2071505700 Vacant R4 R-1-15000 0.16 1 2071507300 Vacant R23 R-W 0.11 2 2071800800 Vacant R4 R-1-15000 0.40 1 2071800900 Vacant R4 R-1-15000 0.53 2 2071801000 Vacant R4 R-1-15000 0.18 1 2071801200 Vacant R4 R-1-15000 0.43 1 2072607700 Vacant R4 R-1 0.18 1 2073852000 Vacant R4 R-A-10000 0.18 1 2080401200 Vacant R4 R-A-10000 0.91 3 2080401500 Vacant R4 R-A-10000 0.81 3 2081840900 Vacant R8 RD-M-Q 1.69 7 B-20 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENT.ATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) Moderate Income) 2090402700 Vacant R4 R-A-2.5 3.30 2 2090602300 Residential R4/0S L-C 3.20 9 2090606100 Vacant R4/0S R-1-0.5-Q/OS 16.62 19 2090606500 Vacant R4/0S L-C 7.00 22 2090606800 Vacant R4/0S L-C 1.50 5 2090700300 Vacant R1.5 R-A-10000 3.84 4 2090700700 Vacant R1.5/0S R-E 83.00 83 2090701300 Vacant OS/R4/R15 R-1-0.5-Q/OS/L-C 32.75 105 2090701600 Agriculture R1.5/0S L-C 65.91 66 2100201600 Vacant R4/0S R-1 0.29 1 2100330900 Vacant R4 R-1 0.13 1 2100620900 Vacant R4 R-2 0.14 1 2101150800 Vacant R4 R-1 0.16 1 2101150900 Vacant R4 R-1 0.16 1 2101151900 Vacant R4 R-1 0.16 1 2101203100 Vacant R4/0S R-1 0.30 1 2120100300 Vacant R1.5/0S R-1-30000/OS 5.47 5 2120503300 Vacant R4 R-1 8.00 26 2130501600 Vacant R4 E-A-Q 1.50 5 2132500600 Vacant R4 P-C 0.52 2 2132501100 Vacant R4 P-C 0.56 2 2132501200 Vacant R4 P-C 0.68 2 2140210400 Vacant R8 R-1-10000 0.11 1 2140211100 Vacant R8 R-1-10000 0.11 1 2140220100 Vacant R8 R-1-10000 0.10 1 2140220400 Vacant R8 R-1-10000 0.11 1 2140230400 Vacant R8 R-1-10000 0.13 1 2140231300 Vacant R8 R-1-10000 0.12 1 2144731600 Vacant R8 RD-M-Q 0.17 1 2146302000 Vacant R4 R-1 0.49 2 2146312100 Vacant R4 R-1 1.10 4 2150200700 Vacant R4 L-C 16.00 51 2150400900 Vacant R4/0S R-1/OS 1.76 6 2150401100 Vacant R4/0S R-1/OS 1.13 4 2150501200 Vacant R4/0S L-C 4.58 15 2150502100 Vacant R4/0S L-C 6.60 21 2150502200 Vacant R4/0S L-C 5.00 16 8-21 ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 2150504400 Vacant R4/0S R-1 2.50 8 2150504500 Vacant R4/0S R-1 2.45' 8 2150504600 Vacant R4/0S R-1 2.00 6 2150504700 Vacant R4/0S R-1 3.50 11 2150510400 Residential R4/0S P-C 12.00 36 2150702300 Vacant R4 L-C 0.74 2 2150703800 Vacant R4 L-C 8.19 26 2150704300 Vacant R4 L-C 1.76 6 2150704400 Vacant R4 L-C 0.73 2 2150704500 Vacant R4 L-C 2.00 6 2150705100 Vacant R4 R-1-Q 0.19 1 2150705200 Vacant R4 R-1-Q 0.23 1 2151303200 Vacant R4 R-1 0.20 1 2152202400 Vacant R4 R-1-10000 0.53 2 2152205900 Vacant R4 R-1-10000 0.66 2 2152311200 Vacant R4 R-1-10000 0.50 2 2152320100 Vacant R4 R-1-10000 0.31-1 2152500900 Vacant R4 R-1 0.95 3 2152700400 Vacant R4 R-1 0.30 1 2153004000 Vacant R8 R-2 0.18 1 2153100500 Vacant R8 R-2 0.25 1 2153203600 Vacant R8 R-2 0.24 1 2153504200 Vacant R4 R-1 0.28 1 2153504800 Vacant R4 R-1 0.29 1 2153702800 Vacant R4 R-1 1.80 2153903500 Vacant R4 R-1/P-C 0.33 1 2154001100 Vacant R1.5 R-1-15000 0.56 1 2154001500 Vacant R1.5 R-1-15000 0.63 1 2154400200 Vacant R1.5 R-1-15000 0.62 1 2154401300 Vacant R1.5 R-1-15000 0.86 1 2154401900 Vacant R1.5 R-1-15000 1.66 2154501800 Vacant R1.5 R-1-15000 0.58 1 2154600200 Vacant R1.5 R-1-15000 0.63 1 2154600500 Vacant R1.5 R-1-15000 0.74 1 2154600600 Vacant R1.5 R-1-15000 0.73 1 2154910900 Vacant R1.5 P-C 0.77 1 2154911200 Vacant R1.5 P-C 0.78 1 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households General APN Existing Use Plan Designation Zoning District Site Size (Acres) 2154913600 Vacant R1.5 P-C 0.78 2154913900 Residential R1.5 P-C 2.42 2154915000 Vacant R1.5 P-C 1.06 2154920200 Vacant R1.5 P-C 1.40 2154931400 Vacant R1.5 P-C 1.94, 2154931500 Residential R1.5 P-C 1.95 2154931800 Vacant R1.5 P-C 0.66 2154942200 Vacant R1.5 P-C 0.49 2156002300 Vacant R4 P-C 0.17 2156002400 Vacant R4 P-C 0.17 2156002500 Vacant R4 P-C 0.18 2156002600 Vacant R4 P-C 0.20 2156002700 Vacant R4 P-C 0.32 2156100600 Vacant R4 P-C 0.22 2156101100 Vacant R4 P-C 0.23 2156102000 Vacant R4 P-C 0.36 2156102800 Vacant R4 P-C 0.25 2156102900 Vacant R4 P-C 0.24 2156110500 Vacant R4 P-C 0.25 2156111900 Vacant R4 P-C 0.38 2156112500 Vacant R4 P-C 0.44 2159503900 Vacant R4 R-1 0.27 2159504000 Vacant R4 R-1 0.26 2159504100 Vacant R4 R-1 0.27 2159504200 Vacant R4 R-1 0.25 2159504300 Vacant R4 R-1 0.23 2159504400 Vacant R4 R-1 0.23 2159504500 Vacant R4 R-1 0.22 2159504600 Vacant R4 R-1 0.20 2159504700 Vacant R4 R-1 0.26 2159504800 Vacant R4 R-1 0.24 2159504900 Vacant R4 R-1 0.26 2159505000 Vacant R4 R-1 0.26 2159505100 Vacant R4 R-1 0.22 2159505200 Vacant R4 R-1 0.26 2159505300 Vacant R4 R-1 0.22 2159505400 Vacant R4 R-1 0.23 Capacity (Above Moderate Income B-23 Ml ENVISION CARLSBAD Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 2161212200 Vacant R8/0S P-C 12.07 48 2161600500 Vacant R4 R-1 0.30 1 2161601000 Vacant R4 R-1 0.24 1 2161601800 Vacant R4 R-1 0.30 1 2161602300 Vacant R4 R-1 0.44 1 2161900100 Vacant R4 R-1 0.21 1 2161902000 Vacant R8 R-2 0.30 1 2161902100 Vacant R8 R-2 0.29 1 2161902200 Vacant R8 R-2 0.26 1 2161903900 Vacant R8 R-2 0.26 1 2162201000 Vacant R4 R-1 0.22 1 2162306200 Vacant R4 R-1 0.27 1 2162401800 Vacant R8 R-2 0.31 1 2162506300 Vacant R4 R-1 0.35 1 2162801200 Vacant R4 R-1 0.24 1 2162801900 Vacant R4 R-1 0.26 1 2163600900 Vacant R4 R-1 0.30 1 2165930900 Vacant R4 P-C 0.89 3 2230507100 Vacant R8/0S P-C 5.2 32 2230507400 Vacant L/R4/0S P-C 20 63 2230610200 Vacant R4/0S R-1-10000/OS 25.84 56 2231200100 Vacant R4 R-1 0.24 1 2231200200 Vacant R4 R-1 0.25 1 2231200300 Vacant R4 R-1 0.25 1 2231305000 Vacant R4 R-1 0.23 1 2231701800 Residential R15 RD-M-Q 0.77 8 2232500700 Vacant R4 P-C 0.60 2 2232501200 Vacant R4 P-C 0.75 2 2232501400 Vacant R4 P-C 0.75 2 2232601100 Vacant R4 P-C 0.96 3 2237921800 Vacant R4 P-C 0.21 1 2237922000 Vacant R1.5 P-C 0.33 1 2238300100 Vacant R4 P-C 0.15 1 2238300200 Vacant R4 P-C 0.15 1 2238300300 Vacant R4 P-C 0.17 1 2238300700 Vacant R4 P-C 0.16 1 2238300800 Vacant R4 P-C 0.15 1 B-24 APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existing Use General Plan Designation Zoning District Site Size (Acres) Capacity (Above Moderate Income) 2238300900 Vacant R4 P-C 0.16 1 2238301000 Vacant R4 P-C 0.16 1 2238301100 Vacant R4 P-C 0.16 1 2238301200 Vacant R4 P-C 0.14 1 2238301300 Vacant R4 P-C 0.14 1 2238301400 Vacant R4 P-C 0.27 1 2238301500 Vacant R4 P-C 0.17 1 2238301600 Vacant R4 P-C 0.16 1 2238301700 Vacant R4 P-C 0.16 1 2238301800 Vacant R4 P-C 0.18 1 2238301900 Vacant R4 P-C 0.17 1 2238302300 Vacant R4 P-C 0.17 1 2238302400 Vacant R4 P-C 0.16 1 2238302500 Vacant R4 P-C 0.23 1 2238302900 Vacant R4 P-C 0.13 1 2238303000 Vacant R4 P-C 0.13 1 2238303400 Vacant R4 P-C 0.14 1 2238303500 Vacant R4 P-C 0.12 1 2238303600 Vacant R4 P-C 0.17 1 2238303700 Vacant R4 P-C 0.12 1 2238303800 Vacant R4 P-C 0.12 1 2238304100 Vacant R4 P-C 0.28 1 2238411800 Vacant R4 P-C 0.17 1 2238411900 Vacant R4 P-C 0.24 1 2238412100 Vacant R4 P-C 0.26 1 2238412400 Vacant R4 P-C 0.18 1 2238421500 Vacant R4 P-C 0.17 1 2238421600 Vacant R4 P-C 0.16 1 2238421700 Vacant R4 P-C 0.23 1 2238421800 Vacant R4 P-C 0.24 1 2238421900 Vacant R4 P-C 0.16 1 2238423700 Vacant R4 P-C 0.20 1 Grand Total 2,198 Source: Dyett & Bhatia, City ofCarlsbad, 2013 B-25 ENVISION CARLSBAD This page intentionally left blank. B-26 \1 DYETT & BHATIA Urban and Regional Planner."; 755 Sansome Street, Suite 400 San Francisco, California 941 II C'4I5 956 43001)415 956 7315 EXHIBIT 3 DRAFT 2013-2021 HOUSING ELEMENT STRIKEOUT/UNDERLINE EDITS TO THE 2005-2010 HOUSING ELEMENT \13 4.1 4T-lntroduction Purpose ami Content ofthe Housing Element The Housing Element of the General Plan is designed to provide the city with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. A priority of both state and local governments. Government Code Section 65580 states the intent of creating housing elements: The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian family is a priority ofthe highest order. Per state law, the Housing Element has two main purposes: 1. To provide an assessment of both current and future housing needs and constraints in meeting these needs; and 2. To provide a strategy that establishes housing goals, policies, and programs. Thise Housing Element is a-frvean eight-year plan for the 2005 20102013-2021 periodt (April 30, 2013 - .April 29, 2021). which differs from the city's other General Plan elements whichthat cover a much longer period. The Housing Element serves as an integrated part of the General Plan, but is updated more frequently to ensure its relevancy and accuracy. The Housing Element identifies strategies and programs that focus on: 1. Conserving and improving existing affordable housing; 2. Maximizing housing opportunities throughout the community; 3. Assisting in the provision of affordable housing; 4. Removing governmental and other constraints to housing investment; and 5. Promoting fair and equal housing opportunities. 4.1,2 Element Orqanization The Housing Element has the following major components: n4 • An introduction to review the requirements of the Housing Element, public participation process, and data sources (Section 4,1); • A profile and analysis of the city's demographics, housing characteristics, and existing and future housing needs (Section 4,2); • A review of resources available to facilitate and encourage the production and maintenance of housing, including land available for new construction, as well as financial and administrative resources available for housing, and opportunities for energy consei'vation (Section 4,3); • An analysis of constraints on housing production and maintenance, including market, govemmental, and environmental limitations to meeting the city's identified needs (Section 4A); • An evaluation of accomplishments under the 4-99^2005-2010 Housing Element (Section 4,5); and • A statement of the Housing Plan to address the city's identified housing needs, including an assessment of past accomplishments, and a formulation of housing goals, policies, and programs (Section 4,6), A series of appendices provide additional documentation. Appendix A supports the assessment of the 2005-2010 Housing Element synthesized in Section 4.5. Appendix B describes the sites inventory introduced in Section 4.3. BAA.Z State Requirements The California Legislature has identified the attainment of a decent home and suitable living environment for every resident as the state's major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the ^legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plan. Government Code Section 65302(c) sets forth the specific components to be contained in a community's housing element. Planning Period State law now requires housing elements to be updated every #vH3eight years to reflect a community's changing housing needs, unless otherwise extended by state legislation. The previous (1999 20042005- 2010) Hhousing Belement cycle for the San Diego region was extended one year by state legislationr- (SB 575) to align local housing elements with regional transportation planning. Therefore, the 49992005-2010 Carlsbad Housing Element covered the period spanning July 1, 4^992005 through June 30, 2005 Deer ^April 29, 2013^. Tho updated This Housing Element covers the planning period of Julv I April 30, 2013 2005 through June 30,2010. through April 29. 2021. While this Housing Element covers an eight-year planning period. Government Code Section 65588(e) requires Carlsbad to update this Housing Element after four years (April 30, 2017) and again at the end of the eight-year planning period. Changes in State Law since Previous Update In addition to the above-described provisions in SB 575, the follov^ing items represent substantive changes to state law since the city's last Housing Element or which have been newly addressed in this 2013-2020 Housing Element. n^5 HOUSING ELEMENT • SB 375 requires alignment of regional transportation planning and local land use and housing plans. This fifth housing element cycle is being conducted in conjunction with the development ofthe 2050 Regional Transportation Plan and its Sustainable Communities Strateg\^ in accordance with SB 375. • AB 1233 requires local goyernments to zone or rezone adequate sites, within the first vear ofthe new planning period, to address any portion of the Regional Housing Needs Assessment (RHNA) for which the iurisdiction failed to identify or make available sites in the prior planning period. During the prior planning period, the city redesignated sufficient sites at appropriate densities to accommodate all of its RHNA. Section 4.5 and Appendix A describe how the city met its obligation. • AB 2511: The city shall not permit residential development at a density below the density assumed for that site in the housing element, unless: a) the city demonstrates that the remaining sites identified in the housing element can accommodate the city's remaining RHNA, or b) the city identifies an additional site(s) that can accommodate the remaining RHNA. This provision is addressed in Sections 4.4 and 4.6 (Program 2.1). • SB 812 requires that housing elements include an analvsis of the special housing needs of disabled persons, including persons with developmental disabilities. This is addressed in the Special Needs Households section of Section 4.2 and in Program 3.11 of Section 4.6. —Regional Shafe-Housing Needs Assessment (RHNA) A critical measure of compliance with the-state Hhousing %lement law is the ability of a jurisdiction to accommodate its share of the rogionalregion's housing needs Regional Houiiing Nocds Allocation (i4he RHNAV^ For San Diego County, the state projected the region's growth for an 11-year period between Jan. 1. 2010 and Dec. 31. 2020, which coordinates with the Regional Transportation Planrogional growth projected by tho State was for tho period between January 1, 2003 and Juno 30,2010. Therefore, while the Housing Element is a-fivean eight-year document covering July 1, 2005 to Juno 30, 2010, the city has r,9.v9.n nnd nne hnlf yearr. f January L 2003 through June 30. 2010) to fulfullmust accommodate the full 11 year RHNA. Table 4,1-1 presents Carlsbad's allocation of the region^sal housing needs by income group as determined by SANDAG. Table 4.1-1: 2010-2020 RHNA Income Grouo Carlsbad Reqion Income Grouo # % i^'' i % Verv Low(<50% AMI) 912 18% 36,450 23% Low (50-80% AMI) 693 14% 27,700 17% Moderate (80-120% AMI) 1,062 21% 30,610 19% Above Moderate (>120% AMI) 2,332 47% 67,220 41% Total 4,999 100% 161,980 100% Source: SANDAG, RHNA PLAN : Fifth Housina Element Cycle Planning for Housinq in the San Dieao Region 2010-2020. Table 4. \ILF Table 1 1 2005 2010 RHNA Income Group CoHebod Region Very Low (<50% AMI)* 23.0% 24,143 22.5% Low (50 80% AMI) 17,4% 18,348 17.1% Moderate (80 120% AMI) 1;583 >0,280 18.9% Above Modorotc (>120% AMI) 374il 40.7% 44,530 41.5% Tetel 100.0% 107,301 100.0% Source: SANDAG, 2005. Pursuant to state law (AB 2634), the city must project the number of extremely low income housing needs, which is not a specified income group in the RHNA. This target may be based on Census income distribution or the city may assume 50 percent of the very low income units as extremely low income. Approximately 2.440 extremely low income and 3,275 veiT low income Carlsbad households were identified in the Comprehensive Housing Afibrdability Strategy (CHAS) data prepared by the Census Bureau for the U.S. Department of Housing and Urban Development. These household totals equate to 43 and 57 percent, respectively, ofthe total extremely low and very low income households. These percentages suggest that of Carlsbad's RHNA share of 912 very low income households, at least 389 units should be available for extremely low income and 523 units for very low income households. See Section 4.2 for a more detailed analysis. Self Certification State legislation (AB 1715) sponsored by SANDAG in 1995 croatod tho opportunity for jurisdictions vvithin the San Diego region to self certify the housing olomont of their general plans. Carlsbad views the housing element self certification option as having three purposes: -h—Give jurisdictions more flexibility in how they meet affordable housing goals; ^.—Focus on housing production rather than paper generation; and ^.—Eliminate the State Department of Housing and Community Development's (HCD) review and certification ofthe updated housing elements. To self certily, a jurisdiction must meet the fbllowing criteria: 4_—The jurisdiction's adopted housing element or amendment substantially complies with the provisions of state law, including addressing the needs of all income levels; Thc City hoG Q RHNA ollocation of 1,922 very low income units (inclusive of extremely low income units). Pursuont to now Stotc low (AB 2634), the City must project the number of Gxtrcmely low income housing needs based on Census income distribution or assume 50 percent of the very low income units os extremely low. According to the CHAS data developed by HUD using 2000 Census data, 47 percent of thc City's very low income households fall within the extremely low income category (see also Table 2 8). Therefore the City's RHNA of 1,922 very low income units may be split into 003 extremely low and 1,019 very low income units.—However, for purposes of identifying adequate sites for thc RHNA, State low docs not mandate the SGparotc accounting for the extremely low i nco me ca tego ry: HOUSING ELEMENT —The jurisdiction has provided for the maximum number of housing units/opportunities as determined pursuant Government Code Section 65585.1(a) within tho previous planning period (1999 2004): ^.—The city provides a statement regarding how its adopted housing element or amendment addresses the dispersion of lower income housing within its jurisdiction, documenting that additional affordable housing opportunities will not be developed only in areas whore concentrations of lower income households already exist, taking into account tho availability of necessary public facilities and infrastructure; and 4-.—No local government actions or policies prevent the development ofthe identified sites pursuant to Government Code Section 65583, or accommodation of tho jurisdictions' share of the total regional housing need pursuant to Government Code Section 65584. The primary criterion for self certification is tho requirement that a jurisdiction must meet its affordable housing goal for tho relevant housing olomont cycle. The affordable housing goal is defined in state law as the maximum number of housing units that can be constructed, acquired, rehabilitated, and preserved and the maximum numbor of units or households that can be provided w ith rental or ownership assistance ter low. very low and extremely low income households: Both the criterion and goal are intended to provide self certilying jurisdictions more flexibility in meeting housing needs. Carlsbad complied with the production goal below based on a complex credit system that counts toward the goal not only construction of affordable units but also other accomplishments that provide adequate, affordable housing. In Carlsbad, these accomplishments included tho City acquiring units at risk of losing their affordability to oxtromoly low income households, requiring long term aifordability tenures, and requiring thc oonstruction of affordability units specifically for large households. Carlsbad's production goal for tho 1999 2005 cycle was 629 units, broken down by income category as follows and based on new construction and other accomplishments, as discussed above: •—Extremely Low Income (<30 percent AMI): 170 units (27 percent) •—Very Low Income (30 50 percent AMI): 201 units (32 percent) •—Low Income (50 80 percent AMI): 258 units (41 percent) As demonstrated in Appendix A, Carlsbad has exceeded tho requirements for self cortification by providing 274 extremely low, 357 ver>^ low, and 952 low income aflbrdable housing opportunities during the time period.—Exceeding the affordable housing requirements means that Carlsbad is eligible to self certify its Housing Element, but does not exempt the City from complying with the State Housing Element law. E-» HCD Review While the City ofCarlsbad is eligible to self certify its Housing Element, the City has elected to submit the 2005 2010 Housing Element for HCD roviow to ensure—the City's eligibility for affordable housing programs.—Draft Carlsbad Housing Elements wore submitted to HCD in August 2007, ,lune 2008. and September 2008. Commonts were received from tho State HCD on the City's Draft Housing Elements in letters dated October 25, 2007, August 4, 2008, and November 21, 2008. The November 21 letter from HCD states "the revised draft element addresses the statutor\' requirements described in the Department's August 4, 2008 review." This Housing Element, dated December 2008, is consistent with the revised draft element described in HCD's November 21 letter and represents a revised document in response to both State and other public comments received during the 60 day public roviow periods that occurred with each submittal ofthe draft element to HCD. ¥-. Data Sources and Methodology In preparing the Housing Element, various sources of information were used. Wherever possible. Census 1990 and 2000 data provided the baseline for all demographic information.—Additional information provided reliable updates to tho 2000 Census. Those inolude population and housing data from SANDAG and the California Department of Finance, housing market data from Dataquiok, MLS, and other web based real estate services, employment data from the Employment Developmont Department, lending data from financial institutions provided under the Home Mortgage Disclosure Act (HMDA), and the most recent data available from service agencies and other governmental agencies.—In addition, data from the Cit>^'s Geographic Information Systems (GIS) Department, which uses information from SANDAG and tho County Assessor's Office, was primarily used in dovoloping the vacant and underutilized land inventory presented in Section 3. Public Participation Fho general public has been consulted at various stages throughout tho developmont of the Housing Element. Specifically, the City held three public workshops to address various components ofthe Housing Element and solicit input from community members. Each public workshop was noticed and the City sent fliers to sen'ice providers and a numbor of interested residents and community stakeholders, including: Homo Owners Associations; Nonprofit organizations, social and supportive ser\'ice agencies; Govemment entities; Groups representing the interest of farmworkers and fanning industiy; and Housing developers (both for and non profit). The noticing list has boon continually updated throughout the public review process. A copy ofthe noticing list and sample flyers are included as Appendix I. The first workshop was held at City Hall on October 28, 2004. At this first meeting, the City gave an overview of the Housing Element Update process, requirements of State Law, and demographic and housing characteristics. Goals and policies ofthe 1999 2005 Housing Element were also reviewed. The City's second community workshop on Docomber 9, 2004 reviewed opportunities and constraints to housing production in Carlsbad.—Tho final community workshop was hold on May 12, 2005.—Recent changes in State law affecting tho housing olomont, thoir possible implications for progi'ams ofthe 2005 2010 Housing Element, and self certification were discussed. Public input received during the workshops included the following topics in italics below; after each topic is the City's response, wliich is based on State housing law, good planning, and concerns expressed by the community. •—The ujxlate process General questions wore asked about tho process to update the housing olomont, including how tho Regional Housing Needs Assessment (RHNA) is developed and addressed. A purpose of the throe workshops was to explain tho need for a housing element and the method to revise it. To aid the public's understanding, each workshop featured a written staff report, oral presentation using PowerPoint, and public question and answer period. All materials presented HOUSING ELEMENT at the workshops were made available to the public. Furthermore, the Housing Element itself explains the housing element update process. Location erf affordable housing—The public expressed concern regarding clustering all affordable housing in a single location. Affordable housing is located throughout Carlsbad. This dispersing is aided by the many master planned communities in the north and south half's of tho City. Each master planned community is required by the Inclusionary Housing Ordinance to provide fifteen percent of its housing as housing restricted and affordable to lowor incomo households. As proof of the dispersion of affordable housing in Carlsbad, Section 3 of this Element identifies several existing and proposed affordable housing projects and sites and their locations in the four different quadrants ofthe City, The Inclusionary^ Housing Ordinance also requires inclusionaiy housing to be in the same quadrant as the master plan market rate units or in a contiguous location in an adjacent quadrant. Moreover, many residential projects built in Carlsbad are mixed income. For example. Pacific View in tho Kolly Ranch master plan foaturos 451 apartments. 111 of which are rent restricted to lovver income families and located throughout the project. City Council deletion qf units fr-om the Excess Dwelling Unit Bank and the adequacy ofthe hank to respond to affordable housing needs Section 4, Constraints and Mitigating Opportunities, analyzes the City Council's 2002 action to delete units from the bank and the adequacy ofthe bank today to meet affordable housing needs and the City's RHNA. Condominium conversions and a lack qf senior housing—Comments expressed at the first public workshop expressed concern ovor tho displacement of lower income residents, particularly seniors, who are displaced by condominiums conversions. Proposed Program l.l of the Housing Plan notes the City will continue its policy of discouraging such conversions when they would reduce the number of low or moderate income housing units throughout Carlsbad. Condominium conversions are subject to the City's Inclusionar>^ Housing Ordinance. A concern was also expressed about a lack of senior housing in Carlsbad. In 1999, the Cit\^ purchased an at risk senior project and preserved 75 units for lower income residents. Additionally, Section 2, Housing Needs Assessment, analyzes the need for senior housing in Carlsbad. Finally, proposed Program 3.10 notes the City's plan to develop 50 additional units of senior housing by 2010. The City is currently processing a 50 condominium senior project (Harding Street Senior Project) that would provide 7 lowor and 8 moderate income units. Carlsbad's—progress—in providing—qffordahlo—housing Section—3—details—title—City's accomplishments in providing very low, low, and moderat© income housing since 2003. Additionally, Carlsbad annually produces a housing production report that describes all housing produced by income level for the prior year. Section 3 also describes programs and policies that will enable the continuing production of affordable housing in the coming years. Rezoning single family home areas to permit higher-density, low and moderate incomo housing— Section 3 contains programs, both developer and city initiated, to amend General Plan land use designations from non residential and low donsity residential to permit high density and mixed use residential. Examples from Section 3 include the Bridges at Aviara, Quarry Creek, and shopping center projects. Concern about reliance on the Inclusionary Housing Ordinance to produce affordable housing— Since inclusionar\^ housing is largely development driven, its production may decrease as land costs escalate and Carlsbad nears buildout. Therefore, it was also suggested that other means are needed to ensure affordable housing continues to be provided. The City notes that redevelopment of older properties, such as the conversion of apartments to condominiums, also results in inclusionary requirements (Section 3, Table 3 11 highlights one such project. Ocean Street Residences). The City expects property redevelopment to become more common, especially in older areas suoh as the downtown Village and the Barrio Area. Additionally, proposed Program 3 16 would result in Managed Living Units (which ar© similar to single room occupancy units) being conditionally permitted in tho downtow^n Village area. Furthermore, proposed Program 2.4 requires tho City to amend its zoning ordinance and other nocessar>' land uso documents to permit residential mixed use at 20 units per aero on shopping oontor sites and commercial areas. Other proposed programs promote additional affordable housing opportunities by continuing to implement a oit>^ land banking program to acquire land suitable for affordable housing; offering mortgage credit certificates, and Section 8 assistance. •—Providing housing for persons with disabilities, single room occupaneies (SROs); and other types of alternative housing—Th© City acknowledges the need for these and other t>pes of housing. Section 4 discusses a variety of housing types and Section 6, the City's Housing Plan, contains two proposed programs. Program 3.11 and Program 3.16, which specifically addross tho two specific housing types of concern. It should b© noted that the City is proposing an ordinance to conditionally permit Managed Living Units, which are similar to SROs, in the City's downtown Villag© area. The City also proposes programs to address transitional and supportive housing types. •—Housing Element self certification Comments expressed at the last workshop in May 2005 regarded self oeitifcation and its cflbcts on Carlsbad. While the City is eligible to do so for the current housing cycle, it has chosen to not pursue self certification. Mor© information about self certification may be found in this section. •—The need to house farmworkers—Carlsbad addresses the City's farmworker population in Section 2, including in Tables 2 9 and 2 10. Proposed Programs 3.13 and 3.16 also discuss housing for farmworkers. In 2008, the City Council approved $2 million in funding to rebuild and expand the City's existing homeless/farmworker sheltor. La Posada de Guadalupe. The expansion would provide 50 to 72 beds for farmworkers in addition to the 50 beds the shelter now provides. On April 26, 2007, th© Draft Housing Element was presented to the Housing Commission for review and discussion. On June 19 and July 17, 2007, the Housing Eloment was reviewed and discussed at regular City Council meetings. The City Council authorized staff to submit the Draft Housing Elomont to HCD.^As it did with the throe public workshops, the City extensively publicized the Housing Commission and City Council meetings. At the Housing Commission and City Council meetings, the majority of public comments were focused on the City's proposed designation of the Quarry Creek site to meet part of its RHNA. Several suggested the site should b© preserved rather than designated for housing, citing cultural and biological resources that exist there and on adjacent properties. The designation of Quarry Crook for smart growth purposes by SANDAG was also questioned. Other commonts raisod rogardod the adequacy of the affordability tenure (30 and 55 years) for affordable housing, tho feasibility of affordable housing west of Interstate 5 and along the coast, and impact of Housing Eloment programs on the City's Growth Management Program's dwelling unit cap. In response to Quaj-ry Creek, the City has attempted, since the Housing Commission and City Council hearings, to find additional sites that would provide affordable housing opportunities besides Quarry Creek and other properties already identified. This effort was made further necessary as th© City HOUSING ELEMENT determined it could no longer count the Bridges at Aviara project to provide 377 units of potential affordable housing. (Th© City is nov>' counting a much smaller yield from this project.) In an effort to provide replacement and additional aflbrdable housing sites, the City reconsidered its site analysis. While the effort failed to identify additional vacant land or significant gains in individual underutiliz©d prop©rti©s, the City was able to propose new programs that recognize a substantial number of units from the proposed Barrio Area plan. Additionally, an increase in tho pormittod density for some land use districts in the Village Rodovolopmont also enabled tho City to continue to meet its RHNA. While the City still finds Quarry Creek as a critical component of its affordable housing portfolio, with increased opportunities in the Village, the City has reduced the site's anticipated yield from 600 units (as originally reported in the City's August 2007 Draft Housing Element) to 500 units. As listed above, another hearing comment questioned the adequacy of the rental and resale restriction term the City applies to lower income housing. In response, Carlsbad believes its Inclusionary Housing Ordinance requirement for affordability tenure for rental and for sale housing of 55 and 30 years, respoctivoly, is appropriate. When redevolopmont funds aro used, tho affordability covenant for for sale housing is 45 years. Duo to rodovolopmont roquiremonts, most communities also use similar affordability covenants. With regards to the feasibility of housing west of Interstate 5, the City acknowledges the cost of land anywhere in Carlsbad is high; however, review of Tables 2 20 and 3 20 will reveal that well over 100 apartments and condominiums (not including second dwelling units) for lower income families have been constructed near the coast. While most of these resuh from the City's Inclusionary Housing Ordinance, some are non inclusionary products, such as Roosevelt Gardens, an olovon unit project being built by Habitat for Humanity. This project received financial assistance from the City. The City believes the higher donsitios pennitted in tho Village and proposed for the Barrio Area plan will produce housing eligible to be considered as affordable housing. Also, it should be noted to that all housing constructed in Carlsbad either pays an in lieu fee toward or constructs affordable housing. As discussed in Section 3, fees are deposited into a trust fimd which the City can leverage to produce or assist in the production of such housing. One such example is the purchase of Tyler Court in 1999, which preserved 75 units of extremely low and low income senior apartments in the Barrio Area west of Interstate 5. With regards to Housing Element impacts on dwelling unit caps specified by the Growth Management Program, Section 4 provides a complete analysis to show that th© proposed programs to ensure the City can meet its RHNA would not cause caps to be exceeded. At th© same time as the Housing Commission meeting, the Cit>' posted th© Draft Housing Element on its websit© and provided copies of the document at Cit>- libraries and at its Faraday center. Th© City will similarly distribute tho next Draft Housing Element. Additional public input opportunities will occur boforo thc Housing Commission. Planning Commission, and City Council as part ofthe Housing Element's review and adoption process. Public hearings will be held before each review body. 4.1,4 Public Participation The Housing Element was prepared as part of Envision Carlsbad, which was the city's program to update its General Plan (including the Housing Element). The first phase of Envision Carlsbad included an extensive community participation campaign that laid the foundation for the update. Approximately 8,000 community members directly participated in activities such as workshops, a community survey, and other public meetings. A product of this broad-based outreach effort was the Carlsbad Community Vision, which articulated w^hat the community values most for Carlsbad's future, including the following related to housing: In the future, Carlsbad will be a multi-generational community, with supportive services that accommodate the needs of the elderly as well as families with youns children. Carlsbad will uphold universal design standards that foster accessibility, and will be a leader in innovative financing and design approaches to enhance availability of high-quality housing for all income levels. The housing supply will match the diverse population and workforce needs, essential to a sustainable economic future. As part of the stakeholder outreach specific to housing, irom January through May 2009, the city conducted several small group meetings with for-protit and not-for-profit housing providers, as well as organizations working with homeless individuals and people with disabilities. The city also held a developer forum (June 2011) to understand potential constraints to the production of housing ( market rate and affordable), and a housing stakeholder forum (March 2012) specifically focused on affordable and multi-family housing and the Housing Element. The city encouraged participation by representatives of organizations serving low-income and special needs groups. Following is a complete summary of the public participation activities conducted in preparation for this Housing Element update. Visioning Workshops Four community workshops were held in March and April 2009 on different weekday evenings and in different locations around the city. Although workshops focused on an array of issues related to the community's aspirations for the future, housing was a key focus at each workshop. The events were designed to engage the attention, interest, and active involvement of a broad spectrum of Carlsbad communitv members, and provide opportunities Ibr energetic group discussion of and effective input into the community's vision of Carlsbad's future. In all, over 265 community members attended the workshops. In regard to housing, participants at the workshops discussed the need for and the design of affordable housing so that it fits in with the context of the rest of the city. Some residents expressed desire for controlled and managed population growth and development. Some participants did not want the city to over build while others wanted no more development at all. Some envisioned higher density development downtown, or a hierarchy of densities, while others emphasized the need for lower density development. Finally, many participants emphasized the need to promote walkability through location of activities, design of neighborhoods, and pedestrian-friendly development. Communitv Vision Survev In 2009, the city initiated a survey to assess residents' perceptions regarding the quality of life in their neighborhood and the city. Surveys were mailed to every household in the city (a total of over 41,600 households) and nearly 7,200 completed responses were received—an impressive response rate of over 17 percent. Findings that contribute to understanding of housing preferences include: 10 HOUSING ELEMENT • Just over half of all residents (51 %) believe that providing a range of housing options of diflbrent types and price levels within Carlsbad is a medium or high priority for the city. • In addition, over half of all residents (53%) believe that providing food and shelter for homeless families both in the city and the region is a medium or high priority. • Nearly two-thirds of all residents (64%) believe that developing more housing choices to give seniors additional options for living in Carlsbad as they get older is a medium or high priority for the city. Barrio Workshop On March 10, 2011, the city conducted a workshop to discuss issues specific to the Barrio community in Carlsbad. Approximately 85 community members participated in the workshop to discuss a range of topics, such as the culture and historic character of the neighborhood, streetscape and connectivity improvements, and potential land use opportunities. Participants debated the merits of increasing densities and allowing more multi-family housing in the neighborhood. While some participants did not want to see increased density or multi-family development, most were either supportive or at least willing to identify preferable locations for such housing. Many supported locating new mufti-family housing along the peripheiT ofthe neighborhood, while protecting the small-scale single and two-family character of the Barrio core. General Plan Developer Forum On June 8, 2011, the city hosted a forum with developers active in Carlsbad to understand development/business community issues and perspectives relating to future development in Carlsbad: discuss maior land use and development opportunities: and identify key factors necessary to achieve the Carlsbad Community Vision objectives. Approximately 18 participants attended. They discussed the kind of uses and development that is appropriate in the various opportunity areas: and the financial feasibility of development at densities/i ntensities for future development. Housing Element Stakeholder Workshop On March 28, 2012, the cit\' held a workshop to invite representatives of organizations that assist special needs groups and low-income residents, and who develop and manage affordable housing, including shelters, senior, and family housing. The city invited the following representatives and groups: • Farmers and landowners with active farming; • Advocates and organizations representing farmworkers, homelessness. the poor, mental and physical health, and the elderly: • Local developers of market rate housing (those based or active in Carlsbad); • Affordable housing developers: and • Representatives from government agencies (e.g. military, SANDAG, adiacent jurisdictions, school districts, infrastructure providers) Eleven participants ultimately took part in the workshop providing their feedback on future housing needs and constraints to housing production. Key issues and ideas that emerged from the workshop and which the Housing Element will address were as follows: • Current market and development trends favor multi-family residential rentals • Affordable housing should be transh accessible so that residents can access iobs and services • Potential development barriers include lack of available land and high cost of land (especially for infill development). Still, Carlsbad was praised for having a clearly laid-out development review process • Participants suggested allowing more flexibility in zoning, such as allowing parking unbundling and reductions in parking requirements in appropriate locations • Participants recommended that for homeless families, there needs to be a focus on more permanent solutions, such as affordable rental housing, rather than shelters Decision-Maker Housing Element Workshops/Hearings On March 20, 2012, the Citv Council conducted a workshop on housing issues. At this workshop, the council received an issue paper on emerging land use and demographic trends affecting housing in Carlsbad, housing element law and the RHNA, and recent legislative changes and case law regarding affordable housing. The Citv Council discussed the local policy implications of these issues in the context of the updates to the General Plan and this Housing Element. • Housing Commission workshop/hearing on draft Housing Element (tbd) • Planning Commission hearing on draft Housing Element (tbd) • City Council hearing on draft Housing Element (tbd) General Plan Land Use Plan Alternatives and Preferred Plan Development Following visioning workshops and the survey described above, a range of meetings with decision- makers, the Envision Carlsbad Citizens Committee (EC3), and the community at-large helped to debate and shape the land use plan and location of appropriate housing sites for the Housing Element. • On May 11. 2011 and Aug. 10, 2011, the EC3 helped to brainstorm and then refine various land use concepts for where housing should be located along with commercial developments and other uses. • In parallel, on July 13, 2011 and Aug. 17, 2011, the Planning Commission held its own set of meetings to consider land use and housing options. These meetings included time fbr public comment. • Two communitv workshops were subsequently held on Jan. 31, 2012 and Feb. 2, 2012. and an online survey was administered during a two-month period to educate community members on plan options and seek their feedback eibout the appropriateness of housing sites and densities, in an effort to select a preferred alternative. • Based on feedback from these meetings and the online survey about ahemative choices, a preferred alternative emerged which was further discussed and endorsed during EC3 meetings on March 28, 2012 and April 17, 2012. This "Preferred Plan" was discussed and refined by the Planning Commission over a series of four meetings (May 2, 2012, May 16. 2012, June 20, 2012. and July 18, 2012) and ultimately recommended to thc City Council. The City Council endorsed and provided further direction on this Preferred Plan during their Sept. 11, 2012 meeting, setting the stage for preparation of the General Plan and establishing the Housing Element's sites inventory described herein. 12 HOUSING ELEMENT [ADD DECISION-MAKER AND OTHER MEETINGS AS PROCESS CONTINUES] MT4.1.5 General Plan Consistency The Housing Eloment is a component ofthe General Plan, last comprohonsivoly updated in 1994 with the most recent amendment in 2006. To promote a uniform and compatible vision for the development ofthe community. California law requires the General Plan be internally consistent in its goals and policies. California law requiros that Gonoral Plans contain an integrated and internally consistent sot of policies. The Housing Element is a component of the General Plan (updated in parallel with this Housing Element); as a result, the Housing Element is consistent with the vision of the General Plan and the policies and implementation measures of the other General Plan elements support the policies of the Housing Element. Tho Housing Element is most affootod by dovolopmont policies contained in the Land Use Element, which establishes the location, type, intensity and distribution of land uses throughout the city. An analysis of the major policy area^j ofthe Land Use Element and its relationship with the Housing Element is contained below. General Plan elements and policies that affect housing are summarized below: [to be completed fbllowing preparation of updated General Plan] The Housing Element is also aflbcted b\' policies in tho Noise Element, Open Space cfe Consen>ation Elemenf, and the Public Safely Element, which contain policies limiting residential development due to certain reasons of biological impacts, noise impacts, geology, and public safety, including the location of Palomar Airport and its influence area. Tho Housing Elomont also relates to the Circulation Element in that major areas for housing must be served with adequate access routes and transportation systems and other infrastructure, such as electrical, gas, wator, and sewor lines. Tho Housing Element usos the residential goals and objectives of tho City's adopted Land Use Element as a policy framework for dovoloping moro specific goals and policies in the Housing Elomont. The numerous rosidential goals and objectives of tho Land Use Element encompass four main thomos: 4-,—Prcscn>'ation: The City should preserve tho neigliborhood character, retain the identity of existing neighborhoods, maximize open space, and ensure slope preservation. 2-.—Choice: Tho City should ensure a variety of housing types (single family detached or attached, multifamily apartments and condominiums) with different styles and price levels in a variety of locations for all economic sogmonts and throughout tho City. ^.—Medium and High Density^ Uses in Approprintc, Compatible Locations: Medium and higher density uses should be located where compatible with adjacent land uses and where adequately and conveniently—served—by—commercial—and—employment—centers,—transportation—and—ether infrastructure, and amonitios. Further, the City should encourage a vari©t>- of r©sidential uses in commercial areas to increase the advantages of''close in" living and convenient shopping. 4-:—Housing Needs: Tho City should utilize programs to rovitalizo dotoriorating arom or those with high potential for deterioration and soelc to provide low^ and moderate income housing. Furthermore, affecting all development in Carlsbad is tho Growth Management Program, the provisions of which are incorporated into tho General Plan.—Dovoloped in 1986, tho Growth Management Program ensures tho timely provision of adoquato pubic facilities and services to preserve the quality of life of Carlsbad residents. Accordingly, a purpose and intent of th© Growth Management Program is to provide quality housing opportunities for all economic segments of tho community and to balance tho housing needs ofthe region against the public service ne©ds of Cailsbad's residents and available fiscal and onvironmental resources. The Housing Element was reviewed with regard to the Growth Managemont Progi'am. As demonstrated herein, th© City can meet its obligations under the law with respect to the Regional Housing Needs Allocation under tho Cjrowth Managemont Program. 14 4.2 2^Housing Needs Assessment The City of Carlsbad is committed to the goal of providing adequate housing for its present and future residents. To implement this goal, the city must target its limited resources toward those households with the greatest need. This chapter discusses the characteristics of the city's present and future population in order to better define the nature and extent of housing needs in Carlsbad. Av4.2.1 Population Characteristics Population Growth Since its incorporation in 1952, tho city of Carlsbad has grown steadily and substantially over the decades from a population of 9,253 in I960 to 95,146105,328 in Om&r-lOlO. The number of Carlsbad residents is expected to reach 4477^approximately 117,700 in 30+02020 (Table 4.2-14^), an increase of 12 percent over the 2010 population. Between 49902000 and 30O#2010, Carlsbad's proportional change in population was over tw+eethree times that for the Countv. region as a whole. San Marcos is the only neighboring jurisdiction to have a greater proportional increase than Carlsbad during this period. SimilarlyAccording to SANDAG, Carlsbad's projected growth in population from 2005 to 2010 to 2020 is greater than that projected forwill be modest, similar to neighboring jurisdictionsr and the region as a whole. Table 2 1 Population Growth Population 20 jQ (Projected) Percent Chnntrc lOOfi Projected Popultition Populntion 2005 Population 20 jQ (Projected) 2005 2005 2010 Carlsbad 63,126 95,116 107»305 50.7% 12.8% Encinitaij 55,386 62,771 61.901 Escondido 108,635 M 1.350 111657 Oceanaide 128.398 175,085 188,971 ^^T4% 7 90-^ Tri^iilliClX.'. 13.516 ^W4 Sun Marcos 38,971 73.051 V; r t n 71.872 97.612 ^^T7% San Diego County 2.198,016 3.051,280 3,21 L721 •Source: ConKiui, 1990: Calil ornia Department ol Finance. 2005; and SANDAG Data WarohouHO. 200-1. Table 4.2-1: Population Growth PoDulation Percent Chanae Jurisdiction 2000 2010 2020 (Drolected) 2000-2010 2010.2020 (Droliscted) Carlsbad 78,247 105,328 117.700 35% 12% Encinitas 58.014 59.518 68.600 3% 15% Escondido 133.559 143.911 154.300 8% 7% Oceanside 161.029 167.086 195.500 4% 17% Powav 48.044 47.811 54.100 0% 13% San Marcos 54.977 83.781 90.800 52% 8% Vista 89.857 93.834 100.000 4% 7% Unincoroorated Countv 442.919 486.604 545.300 10% 12% Reaion Total 2.813.833 3,095.313 3.535.000 10% 14% Source.- U.S. Census. 2000 and 2010: and SANDAG Reaional Growth Forecast (oroiections). Age Trends Housing needs are determined in part by the age of residentsL-ift-tba^each age group often has a distinct lifestyle, family characteristics, and income level, resuhing in different housing needs. A significant presence of children under 18 years of age can be an indicator of the need for larger housing units since this characteristic is often tied to families and larger households. The presence of a large number of seniors and mature aduhs may indicate a need for smaller homes that are more affordable and require less maintenance to allow these-residents to age in place. As summarized in Table 4,2-2, the median age for Carlsbad residents was^^794Q.4 in 3000^2010—one of the highest of northem San Diego County cities and ^r^nearlv six years higher than the median age for Gcounty residentsv as a whole. In 20002010. Carlsbad residents under 18 years of age constituted ^^represented 24 percent of the Gitycity's population, while seniors (over 65) comprised represented 14TO percent^—similar to the citv's percent share in 2000. Table 2 2 Age Characteristics Under 18 Years Over 65 Years Median 3000 4996 2Q()Q 4990 2QQQ Median 3000 # % # % # # % Median 3000 Carlsbad 18,240 8^274 434% 10,980 44^ 38i9 Encinitas u^m 23T4% 5^ <) 4^4% 37.9 Escondido 39,687 39T7% 14,074 43v9% 44.0% M.3 Oceanside 33,662 11,456 4%040 44.0% 34^ U^ 33 3 Poway 29v9% 44^744 mm> 8-6% 3^ 9 San Marcos 10,566 37vl% 29T4% §^ 44.6% 44.9% 334 8r746 43.3% 9 QQ^ 40.0% 3Q 3 ''5 T^-n 10 9% 311 750 11 2% 33 2 san uiego uo. D1 u,y'i o jL'i. J /O £.J,r /O 33 2 Source: Census, 1990 and 2000. 6 I HOUSING ELEMENT Table 4.2-2: Ac e Characteristics and Percent Sht ire of Totai PoDulatlon Jurisdiction Under i&Yearis Over 65 Years Median Age 2010 Jurisdiction 2000 2010 2000 2010 Median Age 2010 Jurisdiction # # % # " % i % Median Age 2010 Carlsbad 18,240 23% 25,384 24% 10.980 14% 14.798 14% 404 Encinitas 13.401 23% 12,261 21% 6,055 10% 7.643 13% 41.5 Escondido 39,667 30% 39,719 28% 14,720 11% 15,084 11% 32.5 Oceanside 44,444 28% 39,766 24% 21,859 14% 21.501 13% 35.2 Powav 14,750 31% 11,953 25% 4,138 9% 5.900 12% 41.3 San Marcos 15.998 29% 23.291 28% 6.525 12% 8,527 10% 32.9 Vista 26,688 30% 25,054 27% 9.006 10% 8,673 9% 31.1 San Dieao Co. 723.155 26% 724.303 23% 313,750 11% 351,425 11% 34.6 Source: U.S. Cer isus. 2000 and 2010. Reflective of the city's relatively high median age, the proportion of residents aged 45 and upto 64 increased sbarplvbetween 2000 and 2010. while the proportion of residents under 4525 to 44 years of age declined betw^een 1990 and 2000 (Figure (Chart 4.2-1). This may be indicative of home and rental prices in Carlsbad outpacing the affordabilit>^ price range for younger residents and familios. Specifically, the proportion of young adults (18 24 years) declined 3.4 percentage points. This age group ia comprised of those who tond to bo in school or just starting their careers. The proportion of the 25 44 age group declined 6.5 percentage points. This latter group tends to consist of young families with children. Chart 4.2-1: Age Distribution: 2000 to 2010 35% • 2000 12010 Under 5 6.4% 5 to 19 18.7% 6.0% 20.0% 4.5% 20 to 24 4.3% 25 to 44 31.9% 26.7% 45 to 64 24.6% 28.8% 65 and over 14.0% 14.0% Source: U.S. Census. 2000 and 2010 Figure 2 1 Age Distribution! 1990 and 2000 40.0% • 1990 • 2000 Under 5 5 to 17 6.4% 20.3% 16.9% 18 to 24 25 to 44 45 to 64 65 and Up 9^ 6.2% 38.3% 31.8% 15.0% 24.7% 83% 14.0% Source: Census, 1990 and 2000 Race and Ethnicity Carlsbad did not experience significantsubstantial race/ethnieethnicity changes from 1990 tobetween 2000- and 2010. In 19902010?, 81.775 percent of Carlsbad residents were White-and^ 13T^ percent wefe Hispanic/Latino^—, and seven percent Asiam. Black/African American; and other races/ethnicities comprised just a small portionone and 3 percent of the population, respectively (Table 4,2-3). Table 2 3 Racc/Ethnicityi 1990 and 2000 Race/Ethnicity 4990 2000 Race/Ethnicity # % # % White 51,555 63,013 Hispanic/Latino 43.«% 9470 44^ Asian/Pacific Islander I 91^ 3 QO/^ 3473 Blaclc/African American 7Q2 44% Q 9% 253 04% 3.5% Source: Census, 1990 and 2000. HOUSING ELEMENT Table 4.2-3: Race/Ethnicity: 2000 and 2010 Race/Ethnicltv 2000 • 2010 Race/Ethnicltv # % # % White 63.013 81% 78,879 75% Hisnanic/Latino 9.170 12% 13.988 13% Asian/Pacific Islander 3.403 4% 7.518 7% Black/African American 691 <1% 1,232 1% Other 1,769 2% 3.440 3% Note: Total percentage mav not sum to 100% due to rounding. Source: U.S. Census, 2000 and 2010. Tho proportion of Cit>^ rosidonts in 2000 who olassifiod thomsolvos as Whito docroasod slightly, as did the proportions of Hispanic/Latinos and Blaolc/African Amorican residonts. Tho proportion of Asian/Pacific Islanders and thoso of other racos inoroasod slightly (4.4 poroont and 2.5 porcent, rospoctively). As of 2000, Carlsbad had tho low^ost proportion of non w^hite rosidonts among its neighbors (Table 2 i). Table 2 4 Racial Compositioni 2000 White Hispanic/ Latino Asian/ Pacific Islander Rlnrlf/ African American Other Carlsbad 80.5% 11.7% 4s4% 0 9% 3^ Encinitas 79.0% 44.8% 3.3% Q 5% 3.5% Escondido 54.8% 38T7% /\ 5% 2 0% 3 Q% Oceanside 30.3% 5 5% 5 9% 3 g% Poway 77.3% 404% 7 5% \ 5% 3.3% San Marcos 53.9% 34.9% /\ g% 19% 3.5% 49.9% 38.9% t\ 2% 3 9% 3 1% San Diego Count)' 55.0% 36.7% 94% 5.5% 3T7% Source: Census, 2000. B.4.2,2 Employment Characteristics Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of the jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and large amounts of seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts. Occupation and Wage Scale As of 20002010, the two largest occupational categories for city residents were Managerial/Professional and Sales/Office occupations (Table 4,2-45)-, These categories accounted for more than ^79 percent of occupations held by Carlsbad residents, w^hilo thoso occupations comprised loss than 65__and approximatelv 66 percent of jobs held countywide by alLSan Diego County employed residents. Table 4.2-4: Emolovment Profiie for Carlsbad Emoloved Residents Occuoations of Emoloved Residents CariiBbaidi San Dieao Countv Occuoations of Emoloved Residents # % # % Manaaerial/Professional 24.884 52% 535,856 40% Sales/Office 12,895 27% 344,204 26% Service 5.697 12% 248.772 18% Production/TransDortation/Material Movina 2,219 5% 108,154 8% Construction/Extraction/Maintenance 2,409 5% 111,091 8% Totar 48.104 100% 1.348.077 100% Source: American Communitv Survev 2006-2010 Five-Year Estimates. Table 2 5 Employment Profile Occupations of Residents Carlsbad San Diego County Occupations of Residents # % # % Managerial/Professional 49^ 49.3% 167,386 37.7% Sales/Office 40;830 37.9% 337,603 37.3% Service 4;544 44.7% 199,381 464% Production/Transportation/Material Moving 3^ 5.3% 122,933 9 9% Construction/Extraction/Maintenance 3457 5 5% 107,150 g 7% Farming/Forestr>f/Fishing 404 <l% 6^ <2% Total* 38,^ 1,241,258 ^00% Source: Census, 2000. Note 1: Civilian population 16 years and over- Management occupations are the highest paid occupations in the San Diego region, while food preparation, service-related, and cleanup and maintenance are the lowest paid (Table 4.2-5). The high proportion of Managerial/Professional occupations accounts for Carlsbad's relatively high median household income. f\ 'i HOUSING ELEMENT Table 2-64.2-5: Averaae ¥eaFlvAnnual Salary bv Occupation San Diego County MSA, S004 Occupations Average Salary Management $84.344$113,870 Legal $00.§44$107,196 Computer and Mathematical $69,224 Healthcare Practitioners and Technical $86,425 Architecture and Engineering $§§.630$81,433 Healthcare Practitioners and Technical $63,433 Comouter and Mathematical $79,899 Life, Physical and Social Science $5g^$72,840 Business and Financial Operations $§4.657$70.103 Arts, Design, Entertainment, Sports and Media $46,837 Education, Training and Library $4§.072$60,482 Arts, Desian. Entertainment, Soorts and Media $55,851 Construction and Extraction $40.28g$50,274 Communitv and Social Service $48,969 Protective Service $40,023 Median-$38T449$48.448 Protective Service $47,927 Installation, Maintenance and Repair $39.126$45.364 Community and Social Service $38,883 Sales $34.§44$37,650 Office and Administrative Support $30.000$36.264 Production $2§.«84$33,600 Transportation and Material Moving $2§.884$31,976 Healthcare Support $25,656$30.481 Farmino, Fishina and Forestry $27,777 Buildina Grounds Cleanup and Maintenance $26,359 Personal Care and Service $22T27§$26,030 Building Grounds Cleanup and Maintenanoe $21,863 Farming, Fishing and Forestry $21,108 Food Preparation and Serving Related $18.270$22.211 ^ Median of salaries reported by EDD. Source: State Employment Development Department (EDD).2004 2010 Nonresidential Dovolopment Employment Trends Historical nonresidential dovolopmont trends in Carlsbad havo closoly mirrored fluctuations in the national and statewide economies.—Still suffering tho effects of tho national recession, tho amount of pormittod nonresidential building square footage in Carlsbad was at its low^est point in the early 1990s (Figure 2 2).—With the stabilization and expansion of the economy in the mid—to late 1990s, nonresidential dovolopmont also expanded; how^ovor, pormittod commercial and industrial building square footage dropped significantly ahead of tho 2000 recession and remained at a relatively low^ level until 2005, when industrial activit>^ again began to increase. SANDAG has projected that Carlsbad's employment base will grow by over 8,300 iobs between 2008 and 2020. Table 4.2-6 provides SANDAG's employment projections for Carlsbad and the San Diego region (county-level). These data show that Carlsbad's share of regional employment growth would be 5 percent; in 2008, Carlsbad had an estimated 62,000 jobs, or over 4 percent of the countv total. Table 4.2-6: Emolovment Projections Chanae (2008-2020) Jurisdiction 2008 2020 # % San Diego Region 1411.800 1.515.300 103.500 7% Citv ofCarlsbad 62.000 70,300 8.300 13% Source: SANDAG 2050 Resional Growth Forecast Figure 2 2 Permitted Nonresidential Square Footage 1990 through 2006 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 • Thousands of Square Feet Permitted With tho economic recovery^ since 2000, tho Cit>^ has several nonresidential dovolopmont projects under construction as show^n in tho figure abovo and in Figure 2 3. Because nonrosidontial dovolopmont is highly—sensitive to—economic fluctuations, predicting dovolopment—long term—is problematic. Nevertheless, tho Cit>^'s land invontor>^ is finite and according to the Cit>^'s Gonoral Plan, tho Cit>^'s nonresidential land will bo largely buih out by 2020. In tho near term (through 2010—2015), tho Cit>^ anticipates a significant spike in nonresidential dovolopment.—Tho housing demand associated with employment growth is also oxpectod to increase. HOUSING ELEMENT Figure 2 3 Projected Nonresidential Square Footage 2007 through 2020 1,600 1,400 1,200 1,000 800 -600- 400 200 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 • Thousands of Square Feet Cv4.2.3 Household Characteristics and Special Needs Groups Household Type The U.S. Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood, and unrelated individuals living together. Persons living in rotiremont or convalescent homos, dormitories, or other group living situations are not considered households.—Information on household characteristics is important to understanding the growth and changing needs of a community. A family-oriented community may need large housing units, while a community with many single or elderly households may need smaller units with fewer bedrooms. As shown in Table 4^2-7, roughly 2429 percent of the city's households in 20002010 were married families without children, 25 percent were comprised of married families with children, 30 porcont w^ere families without children, 1213 percent were other families, and ^32 percent were non-family households. Among the non-family households, almost throo quartershalf were single-households and almost one-^uarterthird were elderly living alone. As a rosult,In fact, senior households saw the highest growth rate among households: growing by 46 percent between 2000 and 2010. The city had a relatively low average household size of 2.4653 in 2000 (declined2010, increased slightly from 2.4746 in 1990. 2000. Countywide, the average household size was 27^slightlv larger, at 2.75 in 2000. 2010. Table 4.2-7: Household Characteristics Household Tvoe 2000 2010 .% Chanae (2000-2010) Household Tvoe # %: # .% Chanae (2000-2010) Households 31410 100% 41,345 100% 32% Familv Households 21.067 67% 27.968 68% 33% Married With Children 7.596 24% 10.538 25% 39% Married No Children 9.374 30% 12,119 • 29% 29% Other Families 4,097 13% 5.311 13% 30% Non-Familv Households 10.343 33% 13.377 32% 29% Singles 5.134 16% 6.090 15% 19% Sinales 65+ 2,596 8% 3.800 9% 46% Other 2.613 8% 3.487 8% 33% Average Household Size 2.46 2.53 3% Sotyrce; U.S. Census. 2000 and 2010. Table 2 7 Household Characteristics Household Type 4990 3000 % Change Household Type # % # % % Change Households 34^995 100.0% 100.0% - Family Households 46^ 67:3% 30^ 66.3% 4% —Married With Children 5 7gg 33.3% 7;563 33.9% +\% —Married No Children 8437 33.5% 9^ 304% 3% —Other Families 2 g92 44.6% 3^ 44.9% - Non Family Households g 29g 33.8% 4^;637 33.7% +\% Singles 5;«07 33.3% 7^830 34.8% +2% —Singles 65+ I gg/^ 7.6% 3^ g 2% - Average Household Size 347 346 -<4% Source: Census, 1990 and 2000. Household Income Income is the most important factor affecting housing opportunities, determining the ability of households to balance housing costs with other basic necessities. SANDAG estimates as of 2007 showThe 2006- 2010 American Community Survey (ACS) Five-Year Estimates reported that the median household income in Carlsbad in 2006 was $84,72890,115.- Among the surrounding Compared to neighboring jurisdictions, this median income was enly-lower than that for the surrounding Solana Beach. Encinitas and Poway and higher than that for Encinitas, Oceanside, San Marcos, Vista, and San Diego County as a whole, and Vista (Fig«fe-Chart 4.2-42). 10 1^1 HOUSING ELEMENT Chart 4.2-2: Median Household Income: 2006-2010 i« Median Household Income Source: ACS 2006-2010 Five-Year Estimates Figure 2 4 Estimated Median Household Income: 2006 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 Median Household Income Carlsbad $90,115 Encinitas $86,444 Oceanside $62,271 $93,542 San Marcos $68,109 $102,810 $60,757 San Diego County $72,614 Source: SANDAG, 2007. For purposes of the Housing Element and other state housing programs, the Califomia Department of Housing and Community Development (HCD) has established five income categories based on Area Median Income (AMI) of a Metropolitan Statistical Area (MSA). The AMI, which is different than the estimated median household incomes shown in Figure Chart 4.2-42, is applicable to all jurisdictions in San Diego County and changes with the cost of living. For 2006, tThe AMI for San Diego County is $6475.900 (2012). and , compared to $63,100 in 2005. Tthe five income categories based on the AMI are: 11 '6 • Extremely Low Income (0-30-pef6eHt% AMI) • Very Low Income (31 -50 poroont% AMI) • Low Income (51-80 percent% AMI) • Moderate Income (81-120 peroent% AMI) • Above Moderate Income (>120 peroent% AMI) According to the Comprehensive Housing Affordability Strategy (CHAS) data prepared bv the Census Bureau for the U.S. Department of Housing and Urban Development (HUD) by the Census Bureau, 4^in 2008, 6 percent of Carlsbad households eamed veFvextremelv low incomes and 12.4^ percent of households eamed very low incomes, and 13 percent eamed low incomes (Table 4.2-8). Lower (extremely low, ver>^ low, and lowO income households were fairly evenly split between owner- and renter-households-, with slightly more renters. However, the majority of moderate and above moderate income households were owner-households. The Housing Element must proiect housing needs for extremely low income households as a portion of the verv low income household RHNA target. For Carlsbad, approximately 2.440 (43%) extremely low income households and 3.275 (57%) very low income households were identified in the CHAS. This suggests that of Carlsbad's RHNA share of 912 very low income households, at least 389 units (43%) should be available for extremely low income and up to 523 units (57%) for very low income households. Table 4.2-8: Households bv Tenure and Household Tvoe: 2008 Owner Renter Total % of Total Extremely Low Income 955 1,485 2,440 6% Verv Low Income 1,375 1,900 3,275 8% Low Income 2,785 2.125 4,910 13% Moderate Income 1,585 1.580 3,165 8% Above Moderate Income 19,520 5,340 24,860 64% Total 26.220 12.430 38.650 100% Source: Comprehensive Housina Affordabilitv Strateav (CHAS). HUD. Januarv 2008. Table 2 8 Income Renters Owners fotal Households Income Elderly Large Families Elderly Large Families fotal Households Extremely Low Q g% Q 3% 3 ^% 4.3% Q \% 2 6% 5 9% Very Low Q g% Q 3% 3 9% 4.5% Q 1% 3-8% 5 7% tew 1 Q% Q 'y% 5^7% 3^7% Q 3% 6-6% 434% Moderate/ Above Moderate I 5% •t3% 49.7% 43.7% /\ 3% 554% 75.0% 4 2% 2^6% 33.7% 19.0% 4 g% 100.0% (Summary File 1). Source: Comprehensive Housing Affordability Strategy (CHAS), HUD, January 2006. Special Needs Households Certain groups have greater difficulty fmding decent, affordable housing due to special circumstances. Special circumstances may be related to one's income, family characteristics, and disability status among others. In Carlsbad, persons and families with special needs include seniors, persons with disabilities, HOUSING ELEMENT large households, single-parent families, homeless, farmworkers, students, and military personnel. Table 4^2-9 summarizes the presence of special needs groups in the city and the following discussion summarizes their housing needs. Table 2-94.2-9: Speciai Needs Groups in Carlsbad Special Needs Groups Number Poroent% of Total PoDulatlon Seniors^ 40.98014.798 Disabled Persons^ 9v9436.507 43.76% Large Households^ 34732.375 7.56% Single Parent Households^ 34305.311 7413% Homeless Persons^ 345110 <1% Farmworkers^Agriculture. Forestry. Fishing and Hunting and Mining Workers' 404236 <1% Students^-54006.536 254% Military^-5851.146 <42% Source: Census, 2000; and Regional Task Force on the Homeless, 2001. 1. Percentage of population in 2000. 2. Percentage of population in 2000. 3. Percentage of households in 2000. 1. Percentage of population in 2001. L,5.-Percent of employed workforce 16 years & older in 20102000. 26^Percent of population 3 years & older enrolled in college or graduate school from 2006-2010. Source: U.S. Census. 2010: Reaional Task Force on the Homeless. 2012: 2006-2010 American Communitv Survev 5-vear Estimates Senior Households Senior households have special housing needs due to three concems - income, health care costs, and disabilities. According to the Census^tO.9^ and the CHAS study, 14,798 seniors (aged 65 and up) resided in the city in 20002010 and 6;^5,270 households were headed by seniors. Among the senior- headed households, ^27487 percent were owners and 4^13 percent were renters. The Census2006-2010 ACS reported that seniors between 65 and ^over eamed a median income of $45.70853,525, while the (nearly two-thirds of the citywide median income of seniors over age lA was $36,318. Nearly 30}^ addition, approximately 20 percent of the senior population also experiences one or more disabilities-^ which affects housing needs and potential costs. Carlsbad is a popular retirement community, which includes facilities that provide assisted living, nursing and special care, and general services to seniors. As of September 2001November 2012, Carlsbad had 1.5332,251 beds within licensed senior residential care facilities— according to the Califomia Department of Social Services, Communitv Care Licensing Division. Almost 9495 percent of these beds were provided in 911 complexes withhaving more than 6six beds^—. including three continuing care retirement communities (CCRC). The largest of these communities is La Costa Glen (1.328 beds), which opened in 2003 and completed constmction of its final phase in 2008. ActivCare at Bressi Ranch, an 80-bed facility specializing in Alzheimer's and dementia care, opened in late 2011. A planned fourth CCRC - Dos Colinas - was approved bv the City Council in January 2012. When constmcted. Dos Colinas will provide living and support services to more than 300 seniors. 13 In 1999, the city purchased Tyler Court, a 75-unit apartment complex that provides affordable housing for low^er income seniorsvery low and extremely low-income seniors. In 2011. the city provided funding for the Tavarua Senior Apartments, a 50-unit proiect that provides housing to low and very low-income seniors. Constmction was completed in spring 2013. Persons with Disabilities Disabled persons have special housing needs because of their often fixed and limited income, lack of accessible and affordable housing, and the medical costs associated with their disabilities. The Census defines a "disability" as "a long-lasting physical, mental, or emotional condition. This condition can make it difficuh for a person to do activities such as walking, climbing stairs, dressing, bathing, teaming, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business." According to the Census. 9.9132008-2010 ACS, 6.507 persons with one or more disabilitiesdisability resided in Carlsbad in 20002010. representing 4^more than 6 percent of the city's residents over five years of age. Of the population with disabilities, 3.208 (32.^ percent)2.873 (44%)) were seniors. Individuals with cognitive, ambulatory, or independent living difficulties represented the most common disabilities, as reported in Table 4.2-10. For those of working age, disabilities can also restrict the type of work performed and income eamed. -As a result, nearly 9 percent of persons with disabilities in Carlsbad eamed incomes below the poverty level in 1999.^ Among the reported disabilities, the most common were disabilities that prevented residents from w^orking (26.8 percent), with physical disabilities being the second most prevalent disabilit>^ tallied (21.2 porcent). In fact, according to the 2008-2010 ACS. 55 percent of individuals over 16 with a reported disability were not in the labor force: 37 percent were employed: and 8 percent were unemployed (i.e., looking for work). Table 4.2-10: Individuals with Disabilities In Carlsbad Youth rAae5-17) Adults rAae18-64) Seniors (Aae 65+) Total Individuals Reoortina One or More Disabilities: 269 3,365 2,873 6,507 With hearina difficulty 142 620 1.404 2,166 With vision difficulty 52 402 609 1.063 With coanitive difficulty 144 1,390 943 2,477 With ambulatory difficulty 142 1,220 1,512 2,874 With self-care difficulty 142 573 473 1,188 With indeoendent livina difficulty N/A 1,286 1,388 2,674 Source: ACS. 2008-2010. The Census uses a set of money income thresholds that vary by family size and composition to detect who is poor. If the total income for a family or unrelated individual falls below the relevant poverty threshold, then the family or unrelated individual is classified as being "below the poverty level. For a family of four, the poverty threshold in 1999 for the 2000 Census was $17,029. 14 HOUSING ELEMENT Persons with Developmental Disabilities Chapter 507. Statutes of 2010 (SB 812) amended state housing element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities. A developmental disability is defmed as a disability that originates before an individual becomes 18 years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability. This defmition includes mental retardation, cerebral palsy, epilepsy, and autism. The Califomia Department of Developmental Services contracts with nonprofit regional centers to provide or coordinate services and support for individuals with developmental disabilities. In the San Diego region, the San Diego Regional Center provides a variety of services to persons with developmental disabilities and advocates for opportunities to maximize potential and to experience full inclusion in all areas of community life. As of October 2012, the San Diego Regional Center served approximately 18.400 clients with developmental disabilities who live in San Diego. This includes 147 clients who live in Carlsbad: just over half of these individuals are children under the age of 18 who live with their parents. The remaining 69 clients are adults over the age of 18: iust over half (55%) of these individuals live with their parents, while 24 live in their own apartments with "come-in support" and assistance and seven live in licensed group homes. Additional persons with developmental disabilities may reside in Carlsbad, but are not seeking assistance from the San Diego Regional Center. While some developmentally disabled individuals can live and work independently within a conventional housing environment, more severely disabled individuals will require a group living environment with supervision. In general, the San Diego Regional Center (and its clients) prefer to house persons with developmental disabilities with family members. When that is not feasible, come-in support and licensed group apartments housing four to six persons (with individual bedrooms, but shared bathrooms and kitchen facilities) are preferred. This tvpe of housing may be designed to look like a big house and is compatible with and appropriate for existing residential neighborhoods with good access to transit and services. In 2008, the citv provided Communitv Development Block Grant funds to TERI. Inc. for property acquisition for a residential care home for developmentally disabled aduhs. TERI operates two such homes in Carlsbad. Incorporating 'barrier-free' design in all new muhifamily housing (as required by Califomia and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. In 2011. the citv adopted a reasonable accommodation ordinance to provide flexibility in development standards for housing for persons with disabilities. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. Large Households Large households are defined as households with five or more members persons in the unit. Lower income Llarge households comprise are a special needs group because of their need for larger units, which are often in limited supply and therefore command higher rents. In order to save for the necessities of food, clothing, and medical care, it is common for lower income large households to reside in smaller 15 units, frequently resulting in overcrowding. In 2000, 7.5 percent of Carlsbad households had five or more members. Of the 2,372 large households, 66.1 percent were ow^ners and 33.9 percent woro renters. Although renter households had a smaller average household size compared to owner households (2.31 versus 2.51—persons por household), overcrowding disproportionately affeoted renter households according to the 2000 Census. Approximately ten percent of renter households lived in ovororow^ded housing units compared to one percent of owner households. According to the 2006-2008 CHAS. 620 households were considered large households with lower income levels. This represents less than 2 percent of the city's total households—a small, but important special needs group to assist. Of these large households. 23 percent were owners and 77 percent were renters. Overorow^ded living conditions in Carlsbad are due primarily to a lack of adequatel>^ sized rental housing units. In 2000, According to the 2006-2010 ACS, the city's housing stock included 18.299 25.549 units with three or more bedrooms. A three bedroom unit is t>pioally considered adequately sized for large households. Among these large units, 21.75015,808 were owner-occupied and 3.7992^49^ were renter- occupied. suggesting that rental units mav be competitive to attain. In addition to size and availabilit>^ affordabilit>^ is another issue. As indicated in the later section, Housing Costs and Affordability^ large households with low^or incomes w^ould have diffioult>^ securing adequately sized and affordable housing units in Carlsbad. Single-Parent Households Carlsbad was home to 2744^3,207 single-parent households with children under age 18 in 2000. 2010. Of these, 1.572 (71 porcent)2.335 (73%) were female-headed families with children. Single-parent households, in particular female-headed families, often require special assistance such as accessible day care, health care, and other supportive services. Because of their low^ incomo and higher family expenses, 44h^ because they often have lower incomes. In fact, according to the 2010 ACS Five-Year Estimates. 24 percent of all single-parent households and 19.0 percent of female-headed households with children lived in poverty in 2000. during the previous year. This suggests a need for affordable units with adequate bedroom counts and potentially some on-site or nearby day care and other services. Homeless HUD defines a person as homeless if he/she is not imprisoned and: 1. ) Lacks a fixed, regular, and adequate nighttime residence; 2. ) The primary nighttime residence is a publicly or privately operated shelter designed for temporary living arrangements; 3. ) The primary residence is an institution that provides a temporary residence for individuals that should otherwise be institutionalized; or 4^ The primary residence is a public or private place not designed for or ordinarily used as a regular sleeping accommodation. Assessing a region's homeless population is difficuh because of the transient nature of the population. San Diego County's leading authority on the region's homeless population is the Regional Task Force on the Homeless (RTFHr^fter). Based on information provided by individual jurisdictions, the majority of the region's homeless is concentrated in the urban areas, but a sizeable number of homeless persons make their temporary residence in rural areas (Table 4,2-4011).- Rural homeless tend to be individuals and migrant farmworkers-and-/day laborers. The RTFH estimated 244110 homeless persons in Carlsbad Jn 16 HOUSING ELEMENT 2012, including 172 farmworkers/day laborers. Among the homeless, the majorit>' (77 porcent) w^ere62 unshelteredT individuals (56 percent). In the North San Diego Countv area, the majority of homeless persons congregate in the cities of Oceanside, Vista, and Escondido. This is reflected in the number of shelters and service agencies in those communities (Table 4,2-1244). Howeverin addition, several transitional housing facilities and service agencies are located in Carlsbad. With La Posada de Guadalupe anticipated to provide between 100 and 120 beds bv the middle of 2013, the unsheltered need should be sufficiently accommodated in the city. Table 4.2-11: Homeless Population bv Jurisdiction: 2012 Sheltered Unsheltered .. Emeftiencv Shelters Transitional Housina Safe Havens Total : . . . % Unsheltered Carlsbad 62 48 0 0 110 56% Encinitas 89 33 0 11 135 66% Escondido 127 78 10 215 430 30% Oceanside 219 72 0 195 486 45% San Diego Citv 3.623 653 42 2.061 6.379 57% San Marcos 37 0 0 0 37 100% Solana Beach 15 0 0 0 15 100% Vista 88 61 0 334 483 18% San Diego Countv Unincorporated 181 0 0 0 181 100% Sotvrce; San Dieao Reaional Task Force on the Homeless. We All Count Point-In-Time Count 2012. Table 2 10 Total Homeless Total Unsheltered Unsheltered^ ft FftriTi Workers/ Laborers Urban Farm Workers/ Laborers Unsheltered^ Carlsbad 73 473 34§ 53 437 489 T74% Encinitas 59 435 ^g^ 34 435 449 80.9% Escondido 752 350 4^ 338 250 478 47.3% Oceanside 7gg 340 \ Q9g 555 340 g75 79.8% San Marcos 30 4^ 205 30 ¥^ 205 100.0% San Diego City 4^ 300 /\ /|5g 3^ 200 3439 54.7% Solana Beach 47 0 47 ¥J-0 VI 100.0% 33/j 0 33/| 44 0 44 43.3% San Diego County 7433 ;>444 9 J,J\J 1 2 309 6^340 644% •Based upon the number of shelter beds available each night. 17 Table -2-44-4.2-12: Homeless Shelters and Services, NorthiSan Diego County Name Agency Target Population Special Needs Location # Beds^ Emergency Shelters Good Samaritan Shelter Brother Benno's Foundation Adult men Employment 1 VI WVWV* Oceanside 30 House of Martha and Mary Brother Benno's Foundation Women, women w/ children Homeless Oceanside 6 Libre! Community Resource Center Women, women w/ children Domestic violence Encinitas 11 North County Detox M.l.T.E. Adults Substance Oceanside Turning Point Crisis Geriter Community Research Adults Severely mentally ill Oceanside Women's Resource Center Women's Resource Center Women, women w/ children Domestic violence Oceanside 26 Transitional Shelters Brother Bermo's Recovery Brother Benno's Foundation Adult men Homeless Oceanside n.a. House of Dorothy Brother Benno's Foundation Women Substance abuse Oceanside 6 Casa Raphael Alpha Project for the Homeless Adult men Homeless Vista n.a. Centro Community Housing of N.C. Families Homeless Vista n.a. Family Recovery Center E.Y.E. Women w/ children Substance abuse Oceanside 90 Hogar II Community Housing of N.C. Families Farm and/or day laborers Carlsbad/ Oceanside/ ft.a. House of James and John Brother Benno's Foundation Adult men Homeless Oceanside n.a. Solutions Intake and Access Center North Countv Solutions for Change Familv homeless Homeless Vista 32! La Posada de Guadalupe Catholic Charities Adult men Homeless Carlsbad 50/75120^- Oz North Coast Y.M.C.A. Homeless youth Homeless Oceanside n.a. Transition House Women's Resource Center Families Homeless Oceanside 17 Transitional House BrY.E. Families Homeless Oceanside 35 Transitional House Program Community Resource Center Families Homeless Encinitas 12 Tromont Street Community Housing of Homeless HIV/AIDS Oceanside Day Shelters Brother Benno's Center Brother Benno's Foundation General Homeless Oceanside — N.C. Regional Recovery Center M.l.T.E. General SMI and substance abuse Oceanside N.C. Safe Havens Project Episcopal Comm. Services Adults SMI and substance abuse Oceanside 18 / ( HOUSING ELEMENT Table -2-44-4.2-12: Homeless Shelters and Services, North San Diego County Name Agency Target Population Special Needs Location # Beds^ Options - Day Treatment E.Y.E. Families Substance abuse Oceanside — Social Services Case Management Agency North Coastal Service Center General Homeless Oceanside — Infoline United Way General Homeless North County ~ Lifeline Lifeline Community Services General Homeless Vista — Oceanside Family Services Salvation Army General Homeless Oceanside — Social Services Community Resources Center General Homeless Carlsbad/ Encinitas — Total Beds 300-320 n.a. = Not Available ' Based upon the number of shelter beds available each night. ^ This facilitv is operated as part of North Countv Solutions for Change (NCSFO 1000-dav Solutions University program. Families entering the program are transitioned to camous-stvle apartment housing (32 units) for UD to 500 davs. where services, counseling and training are providing. Once families successfully complete this portion ofthe program, thev become eligible to move to off-camous affordable housing during the second half of the program. Currentlv. NCSFC owns and manages anoroximatelv 40 units throughout North Countv. and has recentlv acauired another 48 units to expand their program. >ii)TTihpr nf ".hplter hpH". inrren^.R'^. from 50 tn 75 during winter months. In 2011. Catholic Charities received funding and permission from the citv to rebuild and exoand the existing facilitv to provide up to 120 beds for farmworkers and general homeless men. Construction is underway and is expected to be completed bv Julv 2013^ Source: San Diego Regional Task Force on the Homeless, 2004; and city ofCarlsbad, 2004. Farmworkers According to the San Diego Count>^ Department of Agriculture, Carlsbad had approximately 501 acre land in agricultural uso in 2001. This information is based on a list of active farm areas for w^hich a pesticide permit w^as issued. Tho U.S. Department of Health and Human Services determined that there w^ere 19,719 farmworkers in San Diogo Count>^ in 2000, of w^hich 16 percent w^ere migrant farmworkers and 51 porcent wwo seasonal Inbor'^r'T ^ N^ p.nmpnmhln r.tntir.tior. wnro nvnilahlo for tho Cit\^ of Carlsbad. Analysis conducted in 2008 during the Envision Carlsbad process identified 935 acres of agricultural land in Carlsbad (including active or fallow). According to Califomia Regional Economies Employment data for 2010, 9.629 persons were employed in agriculture (including forestry, fishing, and hunting) in San Diego County, eaming average annual wages of $28.799. substantially lower than the median income of the county ($75.900) (this data compares individual income versus household income and does not necessarily constitute the agricultural worker's entire income). "Migrant and Seasonal Farmworker Enumeration Profiles Study—Califomia." Bureau of Primary Health Care, Health Resources and Services Administration, Department of Health and Human Services, 2000. 19 According to the Census, only 404236 persons who lived in Carlsbad were employed in the farming, forestry, and fishing occupations in 2000. 2010. However, the Census likely underestimated the true number of farm-workers in Carlsbad due to the seasonal nature of the employment, the use of migrant laborers, and the significant level of under-reporting among undocumented persons. As show^n in Table 2 10. 172In 2010. 89 ofthe city's homeless persons in 2001 were eitiieF-farmworkers or day laborers-Mid 4^. further underscoring the needs of these—farmworkers—were—unshelteredthis group of residents/workers. Although there is little consensus on the number of farmw^orkers w^orking or living in Carlsbad, farm w^orkers are indeed a special need group due to their extremely low^ incomes. According to the Califomia Economic Dovolopmont Department, persons omployod in farming, forestr>^ and fishing occupations in San Diogo Count>^ eamed approximately $20,991 in 2001. Specifically, farmw^orkers and laborers eamed approximately $18,898, much low^er than the median income in tho Count}'. In December 2003, the Carlsbad Cit>^ Council unanimously approved concept plans for a 61 bed temporar>' farm worker shelter on agricultural land, part of which was within SDG&E right of wa>'. However, SDG&E uhimately denied use of their land for the project. In 2008, the City Council approved $2 million in fimding to rebuild and expand the city's existing homeless/farm-worker shelter. La Posada de Guadalupe. 4%e-Reconstruction of the shelter is now underway. When completed in July 2013, the expansion wettldwill provide 50 to 72 beds specifically for farm-workers in addition to the 50 beds the shelter now provides for other homeless persons (which may include farmworkers). More information about this project and the fimding may be found in Section 4,3 BT;^^ Financial Resources. Students Typically, students have low incomes and therefore can be impacted by a lack of affordable housing, which can often lead to overcrowding within this special needs group. Carlsbad is located in proximity to Califomia State University at San Marcos, Mira Costa Community College, and Palomar Community College. In addition, the University of Califomia at San Diego is located approximately 20 miles to the souths and the private University of San Diego^ as well as the region's largest uUniversity, San Diego State University, are located within a 30-minute drive from Carlsbad. In 2010, As a result, slightly evefapproximately 24 percent ofCarlsbad residents were enrolled in a college or graduate school in 2000. Military The U.S. Marine Corps Camp Pendleton is located within five miles north of Carlsbad, adjacent to the city of Oceanside. As a resuh, there is demand for housing for military personnel within #ie-Carlsbad. This demand has two components: active military personnel seeking housing near the base, and retired military remaining near the base after serving. Most enlisted military individuals eam incomes at the lower range of the military pay scale and need affordable housing options. As of July, 2001 2010 Camp Pendleton had approximately ^S4(^7300 housing units on base, with an additional 100 units under constmction. , However, the waiting list for on-base housing ranges from one monthcan take up to 18 months, depending on rank, the number of bedrooms requested and various other factors. Hn""""v T i^-i -^^^^ "Milit.nr^r Hniir.in;]' nt n GlancQ." San DiogQ Union Tribune. Julv 25. 2001. Rotricvod on October 9, 2001 from http://www.signonsandiego.oom/uniontrib/20040725/news Ihs25milside4rtml7 20 ^o7 HOUSING ELEMENT In 20002010, the Census reported that #^1,146 active duty military personnel liveding in Carlsbad. Although proximity to the base makes Carlsbad a desirable place to reside for all military ranks, high housing costs may explain the relatively low number of military personnel residing in the city. PT4,2.4 Housing Characteristics Housing Type According to SANDAG and the Califomia Department of FinanceCensus, Carlsbad had 40,30744,422 housing units as of Januarys 1, 2005. 2010. Among these units, as indicated in Chart 4.2-3, the large majority^ (68.1 two-thirds (67 percent) were single-family, with 51.1 including 52 percent consisting of single-family detached units and 44^15 percent single-family attached units;, (Figure 2 5). Mmulti- family dwelling units comprised 2^30 percent of the city's housing stock in 2005-2010 and the remaining 3T2 percent were mobile homes. Between 4^2000 and 200^2010, the housing stock in Carlsbad increased 4811 percent. Much of that increase was due to the significant increase in singlemulti-family detached units. Since 49902000, the proportion of single-family dwelling units (detached and attached) and mobile homes in the city increaseddecreased but the proportion of muhi-family units and mobile homes decreased increased (Table 4.2-134^)-, suggesting a trend toward more compact development and opportunities for more affordable housing. Chart 4.2-3: Housinq Tvpes: 2010 Mobile Home and Other 3% Single Family- Detached 52% Single Family- Multiple-Unit 15% Multi-Family 30% Source.- SANDAG. 2010. 21 1 r Figure 2 5 Housing Types; 2005 Multifamily 5-f- Units, 22.0% Mobile Homes, 3.2% Multlfanily 2-4 JH Units, 6.5% Single hamiy Detached, 54.1% Single Famly Attached, 14.3% Single hamiy Detached, 54.1% Source: Department of Finance, 2005. Table 4.2-13: Housinq Unit Tvoe: 2000 and 2010 Housina Unit Type 2000 2010 Housina Unit Type # % Share # % Share Sinqle Familv Detached 17,824 53% 22,847 52% Sinqle Family Attached 5,728 17% 6,765 15% Multifamily 8,937 26% 13,511 30% Mobile Homes/Other 1,309 4% 1,299 3% Total 33,798 100% 44,422 100% Source: SANDAG, U.S Census, 2000 and 2010 Table 2 12 Housing Unit Typci 1990 and 2005 Housing Unit Type 4990 2Q05 Housing Unit Type # % # %r Single Family Detached 4344« 454% 21,791 544% Single Family Attached 5465 4^.9% 5^ 11.3% Multifamily 2-1 units [ 5^3 5 0% 2M4-64% Multifamily 5+ units 5 593 21.2% 8;853 33.0% Mobile Homes/Other 4^ 5-6% 4^ 3 2% 37^ 100.0% 40,307 100.0% ^niirff*' f^pnTii'^ 1000" itiH r"^f*mrttnptif Pitritir^p ^OOS 22 HOUSING ELEMENT Housing Tenure From 4^2000 to 20002010, the tenure distribution (owner versus renter) in Carlsbad shifted slightly toward ow^nership. renters, while owner-occupied units still represent the maiority. Rental units are a good option for lower income households in the short-term since they do not necessitate large down payments (though thev may require security deposits). By definition, a household is an occupied housing unit. According to the 49902000 Census, among the occupied housing units in Carlsbad, 62T267 percent were owner-occupied and ^^33 percent were renter-occupied. Bv-In 20002010, the proportion of renter- households deolinedincreased to ^27^35 percent, while the proportion of homeowners increaseddecreased to €^65 percent, which . In 2000, Carlsbad's homeownership rate was higher than the average homeownership rate of theSan Diego County in 2010. where only ##7454 percent of the households were owner-occupied. Housing Vacancy A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting the current demand for housing in a community. Vacancy rates of 5 to 6 percent for rental housing and 1.5 to 2TO percent for ownership housing are generally considered a balance between the demand and supply for housing. A higher vacancy rate may indicate an excess supply of units and therefore price depreciation, while a low vacancy rate may indicate a shortage of units and resuhing escalation of housing prices. While the overall vacancy rates in the city were ^727.4 percent in 1990 and 6.6 percent in 20002010, the tme vacancy rates were substantially lower (Table 4,2-4^14). Due to its desirable location and the various amenities offered in the city, a portion of the housing stock in the city has always been used as second and vacation homes (about 2.7 percent)., These units were not available for sale or for rent. Of those units available, the for-sale vacancy rate was 4r^0.8 percent in 20002010. virtually unchanged from 1990. How^ever. the and rental vacancy rate was 1.6-percent,, representing a 1.5 percentage points decline from 1900. Therefore. These low vacancy rates suggest that the for-sale and for rent vacancy rates in Carlsbad w^ore suboptimal, and indicated a demand for housing, especially rental housing, markets are competitive and that sale prices and market-rate rents may increase. Table 4.2-14: Housinq Vacancv: 2010 % For Rent 712 1.6% For Sale 372 0.8% Seasonal/Recreational Use 1,758 3.9% Other Vacant^ 486 1.1% Overall Vacancv 3,328 7.4% ^ Includes units that are rented or sold, but not occuoied (i.e., abandoned or otherwise vacant) Source.- ACS 2006-2010 and U.S. Census. 2010. 23 Table 2 13 Housing Vacancy: 1990 and 2000 Vacancy 1990 Census 3000 Census Vacancy # % # % Points Chonge For Rent 793 2 9% ^g5 I ^% 4.5% For Sale 3g5 44% 469 -h3% -0.4% Seasonal/Recreational Use 734 34% 903 34% 0-0% Other Vacant* 337 I 2% 373 44% -04% Overall Vacancy 3^340 g 2% 3^334 5 5% Source: Census, 1990 and 2000. * Includes units that are rented or sold but not occupied, and vacant for other reasons, such as abandoned homes. Housing Age and Condition Housing age and condition affect the quality of life in Carlsbad. Like any other tangible asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, thereby depressing neighboring property values, and eventually affecting the quality of life in a neighborhood. Carlsbad's housing stock is much newer on average compared to the-San Diego County's housing stock (Pig^ife-Chart 4.2-46)7-. suggesting households may need to spend less on repairs and upgrades. Although the city incorporated more than 50 years ago, the majority of the housing in Carlsbad is relativehfairlv new, with mfy-a relatively small portion of the housing stock over 30 years old (approximately 15 to 20 35 percent). The majority (6^65percent) of the city's housing stock was constructed after 1980, including 467^21 percent that was constmcted after 2000. In comparison, nearly tw^o thirds of the Count>^'s housing stock w^as constmcted prior to 1980. Chart 4.2-4: Year Structure Built: 2010 0.0% 2005 2000 1990 1980 1970 1960 1950 1940 1939 or to to to to to to to or later 2004 1999 1989 1979 1969 1959 1949 earlier • Cartsbad 6.2% 14.6% 18.2% 26.1% 25.0% 5.4% 3.2% 0.6% 0.6% • San Diego County 3.2% 8.2% 11.6% 19.2% 24.7% 13.0% 11.7% 4.1% 4.4% Source: U.S. Census. 2000: and ACS 2006-2010. 24 21 ( HOUSING ELEMENT Figure 2 6 Year Structure Built Source: Census, 2000; and Department of Finance, 2005. Most homes require greater maintenance as they approach 30 years of age. Common repairs needed include a new roof, wall plaster, and stucco. Using the 30-year measure, approximatelv 6as many as 15,000 to 8,000housing units afecould be in need of repair or rehabilitationT- if they have not been well maintained. Housing units aged more than 30 years are primarily concentrated in Carlsbad's Village area^ the majorit>^ are located within the Redevelopment Project Area., Homes older than 50 years require more substantial repairs, such as new siding, or plumbing, in order to maintain the quality of the structure. Approximately 42,000 units are older than 50 years. The Census Bureau also provides limited estimates of substandard housing conditions. While this is not a severe problem in Carlsbad, including 66in 2010, this included 13 units with incomplete plumbing, 300 units without heat, and 4^41 units without a complete kitchen. According to the city's Building Department, an estimated tenlO housing units in the city are in dilapidated conditions and in need of replacement. Housing Costs and Affordability The cost of housing is directly related to the extent of housing problems in a communit>^ If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of housing cost burden (overpayment) and overcrowding. This section summarizes the cost and affordability of the housing stock to Carlsbad residents. 25 Homeownership Market Prices for single family homes and condominiums in Carlsbad from September 1, 2003 through August 31, 2001 were collected from the DataQuick real estate database."^ According to DataQuick, 2,583 homes and condominiums w^ere sold during tho examined time period (Table 2 11). Among these homes and condominiums, the median sale price was $565,000, with a range of $100,000 (possibly a partial sale) to $2,625,000. Over 1,500 single family homes w^ore sold in Carlsbad during this time period. Based on information available, the median sale price of these homes w^as $691,250, with a range $120,000 (possibly a partial sale) to $2,625,000. Tho median sale value for these homes increased with unit size, from $379,000 for a ono bedroom unit to $835,000 for a unit with five bedrooms. Prices for condominiums w^ero significantly low^er than prices for single family homes in Carlsbad. Among the 1,039 condominiums sold, the median sales price w^as $395,000 with a range of $100,000 (possibly a partial sale) to $1,190,000. As with homo sales, the median price of these condominiums increased with unit size. The median price of a one bedroom condominium unit w^as $285,000, w^hile the median price of a unit with four bedrooms w^as $565,000. The Califomia Association of Realtors publishes median home prices (including single family homes and condominium units) for areas throughout Califomia. Between the first quarter of 2003 and October 2006, the median home price in Carlsbad increased 32.1 percent to $635,000 (Table 2 15). With the exception of Encinitas, the median price in Carlsbad w^as higher than the median sale prices of other North Count>^ cities. In recent months, how^ever, home prices in the San Diego region have decreased. Specifically, the cities ofCarlsbad and Poway experienced the largest percentage decreases betw^een 2005 and 2006. Like most communities across the state and country, housing prices increased in the early 2000s in Carlsbad and then decreased in recent years with the housing market and economic downtum. From 2001 through Aug. 30. 2010. average home sales prices in Carlsbad increased overall bv 42 percent (Chart 4.2- 5). Average sales prices peaked in 2006 at $776.710 before retuming to 2003/2004 average sales prices by 2010. DataQuick is a company that assembles real estate data from the County i\ssessor's records. 26 HOUSING ELEMENT Chart 4.2-5: Carlsbad Average Residential Sales Prices 2001-2010 (Nominal $) $900,000 $800,000 $700,000 $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 1. 2010 data is based on residential sales as of AUG. 30. 2010. 2. Residential sales include single familv home and condominium sales. Source: First American CoreLoaic Metroscan Database The downward trend in home prices continued between 2010 and 2011, not only for Carlsbad, but other North County cities as well (Table 4.2-15). Median home prices in Carlsbad declined 5% between 2010 and 2011. Solana Beach experienced the largest year over year decline in value. Table 4.2-15: Median Home Prices: 2010-2011 2010 2011 % Chanae 2010-2011 Carlsbad $580,000 $552,500 -5% Encinitas $630,000 $606,500 -4% Escondido $288,000 $275,000 -5% Oceanside $297,000 $283,000 -5% Powav $451,250 $427,000 -5% San Marcos $347,000 $342,500 -1% Solana Beach $1,050,000 $831,000 -21% Vista $295,000 $280,000 -5% San Dieqo Countv $331,500 $320,000 -3% Source.- Dafa Quick. 2011 27 I- Table 2 15 Median Home Priccsi 2003 2006 Quorter 2003 First Quarter 3004 October 2005 October 2006 Change 2003 2006 Change 2005 2006 Carlsbad $479,500 $550^ $701»500 $635^ 334% -9.5% Encinitas $510,000 $631,000 $789,500 $750,000 3^.9% -5.0% Escondido $317,000 $380,000 $189,000 $160,000 454% -5.9% Oceanside $306,500 $385,000 $187,750 $181,000 57.9% -o.«% Poway $365,000 $525,000 $590,000 $535,000 46.6% -94% San Marcos $399,000 $120,000 $556,500 $550,000 37.«% -44% Solana Beach ft/a n/a ft/a ft/a ft/a ft/a Vista $321,000 $385,000 $507,500 $187,500 54.9% -3T9% San Diego County $355,000 $120,000 $517,500 $500,000 40.«% -34% Note: The Califomia Association of Realtors changed the tormat ot reportmg m 2U»fa; montniy moteaa oi quaneriy ropons are now published. Source: Califomia Association of Realtors, 2007 Rental Market Intemet resources were consulted to understand the rental housing market in Carlsbad (Table 4,2-16). Websites were searched in Januar\^ 2006July 2012 and rental price information was collected for tenlO apartment complexes within the city, hi Januar>^ 2006, Rents for studio apartments ranged from $^LQ30 to $4^09^1,999 per month, while one-bedroom units rented for $4702^1.030 to $1,630. 3,075. Larger units were slightly more expensive; two-bedroom units were offered at rents ranging from $4-4:^1,030 to $479^^3.600, while three-bedroom units ranged from $4^^1,700 to $2^4442,940 per month. It should be noted that these rental rates were derived from units in large apartment complexes that are often managed by management companies. As such, these units generally command higher rents than units in older and smaller complexes. Table 4.2-16: Apartment Rental Rates: July 2012 Apartment Type Rental Price Range Studio $1,030-1,999 1-bedroom $1,030-3,075 2-bedroom $1,030-3,600 3-bedroom $1,210-2,940 Source: Apartments.com, Realtor.com, and rentnet.com, July 2012. 28 HOUSING ELEMENT Table 2 16 Anartmcnt Rental Ratcst January 2006 Apartment Complex Rcntol Price Range Studio $875 $1,095 1 bedroom $1,025 $1,630 2 bedroom $1,170 $1,970 3 bedroom $1,750 $2,115 oOUIvC / VpcUtilltJIIta.vUtllj'IVvallUt .vtnilj'"w i^iiui%ii:v\Jiit^ JKUIUKII y . According to a survey conducted by RealFaots, a firm that specializes in rental market analysis, apartment rents in the North Count>^ area w^ero increasing modestly and occupancy rates w^ere hovering around 95 pef6ent7^ Both factors have kept the market stable. According to the survey, rent increases in the North Count>^ area ranged from two to five percent betw^een September 2001 and September 2005. Oceanside had the highest increase at five percent and Pow^ay had the low^est increase at two percent. Housing Affordability by Household Income Housing affordability can be inferred by comparing the cost of renting or owning a home in the city with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment. The federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household's eligibility for federal housing assistance. Based on this survey, the Califomia Department of Housing and Communit>^ Development (HCD) developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents of San Diego County are shown in Table 4,2-17. Bradley J. Fikos, North Count>' Times, October 19, 2005. 29 Table 2 17 Housing Affordability Matrix; San Dicgo Count>^ 2006 Income Group and Household Size Income Levels Annual Income Affordable Payment Housing Costs Utilities Taxes & Maximum Affordable Price Pf'nfnl Extremely Low One'Person $11,500 $363 $50 $400 $35,189 ^313 Two Person $18,650 $466 $75 $435 $11,166 ^391 Four Person $20,700 $548 ^^00 $450 $19,571 |g Five Person $22,350 $559 $400 $4-50 $51,561 $/|59 Vcry Low One-Person $21,150 $604 $50 $i35 $71,605 ^55^ Two Person $31,050 $776 ^100 $450 $87,888 $676 FourPerson $31,500 $863 $450 $475 $99,612 ^713 Five Person $37,250 $934 $450 $101,219 $7W One Person $38,650 $966 ^75 $475 $119,620 $g9^ Two Person $19,700 $i443 $435 ^200 $153,230 $444« Four Person $55,200 $44«0 ^200 $335 $176,981 $1480 Five Person $59,600 $M90 $300 $335 $177,861 Moderate One Person $51,500 $i463 $400 $335 $173,271 $4^ Two Person Four-Person Five Person $70,100 $i453 $475 $375 $77,900 $47948 $350 $335 $81,100 $3403 $350 ^325 $217,528 $251,357 $255,105 $4478 $4^853 1. 2006 i\roa Median Incomo (Mil) - $61,900 2. Utility costs for renters assumed at $75/$125/$200 per month 3. Monthly affordable rent based on payments of no more than 30% of household income 4. Property taxes and insurance based on averages for the region 5. Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6%, 30 year mortgage, and monthly payment of 3084 gross household income The market-affordability of the city's housing stock for each income group is discussed belowT, Extremely Low Income Households Extremely low income households are classified as those eaming 30 percent or less of the AMI. This group usually includes seniors, homeless, persons with disabilities, farmworkers, and those in the workforce making minimum wages. Based on the rental data presented in Table 4,2-16 and maximum affordable rental payment in Table 4,2-17, extremely low income households of all sizes would be unlikely to secure adequately sized and affordable rental or ownership market-rate housing in Carlsbad (Table2 li).. Very Low Income Households Very low income households are classified as those eaming between 31 and 50 percent of the AMI. Based on the rental data presented in Table 4,2-16 and maximum affordable rental payment in Table 4,2-17, 30 in HOUSING ELEMENT very low income households of all sizes would be unlikely to secure adequately sized and affordable rental market rate housing in Carlsbad. Similarly, real estate data also indicated that very low income households in Carlsbad could not afford the price of any adequately sized market-rate home in the city (Table 2 11)., Table 4.2-17: Affordable Housina Costs - 2012 Income Group and Income Levels Housin a Costs Maximum Affordable Price Income Group and Maximum Annual Affordable Utilities Taxes & Sale Rent Household Size Income Pavment Utilities Insurance Sale Rent Extremely Low One-Person $16,900 $423 $50 $100 $63,450 $373 Two-Person $19,300 $483 $75 $125 $65,750 $408 Four-Person $21,700 $543 $100 $150 $68,100 $443 Five-Person $24,100 $603 $100 $150 $82,050 $503 Very Low One-Person $28,150 $704 $50 $125 $123,100 $654 Two-Person $32,150 $804 $100 $150 $128,900 $704 Four-Person $36,150 $904 $150 $175 $134,750 $754 Five-Person $40,150 $1,004 $150 $175 $158,000 $854 Low One-Person $45,000 $1,125 $75 $175 $203,700 $1,050 Two-Person $51,400 $1,285 $125 $200 $223,500 $1,160 Four-Person $57,850 $1,446 $200 $225 $237:800 $1,246 Five-Person $64,250 $1,606 $200 $225 $275,050 $1,406 Moderate One-Person $63,800 $1,595 $100 $225 $295,700 $1,495 Two-Person $72,900 $1,823 $175 $275 $319,550 $1,648 Four-Person $82,000 $2,050 $250 $325 $343,450 $1,800 Five-Person $91,100 $2,278 $250 $325 $396,400 $2,028 1. 2012 Area Median Income (AMI) = $75.900 2. Utilitv costs for renters assumed at $50-$250 per month 3. Monthly affordable rent based on payments of no more than 30% of household income 4. Propertv taxes and insurance based on averages for the region 5. Calculation of affordable home sales prices based on a down payment of 20%, annual interest rate of 5%, 30-vear mortgage, and monthly pavment of 30% gross household income Source: U.S. Department of Housina and Urban Development FY2012. Low Income Households Low income households eam 51 to 80 percent of the AMI. Based on the sales data provided by DataQuick, low income households would have a similar problem as very low income households in purchasing adequately sized and affordable housing, either single-family homes or condominiums-fFoWe 2-14)r-, Low income households have a better chance of securing rental market rate housing in Carlsbad than very low income households. However, only the low end of the advertised rental fatesrate ranges for three- 31 bedroom apartments were outside the would be affordable price range for low income households, indicating that securing adequately sized and affordable market-rate rental housing may be very difficuh for larger low income households in Carlsbad (Table 2 16)., Moderate Income Households Moderate income households are classified as those eaming between 81 and 120 percent ofthe AMI. Based on income-affordability, moderate income households could afford mestlow and mid-range market-rate rental units in the city, except for some larger three-bedroom units. In addition, some smaller market-rate condominiums are within the affordable price range of moderate income households. DataOuick reports sales prices for condominium resales averaging $358.000 August 2012—substantially lower than the resales of single-family homes which averaged $631,000 that month. E. Housing Problems Overcrowding Overcrowding is typically defined as more than one person per room.^- Severe overcrowding occurs when there isare more than 1.5 persons per room. Overcrowding can resuh when there are not enough adequately sized units within a community, or when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate. Overcrowding also tends to accelerate deterioration of housing and overextend the capacity of infrastmcture and facilities designed for the neighborhood. In 2000, 3.92008. fewer than 2 percent of Carlsbad households lived in overcrowded or severely overcrowded conditions (Table 4,2-18). Overcrowding disproportionately affected renters (3^9T6-percent of renters versus 4:2-0.4 percent of owners), indicating overcrowding may be the resuh of an inadequate supply of larger-sized and affordable rental units. Specifically, more than half of the overcrow^ded renter households w^ere considered as severely overcrow^ded. While &^64 percent of occupied housing units in the city had more than three bedrooms (the minimum size considered large enough to avoid most overcrowding issues among large households), only a small portion of these units (24-72-15 percent or nearly 3.800 units) were renter-occupied by renters.. Table 4.2-18: Overcrowdina Conditions: 2008 Type Owner- Occupied Renter- Occupied Total Total Occupied Units 26.220 12,430 38,650 Overcrowded Units (> 1 person/room) 100 200 300 % Overcrowded <1% 1.6% <1% Severely Overcrowded Units (>1.5 persons/room) 15 285 300 % Severely Overcrowded <1% 2.3% <1% ^ Based on the Census Bureau's defmition of "room," which excludes bathrooms, porches, balconies, foyers, halls, or half rooms. See 2000 Census Long Form, question #37. 32 HOUSING ELEMENT Tabic 2 18 Owner- Occupied Renter- Occupied Occupied Units 34^ 40485 31.186 Overcrowded Units (> 1 person/room) 354 986 4440 % Overcrowded 44% 9 50,^ 3 go/Q —Severely Overcrowded Units (>1.5 persons/room) 89 5'yg 55y —% Severely Overcrowded 0 5 50/^ 34% Source: U.S. Census, 2000. Overpayment A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30 percent of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50 percent of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. The Comprehensive Housing Affordabilit>^ Strateg>^ (CHi\S) developed by the Census for HUD provides detailed information on housing needs by income level for different t>^pes of households. Detailed CHAS data based on the 2000 Census is displayed in Table 2 19. In 2000, 33 percent of the households overpaid for housing, including 11 percent that had a severe housing cost burden. In general, overpayment issues affected a larger proportion of renter households (15 percent) than ow^ner households (31 percent).—Lower income family households that rented w^ere disproportionately impacted by housing overpayment. Approximately 96 percent of the large family renters and 80 percent of the small family renters in the extremely low^ income categor>' experienced housing overpayment in 2000. A large proportion of low^er income elderly renters also overpaid for housing.According to the 2008 CHAS. 8,210 households were overpaying for housing (Table 4.2-19). Extremely low-income households were more likely to have a cost burden of more than 50 percent: compared to other income levels, this suggests that they are not finding affordable housing options and that they have less income available for other needs. Lower Income Households Household bv Tvoe. Income & Housina Problem Renters Owners Total Extremely Low Income (0-30% AMI) 1,245 885 2,130 % with cost burden 30-49% 17% 5% 12% % with cost burden > 50% 83% 95% 88% Verv Low Income (31-50% AMI) 1,740 935 2,675 % with cost burden 30-49% 42% 24% 36% % with cost burden > 50% 58% 76% 64% Low Income (51-80% AMI) 1,690 1,715 3,405 % with cost burden 30-49% 81% 25% 53% % with cost burden > 50% 19% 75% 47% Total Lower Income Households 4,675 3,535 8,210 % with cost burden 30-49% 49% 20% 37% % with cost burden > 50% 51% 80% 63% Source: HUD Comprehensive Housing Affordabilitv Strategy (CHAS), January 2008. 33 -7 ZD Table 2 19 Housing Assistance Needs of Lower Income Households Household by Type^ Income & Housing Problem rxciiivi 3 Owners Households Household by Type^ Income & Housing Problem Families Families -FotftI OVIlllil i9 Owners Households Extremely Low Income (0 30% AMI) 238 374 89 3g^ g2Q 2 g72 % with any housing problem 83% 94% 96% g^% 76% 77% 79% % with cost burden >30% 74% 96% 7/^% 77% 77% 75% % with cost burden > SO^o €4% 73% 57% 66% 7Q% 5g% ^^pnr T mir TnpntTifl n 1 SO'^'f, AMH 373 443 407 1 223 474 893 3T446 -y-tSty 'iznjTr lilvUIIlC i"JU /O J\irHJ 373 443 407 474 893 3T446 % with any housing problem 89% 96% 90% gg% 72% g2% % with cost burden >30% 84% 86% 64% g5% 55% 72% gQ% % with cost burden > 50% 64% 52% 32% gg% 3^% 57% 5g% Low Income (51 80% AMI) 339 585 344 I 8Qg 2 25Q 3-080 3-888 % with any housing problem "]{% 74% 98% 75% 40% 59% 67% % vvith cost burden >30% 60% 30% 53% 40% 59% 64% % with cost burden > SOS-'o 9% 27% 22% 34% 25% Total Households 4434 ^ Q82 805 4«4»5 1-995 34496 34484 % with any housing problem 65% 3g% 75% ^5% 29% 32% 35% °/a with cost burden >30% 60% 32% 3g% 32% 3Q% 33% % with cost burden > 50% 34% ^3% ^5% 32% 23% 22% 44% Ci-vn*-/>^- UT Tr\ /^^.^^••^Uat^fiivp Hmis^tnff AffnrHnhilitv Sttrntppv f^(~'HA5'i^ Tflniiflrv 2006 )ld figures may differ from the 100% count (Summary File 1). ijOUrotg. nuL^ v_^umprcnviijivv nuuging /viiumauiiiiy jitawgj \^\^xi/^o/) jwn*wj .*^wv/. Note: Data based on sample Census data (Summary File 3) and therefore total househc )ld figures may differ from the 100% count (Summary File 1). Projected Housing Needs According to SANDAG, the Cit>^ is projected to have 13,087 households by 2010. Based on the CHAS data developed by HUD using 2000 Census information (Table 2 8), the Cit>^'s income distribution is projected to be: •—Extremely Low^ Income: 5.9 percent (2,512 households) •—Vory Low Income: 6.7 porcont (2,887 households) •—Low Incomo: 12.1 porcent (5,313 households) •—Moderate/Abovo Moderate Income: 75 percent (32,315 households) The nature and extent of housing needs over tho 2005 2010 Housing Element period are expected to reflect the current needs for housing assistance as show^n in Table 2 19. FA.2.5 Multi Familv Inventorv of Affordable Housinq and At-Risk Status Developing new affordable housing has become increasingly costly, due to the escalating land values, labor and construction costs, as well as market pressure. Therefore, an important strategy for the eCity of Carlsbad is to ensure the long-term affordability of existing affordable housing. This section assesses the potential conversion of publicly assisted, affordable rental housing into market-rate housing between My 34 HOUSING ELEMENT 1. 20052013 and June 30. 2010. 2020. Projects can be "at-risk" of conversion due to expiration of affordability restrictions or termination of subsidies. Inventory of Affordable Housing Through _Dec,efflbef 31, 20062010. Carlsbad had 4^21 multi-family projects that offer a total of 1.3351.939 units affordable to lower income households via various federal, state, or local programs (Table 2 20). , The city's Inclusionary Housing Ordinance is responsible for producing 1.2181.646 of Carlsbad's affordable housing units in eleven 16 developments— as shown in Table 4.2-20. In addition, the city-owned Tyler Court offers 75 affordable units to extremely low and very low income households.seniors; two other affordable housing developments have been constmcted through other funding mechanisms, including tax-exempt bonds. Table-2-20 4.2-20: Inventory of Assisted Rental Housinq Project Name Quadrant Units Assisted Units Restricting Program Earliest Date of Conversion # Units At Risk Archstone Pacific View 5162 Whitman Wav Northwest 111 Inclusionary Housing Year 2058 0 Bluwater Apartments 6797 Embarcadero Lane Northeast 12 Inclusionarv Housing Year 2064 0 Cassia Heights 2029 Cassia Wav Southeast 56 Regulatory Agreement Year 2060 0 Glen Ridge 3555 Glen Avenue Northeast 78 Inclusionan/ Housing Year 2062 0 Hunter's Pointe 7270 Calle Plata Southeast 168 Inclusionary Housing Year 2061 0 Laurel Tree 1307 Laurel Tree Lane Southwest 23g 138 Inclusionary Housing Year 2055 0 La Costa Condominiums (Under Construction) Southwest 9 Inclusionarv Housing Year 2066 0 La Paloma 1953 Dove Lane Southeast I go 180 Inclusionary Housing Year 2060 0 Marbella 2504 Marron Road Northeast 443 29 Inclusionary Housing Year 2061 0 Mariposa/Calavera Hills 4651 Red Bluff Place Northeast 205 106 Inclusionary Housing Year 2059 0 Pacific View/Kelly Ranch 5162 Whitman Way Northwest 454 111 Inclusionary Housing Year 2059 0 Poinsettia Station 6811 Embarcadero Lane Southwest 93 92 Inclusionary Housing Year 2055 0 Rancho Carrillo 6053 Paseo Acompo Southeast 446 116 Inclusionary Housing Year 2055 0 Santa Fe Ranch 3402 Calle Odessa Southeast 64 Tax Exempt Bonds When bonds are repaid 64 Seascape Village 6938 Seascape Drive Northwest 2Qg 43 Multifamily Revenue Bonds 4nm 43 Sunny Creek Northeast 50 50 Inclusionary Year 2057 0 35 Table<2-20 4.2-20: Inventory of Assisted Rental Housing : Project Name Quadrant Total iinits Assisted Units Restricting Program Earliest Date of Conversion # Units At Risk 5420 Sunny Creek Road Housing Tavarua Senior Apt. 3658 Harding Street Northwest 50 Regulator/ Agreement Year 2067 0 The Traditions 1901 Cassia Way Southwest 457 24 Inclusionary Housing Year 2060 0 Tyler Court 3363 Tyler Street Northwest 75 75 City Owned If sold, city would require 55-yr restriction on all units 0 Villa Loma 6421 Tobria Terrace Southwest 344 344 Inclusionary Housing Year 2051 0 Vista Las Flores 6408 Halyard Place Southwest 38 28 Inclusionary Housing Year 2056 0 Total 1,841 64 Note: Units restricted through the citv's Inclusionarv Housing program reguire 55-vear rent restrictions. Source: Citv of Carlsbad. 2012. At-Risk Status The city's Inclusionary Housing Ordinance requires that all inclusionary units maintain their affordability for a period of 55 years. Since the units were all constmcted after 1990, these units are not considered to be "at risk" of converting to market-rate housing. The Tyler Court senior apartment complex is owned by the city and if sold, would be required to maintain affordability restrictions for 55 years. The only project within the City that may be considered as at risk is Seascape VillageSanta Fe Ranch, which has deed rostrictionsis subiect to tax exempt bonds and when those bonds are repaid-eft-42 64 units may convert to market ratethat are set to expire Januar>^ 1, 2009. Prcscr\^ation Options Because only 20 percent of the units in Seascape Village are affordable units, preser\^ation of the at risk units can bo achieved in tw^o w^ays: 1) purchase affordabilit>^ covenants; and 2) provide rental assistance to tenants. Affordability Covenant As described in Section 4.6 (Program 1.5). the city will continue to monitor the status ofthe Santa Fe Ranch Apartments to ensure continued affordabilitv. While these units are not in any immediate risk of conversion, the owner may choose to pay off bonds at any time subiect to provisions in bond documents. The city has no knowledge of owner interest in doing so. and considers prepayment to be unlikely since market rate values are not significantly higher than the current affordabilitv level. 36 2 z.c> HOUSING ELEMENT When affordable housing becomes at risk, the citv has several tools to assist in the preservation of affordability. One option to presence the affordability of the at risk units is to provide an incentive package to the owners to maintain the units asat affordable housing, levels. Incentives could include writing down the interest rate on the remaining loan balance, and/or a lump sum payment. Rent Subsidy Rent subsidies could also be utilized to assist a tenant(s) in the event of a rent increase. Finally, and most costly, the city, along with a developer partner, could replace the units with other long-term affordable units. Rent subsidies could bo used to preser\^e the affordability of the at risk housing. The level of the subsidy required is estimated to equal tho Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low income household.—Tabic 2 21 estimates the rent subsidies required to preserv^e the affordability of the 12 at risk imits.—Based on tho estimates and assumptions shown in this table, approximately $207,000 in rent subsidies would be required annually. Table 2 21 Rent Subsidies Required Project Units Seascape Village 1 bedroom 48 2 bedroom 34 43 $28,716 1 uiui iviunuuy IVPIII xiivuxiip tjuppuiicu \jy /viiuiuuuio xiuumii^ of Very Low Income Households $28,716 $15 912 i Otdl ivioiuniy ivcni /viiuwgu uy ran ivxaiivci ixpum Total Annual Subsidies Required $206,712 h—A 1 bedroom unit is assumed to be occupied by a 1 person housenold and a /-beoroom unit By a J person household. 0 D nr. a A onng AAyfT if, Crt., F\^o^/-. /^/-.i,yit,7 n-FFnrHnhlff mnnthlv hmK.infr r.n':t for .n 1 npr^.nn vfirv low incnmfi —paseo on ZUUJ /VLVH in ijuii L/IPRO v^uuiiiy, uiiuiuuuio iiiuuuiijr iiuuaiiig wuai lui a x ^.^..^vy.. .wj ^V/TT household is $551 and $781 for a 3 person household (Table 2 17). 37L-2005 Fair Market Rents in San Diogo Count)' are $975 for a 1 bedroom and $1,183 for a 2 bedroom (http://ww.huduser.org/datasets/FMR/FMR2005F/index.html). Replacement Options Purchase of Similar Units Only 20 percent of the units in Seascape Village are at risk. An option for replacing these 42 units is to purchase similar units in the Cit>^ and maintain those units as long term affordable housing. Using general industr>^ standards, tho market value of tho at risk units can be estimated (Table 2 22). Construction of Replacement Units The cost of developing new housing depends on a variet>^ of factors such as densit>^ size of units, location and related land costs, and t>pe of construction. Assuming an average subsidy of $200,000 per unit for muhi family rental housing, replacement of the 12 at risk units would require approximately $8,100,000. This cost estimate includes land, oonstruction, permits, on and off site improvements, and other costs. 37 4.3 ^-Resources Available This section summarizes the-land, financial, afid-administrative^ and energy conservation resources available for the-development, rehabilitation, and preservation of housing in Carlsbad. The analysis includes: an evaluation of the adequacy of the Ccity's land inventory to accommodate the Gcity's share of regional housing needs for the 2005 20102013-2020 planning period; a review of financial resources to support housing activities; a discussion of the administrative resources available to assist in implementing the housing programs contained in this Housing Element; and a description of the requirements and resources Carlsbad has to encourage energy efficient and healthy households. A^.3.1 Residential Development Potential State law requires local jurisdictions to plan their residential land and standards to ensure adequate housing is available to meet the expected population growth in the region. Specifically, a jurisdiction must demonstrate in the Housing Element that its residential land inventory is adequate to accommodate hs Regional Housing Needs Assessment (RHNA). This section assesses the adequacy of Carlsbad's vacant and underutilized land inventory in meeting future housing needs. Future Housing Needs For the 2005 2010 Housing Element cycle, tThe State Department of Housing and Community Development (HCD) projected a need for 107.301 161.980 new housing units in the San Diego region for an 11-vear petiod between .Ian. 1. 2010 and Dec. 31, 2020. The San Diego Association of Govemments (SANDAG) is responsible for allocating this future housing need to the 19 jurisdictions within the Gcounty. In this capacity, SANDAG developed a Regional Housing Needs Assessment (RHNA) that determines each jurisdiction's "fair share" of the forecasted growthregion's proiectcd housing need through 20202010. Carlsbad's share ofthe regional housing need fbr the 2005 2010 period is allocated by SANDAG^ based on factors such as recent growth trends, income distribution, and capacity for future growth. The City of Carlsbad's share of the RHNA is was assigned a future housing need of 8,3764,999 unhs^ which is about 3 percent of the overall regional housing need, for the 2005 2010 planning period, or 7.8 percent of the overail regional housing need. The Gcity must make availabledemonstrate availability of residential sites at appropriate densities and development standards to accommodate these 8,376 units according to the following income distribution: • Very Low Income:' 4^922912 units (23.0 percent 18%) • Low Income: 1,160693 units (17.1 percent14%) • Moderate Income: 4^^1,062 units (18.9 percent21%) • Above Moderate Income: 3,4112,332 units (10.7 porcont47%) CreditsProqress toward Meeting the RHNA While the Housing Element is a five year planning document, the RHNA has a 7.5 year time frame, using .lanuary 1. 2003 as the baseline for growth projections. While the Housing Element is an eight-year plan (2013-2021), the RHNA is based on HCD's 11-year housing need planning period (2010-2020). Therefore, housing units constmcted since 2003, under construction, or enthled since Jan. 1, 2010 can be credited toward satisfying the citv's RHNA, even though those units were constructed or entitled prior to the planning period covered by^&p this Housing Element period. Table 4.3-1 provides a detailed accounting of the affordable units, including moderate-income units, approved, under construction or built between Jan. 1, 2010 and Dec. 31, 2012. Units Constructed and Under Construction As part of the City-city's Inclusionary Housing program, a significant number of affordable units have been constructed (or are under construction) in Carlsbad since Jam«aiy 1, 2010200^ (Table 4.3-1). Specifically, 46 very low income and 24 low income units have been constructed or are under construction, and subsidized through the inclusionaiy program or otherwise affordable due to sales/rental price. Overall. 1,460 new housing units were constructed between January 1, 2003 and December 31, 2006. including 67 second dwelling units. Specifically, among the units constructed, 658 are deed restricted for lower income use (32 oxtremoly low, 53 very low, and 573 low incomo units), most as required by the City's Inclusionary' Housing program. In addition. 362 moderate income unite were built from 2003 2006. Moderate income units buih wore not deed restricted and were not required by the Inclusionaiy Housing program. tn addition, 103 units have been or will be produced for moderate income households through the inclusionary program, or in the case of 14 second dwelling units, through nicirket rents. At the market rate level. 935 dwelling units have been constructed since Jan. 1, 2010 or are under construction. Units under Construction Currently, residential projects totaling 582 units arc under construction in Carlsbad. Those unhs are slated for completion in 2007 and 2008. Among the units under constmction are 231 inclusionar>^ units (100 very low and 134 low income units): According to 2008 CHAS data. 43 percent ofthe Citv's very low income households fall within the extremely low income category (also see Table 4.2-8). Therefore the Citv's RHIMA of 912 yery low income units may be split into 389 extremely low and 523 very low income units. Pun;uont to new State law (AB 2631), the Cit>' muat project the number of extremely low income heiKing needs based on Censufj income distribution or asoume 50 percent oi'the ver>- low income units as extremely low. According to the CHAS data developed by HLTj using 2000 Census data, 17 percent ofthe City's very low income households fall within the extremely low income category (see also Table 2-8). Therefore the City's RHNA of 1;922 very low income units may be split into 903 extremely low and1.019 very low income units. However, for purposes of identifying adequate sites for the RHNA. State law does not mandate the separate aeeounting for the extremely low income category. HOUSING ELEMENT Units Approved In addition to units constructed. -Sseveral residential development projects have already been approved by the city e4^4gfH4skM4r OvtM\allr4hese~i3fejeete-wti4^ over 1,900 neu-iHmtfr4e-4^ktflsk^ 4.3-1 ),T Miclusive-ef 135 affe>tHjable unfte-(4B very lovvHittd-44-^ These approvals include 76 dwelling units available for Wow income tiwts|4mwwe€l4>vhouseho and 40 units for moderate income households, based on the Gcity's inclusionary housing prograiTiT or anticipated sales prices. T.:>h»e 4.3-1: Housinq produ ctioni Jan. 1, 2010.throu^^ Dec. 31, 2»j 2 Household Income Project Name Very Low Low Moderate Above Moderate Total Subsidy Completed/Under Construction 46 24 103 935 1,108 Various Market Rate 935 935 n/a La Costa Condominiums 9 49 58 Inclusionarv (Lov^)/rental pnce (Mod) ($2.100-2,800/mo) Tavarua Senior Apartments 35 15 50 Affordable agreement with City recorded La Costa Bluffs 24 24 Based on rental price ($2,000- 2,300/mo) Vitalia Flats 1,4 14 Based on anticipated rental pnce Smerud Duplex 2 2 Based on anticipated rental price Roosevelt Gardens 11 11 Affordable agreement with Citv recorded Second Dwelling Units 11 14 Based on anticipated rental pnce Approved but not yet built 99 64 163 Cantanni/Holly Sprmqs 63 64 .,1,27 Inclusionarv (Low) and Anticipated Sale Pnce (Mod) Dos Colinas (Senior) 24 24 Inclusionarv Roosevelt Street Resid, Z Z Seascape 2 2 Second dwelling unit; based on anticipated price Lumiere Carlsbad Village 2 2 State Street Mixed Use 1 1 Inclusionarv Total 46 123 167 935 1,271 Source: City of Carlsbaci. 2012. Table 3 1 Housing Production; January 1,2003 through December 31,2006 Very Low Income Income Moderate Income Above Moderate Income Total* Con^itruoted 362 Under Construclion'^ 400 454 4^> Approved" 48 77 40 4-948 Tottil 203 784 RHNA ^922 4^ 5r4U g RHN A Remaining 1719 676 m-3 "^lotal does not include 71 units fbr which sales price and rent information could not be obtained: likely, these units would ba considered as abo\'e moderate income units. ^Includes 32 units deed restt icted to extremely low income households. ^'1„lnder (^Construction" figures are based on active, issued residential permits as of 12/31.''()6, Further, units shown as low or very low income have approved affordable housing agreements or are second dwelling units (9 total); ibr moderate income projects, figures are based on rental ii^fennation obtained; remaining under construction units are assumed to be all above modenite income, "^' Approved-' represents projects that have received, at a minimum; tentative map approval; However, all very iovvand low income units shown in this categoiy have received all discretionarv' pennits. -Die projects •contributing to th«-very low and low income units are identified in Table 3 2 under ''aflbrdable units approved," ^ Bai^ti on historic data, the City estimates that tlie majorit)' of -units approved or under construction and not specifically approved or designated as lower or m<Klerate ineeme units will be affordable to above moderate income families: However, since rents and sales prices ot'the above moderate income units shown are not \-et known, some ofthe units could be placed in other income categones, vSource, City ofCarlsbad. Januarv 2007. Table 3 2 Affordable Housing Production Proiccts/Ouadrant Extremely Income* Very IJOW Income* Moderate I'otal Affordable Units Constructed 2003 3(m Pacific View/>JW — — 444-4^ 25g Mariposct^iE — — m Casa Lagima/NW Condos — ~ a — 3 La Palomoy'SE Ante — 4i7 480 Bressi Ranch (Mulberr)')/SE — — 1 QQ — 1 QQ Village b)' The Soa/NW Condos — — 44 44 The Tradition/SW Apte — _ 34 434 Farben'NW Condos — — a — a Rose Bav/SE 44+ — 34 — 34 The Summit (^1arboilu)/^J^^•' i\pt'. — — 39 94 435 Pirineos Pointe/SE Condos — — — 44 44 Laguna Pointe/NW Condos — — 3-— Second Dwelling SDLte -— — 67 Subtotal: 573 U2 1 020 HOUSING ELEMENT Table 3 2 Affordable Housing Production Projccts/Qnadrant T]^ pe Extremely Income* Very Low Income* Income* Moderate Income'^ Affordable Units Under Construction (estimated con^letion in 2007/2008) 90 468 Casoia Hoighti/'^/a& Apl'i Condos 4^ 40 Marbella (remainder)"^7^Nfe 4^ 4^ Subtotal: 454 4« 344 Affordable Units Approved ('!antarini/Hollv' Spring&^IE Apts 40 44) Poinsettia Place/SW Condos 44 Condos 44 44 Poinsettia Commons^/SA¥ Condos 43 43 La Costa Condominiums/SE Condos Ea Costa VilHaae Center/SE Subtotal: +8 4Q 32 7g.^( 1^399 Apts " Apartments; Condos ~ Condominiums; TH = Townhomes ' Ail extremely low, very- low. and low income units in the projects presented in this table are or will be deed restricted according to the ("ity's Inclusionap.' Housing program. '•All moderate income units are not deed restricted; categorization as moderate income units is based on price datii supplied by developers (for Marbella) or density (for Cantarini/Holly Springs, wtiich has a density of 12.88 units per acre), "^Pursuant to City regulations, second dwelling units, if rented, mu.st be rented at rates alTordable to low income households. *Tliese projects do not ixilfiU another project s inclusionary needs and are developed outside ofthe City's Inclusionar>' Housing Progiam. "As of December 2008, these projects are under construction or completed, Source: Citv-of Cadsbad, December'2008. Summary Table 4.3-42 summarizes the Gcity's progress toward meeting the RllNA. housing production and Table 3 2 provides a detailed accounting of tho affbrdablo units, including moderate inoomo units, built during 2003 2006 as well as ouiTently under construction. With units constructed, under construction, and entitled, the City has already mot its RHNA obligation for above moderate income housing and a poition of its obligation ibr lower and moderate income housing. Overall, the Gcity has a remaining RHNA of 3,.5661.436 lower income and 895 moderate income units: the chy must demonstrate the availability of residential sites at appropriate densities to accommodate these units which must be mot by desi.gnating sites at appropriate densities. Household Income Verv Low Low Moderate Above Moderate Total Constructed/Under Construction 46 24 103 935 1,108 Approved 0 99 64 ** 163 Total 46 123 167 935 1,271 RHNA 912 693 1,062 2,332 4,999 RHNA Remaininq 866 570 895 1,379 3,728 Soarce; Citv of Carlsbad. Dvett & Bhatia. 2013. ved but not constructed or under construction are ** Above moderate housina proiects that are appro ved but not constructed or under construction are accounted for in the vacant and underdeveloped sites inventory Assumptions for Sites Inventory This section describes assumptions for how the sites inventory was determined, particularly as it relates to sites appropriate for lower income households. This includes reasonable capacity, appropriate densities (General Plan land use designations), site conditions, and locations. Unique site conditions exist in certain areas, namely the Village and Barrio; these are discussed below. Pursuant to State law, the City must demonstrate thot it has adequate vacant rosidential sites at appropriate densities and development standards to accommodate the City's RHNA. Based on Table 3 1 above, the City's remaining RHNA is as follows: Very l^ew Income: .719 units •I..7OW Income: 676 units Moderate Ineen^e:-71 units Above Moderate Income: 0 units Reasonable Capacitv Assumptions Reasonable capacitv is calculated for each site based on environmental constraints, site size, and the minimum permitted density. • Environmental Constraints. The following residential sites inventory represents sites at eitiier existing or anticipated densities that would accommodate the remaining need. All ''number of unit" yields for "unentitled'' and ''underutilized" shes (the latter defined below) are determined a#tef4Deductions are made for site constraints, which include steep slopes of 25 percent and greater, water bodies, and San Diego Gas and Electric transmission corridors.^—Constraint deductions were not made for properties in the City's Village Rodovelopment Area or proposed Barrio Area as these areas are in urbanized, developed settings, are not traversed by transmission corridors, and are on tlat terrain. Infill developments also do not typically require land dedication for schools or roadways. - 50 percent ofthe land area on 25-40% natural slopes are assumed to be available for development - Natural slopes greater than 40 percent are excluded from capacity calculations - Areas within the 100-year flood zone are excluded from capacitv calculations 2J:0 HOUSING ELEMENT Multiple Land Use Categories. Finally,: tThe acreage of any unentitled or underutilized siteparcel with more than one General Plan designation (e.g. RH/O/OS) is appropriately adjusted so unh yields are based only on the portion of acreage reflective of the residential designation. "Underutilized" Sites. These are propertiessites not developed to their full potential, such as an older residence on a large lot designated for muhi-family residential. The Gcity considers a property underutilized if its improvement value is less than its land value, with values as determined by the San Piego County Assessor.^ Other factors considered and reflected in the Gcity's sites selection include absentee ownership and the condition/age of the structure on the property. All underutilized properties are in the City's Northwest Quadrant, (greater than 55 years). Parcel Size (outside the Village and Barrio). With the exception of parcels in the City's Village Redevelopment Area and proposedthe Barrio area, which have the highest densities allowable, att underutilized lands counted in Tables 3 1, 3 6, and 3 9 have a minimum site size of all sites that have been assumed to have additional development potential for lower and moderate income housing are at least 0.24 acre in sizc:^—a threshold where infill development and redevelopment have occurred in recent years, as shown in Table 4.3-3. -Table 4.3-3: AoDfoved Multi-Familv Proiects on Small Sites Proiect Site Size (In acres) Units Density (du/ac) Approval Date Acacia Estates 0.32 4 13 2005 Tamarack Beach Lofts 0.22 4 18 2006 Chestnut 5 Condos 0.27 5 18.5 2008 Walnut Condos 0.80 15 18.8 2008 Seabreeze Villas 0,69 12 17,4 2011 La Costa Bluffs 1.56 24 15.4 2011 Vista La Costa 0.88 19 21,6 2012 Existing Units to Remain. Any existing unhs on underutilized parcels are also deducted before determining unit yields, resulting in a ^'net" unit value.^ General Plan Land Use Designation and Corresponding Zoning District. Allowed density is based on the General Plan land use designation and its corresponding minimum density, as described in the sites inventory and the "Relationship between Affordability and Density" subsection below. The zoning district specifies other site regulations such as parking and lot coverage requirements. Assumed Density. Each ofthe city's residential land use designations specifies a density range that includes a minimum density, maximum density, as well as a Growth IVIanagement Control Many economic development experts use an improvement-to-land value of 2.0 or mofe-tess for identifying underutilized properties for mixed use development. The Gcity's use of a ratio of less than 1.0 represents a relatively conservative assumption. When developing the RHNA, SANDAG has already included a replacement factor - an estimated number of existing units that may be demolished to make way for new construction. Therefore, the RHNA is a gross production requirement. The Gcity's sites inventory accounts for a net production capacity by discounting the existing units on site. Therefore, again, the Gcity's estimate of capacity is more conservative compared to the RHNA. Point (GMCP) denshy (the GMCP density ensures residential development does not exceed the number of dwellings permitted in the city per the city's Growth Management Plan). In the shes inventory, the minimum density is the assumed "'reasonable" density for the purposes of accommodating housing affordable to lower and moderate income households. • Residential on Commercial Sites (Mixed Use). The General Commercial, Local Shopping Center and Regional Commercial land use designations represent the city's mixed use districts that permit residential uses as part of a mixed use development. Capacity on these sites is assumed at a minimum of 15 unhs per acre on 25 percent of the developable site area (thQ other 75 percent is assumed for non-residential uses). These sites are listed in Appendix B (Table B-5) of the inventory since they support the General Plan vision and are good residential sites for moderate income households. However, the General Plan does not designate residential capacity to these sites (an excess dwelling unit allocation is required) and they are not necessary to meet the RHNA; therefore, these sites are only included in the Appendix B as additional possible residential sites. • Infrastructure Availability, Sites are only included if necessary infrastructure is available or planned. Any exceptions are described below. Reasonable Capacitv in the Village Parcels in the City's Redevelopment Area, which encompasses downtown Carlsbad, are considered underutilized if their development potential has not been maximized as determined by the City's Housing and Redevelopment Department and explained below The Village is the densest district in Carlsbad - with the best access to shopping, services, and public transit. Because of this accessibility, it represents a good opportunity for the development of affordable housing for a range of income levels. As noted above, the minimum parcel size counted in the Village, for both underutilized and a small number of vacant properties, is different than elsewhere in Carlsbad. In addition to the general assumptions above, tin the Village, the minimum parcel size included in the sites inventory is 0.13 acte, although which is the minimum deemed feasible for multi-family development; the average size is 0.40 acre. Counting a This relatively smaller minimum parcel size is appropriate in the Village because: 1. Village development standards^ such as buildingreduced setbacks and parking requirements, and increased lot coverage, are meferelatively flexible and in some cases less stringent than similar standards for properties elsewhere, outside the Village Redevelopment Area. In November 2007, the City Council and Housing and Pi_edevolopment Commission approved changes to Village Development standards that allowed higher densities (up to 35 units por acre), reduced setbacks and parking requirements, and increased lot coverage. 2. Planned residential densities are higher in the Village, a minimum of 18 or 28 units per acre (maximum of 23 or 35 units per acre), depending on the district, allowing at least two units on a 0.13-acre site. 23. In line with the recently approved changes and as further discussed below, this Housing Eloment proposes a minimum density of 18 units per acre in some Village land use districts, and 28 units per acre in others, both of which represent 80 percent of the respective district's maximum density); this density of 28 units per acre is higher than proposed or existing minimum densities elsewhere in Carlsbad (with the exception of the proposed Barrio Area). Both proposed minimum densities in the Village potentially yield two unhs in a mixed use development to be built on the minimum lot sizer-The Village land use designations permit mixed-use development, in which residences are likely to be smaller apartments or condominiums on the upper floors. While the Gcity encourages HOUSING ELEMENT mixed-use projects in the Village, development of stand-alone high-density residential projects afeis also permitted and would yield even more units. To account for non-residential uses, a conservative 50 percent ofthe potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. ^.—Residences in a mixed use development are likely to be either smaller apartments or condominiums on the upper floors. Reasonable Capacitv in the Barrio In the proposed Barrio Area, the minimum parcel size counted is 0.16 acre and the average is 0.54 acre. As discussed below. The Barrio is an existing, wel^established neighborhood just south of the Village Redevelopment Area and west of Interstate 5. A mix of older single-family horries, condominiums, and apartments compose exist in the Barrio, and a number of the properties are underutilized and absentee- owned. Furthermore, the connection between itthe Barrio and the commercial features services inef the Village, as well as easy access to nearby train and bus services and Interstate 5, makingmake the Barrio area appropriate for consideration fbr more dense residential uses. Though property values in the Barrio area remain high, the neighborhood could benefit from additional investment. Since 2000, the city has made a number of substantial public improvements in the area totaling more than $28 million, including utility undergrounding, storm drain and street improvements, and park and senior center enhancements. For these and other reasons,Carlsbad considers the area appropriate for redevelopment at standards and densities similar to the maximum densities recently approved for the Village. Therefore, the Gcity believes consideration of a lot size smaller than 0.24 acre, as is the minimum in locations outside the Village and proposed Barrio areas, is acceptable, in the Barrio, the minimum parcel size included in the shes inventory fbr lower and moderate income housing is 0.16 acre, except for the Harding Street Neighbors. LP parcels described below, and the average is 0.58 acre. Hardins: Street Neishbors, LP On Jan. 29, 2013, the City Council authorized financial assistance ($7.4 million) to assist a developer acquire existing duplex units located in an area of the Barrio comprised of 27 parcels along Harding Street. Carol Place and Magnolia Avenue, generally north of Tamarack Avenue, south of Magnolia Avenue, east of Jefferson Street and west of Interstate 5. The intent ofthe property acquisition is to consolidate the parcels and construct a new 140 unh high density (minimum 23 du/ac) loyver income affordable housing development. Twenty-two of the 27 parcels associated with the property acquisition are smaller (.13 to .15 acre) than the minimum parcel size for the Barrio (.16 acre); however, based on the approved funding agreement and intent to consolidate the lots fbr the purpose of constructing affordable housing, these 27 parcels are included in the sites inventory and combined can accommodate 140 lower income housing units. The funding agreement calls for acquisition and redevelopment of the site to be completed by Dec. 31. 2018. Other Lot Consolidation Opportunities In addition to the Harding Street Neighbors. LP proiect described above, T^the Gcity will encourage the consolidation of other small parcels in order to facihtate larger-scale developments. Specifically, the Gcity will continue to make available an inventory of vacant and underutilized properties to interested developers, property owners, market infill and redevelopment opportunities throughout the Gcity, particularly in the Village Redevelopment Area and proposedand Barrio Area, and meet with developers ' U^ .... to identify and discuss potential project sites. For the Barrio Area, inoentiveG shall be developed toto the city shall encourage the consolidation of parcels and enhance the feasibility of affordable housing through application of standards modifications, non-confonning use regulafions, and updates to the city's Zoning Ordinance.. These incentives shall—include increased density and other standards modifications. Additional Incentives are not necessary for the Village Redevelopment Area as standards modifications (including increased density) are already permitted for affordable housing, "green" buildings, and projects which meet the goals and objectives of the Village (which include residential and mixed use developments). Correlation between Affordability and Density Table 3 3 presents a list of the City's recent affordable housing projects and their associated denshies. Most ofthe City's afYordable housing developments have been developed at a density between 10 and 20 units per acre, although two projects (Cassia Heights and Village by The Sea) did exceed 20 units per acre. These development practices demonstrate that affordable housing for lower income households can be achieved in the City's Residential Medium High Density land use designafion ("RMH," between 8 and 15 units per acre [du/ac], with a Growth Management Control Point of 11.5 du/ac) and the Residential High land use designation ("RH." between 15 and 23 du/ac with a Growth Management Control Point of 19 du/ac).—The Growth Management Control Point is typically the density below or at which development has historically occurred. Furthermore, when a density bonus is applied to the RH designation, the maximum density can potentially reach 31 units per acre (at a maximum density bonus of 35 percent). Given the market conditions in Southern California, particularly in the San Diego region, housing aflbrdable to lower income households cannot be accommodated by the market without some form of financial subsidies, regardless of density. Affordable housing projects shown in Table 3 3 were achieved with financial subsidies from the City. Average per unh subsidy of subsidized units was about $18,470. This level of subsidy is modest and less than that for most aflbrdable housing projects in the North San Diego County area at densities around 20 unhs per acre. At 30 units per acre, typically subterranean parking would be required, substantially increasing the average subsidy required to make the units affordable to lower income households.—The cost savings from economies of scale fbr housing production do not usually break even until the density is substantially increased to beyond 30 units per acre. To expand the capacity fbr additional development, at appropriate locations Village Redevelopment Project Area the City is encouraging mixed use development at 35 units per acre. 10 HOUSING ELEMENT Table 3-3 Recent Affordable Housing Projects (Built and Under Construction) Project Number of Units (Total/ Affordable) Ycor of Cempletiori Project Density Affordobility Average Subsidy/Unit Moriposo Aportmcnts 1 nc. T£t7t7*T 14.0 du/oc^ 100% Lower Income $10,000 (AB 16,920)^ Pacific VIew/Kolly Ronch 451/111 nno/l 13.7 du/oc 25% Lower Income/ Market n -vt-/-. None Lo Polomo 1 on 11.5 du/oc 100% Lower Income $11,500 (AB 16,823) Mulberry 1 nn 17.6 du/ac 100% Lower Income $20,000 (AB 17, 832) Rose Boy 34 3eos 8.2 du/oc 100% Lower Income None Village by The Seo 3005 22.0 du/ac 17% Lower Income/ Morkct 1 \U LC $20,000 (AB 18,252) Morbcllo 143/20 3996 11.4 du/oc 20% Lower Income/ Market p -if n None Cossio Heights 56 300? 21.1 du/oc 100% Lower Income $50/523 (AB 18,025) Hunter's Pointe 1 ftp 3007 10.6 du/ac 100% Lower Income $11,500 (AB 18,251) Roosevelt Gardens 3008 (estimated) 19.5du/ac 100% Lower Income $141,993 (AB 19,183) Note: ^"du/oc" is dwelling units/acre. ^"AB 16,020" (or other number) amount was obtained. idontifics tho City Council agenda bill number from which tho subsidy High Density Residential (RH) Sites Toblo 3 4 provides a summary of high density residential sites in the City that can facilitate the development of lower income housing.—The City has a limited inventory of unentitled RH land that is either vacant or underutilized, and available for residential development: As shown in the appendix, these parcels are mostly under one acre in size.—Despite their small sizes, such sites are proven producers of muhi family housing, as Table 3 5 demonstrates.—Because of the proven yield realized from small properties, the City considers these small properties as valid sites in its high density land inventory.—Te further facilitate multi family residential development, this Housing Element includes a program to amend the RH land use designation to require development at a minimum 20 units per acre.—Additionally, the proposed Barrio Area is identified as a RH site because ofthe high density land use proposed there; it may, however, receive a difterent high density land use designation than RH; 11 Table 3 4 Existing and Proposed High Density Residential (RH) Sites Property Density Number of Units* Vocartt Residential Sites currently designated RH Robertson Ranch Portions of 168 050 47, 208 010 36 33 20 22.3 du/oc^ Unentitled Land Vorious (occ Appendix C) i3 20 du/ac^ Subtotal 703 Va€tont Residential Site proposed to be designated RH Bridges ot Aviara Affordobic Housing Component'^ Portions of 215 050 44 ond 47 2.6 35 76 Subtotol 76 Vacant Non Residential Sites proposed to be designated RH Ponto"^ 216 140 17 6v4 20 du/QC 1 no Quarry Crcok'' Portions of 167 040 21 •45 20 du/oc onn Subtotol 438 Underutilized RH Sites Vorious (sec Appendix D) n nc u. £.0 20 du/oc^ Proposed Barrio Area^ Various (Sec Appendix C) 44 28 du/ac Z. JD Subtotal -)C.A XotfHl 1^470 Notes: ^ Number of units docs not always reflect acrcago multiplied by density because of rounding and other factors. ^ General Plon Amendment (GPA) and Master Plan approved to allow tho densities ond number of units shown. Number of units includes 78 high density, lower income units under construction (Glen Ridge) as of October 2008. Those units arc not reflected in Table 3 2. ^ City commits to process a GPA to increase minimum density to 20 du/ac on those sites (Now Program). '*"More information about those projects is provided below. Seurce: City of Garlsbad, December 2008 Table 3 5 Project Site Size (in acres) Density Approval Ayoub Triplex 15.8 du/ac 2000 Ocean Breeze Condos # 16.0 du/ac 300^ Acacia Estates 0 32 4 12.5 du/ac 2()()5 1 amarack Beach lA>fls 4 18.0 du/tic 2006 La Vercia Q ,\ 1 12.2 du/ae 199g 12 HOUSING ELEMENT Specific Sites Proposed to be Designated RH Four different sites are proposed for redesignation to RH. For three of them, the City would propose the redesignation; the other site would be developer inifiated. Details of each follow: +:—Bridges at A\1ara Affordable Housing Component: A developer has filed applications, including a zone change and general plan amendment, to redesignate and develop and preserve approximately 60 vacant acres in the Southwest Quadrant. The proposed project would feature 428 condominiums fbr senior residents and 76 apartments units on a proposed 2.6 acre she. Occupancy ofthe 76 apartments would be restricted to lower income families.—Much of the property would be set aside as open space to preserve natural habitat. Cun-ent zoning for the affected acreage is L C (Limited Control) and R 1 (One family Residential).—Current general plan is RLM (Residential Low Medium Density) and OS (Open Space). ^.—Ponto: Ponto is the name given to a 130 acre area located near Carlsbad State Beach in the southwestern part of the City. Ponto also falls within the South Carlsbad Coastal Redevelopment Area.—The Ponto Beachfront Village Vision Plan is intended to provide guidanco fbr the development of a 50 acre portion of Ponto.—This Vision Plan, approved by tho City in 2007, designates approximately 6.1 vacant acres for high density residential. This property has a cun-ent zoning of P C and a combination general plan designation of U A/T R/C (Unplanned Area/Travel Recreation/Commercial). Per tiie Vision Plan; the City would amend the general plan to designate the propeity RH. The environmental impact report for the Ponto Beachfront Village Vision Plan has been certified by the City, although the report is the subject of litigation regarding financial contributions towards off site improvements. Quarr}^ Creek: The site ofthe former South Coast Materials Quarry that ceased mining operations in 1995, Quari-}^ Creek is an approximately 100 acre parcel bisected by Buena Vista Creek and bordered by commercial and residential uses, the 78 Freew^ay, and open space. The majority ofthe property is vacant; some buildings from the quarry operation remain, and recycling of used concrete and asphalt materials continues on a temporary basis on site.—The site is undergoing soil remediation and reclamation planning as required by the State Surface Mining and Reclamation Act (SMARA) and a draft environmental impact report on the reclamation plan was released for public review in September 2008. Quarry Creek, which is located in the Northeast Quadrant, has a cunrent zoning of R 1 10,000 (One family rosidential, minimum 10,000 square foot lot size) and M (Manufacturing) and general plan designations of RLM (Residential Low Medium Density) and OS (Open Space). The City proposes to redesignate a portion ofthe property to RH with an appropriate zoning. The City also proposes to redesignate another portion of the property to RMH (see Table 3 - 9). Quarry Creek is unique in that it is part of the only area in the City without a Local Facilities Management Plan; this plan must be adopted before any development may occur. A developer has filed an application to initiate the master planning of Quarry Creek in a manner consistent with the City's residential land use and denshy objectives fbr the property. Proposed Barrio Area: The Barrio is an approximately 100 acre urbanized area in tho City's Northwest Quadrant originally developed by Hispanic immigrants in the 1920s. Mostiy developed, the Barrio Area is west of Interstate 5, east of the railroad tracks and south of the Village Redevelopment Ai-ea. Roughly at the center of the Barrio Area are the recently expanded Pine Avenue Park, Chase Field, and the City's newly remodeled senior center. Along with these open space and community uses, existing land uses hiclude medium and lower density residential and higher density, multi family uses. A few Barrio properties are developed with neighborhood 13 commercial uses, and the area is well served by churches and a multitude of services in the adjacent Village Redevelopment Area. While ideally located next to major transpoitation, shopping and recreation (including Carlsbad State Beach less than one mile to the west), the Ban-io Area has a significant number of older, underutilized properties with high absentee ownership. Of the nearly 320 properties in the Barrio Area, over 25 percent have structures at least 55 years of age, 60 percent are absentee owned, and 55 percent of the properties have improvement values less than their land values. Similar to many older neighborhoods, the Barrio has been transhioning from predominantly family owned occupancy to non-owner occupancy. Gensequently. many older and substandard buildings exist in the area, and many properties are not being adequately maintained. Though property values in the Ban-io Area remain higli, the neighborhood could benefit from additional investment in property improvements. Since 2000, the City has made a number of substantial public improvements in the .area, including utility undergrounding, storm drain and street improvements, and the previousl)^ mentioned park and senior center enhancements. Future public improvements are also planned. Despite the public investment that has and is planned to occur, there has not been significant private investment in the development and improvement of the Barrio. A disincentive to pi-ivate investment is the fact that many Barrio Area properties are already developed at densities exceeding 30 units per acre. This is well in excess of cun-ently pennitted densities for most Barrio Area properties of six and 11.5 units per acre. Development exceeding currently permitted densities is considered non conforming. The City's municipal code severely restricts the amount and t>'pe of improvements that can be undertaken to improve and enhance a non confomiing use, v/hich is an impediment to reinvestment in the Barrio. Though master planning efforts for the Barrio Area failed in 1995, a group of citizens has requested the City begin such efforts again to promote revitalization of the Barrio Area. The Carlsbad Cit>^ Council has directed the Planning Department to begin this process. Based on a land use study prepared by the group of citizens, Carlsbad believes tho BaiTio Area can be redeveloped, and private investment encouraged, if appropriate and tailored development standards and densities to permit a combination of mixed use, medium high, and high density residenfial uses are adopted. The City further believes, similar to recent development standard changes approved for the Village Redevelopment Area, that master planning should consider provisions appropriate to allow high density and mixed use development in some parts ofthe Barrio with a minimum density of 28 units per acre. Additionally, the City will develop a program to encoui-age lot consolidation in the Barrio Area. Housing Element Appendix G identifies Barrio Area properties, including those with adjoining ownership, and the proposed density fbr each propeity. The properties considered as part of the Ban'io Area for Housing Element purposes are identified in Appendix G. Appendix G also identifies the properties the City has counted to determine the potential unit yield and the reasons those properties were counted. The yield has been divided over three densities or residential categories as shown in Tables 3 4, 3 6, and 3 9. It is anticipated that a master or specific plan will be developed for the Barrio Area, either as a stand alone document or as part of a larger plan for both the Barrio and Village Redevelopment areas. Since the redevelopment designation fbr the Village area will expire in 2009, the City will replace the current Carlsbad Village Redevelopment Master Plan and Design Manual, which 14 HOUSING ELEMENT provides development and use standards for the redevelopment area, with a master or specific plan. Because ofthe adjacency of both areas, a single plan may be developed for both areas. Whether as a stand alone or combined document, the master or specific plan would establish a new or unique land use designation that permits high densities in e.\cess of the current RH land use designation, which permits a maximum of 23 units per acre. However, since RH is the City's only current high density land use designation, it used to designate the proposed high density for the Barrio Area as weh. RH Mixed Use Sites The City's satisfaction of its RHNA also relies upon existing and proposed "mixed use" sites. For purposes of this Housing Element, mixed use describes properties where both commercial and residential uses either are permitted or proposed on the same or adjacent sites. Mixed use may be "horizontal," with different uses located on adjoining sites, or it may be "vertical," with residences, fbr example, located above shops in a multi story building. Table 3 6 lists residential potential in the City's planned mixed use and existing redevelopment areas where lower income housing also may be feasible. Table 3 6 Existing and Proposed RH Mixed Use Sites Property Acres Density Number ef-«fHts* Proposed Vacant Mixed Use Site Commercial Mixed Use Ponto^ Po rtio n of 216 140 18 3T8 (approx) 20 du/ac Proposed Shopping Center Mixed Use Sites Vorious (see Table 3 7)^ Various Various 20 du/oc Existing Village Mixed Use Sites (underutilized and vacant) Villogc Redevelopment Area'' Variotis (sec Appendix F) 74T5 18 and 28 du/ec^ Q7q Proposed Barrio Area (primarily underutilized) Barrio Area^ Various (see Appendix G) 28 du/oc^ 45 Total 1^473 Notes: ^Number of units does not always reflect acreage multiplied by density because of rounding, planned mixed use developments, and other factors; Number of units also reflects deductions for any existing units. ^More information about-these projects is provided in the text below. ^he City commits to adopting a policy to establish the minimum densities shown..—Only 50% of tho potential yield for both Village and proposed Barrio Area Mixed Use sites is considered. For the Villagoronly 1.7 acres of the total acres shown aro vacant. Source: City of Carlsbad, August 2007 and Morch 2008 Proposed Vacant Mixed Use Site Also discussed above, the draft Ponto Beachfront Village Vision Plan prepared by the City designates an approximate six acre area as a mixed use center where residential would be pennitted in a vertical or horizontal arrangement. The City commits to the development of 28 dwelling units on the site at a density of 20 units per acre. This property has a current zoning of P C and a combination general plan designation of U A/T R/C/OS (Unplanned Area/Travel Recreation/Commercial/Open Space). This designation would be changed to an appropriate mixed use designation that facilitates high density development. 15 Proposed Shopping Center Mixed Use Si-tes Carlsbad recognizes the increasing pressure on chies to encourage smart growth developments; that is, developments which recognize the importance of sustainabilitv^ and balance social, economic, and environmental needs through the development of mixed use commercial and high density residential projects. The City is also aware that it has a finite supply of raw land. For these reasons, Carlsbad sees its many shopping center sites as potential locations for high density housing. As potential mixed use sites, they would comply with General Plan objectives for medium and high density uses calling for close in, convenient shopping for the City residents and proximity to transportation corridors and employment areas. Currently, outside the Village Redevelopment Area, residential uses above the ground floor of a multi story commercial building are condhionally permitted in the zones applied to shopping centers (i.e., C 1 [Neighborhood Commercial], C 2 [General Commercial], and C L [Local Shopping Center]). Recognizing the potential for residential mixed with existing or redeveloped commercial uses, this Housing Element includes a new program to develop now standards to permh by right multi family housing in the City's commercial zones at a minimum density of 20 du/acre. While residential development would not be mandatory upon any shopping center development or redevelopment proposal, the City believes the shopping centers identified in Table 3 7 have the potential to initiate mixed use development within this Housing Element cycle. The City has identified these centers as potential mixed use sites for various reasons, including functional obsolescence due to small supermarket and/or propeity size and poor vehicular circulation; underutilization of property; undeveloped property; and City ownership of surrounding propert>\ One of these centers. Plaza Camino Real, has already been the subject of redevelopment discussions between the Cit>^ and mall owners. Plaza Camino Real, a regional mall along Highway 78 developed in the late 1960s, is entirely surrounded by parking on property owned by the City ofCarlsbad. The dwelling unit yield projected fbr the shopping centers is based on only 25 percent of each center's acreage redeveloping with residential uses at 20 units per acre.—This assumption recognizes that not all shopping centers will propose mixed use; for those that do, the 25 percent limitation also recognizes the importance of maintaining sites fbr commercial uses in the Cify. (Table 3 7 identifies only select shopping centers; the proposed program to allow^ mixed usos at shopping centers would apply to all shopping centers and shopping center shes in Carlsbad.) 16 HOUSING ELEMENT Table 3 7 Shopping Centers with High Density, Mixed Use Potential 4%e Location Qttadrant APN Acres feistiftg Zoning* Exiisting General Number of Units^ Von's Center Interstate 5 Tamarack Northwest 206 050-16 20 2$ Von's Center El (vamino Real and La Costa Ave Soiithea.st 216 121 11,13, 15. 16. and 17 G-L-Q L, L/OS 4i C'ountn' Store El Camino Real Northwest 207-101-21 2$ El Camino Real and MaiTon Rd. Northwest 156 301 06, 10. and 11; 156-3()2 11 aft444 (parking lot only) G-2 R 3^ Sunny Creek (undeveloped) El Camino Real and Blvd Northeast 209 ()90'11 4^ North County Marron Rd JefTerscm St Northwest 156 301 16 excludes C-2-Q/0S 60 §25 '^Zoi^ing symbols afe: G-l (Neighboi'lKKxi Commercial);-G-2 ((jeneral Commercial) G L (Local Shopping Center); (^ S (Open Space)- R-P (Re-;identiai Profeiitiional); Q (Qualified Development Overlay Zone), "(ieneral Plan land use .symbols are: 1. (Local .Shopping (Center); OS (()pen Space), R (Regional Commercial). ^Number of units is based on 25% of site acreage multiplied by 20 du/ae. Existing Underutilized and Vacant Mixed Use Sites in the Village Based on current development trends, the City estimates that significant residential development potential is located in the Village Redevelopment Area, which encompasses the City's dow^ntown and is located in the Northwest Quadrant. Furthermore, the City is encouraging mixed use developments in its downtown are*—Residential development (at a density of up to 35 units per acre) is currently permitted or provisionally permitted on nearly all of the properties in the Village Redevelopment Area, and the potential unit yield in the Village could be more than 1,000. Because most ofthe properties in the Village allow for mixed uses and do not have any density assigned by right, when the City prepared the 1986 Growth Management Plan. 1,000 units were reserved in the Excess Dwelling Unit Bank for the Village. Over the years, the City has maintained these units specifically fbr the Village; a major modification of the Excess Dwelling Unit Bank in 2002 did not result in any reduction ofthe 1,000 units allocated to the Village.—More information on the Growth Management Plan and the current status of the Excess Dwelling Unit Bank can be found in Section 4B. The Carlsbad Redevelopment Agency has seen a renewed interest in developing new projects within the Village Area as a result of 1) the Agency's redevelopment and revitalization focus; 2) public investment in infrastructure and beautification projects; 3) revised development standards; and 3) new urbanlsm trends. The Redevelopment Agency's efforts are motivated by the desire to eliminate blight and/or blighting influences (underutilized properties, non confbnning buildings, inadequate buildings, lack of facilities. 17 2>1 etc) vvithin the Village Area. The new urbanism trends are motivated by convenience, employment opportunities and cultural and entertainment offerings. Carlsbad Village is benefiting frofn the renewed interest-in downtown living, or new urbanism. It took nearly 20 years for the market to support additional residential units within the Village Area. However, recently, the Agency has approved at least 17 new development projects and has additional development applications pending. Of these new development applications, the majority (88%) are fbr residential and/or mixed use projects which include residential.—E.xamples of recent residential and mixed use developments in the Village Area are provided below and in Table 3 8. In addition, recently the Redevelopment Agency completed a study of its development standards in an effort to support the renewed interest in the Village. Several significant changes were made which support the goal to increase residential development in the Village and mixed use projects (which include residential). Residential density vvas increased in the Village from a maximum of 23 dwelling units to a maximum of 35 dwelling units, vvith standards modifications (including increased density) permitted fbr affordable housing, green buildings, and projects which meet the goals and objectives of the Village (which include residential and mixed use developments). The Agency also revised how it calculates parking and again allows standards modifications (including parking reductions) fbr the above noted projects. Parking and density are key to continued revitalization and redevelopment of the Village. Casa Cobra Mixed LJse Projeet Located at 3190 Roosevelt Street, this project will provide four apartments and 1,500 square feet of retail. Roesevelt Plaza Mixed Use Project This project vvill provide for four apartments and 2,170 square feet of retail/office space at 3135 and 3147 Roosevelt Street. HOUSING ELEMENT State Street Mixed Use Projeet Located on State StreeL between Carlsbad Village Drive and Oak Avenue, this project will provide for six condo un+ts—and 1.875 square feet of retail- Approved in 2006. this project has recently filed an amendment to add an additional two—units in response to die recent density increase approved in the Village. Lincoln and Oak Mixed Use Project This project is located on the corner of Lincoln and Oak and will provide six condos and 1,913 square feet of retail • Carl sbad V i 1 lage Townhomes This project located at 2683 and 2687 Pvooscvelt Street will provide for eight townhomes, and a four A total of 4 condominiums vvill be provided within this project located at 2732 Madison Street on a 0.22 acre parcel. 19 -••7 I = As identified in Table 3 8, several residential and mixed use projects recently approved or constructed in the Village, including the six highlighted on the previous pages, demonstrate the need for the Village unit allocation and the high density nature of development occurring there. These projects have an average density of 21 units per acre and all but one (Madison Square) feature non residential components, such as retail, office, restaurant, and hotel uses. One example of the recent high density activity in the Village includes Village by The Sea. Village by The Sea, completed in 2005, features ground floor retail space and 65 housing units, eleven of which are deed restricted to low income families, at a density of 22.9 units per acre. In addhion to mixed use projects. Village residential projects such as the recently approved Madison Square and Pi.ooseve1t Gardens are providing high density affordable housing.—An 11 unit development with a density of 19.5 units per acre, all condominiums in Roosevelt Garden will be available for purchase only to low income households.—Both projects and the other recently approved residential and mi.xed use developments help fulfill Village Redevelopment Master Plan goals that specify increasing the number, quality, diversity, and affordability of housing units in the Village. With the recent approval by the City to increase the density in tho Village area, tho City anticipates increased density in the future. Since approval ofthe increased density, at least one project has responded by amending the project application to provide additional units at the project. Many properties in the City's Village Redevelopment Area have the potential to redevelop with mixed uses. Mixed use as well as high density residential projects are currently permitted usos in several Village land use districts at denshies up to 23 or 35 units per acre.—In these districts, the City calculates that approximately 71.5 acres of sites, at a minimum size of 0.13 acre (average size of 0.40 acre), are available for high density residential and/or mixed use development. Most (approximately 70 acres) of these sites have existing uses; however, the City's Housing and Redevelopment Departinent,which is located in the Village area, has completed a site by site analysis and detennined that these sites have mixed use redevelopment potential in the near term fbr one or more ofthe following recuions: 4-.—Shes are underutilized, and their development potential has not been maximized; 3^—Buildings on the sites have exceeded their useful life of 55 years; and/or ^.—Sites have nonconfonning uses. The site by site analysis, which also notes parcels that are vacant and available for development, is provided as Appendix F. This analysis, prepared for RH>JA purposes, identifies shes that are most likely and feasible for redevelopment over the next few years. These sites account for 57 percent of the total sites that could develop with residential or mixed developments. By no means does this inventor)' represent all potential redevelopment sites in the Village area. Redevelopment often occurs due to many market, locational, and timing factors, such as existing uses in relation to surrounding uses, intent of property owners, and changing market trends, among others. As noted in Table 3 6 above, tho potential density yield that would be realized from mixed use developmont of these properties is 875 units at a minimum_density of either 18 unhs per acre or 28 units per acre, depending on the Village land use district. These minimum density requirements, which are based on 80 percent of the ma?dmum density of the respective district, represents a new Housing Element program as current project densities are permitted within a range of 15 to 23 units per acre in land use districts 5 through 9 and 15 to 45 units per acre in land use districts 1 through 4. (The maximum densify is less in land use districts 5 through 9 because these districts transition to single family home neighborhoods and district 9 also provides tourist serving uses.) Furthermore, the yield is a very conservative estimate ofthe number of new homes that could be built in the Village fbr the following reasons: 20 HOUSING ELEMENT 4^—Land use districts (1, 2, 4, 8, and 9) permit mixed use developments. Districts 2, 1, and 8 also permh high density rosidential. Further, other Village districts also provisionally pennit mixed use and/or high densify residential. Development of these other sites could substantially increase the nuinber of units. 2r.—Only unit yields from potential mixed use developments are counted; the 875 units counted in Table 3 6 do not include possible yields from rosidential only high densify projects, such as the Roosevelt Gardens project previously described. Only mixed uso yields are counted as the City is encouraging mixed use development, rather than stand alone rosidential projects, to both increase the number of residents in the Village and tho amount of commercial uses to ser\^e residents. All projects listed in Table 3 8 except Madison Square are mixed use developments. However, the proposed minimum density of 18 or 28 units per acre would apply to both mixed use and stand alone residential projects. ^.—Only 50 percent of the potential yield from mixed use developments at 18 or 28 unhs per acre is counted. Actual unit yields more than likely would be higher, based on approved denshies of actual mixed use projects and the new Housing Element program to require the minimum density of 18 or 28 units per acre, depending on the land use district. Table 3 8 below illustrates this conclusion by providing information about recently approved mixed use projects in the Village. The table also demonstrates the success in developing such projects on small parcels. 4^—The City will encourage consolidation of smaller properties for larger scale developments by assisting in site identification. All but two ofthe recent projects shown in Table 3 8 below involved the consolidation of parcels; these lot mergers occurred without any incentives from the City. Table 3 8 Recent Village Residential and Mixed Use Proiects Aeres Aeres Aeres Casa Cobra n T/1 4 4^ 3006 Two ottachod residences Lincoln & Oak Mixed Use n /i n 6 45T0 nnofi Detached rcGidcncc, commercial building Roosevelt Plaza U. it 4 4^ 3006 Four rcgidcnccs, commcrciol building StotG Street Mixed Use 0:38 6 3i74 3006 Seven rcsidGnccs Village By Thc Seo 3TS0 65 33T0 3003 Attached ond dctochcd residences n ~>n 4 17 1 Vacant^ •rraalSOn oCjUurt! 4 X / . X Vacant^ „ 1 U \ /-ll n Afi u. to 0 xy .t y \ 1 \ i\. J carispoo vtttage Townhomes n Afi u. to 0 xy .t y \ 1 \ i\. J Roosevelt and 0-.l,r 0733 6 1 Q p xo.o 3008 Cemmerciol building, detached rcsidGncGS Lumiere Carlsbod Village Hotel n KA. 43 22 2 Z.UUO Two vocotion rental biiildlngs \]m-, on propeit)- at timeof project approval. JMI existing uses to be demolished. ^Property previously featured a home dentoiishcd in 1994. 21 All projects listed in Table 3 8 have been successfully approved, and in some cases already constructed, on non vacant parcels. Furthennore, the Casa Cobra and the Roosevelt and Oak project sites and one ofthe Roosevelt Plaza properties are identified as "underutilized" in Appendix F.—Addhionally, none of the projects identified in Table 3 8 aro on parcels counted in Appendix F in the density yield for RHNA purposes to avoid double counting. Proposed Barrio Area Details about the proposed Barrio Area are contained in the previous discussion on High Density RH Sites. In addition to a purely residential high density component, planning fbr the proposed Barrio Area estimates the potential for 45 units of higli density, mixed use development. Only 50 percent of the yield (at 28 units per acre) from parcels proposed fbr mixed use development, as shovvn in Appendix G, is counted. Medium High Density Residential Sites Smaller condominium and townhome units or planned unh developments may be affordable to moderate income households.—Table 3 6 presented earlier shows condominium/townhome units affordable to moderate incomo households based on price data supplied by developers.—These units are Pypically developed on properties designated for Rosidential Medium High Density (between 8 and 15 units per acre). Table 3 9 provides a summary of Residential Medium High Density sites in Carlsbad. Overall, the Cify has the capacity to accommodate 537 units at densities adequate to facilitate moderate income housing. Toble 3 9 Existing and Proposed Medium High Density Residential (RMH) Sites Property Density Number of t-Wts* Vacant Residential Sites currently designated RMH Robertson Ranch Portions ofl 68 050 '17.208 010 36 12.1 duJac" Vacant Unentitled RMH Land Various (see Appendix-G) 1i/Vw^ 92 Subtotal 4^ Vaeant A/on -Rosidential Sites proposed to be designated RMH Quarry Creelc" Portions of 167 010 21 47 12du/ao^ 200 Other Underutilized RMH Land Various (see Appendix D) 40 12dti/ac^ 102 IJnderutifaed Rll I^and in the Beach Area Overlay Zone Various (see Appendix E)^ 15 dti/uc 60 Proposed Ban io Area"^ Various (see Appendix (j) 12duW Subtotal t. Tt tWl ^Number of units does not always reflect acreage multiplied by density because of rounding and other factors, ^ GPA and Master Plan approved to allow the densities and number of units shown, "^("ity commits to process a CiPA and/or other legislative changes necessary to increase minimum density to 12 du/ac on these or portions of thes ^More information about these sites is provided below. ^The minimum density- of 15 du./ac is the existing lower end of tiw density range for the Residential High Densit\' (RH) designation. Citv- ofCarlsbad. August 2(.)07 and .March 2008 ^ 22 HOUSING ELEMENT Relevant general plan, zoning, and other infonnation about the Quarr>' Creek site and proposed Barrio Area may be found in the previous section under High Dcnsi/y (RH) Sites. Both projects have proposed RMH as well as RH components. Further, vs'hile limited in number and total acreage, all properties counted as unenthled and underutilized in Table 3 9 are at least 0.24 acre in size, which as Table 3 5 demonstrates, is adequate to produce multi family housing. A new Housing Element program also proposes to establish a minimum density of 12 units per acre for the RMH designation, which would apply to both unentitled and underutilized sites. "Underutilized RH land in the Beach Area Overlay Zone" refers to those parcels in the City's Northwest Quadrant, generally located between the Village area and Agua Hedionda Lagoon and along the beach, that are subject to the strict building height, parking, and other standards of the Beach Area Overlay Zone (BAOZ). Accordingly, the City has calculated the yield for the parcels at the low end ofthe parcels' existing RW density range (15 du/ac), although it is anticipated that actually densities may reach 16 17 du/ac. Additionally, the City has categorized potential units from BAOZ sites as affordable to moderate income, rather than lower income, families. Low, Low Medium, and Medium Density Residential Sites At market rate, residences on Residential Low Density, Residential Low Medium Density, and P^^esidential Medium Density sites in Carlsbad ore affordable primarily to above moderate income households only. They may include a mix of unit types, including condominiums, but these sites are typically dominated by single family homes in planned unit developments or standard subdivisions. The City has the capacity to accommodate 1,675 additional homes on lower density residential land (Table 3 10). Table 3 10 Low. Low Medium, and Medium Residential (RL, RLM. RM) Sites Property Density' Number of L nits^ Vacant Residential Sites (see Appendix Q Unentitled RM 6.0 du/ac LJnentitled RLM m 3.2 du/ac 7a§ L'nentitled RL 1.0 dit/ao 444 1 ottil ^Densities aie based on the Growth Management Control Point. "Number of units does not always reflect acreage multiplied by density because of rounding and other factors Source: Citv of Garlsbad. August 2007 Recently Approved Projects with Affordable Housing Components Tables 3 1 and 3 2 identify, among other things, projects providing afYordable housing that the City approved in the time period 2003—2006. Since that time frame, the City has approved other projects with housing afYordable to lower and moderate income persons. As shown in the following table, Carlsbad has approved three projects, all of which aro in the City's Northwest Quadrant and all of would provide lower or moderate income units without any amendments to the General Plan or Zoning Ordinance. These units are approved so the projects may comply vvith inclusionary housing requirements. The unhs would be deed restricted for occupancy to IOW^M' or moderate income households. 23 7 i Table 3 11 Recently Approved Projects with AfFordoblo Housing Project (Permit No)' Approval Number of Affordable Harding Street Senior Project (CT 06 11)"" 201 192 12 2008 4^ Roosevelt Streel Residences (SDP 06-10)^ 2008 Lumiere Carlsbad Village Hotel (RP 07 M)'^ 203 250 21 2008 Iotal 24 'Tlisese projects are in addition to those identiiled in Tables 3 1 and 3 2, More information about these projects is provided in the text below, '^Ibese two projects and the properties on which they are located are both in the proposed La Colonia District; However, the\' are not counted in the mventory for that district and do not contribute to that district's proposed vield (see Appendix G), 'llris pioject is located in District 9 ofthe Village Redevelopment Areartlowever. it is not counted in the in\'entoiy for thot district and does not contribute to any unit s'ield (see .Appendix F), Source: Citv of Carlsbad, December 2008 4-;—Harding Street Senior Project: With 50 proposed condominiums on a 0.9 acre site, the Harding Street Senior Project has a density of over 55 units per acre and received approval of a senior housing density bonus as allowed by the Zoning Ordinance. The applicant received a density increase from 6.0 units per acre to 55.5 units per acre and development standards modifications as incentives to develop the site fbr senior housing and to reserve 15 units (30 percent of the total units) as afYordable to low^ (7 units) and moderate income (8 units) households. These residences help the City meet its goal, as expressed in proposed Program 3.10, of providing 50 units of low income senior housing by 2010. Or.—Roosevelt Street Residences: An approved 35 unit condominium project on Ocean Street will satisfy its inclusionary requirements through the purchase and rehabilitation of an offsite existing ten unit apartment building. The approved Rooseveh Street Residences project will deed restrict seven ofthe ten apartments as housing affordable to lower income families. ^.—Lumiere Carlsbad Village Hotel: This mixed use project in the City's Village Redevelopment Area proposes 41 hotel units, ten condominiums, two low income apartments, and a rooftop restaurant. The Lumiere project was approved in .luly 2008. Second Units Furthermore, the City has experienced increased development of second units in recent years. Between .lanuary 1, 2003 and December 31. 2006, a total of 67 second dwelling units (or an annual average of 17 units) were built in the City. The City estimates an additional 80 second unhs may be developed during tiie remaining four years ofthe 2005 2010 planning period based on recent trends.—Pursuant to City regulations, second dwelling units, if rented, must be rented at rates affordable to lower income households. Adoquaoy of Sitoo Inventory in >4ooting RIH^JA Overall, the City has the capacity to accommodate 5,291 additional units on existing and proposed residentially designated land, mixed use projects and redevelopment areas (Table 3 12). This capacify' can potentially facilitate the development of 3,039 lower income, 577 moderate income, and 1,675 above moderate income unhs based on economic feasibility as h relates to densities. Combined, the City has land resources and programs (existing and proposed) to accommodate the remaining RHNA of 3,566 units for lower and moderate income households on properties designated for RH and RMH denshies.—Since the 24 HOUSING ELEMENT City has more capacity than necessary to satisfy RHNA lower income demands, the surplus can be applied to satisfy moderate income needs. As the RHNA fbr above moderate income housing has already been satisfied by residences constructed through 2006, there is no remaining need to address for this income gretifh Table 3 12 Adequacy of Sites in Meeting Remaining RHNA III vv/iiiv; Moderote Income Above Moderate Income Total Residential Sites L4W Recently approved Proposals with AtTordable Conrponents' 44 34 Second Units m 4-otftI 577 5 291 RHNA Remaining -L474-3 Difference 59,-| + 1.675 I'hese projects; indentified in Table 3-11 ^ are in addition to those found in tables 3-1 and 3-2 and repre'wnt aflbrdable housing approved since December 3 L20(j6. The City's existing affordable housing program has been quite successful, despite severe market constraints related to the high cost of residential land. As shown in Table 2 15, Carlsbad property values are the second highest in the County, well above tlie County median. As discussed previously, there is a significant gap between the cost of producing affordable housing and the ability to recover those costs in the price of the housing.—This gap is especially intensified by higher property values, which typically constitute the largest proportion of housing production costs. Due to the high land costs, the willingness of prospective home buyers to pay extremely high housing prices to live in this desirable coastal community, and higher construction costs fbr multi family housing, housing developers have consistentiy opted to build predominantly low density single family home projects rather than higher density attached dwelling units. Prior to the adoption ofthe City's Affordable Housing Program in the early 1990s (discussed below), there were very few higher density multi family housing projects developed by the residential development industry. In fact, even the single family residential projects have historically been developed at densities lower than the City's Growth Management Control Point. Relationship between Affor(dabilitv and Densitv The primary objective of state housing legislation passed in 200^1 (AB 23^8) is to mandate higher residential densities so as to fiicllitate the development of affordable housing. For Carlsbad and other jurisdictions considered asto be urban metropolitan areas, AB 2348 California Government Code Section 65583.2 states that a assumes a default density of 30 units per acre is appropriate to enable lower income housing.; However, the city can speciiy a lower denshy to accommodate lower income housing, provided the cityunless a local government can demonstrate how sites designated at the lower density can accommodate the city's RHNA. Such analysis may include, but is not limited to, factors such as market demand, financial feasibility, or information based on development proiect experience, otherwise through 25 means such as incentives and flexible development standards, that it can achieve the production of such housing below the default density. While the Gcify acknowledges that the availability of higher densify residential sites is directly related to the achievement of higher density housing, experience has demonstrated that in general, and especially in highly desirable coastal communities such as Carlsbad, the private housing market would not develop affordable housing solely because of the availabilify of high density land; instead, significant market intervention by local government is required. Accordingly, in the early 1990s the City of Carlsbad implemented a comprehensive and rigorous Aaffordable Hhousing Rprogram (i.e., the Inclusionary Housing OrdinanceProgram. Carlsbad Municipal Code Chapter 21.85) that: 1) established a minimum 15 -percent inclusionary lower-income housing mandate for all residential projects; 2) offered unlimited density increases for affordable proiects: 3) allowed for modifications to development standards to accommodate higher densities; and 4) provided significant financial subsidies forGtty affordable housing subsidies. Carlsbad has tailored hs existing housing program to greatly increase the probability of increased housing affordability. A key component of itethe Affordable Housing Programlnclusionary Housing Ordinance is to allow increased density on any residential site, provided there is an increase in the affordability of the development. A critical part of this component involves the City's Growth Management Program. As discussed later in Section 4.4B-, the City has been recapturing the city maintains a voter-initiated Growth Management Plan that limits the amount of residential development in the city, and ensures availability of adequate public facilities and services to sen^e all new development. Residential development cannot exceed the GMCP density (unless there are "excess dwelling units" available). Where development occurs below the GMCP density, the number of remaining units that otherwise would have been built on that site are "excess dwelling units" that are available to other residential developments to enable denshies higher than the GMCP density. Residential proiects must meet specific city critena to be eligible for "excess units". Such criteria include development of affordable housing (in addition to that required by the Inclusionary Housing Ordinance), all dwelling units not utilized on sites where the development was below the Growth Management Control Point. These excess dwelling unhs are set aside to be used fbr high priority housing needs, such as affordable housing. The success of this approach is evidenced in Toblo 3 13 below, which identifies built, approved, and recent potential projects that have received or propose increased density.—The initial General Plan designation is kept at its original level and then the density is augmented through the City's Affordable Housing Program. For both the constructed and approved rental and for sale products shovvn in Table 3 13. the original allowable density ofthe sites ranged from 2.0 to 6.0 unhs per acre. The resulting density for the constructed and approved projects in the table, after affordable housing density increases, ranged from 11.3 to 55.5 units per acre, with a vast majority of those projects being below 20 units per acre. Table 3 13 Original and Current Densitv^ for Proiects w ith Affordable Housing Project/Quadrant^ Year Completed Original Site Density Project Density Villa Loma^SW M4 4996 6.0 du./ac 17.6 du/ac Cherry Tree Walk/SW 42 4999 3.2 du/ac 11.0 du,/ao I IX. 4^ 2000 "X ^ Hii/nr* 1 5 3 chi/nc Ljatirei—i ree/o w 4^ 2000 I *J ..3 \J.\i.f UV Poinsettia Station/SW 92 2000 4.8 du/ca 16.4 du/ac Vistci Las Floreii/SW 2001 3.2 du/ac 13.7 du/ac 26 HOUSING ELEMENT Sunny Creelc/'NE 2002 2.0 du/ac 23.8 dti,/ac Cassia Heights/SE 2007 3.2 du/ac 21.1 du/ac Poinsettia Plaee/SW' 90 Approved (Not yet under construction) 3.2 du/ac; 6 du/ac 11.3 du/ac; 25 du/uc Harding Street Senior Condom i n iums/'N W~ 50 Approved fNot yet under construction) 6.0 du/ac 55.5 du/ac Villa Francesoa Senior Condo tiiiniums/NW 44 Ny^A—preliminary" review 11.5 du/ac 18 du/ac State and Oak Senior Condom i n iums/'N W WA—preliminaiy review 15 35 du/ac (Village Redevelopment Area) 83 du/ac Notes' ^ All y...f.iw.-.f.(f D.'^^.,.^..jf... D1.w^... .>ti^t 11• 1 rHirur ^trf.t^f A^iU'i Fr'inf*i'.:i'ft r»ifl S^tji1*> nnH C^;'\\c :'ir(\ 100 nt^rpf^nf nffnrdMhlt^ tn lowt-^r mcf^me families. •^"D/Nj....>..iiDl....... .i.^.,.-/,i/...fl i'., OAfu^ ".^."l fn-ilin'f..' 1 f1 ]/^^^'^.r inff^mi^ nnit". T-t.'trftirtff ^.Irf^t/i ^f^nifir (^ftrnlfMTiiniiitTI^"'. wrv. ,'"innrn\'t"^f"i in '^(lOj^ liViil rOmbcUlii t UiCe Wtll^ iippiuveu in .i^./UO unu leaiuieij l*+ luwei ilituuiu uiuia, iiuiuiiig oiiirci i:7Ciuui v uiiuuMiuiiuniy \Yuo U|j|.'iv.vv» «.» m iv* features 15 low and moderate income units. The last two projects in Table 3 13, Villa Francesca and State and Oak, are not approved and have not been formally submitted to the City. These proposals are preliminary revievv applications (PRE 08 21 and PRE 08 19). They are included here to demonstrate the continued developer interest in the increased density opportunities provided through the AfYordable Housing Program. Both projects feature market rate and lower income units. Further, in Iceoping with the emphasis to develop mixed use projects in the Village Redevelopment Area, the preliminar>' review fbr the State and Oak project suggests a mix of both residential and commercial uses. In summary, the Affordable Housing Program in Carlsbad shows that areas which can capture high housing prices due to desirable location can still produce affordable housing provided there is a regulatory mandate, development standards modifications, and subsidies fi'om the City. Program 2.2 notes the City will continue to offer flexibility in development standards to facilitate the development of affordable housing. Nevertheless, in recognition of AB 2348 and to strengthen its ability to accommodate its remaining RHNA, Carlsbad has proposed to i-edesignate certain sites at minimum denshies of 12 (RMH) and 20 (RH) units per acre, all of which are densities proven by Tables 3 3 and 3 13 to be adequate for moderate and lower income housing in Carisbad, respectively. The Cit\^ has also committed to establishing the same minimum densities fbr remaining unentitled and underutilized properties in the RMH and RH land use designations, and 20 units per acre for mixed use projects.—In the Village Pi,edevelopment Area, the City has also committed to raising tho minimum density to oithor 18 or 28 unhs per acre, depending on the land use district. Market Demand SANDAG's 2050 Regional Growth Forecast anticipates a substantial shift in housing types in Carisbad during the next 30 years as the city approaches buildout and the population ages. SANDAG forecasts that from 2011 through 2040, the percentage of single-family dwellings will decrease from 76 percent to 55 percent of new residential development. Higher density infill development and a reducfion in the amount of new residential development in Carisbad during the next 30 years will be fiictors in these shifts. A market demand study prepared for the recent General Plan update confirmed this trend, finding that the projected population shifts by age group between 2008 and 2020 result in an increasing demand for multifknily housing over time, particularly fiom young professionals without children and empty nesters. 27 Financial Feasibility During public outreach activities undertaken as part of this Housing Element update, developers of both market rate and affordable housing were consulted, as described in Section 4.1. Several developers remarked that 23-25 du/ac was typically the threshold for constructing a housing development in Carisbad with surface parking. Above 25 du/ac, in order to meet parking requirements, developments would typically need to be designed with subterranean or podium parking, which may render the project infeasible without significant subsidy. Recent Experience Most ofthe city's affordable housing developments have been developed at a density between 10 and 20 units per acre, as shown in Table 4.3-4, which lists the city's recent afYordable housing proiects and their associated densities (notably, Tavarua Senior Apartments did exceed 20 units per acre, since 40 ofthe 50 units are one-bedroom units). These development proiects reveal that afYordable housing for lower income households can be achieved on land designated at a density less than 30 units per acre. Table 4.3-4: Recent Affordable Housina Proiects Proiect Number of Units Status Proiect Densitv (du/ac)' Affordabilitv -Averaae Subsldv/Unit <AB#)* Cantarini/Hollv Springs 127 Approved 2004 11 50% Low/50% Moderate Inclusionarv The Bluffs Condos 10 Completed 2007 15 100% Lower Income $20,000 (AB 18,542) Cassia Heights 56 Completed 2007 21 100% Lower Income $50,523 (AB 18,025) Hunter's Pointe 168 Completed 2007 11 100% Lower Income $11,500 (AB 18,251) Lumiere 2 Approved 2008 22.2 Low Income Inclusionary Seascape 2 Approved 2009 43 Low Income Inclusionarv Roosevelt Gardens 11 Completed 2010 20 100% Lower Income $141,993 (AB 19,183) Poinsettia Commons/Bluewater 12 Completed 2010 18.6 100% Lower Income Inclusionarv Robertson Ranch/Glen Ridqe 78 Completed 2010 16 100% Lower Income $13,000 (AB 397) Vitalia Flats 14 Completed 2012 17.4 100% Moderate n/a Smerud Duplex 2 Completed 2012 14.3 100% Moderate n/a La Costa Condominiums 58 Completed 2013 11.5 16% Low/84% Moderate Inclusionarv Tavarua Senior Apartments 50 Completed 2013 56 100% Lower Income $75,000 (AB418) La Costa Bluffs 24 Under construction 15.6 100% Moderate n/a State Street Mixed Use 1 Approved 2011 32.1 Low Income Inclusionarv Dos Colinas 24 Approved 2012 n/a Low Income Inclusionan/ 1. "du/ac" is dwellinq units/acre. 2. AB# identifies the Citv Council aaenda bill number from which the subsidy amount was obtained. 28 »"1 HOUSING ELEMENT Assumed Densities In summary, the density of 30 units per acre, which is specified by Government Code Section 65583.2 as appropriate for lower income housing, is higher than the densities at which affordable housing is typically built in Carisbad and which is deemed to be feasible by potential developers. As a resuh, the sites inventory recognizes that denshies as low as 12 units per acre are appropriate for moderate income housing and 20 units per acre fbr lower income housing. Table 4.3-5 identifies the land use designations that generally correspond to various household income levels for the purposes of the sites inventory. The minimum and maximum denshies permitted are displayed along with the GMCP density. The sites inventory assumes the minimum density permitted by the General Plan land use designation and is thus a conservative estimate of realistic capacity. For R-1.5 and R-4 designated sites, the GMCP densities are assumed in the inventory. Table 4.3-5: Land Use Desianations and Affordabilitv General Plan Land Use Deslanation Implementina Zonina District Densib/ Ranae (Minimum and Maximum) (du/ac) Growth Manaaement Control Point (du/ac) ADDfODriate". Income Levels R-1,5 Residential R-1, R-A, P-C\ R-1,5 Residential RMHP 0-1.5 1 R-4 Residential R-1, R-A, P-C\ R-4 Residential RMHP 0-4 32 Above Moderate R-8 Residential R-1, R-2, RD-M, Above Moderate R-8 Residential P-C\ RMHP 4-8 6 R-15 Residential^ R-3, RD-M, P-C\ RMHP 8-15 11.5 R-23 Residential^ R-3. RD-M, R-W. P-C\ RMHP. R-P 15-23 19 General Commercial (GC) C-2 15-30 n/af Local Shopping Center (L) C-L 15-30 n/ai Moderate Reqional Commercial (R) C-2 15-30 n/a' Village (V) V-R District 5-9: 18-23 ni£ R-30 Residential R-3, RD-M, P-C\ RMHP, R-P 23-30 25 Extremelv Low, Village (V) V-R District 1-4; 28-35 n/a! Verv-Low, Low ^ Subiect to an approved master plan. ^Applies to sites where no proiect is approved that provides affordable housing; approved affordable housing proiects mav be located within anv residential designation, since the affordable housing provided bv the proiect is tvpicallv achieved through the citv's Inclusionarv Housinq requirements. ^ Sites desiqnated R-15 are assumed available for moderate income housinq if the propertv is subiect to a master plan that establishes a minimum densitv of 12 or more units per acre. Sites designated R-23 are assumed available for low income housing if the propertv is subiect to a master plan that establishes a minimum densitv of 20 or more units per acre. ^ Reguires an allocation of "excess dwelling units"; 828 "excess dwelling units" are currentlv reserved for the Village and are included in the estimated General Plan residential capacitv. 29 2^3 The General Plan's R-30 and Village designations accommodate lower incomes. The R-30 designation requires a minimum of 23 unhs per acre and permits up to 30 unhs per acre. When a density bonus is applied to the R-30 designation, the maximum density can potentially reach 40 units per acre (at a maximum density bonus of 35 percent under state density bonus law). Additionally, the city's ordinances allow for density increases that exceed state density bonus law, as illustrated by the Tavarua Senior Apartments shown in Table 4.3-4. These designations may also be appropriate for extremely low income households, such as agricultural workers, seniors earning fixed incomes, homeless seeking transitional or supportive housing, and other one-bedroom housing tvpes. The R-23 designation is assumed to accommodate moderate income households. Its density range permits between 15 and 23 units per acre. Commercial designations are also appropriate for moderate incomes. Above moderate income housing may be appropriate in any denshy category, but is assumed for R-15 and lower density residential designations. Residential Sites Inventorv The following residential sites inventory represents sites that have densities and conditions to accommodate the citv's remaining RHNA. These sites are illustrated in Figure 4.3-1 and described in detail in Appendix B. The sites inventory is divided into two categories: Vacant Sites and Underutilized Sites (these sites exclude vacant or underutilized sites with an approved, but not yet built, development proiect listed in Table 4.3-1). Vacant and Underutilized Sites for Lower and Moderate Income Housinq Vacant Table 4.3-6 provides a summary of the vacant sites that can accommodate development of housing appropriate for lower and moderate income levels (the complete inventory of sites is provided in Appendix B). Allowed density is equivalent to the minimum density as stated in the General Plan and Table 4.3-5. In total, vacant sites can accommodate 1,103 housing units appropriate for very-low, 704 units fbr low income households, and 399 units appropriate fbr moderate income households. Table 4.3-6: Housina Sites Inventory Summary Type Household Income Type Verv Low Low •Moderate '•'-Tdriti' Vacant 1,103 704 399 1.648 3,854 Underutilized 1,102 140 264 550 2,056 Total 2.205 844 663 2,198 5.910 Soarce; Citv of Carlsbad. Dvett & Btiatia. 2013. Underutilized In addition, there are opportunities to meet the RHNA through redevelopment of "underutilized" sites, which include sites with transitional uses such as agricuhure or surface parking, residential uses developed at a density lower than the minimum density allowed, or where the value of the structure/improvement is less than the land value. The recent General Plan update identified land with the 30 HOUSING ELEMENT greatest potential to accommodate future development. Many of the sites permit multi-familv housing in residential and mixed-use locations (such as the Village and Barrio) that are close to transit and services. Table 4.3-6 summarizes the capacity of underutilized housing sites. The underutilized inventory in Appendix B documents two categories of underutilized sites: • The first category includes sites where the existing use is surface parking or agricultural land appropriate for transition to residential uses (Table B-2 in Appendix B). These sites result in 282 housing units eippropriate fbr very-low income households and 12 units for moderate income households. • The second category of underutilized sites include sites where there is a structure(s) on site, but the use is built below the allowed minimum density, or the value of the structure/improvement is less than the land value (Table B-3 in Appendix B). These sites could accommodate an additional 960 units appropriate fbr lower income housing and 252 units fbr moderate income households. Vacant and Underutilized Sites for Above Moderate Income Housing As described in Table 4.3-5, sites appropriate for market rate housing are found in the following land use districts: R-l.5, R-4. R-8 and R-l5. These land use designations typically permit single-family and medium density multl-fimtily dwellings that are likely only aflbrdable for households earning above moderate incomes. The sites inventory includes 518 acres of vacant land with these land use designations, which can accommodate an estimated 1,648 housing units. The inventory also includes 186 acres of underutilized land—primarily residential uses that are built at a lower density than the designation allows. These underutilized sites could accommodate an additional 550 units. These sites are identified in Appendix B (Table B-4). Commercial Mixed Use Commercial designated sites where residential uses are appropriate and supported by the General Plan vision, are also documented in Appendix B. Table B-5. These sites can accommodate 338 moderate income households. However, the General Plan does not designate residential capacity to these sites (excess dwelling units are required) and they are not necessarv to meet the RHNA: therefore, these sites are only included in Appendix B as additional possible residential sites. Infrastructure Constraints Services will be constructed in tandem with residential development as required by the citv's Local Facilhies Management Plans, to ensure adequate provision of infrastructure facilities. As of April 2013, all required Local Facilities Management Plans have been prepared and approved. The adequacy of facilities is monitored annually as part of the city's Growth Management Plan. The latest Growth Management Monitoring Report (FY 2011-12) concluded that all monitored facilhies are adequate to serve existing development, and that with planned improvements, will be adequate to serve new development through build-out. Adequacy of Sites Inventorv in Meeting RHNA As the sites inventoi-y demonstrates, the city has the capacity to accommodate the RHNA. Notably, moderate income units appear to be in a deficit according to Table 4.3-7: however, since the city has a surplus of capacity to satisfy the lower income RHNA, the surplus can be applied to satisfy the moderate 31 income RI INA. This inventory accommodates potential development of 2,251 very low, 967 low, 830 moderate, and 3,133 above moderate income units. Combined, the city has land resources and programs to accommodate the RHN A at all income levels. Table 4.3-7: Addauac V of Sites iti Meetina RHNA. bv Household Income. ... Site Tvoe Very Low Low Moderate Above lUloderate Total Development Proiects^ 46 123 167 .935 1,271 Vacant^ 1.103 704 399 1.648 3,854 Underutilized^ 1,102 140 264 550 2,056 Total 2,251 967 830 3.133 7.181 RHNA 912 693 1,062 2,332 4,999 Surplus/Deficit 1,339 274 -232 801 2.182 ' Per Table 4.3-1 ^ Per Table 4.3-6 Source; Dvett & Bhatia. Citv ofCarlsbad. 2013. BA.3.2 Financial Resources Providing for an adequate level of housing opportunhies for Carlsbad residents requires creative layering of funding. Often one single source of funding is inadequate to address the extensive needs and depth of subsidies required. The Gcity must program the uses of limited funding effectively to maximize the number of households that can be assisted. Two major sources of funding support afYordable housing development in Carlsbad: Pv.edevelopment Housing Set Aside Fund and AfYordable Housing Trust Fund. For the last several decades, the city's Redevelopment Housing Set-Aside Fund was one of the city's maior sources of funding fbr affordable housing. However, fbllowing state legislation eliminating all redevelopment agencies in California, the Carlsbad Redevelopment Agency was dissolved effective Feb. 1, 2012 and along with it this source of affordable housing funding. The city's Affordable Housing Trust Fund remains the primary source of housing funding, though the city is exploring a housing impact fee as described in Section 4.6 (Program 3.7). In addition, the Gcity reserves a portion of the U.S. Community Development Block Grant (CDBG) and HOME Program funds for affordable housing development. Other supplemental sources include Section 108 loan guarantee and Section 8 rental assistance. Another funding source, the Gcity's Agricultural Conversion Mitigation Fee program, may-behas been used to build farmworker housing. The Gcity's policy is to leverage, to the maximum extent feasible, the use of funds available in the development of affordable housing. The Gcity supports the use of CDBG- and HOME, and Redevelopment Housing Set Aside funds for predevelopment activities and "gap financing" of developments by private and nonprofit entities. In 2006, Carlsbad and its Redevelopment Agency leveraged its financial resources to assist in the property acquisition fbr and construction of Cassia Heights and Roosevelt Gardens. These projects provide ownership and rental opportunities fbr very low and low income persons.—While Roosevelt Gardens is under construction, the first residents moved into Cassia Heights in 2007. Together, Cassia Heights and Roosevelt Gardens provide 67 units of affordable housing. Since these projects were developed outside of the City's Inclusionarv" Housing Requirements, they fiilfill the City's 32 HOUSING ELEMENT goal to provide 70 units of non inclusionaiy housing in the current housing cycle as expressed in proposed Program 3.L More intbimation about the City's financial resources is provided below. Redevelopment Housing Sot Aside Funds Pursiiant to State Community Redevelopment Law, a redevelopment agency must set aside at least 20 percent of the tax increment revenues generated in a project area fbr purposes of low and moderate income housing. The City of Carlsbad has two Redevelopment Project Areas: Corlsbad Village Redevelopment Area and South Carlsbad Coastal Redevelopment Area. The Carlsbad Village Redevelopment Area was adopted in 1981 and covers 200 acres, including the historic district of the City.—The effectiveness of this Redevelopment Area will expire on July 7, 2009. The South Carlsbad Coastal Redevelopment Area adopted on .luly 18, 2000. This area includes the Ponto Beach area and tho Encina Power Generating Facility. As of .luly 1, 2005, the Redevelopment Low and Moderate Income Housing Fund for these two areas had an unencumbered balance of $2,064,215. Over the five year period of the Housing Element, the Carisbad Housing and—Redevelopment Commission (Commission) anticipates a total of $3.2 million—in Redevelopment Housing Set Aside funds to be generated in the two Redevelopment Areas ($2.3 million from Carlsbad Village Redevelopment Area and $948,000 from South Carlsbad Coastal Redevelopment Area). Funding will be used to support affordable housing development and homeownership assistance. Redevelopment set aside funds of about $2.6 million have been set aside for construction assistance for low and moderate income housing in the Robertson Ranch project (see Table 3 4) and for the planned rehabilkation of Tyler Geuit.—Tyler Court is an existing •75-unit apartment complex restricted to occupancy by seniors with very low or extremely low incomes. Affordable Housing Trust Fund With the implementation of the Gcity's Inclusionary Housing Ordinance, the Gcity established a Housing Trust Fund to collect fees generated from the Inclusionary Housing In-Lieu Fee and the sale of affordable housing credhs to satisfy a developer's inclusionary housing obligation. All fees collected are used exclusively to facilitate the construction, preservation, and maintenance of affordable housing pursuant to the City's Inclusionary Housing Ordinance. As of .luly 1, 2005Dec. 31, 2012, the Housing Trust Fund had an unencumbered balance of $14,600,7776.1 million. The Inclusionary Housing In-Lieu Fee is the single biggest largest contributor to the Housing Trust Fund. The Gcity's Inclusionary Housing Ordinance requires 15 percent of new residential development to be reserved as affordable to lower income households. Developers of small projects with no more than six units have the option to pay a fee in lieu of providing on-she affordable units. At the discretion of the Gcity, other options to providing units on-site, such as dedicating land, may also be possible. For the upcoming years (between FY 2008/09 and FY 2011/12), the City anticipates expending the Housing Trust Funds on a few major projects. Close to $2.4 million has been set aside for acquisition of property for afYordable housing (specific site to be determined). Another $1.4 million will be used to assist the proposed Bridges at Aviara project lower income apartment project.—Also, $1.1 million is idenfified fbr the approved Cantarini/Holly Springs project. Lastiy, $5.3 million has been set aside fbr the construction or rehabilitation of afYordable housing (with specific project(s) to be determined).—More 33 jff\ ..^v information about these projects may be found in Tables 3 2 and 3 1, respectively. Lastly, $5.3 million has been set aside fbr the construction or rehabilitation of affordable housing (with specific project(s) to be determined). HOME/CDBG Housing Reserve Fund (CDBG/HOME) The Community Development Block Grant (CDBG) Program is administered by HUD. Through this program, the federal government provides funding to jurisdictions to undertake community development and housing activities. The primary CDBG objective is the development of viable urban communhies, including decent housing and a suitable living environment, and expanding economic opportunity, principally for persons of low-and moderate-income. The City of Carlsbad receives an allocation of approximately $500,000 in CDBG funds annually. The HOME pProgram provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The Gcity participates in the San Diego County HOME Consortium and receives an allocation of approximately $280,000 in HOME funds annually. The Gcity has established a Housing Reserve Fund with allocations from its CDBG and HOME Programs to accumulate funds for creating additional affordable housing opportunhies in Carlsbad. Funds are used to help identify appropriate properties for possible acquishion and/or development of affordable units. Once an appropriate property is identified, Housing Reserve Funds may be reallocated for acquisition and/or development of a specific property. Housing Reserve Funds were allocated to assist in purchasing the Tyler Court apartments in 1999 and acquisition of property at 2578 Roosevelt Street for affordable housing in March of 200L An afYordable housing developer has been selected to construct 11 affordable condominium units on the Roosevelt Street property, which is the approved Roosevelt Gardens project listed in Table 3 2. CDBG Section 108 Loans In the 1990s, the Gcity received approximately $1.2 million in a CDBG Section 108 loan to assist in the land acquisition for a 21-acre she for the construction of the Villa Loma Apartments. The Gcity anticipates pursuing additional Section 108 loan guarantees to expand affordable housing opportunities in Carlsbad, as appropriate. Section 8 Tenant-Based Rental Assistance Program The Housing Choice Voucher Program (Section 8) is funded by HUD and administered by the City of Carlsbad Housing Authoritv Agency. On average. The Gcity utilizes roughly $5.5spends appro.ximately $6.3 million #emannual1y on the Section 8 Rental Assistance Programv. serving an average of 600 families per month. An additional 549 families are on the waiting list, which has been closed since Oct. 1, 2005. According to the Carlsbad Housing Agency, approximately 1,940 households had received Section 8 assistance as of 2004. However, another 1,083 Carlsbad households were on the waiting list fbr Section 8 vouchers. Agricultural Conversion Mitigation Fee Program As certain, often historic, coastal agricultural lands develop, a mitigation fee of $10,000 per acre is paid to the Gcity. In 2005, Carlsbad established an ad hoc citizen's committee to advise the City Council on how 34 HOUSING ELEMENT the collected fees should be spent, which by that time had reached over $6 million. Subsequently, the Gcommittee solicited and evaluated funding proposals from organizations according to specific criteria. These criteria focus on restoration, preservation and enhancement of Carlsbad's natural and agricultural environment. To this end, an eligible funding category is the development of farmworker housings whether in or out ofthe Coastal Zone. In 2008, the Gcity awarded a $2 million grant from the collected fees to Catholic Charities to rebuild and expand the current La Posada de Guadalupe homeless shelter to provide farmworker housing. Following reconstruction. This facility will feature 50-7270 beds specifically for farmworkers, which are in addition to the 50-beds that currently serve farmworkers and homeless men. Currently, the Agricuhural Conversion Mitigation Fee Program has an approximate balance of $^§0490,000. It is expected this fee could grow by another $1 million to 2$ 1.5 million as designated properties continue to develop. Carlsbad anticipates receiving and granting additional funding proposals, which could include farmworicor housing, in 2008 and 2009. The ad hoc citizen's advisory committee term will end in summer 2009 or upon the allocation of all funds, whichever occurs first. However, the City Council may also choose to renews the committee, h is not likely that all properties that would pay the mitigation fee would have developed by that time. Cv4.3,3 Administrative Capacity The insthufional structure and administrative capacity established to implement programs contained in the Housing Element include the City of Carlsbad, other public enthies, and private developers, both for- profit and non-profit. The Gcity works closely with private developers to construct, rehabilitate, and preserve affordable housing in the Gcity. City of Carlsbad The City of Carlsbad's Housing and Neighborhood Services DivisionRedevelopment Department. Planning DepaitmentDivision, and Building Division Department, under tho organization of the Community Development Major Service Area, will be the lead departments in implementing a variety of programs and activities outlined in this Housing Element. Housing and RcdevcionmentHe\Qhborhoo6 Services Division Department The Housing and—Redevelopment Department consists of the Carlsbad Housing Authority and Redevelopment Agency.—Principal responsibilities of the Housing and Redevelopment Department include:The Housing and Neighborhood Services Division has the following responsibihties related to the Housing Element: • Administering the CDBG program - Aa substantial amount of CDBG funds everduring the next five yearsHousing Element period will be allocated to projects that address the affordable housing needs of lower and moderate income households. • Administering rental and financial assistance - the division offers programs for rental and down payment assistance as well as minor home repair grants. Administering the Section 8 Housing Choice Voucher program —the Housing Authority providinges approximately 650600 Section 8 vouchers to eligible households. 35 • Providing neighborhood outreach and code enforcement services. • Implementing Housing Element programs - Tthe department division will work with developers to create affordable housing opportunities for low income households. Planning DepartmentD'mslon Principal responsibilities of the Plarming DepartmentDivision of the Community Development Major Service Area include: • Preparing ordinances and policies to facilitate and encourage housing development for all income groups in Carlsbad. • Assisting in the development of affordable housing. • Tracking the number and affordability of new housing units built. • Reviewing and guiding applications fbr development of housing through the entitlement process. Building DcpartmentDms'lOn The Pprincipal responsibilityies of the Building Department Division include is monitoring and reporting on existing housing units that are substandard and providing code enforcement services. Housing Developers Non-Profit Organizations The Gcity works with a number of for- and non-profit developers to create affordable housing using the Housing Trust Fund and Redevelopment Housing Set Asideother housing funds. The following affordable housing developers have expressed interest in developing and/or preserving affordable housing in San Diego County: Affirmed Housing Affordable Housing People Bridge Housing Corporation C&C Development Chelsea Investment Corporation Chicano Federation of San Diego County Community Housing Group Community Housing of North County Community Housing Works Habitat for Humanity Housing Development Partners of San Diego Irvine Housing Opportunities Jamboree Housing _MAAC Project 36 HOUSING ELEMENT • Meta Housing • Wakeland Housing For-Profit Developers Private, for-profit developers will assist in the effort of creating affordable housing in Carlsbad through the Gcity's Inclusionary Housing Ordinance. Per the ordinance, at least 15 percent of all housing units approved for any master plan community, specific plan, or qualified subdivision must be affordable to lower income households. 4.3.4 Opportunities for Enerqv Conservation Energy costs directly affect housing affordability through their impact on the construction, operation, and maintenance of housing. There are many ways in which the planning, design, and construction of residential neighborhoods and homes can reduce energy costs while at the same time produce an environmental benefit. Techniques for reducing energy costs include construction standards for energy efficiency, site planning, land use patterns, and the use of natural landscape features to reduce energy needs. Sustainable development also encompasses the preservation of habitat and species, improvement of air, and conservation of natural resources, including water and open space. Residential Buildinq Standards The city uses the California Building Code and the new Green Building Standards Code (CALGREEN) to review proposed development and renovations. The purpose of the code is to improve public health, safety and general welfare by enhancing the design and construction of buildings in the fbllowing categories: 1) planning and design, 2) energy efficiency, 3) water efficiency and conservation, 4) material conservation and resource elTiciency, and 5) environmental air quality. In addition to CALGREEN standards, the city implements the fbllowing energy conservation programs related to building design, construction and improvement: Solar and Other Energy Related Improvements The city requires all new residenfial units to include plumbing specifically designed to allow the later installation of a system that utilizes solar energy as the primary means of heating domestic potable water. Tlie city joined the CalifbrniaFIRST program to allow residents and business owners to obtain low- interest financing for energy related improvements and repay the loans through an assessment on their property tax bills. The program is voluntary, and the owners of residential, commercial, and Industrial properties in Carlsbad are eligible. Along with solar electric and water-heating systems, energy efficient improvements such as dual-paned windows, tank-less water heaters, and insulation are also eligible fbr funding under the program. To-date. the program is actually on hold because of problems with the Propeity Assessed Clean Energy (PACE) federal financing component, but it is included here fbr the sake of a thorough description of citv efYorts. Green Buildinq Leadership in Energy and Environmental Design (LEED) is an internationally-recognized rating system fbr certifying the design, construction, and operation of high performance buildings. City policy calls fbr new city facilities to strive for LEED "Silver" certification or hs equivalent and to generate a minimum of 37 10 percent of its energy demand onsite, whenever practicable and within a reasonable cost/benefit ratio. In addition, at the private level, several recent development proiects have elected to obtain certification for green buildings. According to the LEED Certified Proiect Directory, there are eight LEED-certified proiects in Carlsbad. Water Recvclinq. Conservation, and Desalination Under the recycled water retrofit proiect, the city installs recycled water lines to serve existing devel- opment in areas ofthe city where recycled water is available. The Carlsbad Municipal Water District does not provide recycled water to residential customers: however, it does provide it to the common landscaped areas of residential developments. Each year, the district distributes neariy 1.35 billion gallons of recycled water to local irrigation customers. Recycled water costs customers 15 percent less than potable irrigation water. To assist homeowners in reducing costs, the city participates in regional water conservation programs that allow Carlsbad Municipal Water District customers to receive rebates fbr purchasing water efficient clothes washing machines and toilets, free on-site water use surveys, and vouchers for weather-based irrigation controllers. The district is a signatory to the California Urban Water Conservation Council Memorandum of Understanding, which seeks to implement 14 best management practices that have received a consensus among water agencies and conservation advocates as the best and most realistic methods to produce significant water savings from conservation. In addition, in 2010, the city adopted a water-elTicient landscape ordinance to promote water conservation through design, installation and maintenance of more efficient landscape and irrigation systems. A nearly $1 billion, 50-million gallon a day seawater desalination plant is currently under construction in Carlsbad, which is intended to supply the San Diego region with approximately 10 percent of its drinking water needs, and Carlsbad with about 12.5% percent of its drinking water needs. The proiect will be the first large scale desalination plant in the LJnited States and the largest of hs kind in the Western Hemisphere. General Plan Goals and Policies Other elements in the General Pian discuss policy measures to reduce energy consumption through land use, transportation, and conservation efYorts. • The General Plan seeks development of pedestrian-oriented shopping centers that are located to maximize accessibility from residential neighborhoods. Where appropriate, these centers would also include high and medium density housing surrounding the retail uses or integrated in mixed- use buildings. • The General Plan seeks to reduce reliance on driving by promoting safe walking and biking access. The plan outlines improvements to pedestrian and bicycle systems. Opportunities for a safe pedestrian crossing across the railroad and Chestnut Avenue will be explored. Pedestrian -such as schools—are outlined, to foster priority zones around key centers and other places- pedestrian comfbit and safetv. The General Plan supports continuation ofthe open space and park planning efYorts by the city. Any future development located in areas adiacent to senshive biological resources, such as lagoons and hillsides, must comply with the city's Habitat Management Plan and open space regulations to ensure that habitats are preserved and open space is provided. 38 4.4 4^Constraints and Mitigating Opportunities A variety of factors can encourage or constrain the development, maintenance, and improvement of housing in Carlsbad, particularly for low and moderate income households. -teThe city's coastal location and mesa/canyon topography imposes physical and regulatory constraints, as well asand commandsresults in high land costs that present challenging market constraints. This section provides an analysis of various potential and actual constraints to housing development and preservation in Carlsbad. When an actual constraint is identified, the Housing Element must consider actions and opportunities that can mitigate the constraints. While certain factors, such as construction/labor costs, may increase the costs of housing, such as construction/labor costs, their impacts are similar throughout the region and therefore do not impose disadvantages on the city. These factors are considered potential, but not actual constraints. A74.4.I Market Constraints Land costs, construction costs, and market financing contribute to the cost of housing reinvestmentsinvestments and can potentially hinder the production of new affordable housing. Land Cost In most cities, land costs vary with site location, availability of infrastructure, and offsite conditions. In Carlsbad, location is the single greatest factor determining land prices. Carlsbad is a highly desirable place to live and many properties have coastal views. Proximity to freeway access, public facilities, and community image also contribute to the high land costs in the city. The average cost per acre for a vacant single family lot in September 2001 was $903,236 per acre (Table d 1). At that time, few vacant multi family residential properties were for sale on the mark'et. In September, the Multiple Listing Service (MLS) database listed one vacant multi family lot where a four plex could be built. The cost of this 0.13 acre lot was $595,000. As of October 2012, there were only a small number of for-sale listings for land zoned fbr residential. According to Loopnet, a 1.2 acre property (zoned RD-M which allows multi-family) was listed fbr $2.75 million, including approvals of a conceptual plan for 26 condo units. As shown in Table 4.4-1, available land zoned for single-family homes averaged $1.3 million per acre. The lack of availability and Tthe cost of vacant residential land in Carlsbad is a significant substantial market constraint to the production of new affordable housing. Table 4.4-1: Vacant Land Prices: October 2012 Lot Size (acres) Advertised Price Sinqle-Familv 0.17 $339,000 Sinqle-Familv 0.23 $299,900 Sinqle-Familv 0.29 $395,000 Sinqle-Familv 0.35 $332,988 Sinqle-Familv 0.47 $700,000 Sinqle-Familv U. $799,000 Averaqe Price (Weiqhted) 0.44 $599,848 Averaqe per Acre 10 $1,304,537 Source; Loopnet October 2012. Tabid 1 Vocnnt Lnnd Prices: September 2004 Housing Type and Lot Size (aeres) /VdvcrtLscd Average S/ncre Single Famil)' 1 ()g $55().()0() $903,236 Single Famil)' 2.50 $55().()()0 $903,236 Single Famil)' $65().()0() $903,236 Single Famil)' 0 [.^ $898,500 $903,236 Single Famil)' 0-48 $900,000 $903,236 Single Famil)' S990,000 $903,236 Single Famil)' S 1,000,000 $903,236 Single Famil)' Q 12 $1,100,000 $903,236 Single Famil)' 4T8^ $2,990,000 $903,236 Multi-Family ()j3 $595,000 $1,576,923 Mitigation Opportunities The city offers several opportunities to mitigate the impact of land costs on affordable housing development. Specifically: • Adequate Sites Inventory: The city ensures, through land use planning actions, that an adequate supply of residential sites is available to meet the city's projected housing needs. This discussion is contained in Section 4.3, Resources Available. • Density Bonus/Increase: The city offers density bonuses, pursuant to Sstate law, to increase the yield (number of unhs) that can be achieved on a property fbr qualified proiects. Also, through the city's ordinances, the chy offers density increases to assist in providing afYordable housing. . therebyDensity bonuses and increases reduceing the per-unit land cost. • Eminent Domain/Friendly Condemnation: The city may choose to acquire properties through friendly eminent domain proceedings. Through this process, the city is required to offer fair maricet value and the owner may accrue substantial tax benefits. HOUSING ELEMENT • Land Banking/Surplus Land: The city may acquire land and reserve it for future residential development. In addition to privatelyrheld properties, surplus land owned by the city and other public agencies offers additional opportunhies for affordable housing. The acquired land can be resold with enthlement to a nonprofit developer at a reduced price to provide housing affordable to lower income households. The city may also accept land as an in-lieu contribution by a developer to fulfill the inclusionary housing requirement. Construction and Labor Costs The International Conference of Building Officials (ICBOCode Council (ICC) provides estimates on labor and material costs by type of construction. According to ICBO2012 ICC estimates, the average per-square-foot cost for "good" quality housing is approximately $9^101 per square foot for multi- family housing and $L0?-113 for single-family homes in California, the United States. Estimates are based on "good" quality Type WA. wood-frame construction, providing materials and fixtures well above the minimum required by Sstate and local building codes. For San Diego County, RSMeans estimates fbr 2008 are slightly higher—at $125-$148 for a one-to-three story apartment, assuming union labor. Historically, labor costs are relatively stable and fixed in comparison to land and improvement costs. However, in January 2002, Senate Bill 975 expanded the definition of public works and the application of the Sstate's prevailing wage requirements to such projects. It also expanded the definition of what constitutes public funds and captured significantly more projects beyond just public works (such as housing) that involve public/private partnerships. Except for self-help projects^ under per SB 972, the recently passed SB 975 requires payment of prevailing wages are required for most private projects constructed under an agreement with a public agency providing assistance to the project. As a result, the prevailing wage requirement substantially increases the cost of affordable housing constructiouT (though it also increases the income of the worker who may seek housing in Carlsbad or elsewhere in the region). Mitigating Opportunities Both construction and labor costs are similar throughout the region. While these costs add to the overall cost of housing, they do not pose an actual constraint to housing development in Carlsbad. Nevertheless, the chy offers a number of incentives and assistance to help reduce the cost of construction for affordable housing. These include: density bonuses/incentives, and direct financing assistance using the CDBG/HOME Housing Reserve Fund? and the Housing Trust Fund, and redevelopment housing set aside fund.. Home Financing Although interest rates have stabilized at relativelyreached historically low levels over the past few years, thev stillaccess to credit has tightened in the wake ofthe financial crisis of 2007-08 and finance reform. The new lending environment can have a substantial impact on housing costs forprospective purchasers. An additional obstacle for homebuyers continues to be the down_payment required by lending institutions. These factors often affect demand for ownership housing, driving up or depressing housing prices. Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of loan applications by the income, gender, and race of the applicants. This applies to all loan applications for home purchases and improvements, whether financed at market rate or through government-backed programs. The primary concem in a review of lending activity is to see whether home financing is generally available to all income groups in the community. Subsidies Given the market conditions in southern California, particularly in the San Diego region, housing affordable to lower income households cannot be accommodated by the market without some fbrm of financial subsidy (afYordable housing proiects shown in Table 4.3-4 were achieved with financial subsidies from the city.) Average per-unit subsidy of subsidized unhs was about $69,771. This level of subsidy is modest and less than that for most affordable housing proiects in the north San Diego County area at densities around 20 units per acre. As discussed with developers during a developer forum held as part ofthe General Plan and Housing Element update process, development above 23-25 units per acre would typically necessitate subterranean parking, which substantially increases the average subsidy required to make the units afYordable to lower income households. The cost savings from economies of scale for housing production do not usually break even until the density is substantially increased to beyond 30 unhs per acre. To expand the capacity for addhional development, at appropriate locations, the city permits development in the Village at up to 35 units per acre and within the R-30 land use designation density bonuses/increases can be granted to allow denshies above 30 unhs per acre. Conventional Lending Overall, 1.1984.473 households applied for mortgage loans for homes in Carlsbad in 2003 (Table ^1 247-2011, over two-thirds of which were refinancing applications. Of the applications for conventional mortgage loans, approximately ^TOT^TS percent were originated (approved by the lenders and accepted by the applicants)(Table 4.4-2). The overall denial rate was 9T3-12 percent, while 4^13 percent of the applications were withdrawur or closed for incompleteness.^, or received approval, but the applicant did not accept the loan. Among households that applied for home purchase loans in 2003, 691 were low and moderate income.—Low and moderate income applicants had only slightly higher denial rates compared to above moderate income applicants. Among the 34^90 applications for home improvement loans in 2003, 472011, 69 percent were approvedoriginated, 3SH percent were denied, and 2S17 percent were withdrawn? or closed for incompleteness^, or received approval, but the applicant did not accept the loan. Denial rates among low and moderate income applicants were significantly higher than rates for above moderate income households. Most likely, lower and moderate income households had high debt to income ratios to qualify for a second loan for home improvements. Approval rates were slightly higher, at 85 percent, fbr the San Diego-Carlsbad-San Marcos MSA as a whole. HOUSING ELEMENT Toblo i 2 Disposition of Home Purchase and Home Improvement Loan ADPlications Applicant Income Home [Purchase Loans Home Improvement Loans Applicant Income Total % Owgr % Total Apps. % Origi % Applicant Income Total % Owgr % rff \,/iinri Total Apps. % Origi % '"/©'"Vj^lflrF"'- l;Ovv lueome (<80% MFI) 4^ 69T4 44^ U 3g 7 2^ Moderate Income (80 to 120% MFI) 55 9 44^ 2h% 42S 324- Above .Moderate (M 20% .MFI) 3 320 8TS 4^ 51 .j 28-7 Not Available 1 44 33.3 0 55 5 Total 4^49^ 9S 4^ 47A 2« Souioe: Home Mortgage Disclosure Act (HMDA), 2003. ''"'Qthei '" includes applications approved but not accepted, files closed for incompleteness, and applications vvithdravvTV Government-Backed Lending In addition to conventional mortgages, HMDA (Home Mortgage Disclosure Act) tracks loans for government-backed financing (e.g. FHA, VA, or FSA/RHS).' To be eligible for these 'loans, households must meet established income standards and homes must be under a maximum sales price. However, home prices in Carlsbad often exceed the maximum home values established by these government-backed programs, which makes it difficult for households to take advantage of these types of loans. In 2003, onlv 21 households applied for government backed home mortgage loans for properties in Carlsbad. Of these applications, 62 percent w ere originated (approved by the lenders and accepted by the applicants), 19 percent were denied, and 19 percent were withdrawn, closed fbr incompleteness, or received approval, but the loan was not accepted by the applicant. Only one application for a government backed home improvement loan was processed in 2003 and the loan was originated. In 2011, 144 households applied for government-backed home mortgage loans fbr properties in Carlsbad (Table 4.4-2). Of these applications, 72 percent were approved, 13 percent were denied, and 15 percent were withdrawn or closed fbr incompleteness. Application and approval rates have improved substantially since the last Housing Element review in 2003 when only one application for a government-backed home improvement loan was processed and the loan was approved. In 2011, 103 government-backed loans were approved. Approval rates were slightly higher, at 86 percent, fbr the San Diego-Carlsbad-San Marcos MSA as a whole. Government-backed fmancing includes those backed by the Department of Veteran Affairs (VA), Federal Housing Administration (FHA), and Farm Service Agency/Rural Housing Services (FSA/RHS). Down_payment assistance, silent second, and other mortgage assistance programs offered by local jurisdictions are not tracked by HMDA. Table 4.4-2: Disposition of Home Purchase and Home Improvement Loan Applications in Census Tracts Partially or Wholly Within Carlsbad (2011) Government Backed Conventional Home Improvement # % # % # % Approved^ 103 72% 451 75% 62 69% Denied 19 13% 72 12% 13 14% Other^ 22 15% 78 13% 15 17% Total Applications 144 601 90 1. "Approved" includes loans originated or approved, but not accepted. 2. "Other" includes files closed for incompleteness, and applications withdrawn. Source: Home Mortaape Disclosure Act (HMDA). 2011. Mitigating Opportunities Results ofthe HMDA analysis indicate a gap in the availability of home financing for lower and moderate income households, particularly for rehabilitation financing. Tho City will continue to offer a range of homebuyer assistance, as well as rehabilitation assistance programs for lower and moderate ll 1 come households: To address potential private market lending constraints and e.xpand homeownership and home improvement opportunities, the citv offers and/or participates in a variety of home buver, down payment assistance, and rehabilitation assistance programs. These programs assist extremely-low, very-low, low, and moderate-income residents bv increasing access to favorable loan terms to purchase or improve their homes. BT4.4.2 Government Constraints Local policies and regulations can affect the price and availability of housing. Land use controls, the gGrowth ^Management programPlan, development standards, site improvements, fees and exactions, permit processing procedures, and other issues may present potential and actua;1 constraints to the maintenance, development, and improvement of housing. Land Use Controls The Land Use and Community Design Element of the Carlsbad General Plan sets forth policies for guiding local development. The distribution of land use designations within the city are based on several geographical and locational constraints. These constraints include: McClellan/Palomar Airport, San Diego Gas & Electric power plant, Encina wastewater treatment plant, regional commercial areas along Interstate 5 and Highway 78, open space reserves, habitat, beaches and lagoons, as well as the city's overall mesa/canyon topography. The airport, power plant and wastewater treatment plant could preclude residential development in close proximity due to potential public health and safety concems. The natural constraints such as hilly topography, beaches and lagoons also limit the extent and density of residential USCST due to environmental factors. Carlsbad's Land Use and Communitv Design Element establishes ftvesix residential designations (excluding the Village) ranging in density from 1.0 dwelling unit per acre to 3430.0 dwelling units per acre (Table 4A-3). These designations apply to properties outside the Village Redevelopment HOUSING ELEMENT Afea^). The R-30 land use designation was added to the General Plan in February 2013 and allows up to 30 dwelling units per acre. In the Village, a separate land use designation applies (V - Village). This designation permhs both residential and non-residential uses. Depending on the district within the Village, the minimum densitv is 18 units per acre (districts 5-9) or 28 units per acre (districts 1-4) and the maximum density permitted is 23 or 35 unhs per acre, respectively. To further ensure that development adheres to the densities specified, the Land Use and Community Design Element requires development at or above the minimum density specified in Table 4.4-3. As discussed teteybelow under the Growth Management Plan, the Grov^h Management Control Point (GMCP) density represents ensures adherence to the residential eap—dwelling unit limits establishedinvoked by Carlsbad's Growth Management ProgramPlan. Certain findings regarding the provision of adequate facilities and the densities of neighboring developments must be made to allow residential development to exceed the Growth Control PointGMCP density-eap. Table 4.4-3: Land Use Desianations and Impiementina Zones Land Use Deslanation Allowed Densitv (du/ac) (du/ac) Imolementlna Zone R 1.5 - Residential 0.0-1.5 10 R-1, R-A, PC\ RMHP R 4 - Residential 0.0-4.0 32 R-1, R-A, PC\ RMHP R 8 - Residential 4.01 -8.00 M R-1, R-2, RD-M, PC\ RMHP R 15 - Residential 8.01-15.00 12.0 R-3, RD-M, PC\ RMHP, R-P R 23 - Residential 15.0-23.00 20.0 R,3, RD-M. PC\ RMHP. R-P, R-W R 30 - Residential 23.01 - 30.00 25.0 R,3, RD-M. PC\ RMHP, R-P V - Viliaqe Dist 1-4: 28-35 Dist. 5-9: 18-23 max n/a^ V-R ^ Subiect to an approved master plan. ^ Requires an allocation of "excess dwellinq units": 828 "excess dwellinq units" are currentlv resen/ed for the Viliaqe. Source: Carlsbad Draft General Plan update. November 2012. Table 4 3 Land Uso Designations and Implementing Zones Land Use Designation Allowed Density (du/ac) Growth Control Point (du/ac) Implementing Zone RL - Refjidential Low Denijity 0.0 • 1.5 P. 1, R A. PC. RMllP D 1 D A on U\/fUl) Tfrtr—TTtT i\ t. i\ /V. 1 V.., i\i>'irii -RrN4—Residential Medium Density 1.0 8.0 R 1. R 2. RD M, PC. RMHP R l Rp"iHpntini Vlf^Hiiim I liaTi f^r^n'Mtv so ISO 44^ D "3 i>n \4 an o n 44^ iv- j, Ki>'ivi. I' V.., KiVltir, l\-r 15 0 M) 4^ p 1 Rf) M PC p^4^^p p p p w 4^ 1V,J>, l\,l./-lVi. 1 IxlVilM , , i\" w In the Village Redevelopment Area, Carlsbad has applied another, separate land use designation, V Village. This designation pennits both residential and non residential uses, and tho established density ranges are 15.0 to 23.0 and 15.0 to dwelling units per acre. While no Growth Management Control Point has been established for Village residential development, all residential units approved in the Village must be withdrawn from the Excess Dwelling Unit Bank, which is a part ofthe Growth Management Plan discussed below. Growth Management Plan In the mid-1980s, Carlsbad experienced a construction boom. Annual growth rates exceeded ten percent and developers completed the most homes in the city's history prior to that time - 2,612 - in 1986. Further, Carlsbad's General Plan, in effect at that time, established a residential capacity exceeding 100,000 unhs, which potentially meant over 80,000 more homes could be built. With the above in mind, residents expressed concem over the loss of small town identity, disappearance of open space, and potential for growth to outstrip public facilhies and services. Aware that development was creating public facility impacts toon the community, the city began working on its Growth Management ProgramPlan. Among the first aetienactions taken was reduction of the General Plan's residential capacity by approximately one-half in 1985. Subsequent actions included the adoption of a series of interim ordinances to restrict development while the formal Growth Management Program Plan was finalized. In 1986, Carlsbad adopted a citywide Facilhies and Improvements Plan that established much of the foundational aspects of the program. That year, the program was permanently enacted by ordinance. Also in 1986, Carlsbad voters passed Proposition E, which ratified the city's Growth Management Plan. This program imposed very specific facility improvement and/or fee requirements for all new development and ''locked in" tho residential donsity controls which were already part of the program. The program divided the city into four quadrants and established a dwelling unit cap per quadrant. The cap for the entire city is 5L600 units, although the individual quadrant caps cannot be exceeded without approval from Carlsbad voters. The caps are further discussed below. The Growth Management Program Plan ensures that adequate public facilhies and services are guaranteed at all times as growth occurs. This program establishes performance standards for eleven public facilhies. The eleven public facilities addressed are city administration, library, waste-water 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. HOUSING ELEMENT Unless each of these eleven public facility standards has been complied with, no new development can occur. Compliance whh the Growth Management Program Plan is planned for and provided through a three- tiered or phased planning process: • Citywide Facilities and Improvements Plan, which adopted eleven public facility performance standards, defined the boundaries of twenty-five local facility management zones, and detailed existing public facilhies and projected the uhimate public facility needs. • Local Facilities Management Plans are prepared in each of the twenty-five zones and implement the provisions of the Growth Management ProgramPlan. These plans phase all development and public facilhies needs in accordance with the adopted performance standards, provide a detailed financing mechanism to ensure public facilhies can be provided, are reviewed by city staff for accuracy, and are approved by the City Council after a public hearing. • Individual Projects must comply with the provisions of the Local Facilities Management Plans, as well as implement provisions of the citywide plan. The third phase of the program includes the review of individual projects to ensure compliance with all performance standards prior to the approval of any development permits. The 1986 Citywide Facilities and Improvements Plan estimated the number of dwelling units that could be buih as a resuh of the application of the General Plan density ranges to individual projects. For the entire city at buildout, the estimate was 54.600-599 dwelling units (21,121 existing units plus 33,478 ftiture units), which resulted in-er an estimated buildout population of 135.000. The plan further divided the estimated future dwelling units among four city quadrants (the axis of the quadrants is El Camino Real and Palomar Airport Road), as follows: Northwest Quadrant - 5 units: Northeast Quadrant - 6,166 units: Southwest Quadrant - 10,667 units: Southwest Quadrant - 10.801 units. The purpose of this estimate was to provide an approximate uhimate number of future dwelling units and population citywide and for each quadrant for facility planning purposes. The city's Capital Improvement Plan, Growth Management Plan, and public facilhies plans are all based on this estimate. To ensure that all necessary public facilities will be available concurrent with the need to serve new development, it was necessary to set a limit on the number of future residential dwelling units which can be constructed in the city based on the estimate. The city determined the maximum number of future dwelling units which could be constructed in the four quadrants. The axis of the four quadrants is the intersection of El Camino Real and Palomar Airport Road. The maximum number of future dwelling units which may be constructed or approved in each quadrant after November 4, 1986, is as fbllows: Northwest Quadrant 5,811 units; Northeast Quadrant 6,166 units; Southwest Quadrant—10,667 units; Southwest Quadrant—10,801 units. On November 4. 1986, Carlsbad voters passed Proposition E, which ratified the Growth Management Plan and 'locked in" the maximum future dwelling units in each of the four chy quadrants per the estimates specified in the Citywdde Facilities and Improvements Plan. When the Growth Mnnngoment Program was ratified by Carlsbad citizens through an initiative, the voters Proposition E also mandated that the city not approve any General Plan amendment, zone change, tentative subdivision map or other discretionary approval which that could result in future residential development above the dwelling unit limh in any quadrant. This mandate will remain in effect unless changed by a majority vote of the Carlsbad electorate. Local Facilities Management Plan To facilitate effective implementation of the Growth Management Plan, the city is split into 25 different facility zones, each of which requires the preparation ofa Local Facilities Management Plan (LFMP) prior to approving development in the affected zone. The LFMP seeks to ensure that development does not occur unless adequate public facilities and services exist or will be provided concun-ent with new development. These plans are not seen as a constraint to development, but rather as a vehicle to provide infbrmation upfront about the capacity and availability of infrastructure. LFMPs have been adopted fbr all 25 facility zones. Growth Management Control Point Densitv Before Proposhion E was drafted in 1986, one major concem was how best to link development to the provision of public facilities and also assure that once the facilhies were installed subsequent development would not exceed their capachies. When Proposition E was drafted, h created for each residential general plan designation a "Growth Management Control Point" (GMCP) density (dwelling units per acre) at approximately the mid-point of the associated density range (Table 4.4-3). Per the Growth Management Program, the GMCP identified fbr each land use designation in Table 4 3 represents a specific density (dwelling units per acre)The purpose of the GMCP density is to ensure residential development does not exceed the dwelling unit caps established for each quadrant. A development may not exceed the Growth Control PointGMCP density unless the following three findings can be made: • The project will provide sufficient public facilhies for the density in excess of the control pemtGMCP to ensure that the adequacy for the city's public facilhies plans will not be adversely impacted; • There have been sufficient developments approved in the quadrant at denshies below the control pointGMCP to cover the unhs in the project above the control point so that approval will not result in exceeding the quadrant dwelling unit limh; and • All necessary public facilities required by the Growth Management OrdinancePlan will be constructed or are guaranteed to be constructed concurrently with the need for them created by the development and in compliance with adopted city standards. The 2005 2010 Housing Element contains programs discussed in Section 3 that propose densities exceeding the GMCP. In some cases, the proposed densities also exceed the allowed density range fbr the RH land use designation as listed in Table 1 3 above. The density ranges for the RH and the other land use designations in the table are contained in the Growth Management Program. The RH designation establishes the highest density range in Carlsbad. New Housing Element programs propose a minimum density of 12 units per acre in the R.MH land use designation and 20 units per acre in the RH designation. These are 0.5 and 1 unit above their respective GMCP. Both proposed minimum denshies are under the maximum density of 15 units per acre for the RMH and 23 units per acre fbr the RH General Plan designations. As with any project that exceeds the GMCP, the General Plan amendments necessary to approve these incroased minimum densities must demonstrate complianoe with the three findings above.—The increased minimum densities would require a bank withdrawal of no more than 25 units. As discussed and 10 HOUSING ELEMENT shovvn in table 4 4 below, this and other withdrawal proposed as part of this Housing Element would not e.xceed the available bank balance- Section 3 also discusses planned densities in the proposed Barrio and Village Redevelopment areas that exceed the RH designation's maximum density of 23 units per acre. The minimum density proposed for tho Barrio Area is either 12 or 28 units per acre, depending on location; the minimum density proposed in the Village is either 18 or 28 units per acre, depending on the land use district. The Growth Management Program Plan does not prohibit densities whieh-that exceed the maximum ofthe RHR-30 designation; instead the program requires the findings above to be made. In this regard, recent changes to the Village Redevelopment Area development standards permitted a maximum density of 35 units per acre. Approval of these changes includes the determination that future development would remain consistent with growth projections and that no significant improvements would be required to public infrastructure. A similar analysis will be required as part ofthe planning to be done fbr the Barrio Area. Because densities planned fbr the Barrio Area exceed those that currently exist, units will need to be withdrawn from the Excess Dwelling Unit Bank, discussed in tho following section. Excess Dwelling Units To ensure dwelling unit caps in each of the quadrants are not exceeded, Carlsbad developed a tracking system to account for projects approved both below and above the GMCP. Projects that have developed below the GMCP, for example, generate "excess dwelling unhs." that are deposited into an "excess dwelling unit bank" that is maintained by quadrant. Likewise, proposals approved at a denshy above the GMCP withdraw can use these excess units from the bank. Aas long as the specific unh withdrawal willuse of excess units does net-not cause the quadrant dwelling unit limit to be exceededexceed the quadrant cap, projects are able to withdraw from the bank regardless of their quadrant location. On Februar)' 6, 1990, the City Council established Council Policy Statement No. 43 specifies that residential proiects must provide the minimum amount of afYordable housing required by the city's Inclusionary Housing Ordinance to be eligible for an allocation of excess dwelling units. An allocation of excess dwelling units is considered an incentive and, therefore, the council's policy is applicable to both ownership and rental housing proiects. Limiting the use of excess dwelling units to proiects that provide afYordable housing supports the city's ability to achieve the programs of this Housing element, to set out the prooedures and policies regarding withdrawals from and the usage of dwelling units from the Excess Dwelling Unit Bank. On December 17, 2002, the City Council amended Policy Statement 13 to: •—Reduce the number of accumulated excess dwelling units available citywide at the time from 5,985 to 2,800; •—Authorize withdrawals from the bank to be utilized in "qualifying" projects anyw^hore vvithin the city; and •—Establish that-'^alifying" projects were limited to the following types of development proposals: •—Projects that include a request for a density bonus; Housing for lower or moderate income families; Senior housing; 11 •—Housing located within either of the city's two Redevelopment Project Areas, which includes the Village; •—Transit' oriented/"smart growth" developments: •—Conversions of general plan land use designations from non residential to rosidential; and •—Single family developments, in infill areas, under stipulated conditions. The proposals identified in Section 3 to meet the city's remaining Regional Housing Needs Assessment (RHNA) can be considered ''qualifying'' projects and thus eligible to withdraw units from the- are located in the city's redevelopment areas, and are located in smart growth or transit oriented areas such as the proposed Banio Area or Quarry- Creelc. Moreover, by limiting bank withdrawals to only qualifying projects and establishing criteria that favors higher density housing, availability of excess dwelling units fbr programs proposed in this Housing Element is a reasonable assumption. •lust as it removed unhs from the bank, the City Council also has the ability at any time to add unhs to the bank, should it become necessary or desirable. The addition of units to the bank could equal the appro.\imately 3,100 units removed in 2002 or some other quantity as long as that added amount did n0t-6atise the overall cap of 54,600 units to be exceeded. Deposits and withdrawals to the Excess Dwelling Unit Bank and the nuinber of e.Kisting and future units in each quadrant are monitored monthly. This information may be obtained from the city's website at http://vvwvv.carlsbadca.goy,/pdlboc.html'?pid"~188. The following projects approved over the past five years provide a good representation of the developments that have betfr-contributed and utilized excess dwelling unhs to and received units from the bank: •—Snuih'Walsh—A 2002 approval to change tiie General Plan designation from commercial to residential on approximately 5 acre property. This required a bank withdrawal of 30 units. •—Cantarini/Ho//y Springs This large residential project, approved in 2001, deposited 371 units into the Northeast (juadrant bank. Cantarini/Holly Springs is environmentally constrained by habitat and topography and features significant natural open space and did not Tiw Bli{ffs Another 2004 approval. The Bluffs withdrew 17 units from the Northeast Quadrant bank to accommodate a density increase from 11.5 (the GMCP) to 14.6 units per acre. The Bluffs features ten condominiums aflbrdable to veiy low incomo families. Stale Str-ee-t .Mi.xed Use Because of its location in the Village Redevelopment Area, a withdrawal of six unhs was necessary fbr this project, which was approved in 2006. Aura Circle—Thia project, approved in 2007, contributed 12 units to the bank. An eleven lot single family subdivision, over 80^4 ofthe 15 acre project site was set aside as habitat Roherison Ranch—This 2006 project required a withdrawal from the Northeast Quadrant bank of 171 units. A large master planned community, Robertson Ranch, now under construction, w ill fbature over 1,100 units. The withdraw of bank units enabled over 500 units to be approved at densities exceeding the GMCP; as reported in Section 3, 465 were approved between 20 and 22.3 dwelling units per acre (du/ac). exceeding the GMCP of 19 du/ac; and 81 were approved at 12.1 du/ac. exceeding the GMCP of 11.5 du/ac. 12 HOUSING ELEMENT Second Dwelling Units Individuals proposing to construct second dwelling units on their already developed properties must receive a unh withdrawal from the bank. Since 2003. 45 units have been withdrawn from the bank for this purpose. Ocean Street Residences (2008) - A 35 unit condominium proiect including seven aflbrdable units; approved below the GMCP of 11.5 du/ac; created 15 excess dwelling units. • Seascape (2008) - Twelve lot single family residential subdivision that included two affordable housing unhs; approved above the GMCP of 3.2 du/ac: utilized five excess dwelling units. • Tabata Ranch (2009) - General Plan amendment changed the land use designation from RM (4-8 du/ac) to RLM (0-4 du/ac): created 12 excess dwelling units. • Tavarua Senior Apartments (2011) - A 50 unit afYordable senior housing proiect; approved at 55.5 du/ac, above the GMCP of 6 du/ac: utilized 44 excess dwelling units. • Dos Colinas (2012) - A 305 unh continuing care community including 24 affordable housing units: created 111 excess dwelling units. • Rancho Milasro (2012) - A 19 unit single family subdivision: required to construct three afYordable dwelling units or purchase credhs for three units in an affordable housing proiect; approved below the GMCP of 3.2 du/ac: created 34 excess dwelling units. • Vista La Costa Apartments (2012) - A 19 unit apartment proiect approved at 21.6 du/ac. above the GMCP of 19 du/ac; required to purchase credhs for 3 units in an affordable housing proiect; utilized 3 excess dwelling units. • Housing Element Program 2.1 Barrio (2013) - General Plan amendment and zone change to increase allowed densities throughout the Barrio area; included the creation ofthe R-30 (23- 30 du/ac) land use designation; implemented Program 2.1 ofthe 2005-2010 Housing Element: utilized 574 excess dwelling units. • Quarry Creek Master Plan - General Plan amendment, zone change and master plan to allow for the development of 340 dwelling units at a density of 22.2 du/ac, 95 units at 16.7 du/ac, and 221 unhs at 14.2 du/ac; implemented Program 2.1 of the 2005-2010 Housing Element; utilized 363 excess dwelling units. As the above list demonstrates, excess dwelling units are developments throughout Carlsbad have created (when development is approved below the GMCP) and utilized (when development is approved above the GMCP) withdrawn and deposited units; the list also demonstrates that affbrdable housing is achieved even when a proiect can be approved at a density below the GMCP, due to the citv's Inclusionary Housing Ordinance, into the Excess Dwelling Unit Bank and been constructed below and above the Growth Management Control Point. Prior to 2004In the past, development below the GMCP this has beenwas primarily due to housing market condhions, including the desirability of building low density projects. Other reasons for developing below the GMCPGrowth Control Point include environmental constraints, such as topography and sensitive habitat. However, approving densities below the Growth Control PointGMCP is now more difficuh due to Govemment Code Section 65863, which incorporates state legislation (SB 2292) passed in 2004. More details about this law may be found in the section below on mitigating opportunhies. 13 Mitigating Opportunities As of December 1, 2008, the Excess Dwelling Unit Bank had a balance of 2,971 units. This number has changed littie in the past year; in January 2008, the bank balance was 2,967. Overall, from Januai-)^ 2003 through December 2008, 319 units have been withdrawn from the bank and 520 units deposited. The previous section ofthe Housing Eloment, Housing Resources, indicates that the City has a remaining Regional Housing Needs Assessment (RHNA) of 3,566 units, including 2,395 units fbr lower income households and 1,171 units for moderate income households. In the pa^]t, the City has relied on withdrawals from the Excess Dwelling Unit Bank to facihtate the development of housing affordable to lower income households.The capacity (number of units) for each site appropriate fbr lower and moderate income housing identified in the sites inventory in Section 4.3 assumes development will take place at the minimum density ofthe density range. Therefore, none of the sites require the use of excess dwelling units to accommodate the RHNA . As a result, the Growth Management Plan and GMCP density do not serve as constraints to development. Tables 3 1, 3 6, 3 7, 3 9 and 3 10 identify proposed residential and mixed use sites and developments that could help accommodate the City's remaining lower and moderate income RHNA. Additionally, some ofthe shes listed in the tables would need the approval of General Plan Amendments and other planning document changes to re designate the sites to allow residential uses or establish a higher residential density. Some of these identified sites currently allow fbr a maximum number of dwelling units (see "Dwelling Units Permitted" column in Table 4 4) based upon their site acreage multiplied by the Growth Control Point of the existing land use designation and less any existing units. Other identified sites currently do not permit residential uses, such as shopping center sites, or do not have any specific densities assigned to them fbr Growth Management Program complianco purposes, such as properties in the Village. Any dwelling units proposed above what is currently pennitted would need to be withdrawn from the Excess Dwelling Unit Bank. The City has a remaining RHNA of 3,566 lower and moderate income units. The identified sites, based on current Growth Control Point densities, allow fbr the development of 742 of the Chy's remaining lowor and moderate income RHNA.—The balance ofthe remaining lower and moderate income RHNA units (2.821 units) w^ould need to be withdrawn from the Excess Dwelling Unit Bank. The existing 2,971 units in the Excess Dwelling Unit Bank (as of December 2008) are adequate to address the Citv need fbr lower and moderate income housing. 14 HOUSING ELEMENT Table 4-4 Dwelling Units Permitted on Vacant and Underutilized Residential ond Mixed Use Sites and Rocontly Approved Projects Based on Current Growth Control Points Prope rt>' Am Dwelling l.'nits Permitted Bridges at Aviara Portioniiof 215 050 11 and 17 22 216-110 .l 7 Quarry Creek ^ortionr. of 167-010 21 Vacant Unentitled RH Land Vuriouij 224 Underutilized RH sxies V arioua 6% Seoond Pwe 11 i n g I J n i tr; Various Village Redevelopment Area Vmious Comn-iercial .Mixed lJi:ie Ponto Portion of 216 MO 18 Vacant Unentitled RMH Land Various tJndertitili/.cd RMH Land Various Shopping Center Mixed Use Various Proposed Bairio Area Vurioua 70 Recently Approved Projects with Affordable Ifousmg fHarding Street Senior Project)' 201 192 12 Iotal 742 [ hese prejegtfi are found in Table 3 11, Ofthe three projects identified inTable .3 11, only the Harding Street Project is eounied in this Table 4 '1, For purpose?j of this Housing Element, all 15 alTordable units in the Harding Street project have been withdruwi liom the Excess Dwelling linit Bank, Overall the project requires a 11 unit bank withdrawal when also laotoring in itr. market rate units, llie other two projects in t able 3-1L Lumiere and Roosevelt Street, do not require additional bank withdrawals. The Lumiere project is part of the Village Redev elopment Area (already counted above) and the Roosevelt Street project rehabilitates existing units and thus requires no units) frenr-tfMj •• Exees.'i'DwelliRg-l-M In addition to ensuring adequate units exist in tho Excess Dwelling Unit Bank, it is also necessary to verify that the identified sites do not cause the dwelling unit caps of each quadrant to be exceeded. Table 1 5 provides this analysis to demonstrate that quadrant caps will not be exceeded. In The ''Identified Sites" column, reported are the number of units that would be withdrawn from the Excess Dwelling Unit Bank and that are in addition to any units already permitted on the sites by existing General Plan designations and densities, as identified in Table 4 4. As shown below, since per quadrant totals under "Identified Sites" are fewer than the per quadrant totals under "Future Units," each quadrant has sufficient capacity to accommodate proposed Housing Element programs, as indicated by the por quadrant totals under "Remaining Future Units."As shown in Table 4.4-4, the capacity ofthe General Plan, including the sites inventory fbr this Housing Element, does not exceed the dwelling unit limits established by the Growth Management Plan and Proposhion E. General Plan capacitv in Table 4.4-4 is based on the GMCP density for all sites, including those that can accommodate the RHNA; as mentioned above, the capacity used fbr the sites inventory fbr this Housing Element is based on minimum density, which further demonstrates that the sites can accommodate the RHNA and not be constrained by the dwelling unit limits in each quadrant. 15 Zll Table 4.4-4: Analvsis of Identified Sites Compared to Quadrant Dwellina Unit Limits Quadrant Quadrant Dwellinq Unit Limlt^ General Plan Capacity^ Remaininq Future Units Northwest 15,370 14,795 575 Northeast 9,042 9,042^ Q! Southwest 12,859 11,635 1,224 Southeast 17,328 16,713 615 Notes; ^ Based on Proposition E (1986). - Indudes existina units and undevelooed caoacitv (based on GMCP and SANDAG 2050 Reqional Growth Forecast), - When the General Plan update, includinq this Housinq Element, is approved bv the Citv Council, the caoacitv of one or more of the sites in the sites inventory mav need to be reduced to ensure compliance with the Growth Manaqement dwei inq unit limit for the northeast quadrant. The "General Plan Capacitv" and "Remaininq Future Units" referenced above will be updated upon approval ofthe General Plan uodate: in no event will the quadrant dwellinq unit limit be exceeded: also, the sites inventorv w II remain adequate to accommodate the citv's RHNA, Table 4 5 Analysis of Identified Sites Compared to Quadrant Dwelling Unit Caps Quadrant Quadrant Existing IJnits^ FHtur^^Lniis Identified Sites' Remaining Future Units Northwest 4M4 2.539 4^ 1 Qlf, Northeast 9S42 h$2^ Southwest nM9 mm 2-W Southeae; 2rm, •203 3444 stmt! units in 1986, ' BdiXii on Propo,'.iUion '"E " Caps added lo the i 'As^)ecember kHm 'tacluded m totals are the 80 second dwelling units e,-;liniated to be built during the Housing Cycle. These units are di\ ided up eA-enly Government Code 65863 (Assembly Bill SB 2292) SB 2292Califbrnia Government Code Section 65863 prohibits local governments, with certain exceptions, from approving residential projects at a density below that used to demonstrate compliance with Housing Element law. For Carisbad, this Housing Element utilizes the GMCP tninimum has been the density me4 (for lower and moderate income sites) to demonstrate compliance with Housing Element law. In this 2005 2010 Housing Element, compliance is demonstrated not only by-4he-Growth Control- Point but also by new minimum densities that exceed it as discussed in Section 3. Pursuant to California Government Code Section 65863, the City shall not by administrative, quasi judicial, or legislative action, reduce, require or permit the reduction of residential density on any parcel to a density below that which was utilized by the California Department of Housing and Community Development in determining compliance with housing element law, unless, the City makes written findings supported by substantial evidence of both ofthe following: {h—The reduction is consistent whh the adopted general plan, including the housing element. b-.—The remaining sites identified in the housing element are adequate to accommodate the City's share ofthe regional housing need pursuant to Government Code Section 65581. HOUSING ELEMENT If a reduction in residential density for any parcel would resuh in the remaining sites identified in the Housing Element not being adequate to accommodate the city's share of the regional housing need, the city may reduce the density on that parcel provided it identifies sufficient additional, adequate, and available sites with an equal or greater residential density so that there is no net loss of residential unit capacity. The City shall be solely responsible for compliance with Government Code Section 65863, unless a project applicant requests in his or her initial application, as submitted, a density that would result in the remaining sites in the housing element not being adequate to accommodate the City's share ofthe regional housing need.—In that case, the City may require the project applicant to comply with Government Code Section 65863. In such cases, the findings would be made as part ofthe permit approval process. For the purposes of determining or requiring compliance with Government Code Section 65863, the submission of an application does not depend on the application being deemed complete or being accepted by the City. Government Code Section 65863 does not apply to parcels that, prior to January 1, 2003, were either 1) subject to a development agreement, or 2) parcels fbr which an application fbr a subdivision map had been submitted. It should be noted that residential projects vvith densities below the GMCP deposit their unused units into the Excess Dwelling Unit Bank. These excess units are available for allocation to other projects anywhere in Carisbad. Accordingly, there is no net loss of the residential unit capacity used to determine compliance with state housing law. Local Facility Management Plan To facilitate effbctive implementation of tho Growth Management Plan, the City is split into 25 different facility zones and requires the preparation of a Local Facility Management Plan (LFMP) for each zone prior to approving development in the affected zone.—LFMPs have been prepared and development has occurred in all the City's zones, except for Zone 25, located in Carlsbad's north end. The Quarry' Creelc site, portions of which will be redesignated fbr RH and RMH land uses as part ofa new Housing Element program, is in Zone 25. The City estimates that preparation ofa city inhiated LFMP, and related general plan and zoning amendments and an environmental impact report will take Provisions for a Variety of Housing Types Carlsbad's Zoning Ordinance accommodates a range of housing types in the community. Housing types permitted include standard single-family and multi-family housing, mobile homes, second units, mixed-use opportunities, as well as housing to meet special housing needs, such as farm labor housing, and housing for persons with disabilities. Table 4-6.4-5 summarizes and the following text describes the types of housing permitted in each residential and commercial zone. 17 Table 4-64.4-5: Housing Types by Residential Zone Zoning Category Uses ' - ., • 'I:-' , E-A R-E • •'E-l4 R-3 R-P R-W R-DM R-T RMHP c-l, c-2. C-L PC One-Sintile Familv Homes {detached) A P P P P P p-1 p«i.2 P p 4-we-Sinele Familv Homes (attached) El P P P P P p Multi-Family Housing P^^ p4. p46 p6 £ PZ p- Second towelling Units A^-A"^ A« A^^ PA* Mobile Homes A P P P P p^i p*i P! P P P Large Residential Care Facility (>6 persons) C c PC Small Residential Care Facility (<6 persons) A P P P P P p4 P p P! P! P! P Supportive Housing (>6 persons) c! c! c! c! Supportive Housing (1-6 persons) £! P! P! P! P! Sl P! P! P! P! P1 P! Transitional Housing (>6 persons) c! cl c! c! Transitional Housing (<6 persons) P! E! E! E! £! P! P! P! P! P! P! p" Source: City ofCarlsbad Municipal Code, Amended Septenrtber 28. 200'1. Notes: A=Permitted Accessory Use; P=Permitted Use; C=Conditionally Permitted Use ^ Single-family dwellings are permitted when developed as two or more detached units on one lot. Also, one sinqle -familv dwellinq shall be permitted on anv legal lot that existed as of Septeinber 28, 2004. and which is desiqnated and zoned for residential use. ^ When the zone implements the R-8 land use designation. ^ Subiect to approval of a planned development permit. " When the zone implements the R-15 or R-23 land use designation. ^ A multi-familv dvyelling with a maximum of four (4) units mav be erected when the side lot line of a lot abuts R-P, commercial or industrial zoned lots, but in no case shall the propertv consist of more than one lot, or be more than 90 feet in width. ^ Development of four or more multi-familv dwellings reguires approval of a site development plan. ^ Permitted when located above the ground floor of a multistory commercial building and subiect to approval of a site development plan. '"^Accessory to onesingle-family dwelling only. ^ As adopted bv the City Council. October 2, 2012. Coastal Commission review expected in 2014. ^ A multiple family dwelling with a maximum of four (^1) units may be erected when the side lot line of a lot abuts R- P, commercial or industrial zoned lots, but in no case shall the property consist of more than one lot, or be more than 90 feet in width. ^ One-family dwellings are permitted vAxen developed as two or more detached units on one lot. Also, a single one-family dwelling shall be permitted on any legal lot that existed as of September 28, 200-1, and which is designated and zoned for residential use. H^/ith-apfifoval-ot^a-Site-Development PlanT ^lA/hen the zone implements the RMH or RH land use designation. ^lA/hen the zone implements the RMH land use designation. ^"Permitted when the zone implements the RM land use desigrtation. Otherwise, one-family dwellings are permitted when developed as two or more detached units on ono lotr-At&Or Sources.- City of Carlsbad Municipal Code. 2011: Carlsbad Planning Division. 2012. 18 HOUSING ELEMENT Multi-Family Units Muhi-family units comprise roughly 29 percent of Carlsbad's housing stock and are permitted in six of the city's residential zones. Two-family units are permitted in the R-2, R-3, R-DM, R-W, and PC zones, while muhi-family uses up to four unhs are permitted in the R-2 zone when the side lot line of a lot abuts R-P, commercial, or industrial zoned lots. Larger multi-family projects are permitted in the R-3, R-DM, R-W, and PC zones with approval of a She Development Plan. Second Dwelling Units Second dwelling unhs are permitted as an accessory use to a one-family dwelling in the R-E, R-A, R- 1, R-2, R-3, R-P, R-W, R-DM, and R-T zones. City regulations require that if rented, second units must be rented at rates that are aflbrdable to low income households. Manufactured Housing and Mobile Homes State housing law requires communhies to allow manufactured housing by right on lots zoned for single-family dwellings. However, the city can regulate the architectural design of a manufactured home or mobile home. The city's current requirements for manufactured housing and mobile homes comply with Estate law. Mobile homes parks are also permitted in the RMHP zone. Transitional Housing and Supportive Housing Transhional housing is a type of housing used to facihtate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single-family homes, and muhi-family apartments and typically offers case management and support services to return people to independent living (usually between 6 and 24 months). Currently, the Carlsbad Zoning Ordinance does not explicitly address transhional housing facilities. The City w ill amend the Zoning Ordinance to diflbrentiate transitional housing in the fbrm of group quarters from transitional housing as muhi family rental housing developments.—For transitional housing facilities that operate as multi family rental housing developments, such uses will be pennitted by right where multi family housing is permitted and will be subject to the same development standards. For transitional housing facilhies that operate as group quarters, such facilities will be permitted as community care residential facilhies (see discussions under Licensed Community Care Facilhies). Potential conditions fbr approval of large residential care facilities (for more than six persons) as transitional housing may include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those for other similar uses and would not serve to constrain the development of such facilities. Supportive housing The California Health and Safety Code (50675.11 [b]) defines supportive housing as housing with Supportive housing has no limit on length of stay that is occupied by a target population as defined in subdivision (d) of Section 53260. and thatand is linked to onsite or offsite services that assist the supportive housing resident in retaining the-housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population includes adults with low incomes having one or more disabilhiesphysical or development disability, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditionsr-or 19 individuals eligible fbr services provided under the Lanterman Developmental Disabilities Services Act (Division 1.5, commencing with Section 1500, ofthe Welfare and Institutions Code) and. This may, among other populations, also include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from insthufional settings, veterans, or homeless people. Similar to transitional housing, supportive housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments. Supportive housing usually includes a service component either on- or off-she to assist the tenants in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. T he Carlsbad Zoning Ordinance does not currently address the provision of supportive housing. The Zoning Ordinance will be amended to differentiate supportive housing in the fbrm of group quarters from multi family rental housing developments.—For supportive housing facilities that operate as multi family rental housing developments, such uses vvill be permitted by right where multi family housing is permitted and will be subject to the same development standards. For supportive housing facilities that operate as group quarters, such facilities will be permitted as residential care facilities. Potential conditions for approval of supportive housing for more than six persons may Include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those fbr other similar uses and would not serve to constrain the development of such facilities. In order to implement Program 3.15 ofthe 2005-2010 Housing Element, the Citv Council adopted a Zoning Ordinance amendment in October 2012 that identified transitional and supportive housing as either permitted by right or conditionally permitted uses in all residential zones, as shown in Table 4.4-5, and in commercial zones where residential is permitted. The Coastal Commission is anticipated to act on the amendment in early 2014. The chv has not identified any additional barriers to the development of transhional or supportive housing. Emergency Shelters An emergency shelter is a facility that houses homeless persons on a limhed short-term basis. -The Zoning Ordinance does not currently reference emergency shelters directly, although churches may provide temporary shelter. In order to implement Program 3.14 ofthe 2005-2010 Housing Element and comply with SB2, the city adopted a Zoning Ordinance amendment in September 2012 to permit emergency shelters by right in the industrial zones, which are well served by maior transportation and bus routes and have some commercial services. (The La Posada de Guadalupe homeless shelter discussed below is in the Heavy Industrial (M) Zone.) In these zones, year-round shelters vvith up to 30 persons or beds are permitted by right; larger shelters are conditionally permitted. The amendment also provided basic standards. The city anticipates the Coastal Commission will act on the amendment in early 2014. Whh in the Planned Industrial (P-M) and M zones there are at least 27 acres that may be appropriate for emergency shelters. These sites are vacant and not constrained bv airport noise and safety hazards; or private conditions, covenants, and restrictions or a zoning overlay that prohibit residential uses. In 20 HOUSING ELEMENT addition, following a period of significant office and industrial construction in the early 2000s, the city has high vacancy rates for both office and industrial uses (29.3% and 14.6%, respectively)", providing an opportunity fbr emergency shehers to locate in vacant buildings. While the existing La Posada de Guadalupe homeless/farmworker housing facility accommodates the current estimates of homeless persons in the city (110 in 2012, as described in Section 4.2), there may be additional need (e.g. for women and families) in the fbture that can be accommodated on these sites. As with all uses locating in the P-M or M zones, siting an emergency shelter will require consideration be given to the presence of surrounding industrial uses that may employ chemicals or hazardous materials or procedures that could pose a threat. Such surrounding uses may render a potential emergency shelter location as unsuitable or may require additional building requirements, h is not possible to determine if such conditions exist until a specific site is identified. In 2008, the City awarded a $2 million grant from collected Agriculture Conversion Mitigation Fees (see Section 3 fbr more infonnation) to Catholic Charitiesin 2012, Catholic Charities began construction to rebuild and expand the current year-round La Posada de Guadalupe homeless shelter to provide additional farmworker housing. The proiect is funded in part by a Community Development Block Grant and a $2 million grant from the city's Agriculture Conversion Mitigation Fund (see Section 4.3 for more information). Following reconstmction, this facility will feature 50-7270 beds for farmworkers in addition to the 50-beds that currently serve farmworkers and homeless men. Additionally, the city's funding grant stipulated that the farmworker portion of Catholic Charities proposedthe sheher expansion be converted to accommodate homeless persons, including families, should agriculture in Carlsbad ever diminish to the point that farmworker housing is unnecessary. In addition to serving as the site of an existing 50 bed farmworker and homeless shelter, tThe city also participates in regional homeless programs. Most recently, Carlsbad supported through funding the multi-jurisdictional North County Regional Winter Shelter Program, One of the shehers that is part ofparticipating in this Program is La Posada de Guadalupe. Carlsbad is also served by other homeless shelters and programs as identified in Table 42-44-12. The city has also provided funding to North County Solutions for Change (Solutions) to assist them in the development of affordable housing to be used by families graduating from their homeless prevention program. Approximately 10 Carisbad residents are served by the prevention program each year. In 2012, the City Council authorized Solutions to use city allocated funds to assist them in acquiring an existing 47 unit apartment complex in the City of Vista (the high cost of land made it difficult to find a cost effective site in Carlsbad). Solutions completed the rehabilitation of the apartments in Vista and is moving formerly homeless families into the complex. In compliance whh SB 2, this Housing Element has included a program to permit emergency shelters by right in the City in the Planned Industrial (P M) and Industrial (M) zones. In some oases, for reasons explained below, it may also be necessary to amend a property's Qualified Development (Q) Overlay. The P M and M zones apply to most of the City's industrial and business park areas, and they are well served by major transportation and bus routes. The La Posada de Guadalupe homeless shelter 2 City ofCarlsbad. "Working Paper #2. The Local Economy. Business Diversity and Tourism". 2Q1Q. 21 "9 O - discussed above is in the M Zone. Furthermore, locating these shelters in the City's industrial zones is consistent with City Council direction given in 2005. The P M and M zones contain over 2,000 acres of mostly developed properties in Carlsbad- Located in a corridor stretching from Avenida Encinaij near the Pacific Ocean to Carlsbad's eastern boundary with San Marcos and Vista, properties in these zones are served by Palomar Airport Road and El Camino Real, two ofthe City's major arterials. These zones and business and industrial parks within them surround McClellan Palomar Airport. For safety and noise reasons, uses near the airport are generally limited to low intensity, non residential uses, such as manufacturing, warehousing, and office uses. Limited commercial uses are also located in specific areas around the airport and in the P M and M zones to serve the business park population. These uses include business hotels, restaurants, industrial medicine clinics, as well as day to day support services, such as office supply stores, general medical practitioners (e.g., dentists, optometrists), barbers, and banks- While the M and P M zones are substantial in size and are well served by transportation and services, three constraints limit the locational choices for an emergency shelter within those zones: B—Due to the proximity of McClellan Palomar Airport, many properties in the M and P M zones are located in the airport's Flight Activity Zone (FAZ). The FAZs mark the primary airplane approach and departure paths, and properties within them are unsuitable fbr uses that allow the congregation of large groups of people, such as a movie theater, a church, or an emergency shelter. e—Many properties within the P M Zone are governed by private conditions, covenants, and restrictions (CC&Rs). Generally, these CC&Rs prohibh residential usos ofany kind. e—Some properties in the M Zone also have a Qualified Development (Q) Overiay. These overlays may impose restrictions that prohibit residential or transient uses or they may simply refer to the underlying zone (i.e., the M or P M) fbr the list of allowable uses. With the above limitations in mind, potential emergency shelter locations are available in these zones. Approximately 210 acres are unconstrained either by CC&Rs or FAZs and therefore could be considered fbr shelters. Approximately 100 of these acres have a Q Overlay. All such sites have a General Plan designation of Planned Industrial (PI) or Planned IndustriaL^Open Space (PI/OS), the latter of which primarily recognizes the preservation of steep hillside areas next to some developed industrial areas. Furthermore, ofthe av^ailable sites, approximately 13.5 acres are vacant; these vacant acres are zoned P M and do not have a Q Overlay. As tho majority (95%) of the unconstrained acreage is developed, other considerations given to determining property availability were vacancy rates for industrial and office space and whether any ofthe sites could be considered "underutilized." An underutilized site may have characteristics, such as structure age or low improvement value, which may increase the likelihood for redevelopment or reuse as an emergency sheltor.—To determine if a site was underutilized, County Assessor's intbnnation was reviewed to determine if any site had a land value greater than its improvement value. Based on that review, none of the unconstrained sites w^ere determined to be underutilized. In addition, industrial and office vacancy rates were also considered. Since 2000, Carlsbad has experienced a significant amount of non residential construction. The majority of this construction has taken the form of industrial and office buildings in the City's industrial and business parks, rather than in the form of commercial buildings. During the period 2000 to 2007, the City permitted over 7,000,000 square feet of new, non residential space, most of which occurred in the M and P M zones. 22 HOUSING ELEMENT Because of the significant amount of constructton, vacancy rates for both offico and industrial uses are high and provide the opportunity fbr emergency shelters to locate in currently vacant buildings. According to an October 2, 2007, absorption study prepared by Empire Economics fbr the City's consideration of Community Facilities District #3, industrial and office vacancy rates were 12.5% and 22.6%. respectively. The report noted that this was significantly higher than vacancy rates of San Diego County as a whole, which were 6.8^0 and 12.2% for industrial and office uses. Additionally, these high vacancy rates do not portend a new trend. For example, a December 31, 1999, Financial Status Report prepared by the City's Finance Department stated "the City continues to experience a relatively high vacancy rate with commercial/industrial sites within the area duo to a high development rate in previous fiscal years." The report also discussed the lack of finished industrial land in Carlsbad, which was soon remedied by the significant non residential construction that took place beginning in 2000 and that continues today. Carlsbad believes high vacancy rates will continue at least through the remainder of the current Housing Element cycle, thereby providing increased opportunities for homeless shelters to locate in the City.—For example, a July—19, 2008, San Diego—Union Tribune article accessed—en SignOnSanDiego.com, and entitled "16% office vacancy rates seen in County." reported vacancy rates fbr Carlsbad office space at 24%. Additionally, large projects in the Chy's industrial and business park corridor, such as Bressi Ranch and the Carlsbad Forum and Raceway projects, still have a number of vacant lots. Carlsbad Oaks North, a very large business parlv development situated east ofthe airport, has yet to see any building construction. According to its environmental impact report, Carlsbad Oaks North has the potential to add nearly 2,000,000 square feet of industrial and office space. Overall; the City's Finance Department estimates that vacant, non residential acreage in Carlsbad should remain available for construction through 2015.—While these projects are identified to help underscore the likelihood of high vacancy rates over at least the next few years, it should be noted that by and large these projects are not suitable as shes fbr emergency shelters because of restrictions imposed by FAZs and CC&Rs. Emergency shelters will bo subject to the same development standards applied to other development in the zone in which they are to be permitted. Furthermore, pursuant to State law, the City may establish objective development standards to regulate the fbllowing: The maximum number of beds/persons permitted to be served nightly; OfY street parking based on demonstrated need, but not to exceed pat-king requirements for other residential or commercial uses in the same zone; The size/location of exterior and interior onsite waiti ng and client intake areas; The provision of onsite management; The proximity of other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart; The length of stay; Lighting; and Security during hours that the emergency shelter is in operation. Furthermore, As with all uses locating in the P M or M zones, siting an emergency shelter will require consideration be given to tho presence of surrounding industrial uses that may employ 23 chemicals or hazardous materials or procedures that could pose a threat. Such surrounding uses may render a potential emergency shelter location as unsuhable or may require additional building requirements. It is not possible to detemiine if such conditions exist until a specific site is identified. In addition, the City will provide financial support to regional emergency shelter programs. Farm Labor Housing The city permits agricultural use-as a permitted use in many zones, including: Exclusive Agricultural (E-A) Residential Agricultural (R-A) Rural Residential Estate (R-E) One-Family Residential (R-l) Two-Family Residential (R-2) Muhiple-Family Residential (R-3) Open Space (O-S) While the city has established a zoning district of Exclusive Agricultural (E-A), only three, small scattered properties are zoned E-A. Pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household is permitted by right in an agricultural land use designation. Therefore, for properties that permh agricuhural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. Furthermore, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation, according to the Employee Housing Act. Employee housing for six or fewer persons is permitted where a single-family residence is permitted. No condhional or special use permit or variance is required. In 2001. the City amended the Zoning Ordinance to conditionally permit farm labor housing fbr more than 12 persons in a group quarters or 12 units/spaces fbr households in the E A, R P, O, C 1, C 2, C T, C M, M, P M, P U, O S, C F and C L zones. The Zoning Ordinance will be amended again to reflect changes to State Employee Housing Act regarding by right farm labor housing. To complv with Health and Safety Code Section 17021.6 and implement Program 3.13 in the 2005- 2010 Housing Element, a Zoning Ordinance amendment was adopted by the City Council in October 2012. The amendment permits farmworker housing by right or conditionally where agricultural uses are also permitted by right or conditionally, respectively. The city anticipates that the Coastal Commission will act on the amendment in eariv 2014. 24 HOUSING ELEMENT Alternative Housing Recent state legislation State law requires housing elements to identify zoning to encourage and facilitate housing for extremely low income households, including single-room occupancy unhs (SROs). Currently, SROs are provisionally or To implement Program 3.13 in the 2005-2010 Housing Element and expand housing opportunities for extremely low Income households, in September 2012 the City Council approved an amendment to the Village Master Plan and Design Manual to condhionally permitted and establish standards for-as-^ Mmanaged Lfiving Uunits" in certain specific land use districts of the City's Village Redevelopment area. A Mmanaged Lliving Uunit ordinanoe has been drafled. The drafi: ordinance defines managed living unit as a "guest room within a Managed Living Unit project which is designed and intended for transient occupancy of daily, weekly or longer tenancy or permanent residency, providing sleeping or living facilhies for one or two persons, in which a full bathroom and a partial kitchen are providedr^ The Housing Element includes a program to pursue adoption of the Managed Living Unhs Ordinanoe to conditionally permit such housing in the Village Area. The conditions for approval will focus on perfonnance standards such as paricing, security, management, and site design to ensure such housing is well integrated into the surrounding uses.—Development standards for SROs will be similar to efficiency or studio units in order to facility and encourage the development of suoh housing as a viable option for lower income persons.. The amendment fulfilled program objectives by providing standards for a viable, housing option for lower income persons. The city anticipates that the Coastal Commission will act on the amendment in eariy 2014. The city has not identified any additional barriers to the development of alternative housing solutions for very and extremely low income housing. Licensed Community Care Facilities The Califomia Health and Safety Code requires that certain community care facilities serving six or fewer persons be permitted by right in residential zones. Moreover, such facilities cannot be subject to requirements (development standards, fees, etc.) more stringent than single-family homes in the same district. The Carlsbad Zoning Ordinance states that residents and operators of a residential care facility serving six or fewer persons are considered a "family" for purposes of any zoning regulation relating to residential use of such facilhies. Therefore, small residential care facilities are permitted under the same condhions and in the same locations as detached and attached singleeRe-familyr4w^ family, and multiple-family dwellings. Residential care facilities serving more than six persons are condhionally permitted in the R-3, R-D-M and C-2 zones and the R-P zone when that zone implements the RMHR15, R23, or R44R30 land use designation. The city has no distance requirements for residential care facilities. Condhions for approval relate to setback and parking requirements, compatibility with surrounding uses, ingress/egress, consistency with the General Plan and other city plans, requirements by the city's Fire Department, and compliance with State Department of Social Services licensing requirements. Furthermore, the Zoning Ordinance provides that;, on appeal, the City Council may modify these requirements provided that the modifications would not impact the health and safety of the residents. The city's condhions for approval have not served to constrain the development of residential care facilhies in Carlsbad. According to the State Department of Social Services Licensing Division, 3931 licensed residential care facilities for elderly and adults are located in Carlsbadr—, providing over 2,200 beds. Among these facilities, one third (10 facilities) are largorll have more than six beds.—These ten larger facilities total over 2,000 beds. 25 7 S Housing for Persons with Disabilities The State Housing Element law requires a jurisdiction review hs policies and regulations regarding housing for persons with disabilities. Zoning and Land Use: The city of Carlsbad complies with the State law regarding, allowing small licensed community care facilities for six and fewer persons- by right. Facilhies serving more than six persons are condhionally permitted in the R-3, R-D-M, C-2 and R-P zones (see discussion above under "Licensed Community Care Facilhies"). Furthermore, the Carlsbad Zoning Ordinance provides for the development of multi-family housing in the R-2, R-3, R-P, R-W, R-DM, and P-C (as provided through master plans) zones. Regular multi- family housing for persons with special needs, such as apartments for seniors and the disabled, are considered regular residential uses permitted by right in these zones. The city's land use policies and zoning provisions do not constrain the development of such housing. Definition of Family: Although the city does not differentiate between related and unrelated individuals living together in its definifion of "family," HCD commented in the last Housing Element update that the terms in the definition, "reasonable number of persons" and "bona fide housekeeping unit", posed a constraint to housing and were potentially discriminatory. The city removed these terms fiom the definhion of "family'' to eliminate any potential or perceived constraint to development. The amendment was adopted by City Council in 2010 and approved by the Coastal Commission in 2011. Local governments may restrict access to housing for households failing to qualify as a '"family" by the definition specified in the Zoning Ordinance. Specifically, a restrictive definition of "family" that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities but not for housing families that are similarly sized or situated.^ The City of Carlsbad Zoning Ordinance defines a "family" as "a reasonable number of persons who constitute a bona fide single housekeeping unit. Residents and operators of a residential care facility serving six or fowler persons shall be considered a family for purposes of any zoning regulation relating to residential use of such facilhies."—However, since the Zoning Ordinance does not differentiate between related and unrelated individuals nor does it specify the number of persons to bo considered reasonable, this definition is not considered restrictive nor does it present a constraint to housing for persons with disabilities. Nevertheless, the City vvill remove the definition of family from its Zoning Ordinance. Building Codes: The city enforces Titie 24 of the California Code of Regulations that regulates the access and adaptability of buildings to accommodate persons with disabilities. No unique restrictions are in place that would constrain the development of housing for persons with disabilhies. Compliance with provisions of the Code of Regulations, California Building Standards Code, and California court cases; (City of Santa Barbara v, Adamsont 11980} and City of Chula Vista v. Pagardr (1981], etO:) have ruled an ordinance as-invalid if it defines a "family" as (a) an individual; (b) two or more persons related by blood, marriage, or adoption; or (c) a group of not more than a specific number of unrelated persons as a single housekeeping unit. These cases have explained that defining a family in a manner that distinguishes between blood-related and non-blood related individuals does not serve any legitimate or useful objective or purpose recognized under the zoning and land use planning powers of a municipality, and therefore violates rights of privacy under the Califomia Constitution, 26 ^7 OQ- HOUSING ELEMENT federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building Department Division as a part of the building permit submittal. Reasonable Accommodation Procedure: Both the Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and access housing. To provide individuals with disabilities such reasonable accommodation, the city adopted a Zoning Ordinance amendment in 2011 to establish a procedure for requests for reasonable accommodation. The amendment was approved by the Coastal Commission in March 2013. Requests for reasonable accommodations with regard to zoning, permit processing, and building codes are reviewed and processed by either the Planning or Building Department on a case by case basis, depending on the nature ofthe requests.—However, the City does not have a formal procedure fbr processing requests for reasonable accommodation. Mitigating Opportunities The city recognizes the importance of providing a variety of housing options to meet the varied needs of its residents. With respect to emergency shelters, the city will continue to participate financially in regional programs, such as the North County Regional Winter Shelter Program, which utilizes the La Posada de Guadalupe men's homeless/farmworker shelter in Carlsbad and other emergency shelters to provide emergency shelter in the local area. The city's regulations do not represent a constraint to development of the other housing types described above. The City will amend its Zoning Ordinanoe to address the following types of housing: «—Emergency SholtcrSa_Transitional Housings and Supportive Housing: e—The City will amend the Zoning Ordinance to permit emergency shehers by right in a specified zone. e—The City vvill amend the Zoning Ordinance to clearly define the transhional housing and supportive housing. When such housing is developed as group quarters, they should be permitted as residential care facilities.—When operated as regular multi family rental housing, transitional and supportive housing should be permitted as permitted by right as multi family residential use in multi family zones. e—The City shall continue its participation annually and financially in regional programs, suoh as the North County Regional Winter Shelter Program, which utilizes the La Posada de Guadalupe men's homeless/farmworker shelter in Carisbad and other emergency shehers to provide emergency shelter in the local area. •—Farmworker Housing: To comply with Health and Safety Code Section 17021.6, the City will amend tho Zoning Ordinance to permit by right farmworker housing of no moro than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household on properties where agricultural uses are permitted. •—Managed Living Units: The City will adopt an ordinance to conditionally permit and establish standards for managed living units in certain land use districts of the Village Redevelopment Area. 27 •—Roasonoble Accommodation Procedure:—In addition, the City will adopt an ordinance to establish a formal policy on reasonable accommodation. The ordinance will specify the types of requests that may be considered—reasonable accommodation, the procedure and reviewing/approval bodies for the requests, and waivers that the City may offer to facilitate the development and rehabilitation of housing for persons with disabilities. Residential Development Standards Carlsbad regulates the type, location, appearance, and scale of residential development primarily through the Zoning Ordinance. Zoning regulations are designed to maintain the quality of neighborhoods, protect the health, safety, and general welfare of the community, and implement the policies of the city's General Plan. Table 4-7.4-6 summarizes the residential development standards in Carlsbad. Building Standards Single family home projects typically range from four units per acre in the R A zone to eight units per acre in the R 1 zone, depending on which General Plan land use designation the zone implements, specific site conditions, and amenities provided. In addition, one unit per lot is permitted in the R-E Muhi family developments range from 4 to 23 units per acre in various zones, including the R 2, R 3, R W or RDM zones, depending on which General Plan land use designation the zone implements, specific site conditions, and amenhies provided. The maximum height permitted in all zones is between 21 and 35 feet. Minimum lot area ranges from 3.000 square feet in the RMHP zone to 1 acre in the R E zone. Residential developments are required to provide a reasonable amount of open space per unit; therefore, a maximum lot coverage of 40 to 60 percent of available land can be developed within each zone.—Overall, the city's development standards are typical and consistent with a community that is constrained by hs hilly topography. Density is regulated by the General Plan land use designation as demonstrated in Table 4.4-6. 28 HOUSING ELEMENT Table 4^.4-6: Basic Residential Development Standards Characteristic of Lot. Location & IHeigtit R-1 7,-\ RD-iM! •I9^j^y RiMHP *', - v-a Minimum Net Lot Area (in square feet) 43,560 (1 acre) 7,500- 21,780 6,000- 21,780 6,000- 7,500 7,500 6,000- 10.000 5,000 7,500 7,500 3,000- 3,500 n/a Density Ranges (in du/ acre) Q-A 4-8 15 23 = Minimum Lot Width (feet) 300' 60'-80' 60'-80' 60'-80' §0^0' 60' 40' 60'-80' 50' n/a Maximum Lot Coverage 20% 40% 40% 50% 60% 60% 75% 60% 75% 60-100%^ Minimum Setbacks (feet) Front 70' 20'-20'-20'-20'-10'-20'-10" 20' 20'-5' 0'-20'® Side 15'-50' 5'-10'-5'-10'-5'-10'-5'-10'-S0'-10'-4'-8'-5'-10'^ 5'-10'-3' 0'-10'^ Rear -3o: 10'-20'-10'-20' 10'-20' 10'-20' 10' 8' 20' 20'^ 3'-6^ 0'-10'^ Maximum Height (in feet) 35' 24'-35' 24'-35' 24'-35' 35' 35' 35' 35' 35' — 30'-45'^ Source: City of Carisbad, 2006. Notes: -For key lots and lots which side upon commercially or industrially zoned property, the minimum setback is 15 feet -Interior lot side yards must have a minimum setback of 10 percent of the lot width, but not less than must be within 5 feet and need not exceed-tolO feet Corner lot side yards facing the street must be 10 feet and extend the length ofthe lot -A minimum of 15-foot setback permitted providing carport or garage openings do not face the front yard; and a minimum of 10 feet permitted, provideding carport or garage openings do not face the yard and that the remaining front yard is landscaped with a combination of flowers, shrubs, trees, and irrigated with a sprinkler system^ plans shall be approved by the planning director prior to issuance of a building permit for a proposed structure. -Equal to 20percent of lot width, need not to-exceed 20 feet Interior lot side yards must have a minimum setback of 5 feet. Corner lot side yards facinq the street must be a minimum of 10 feet; exceptions can be made to allow a 0-foot interior side yard setback and 5-foot street side yard setback on a corner lot. Interior lot side yards must have a minimum setback of 4 feet. Corner lot side yards facinq the street must be a minimum of 8 feet- Interior lot side yards must have a minimum setback of 10 feet on one side of the lot and a minimum of 5 feet on the other side. Corner lot side yards facinq the street must be 10 feet and extend the length of the lot. In the Viliaqe Review (V-R) Zone, development standards vary bv districL Additionally, the Citv Council mav modify standards on a case-bv-case basis, in order to facilitate affordable housinq or promote "green buildinq" (e.q., LEED certification) desiqn. Source: Citv of Carlsbad. 2011. 29 Parking Parking requirements in Carlsbad vary depending on housing type, based on and anticipated parking needs (Table 4 8). .4-7). The city's parking standards are the same as or lower than many communities in the San Diego region and therefore do not serve to constrain residential development.'* Furthermore, the city has a demonstrated history of making concessions (such asi.e. reduced parking requirements) in order to facihtate affordable housing development. The city has also approved reduced parking standards and increased denshies to foster redevelopment in the Village TTTTTTtt. Table 4-84.4-7: Parking Requirements Use Paridng Requirement Standard Detached and attached single family dwellings in R-1, R-A, E-A and RE Zones 2 spaces per unit in a garage. Planned Unit Developments or Condominiums Studio: 1.5 covered spaced per unit Other units: 2.0 spaces per unit Detached or attached sinqle family dwellings: 2 spaces per unit in Planned Unit Developments or Condominiums a qaraqe. Condominiums: - Studio and 1-bedrom: 1.5 covered spaces per unit Planned Unit Developments or Condominiums - 2+Bedrooms: 2.0 covered spaces per unit Guest parking: QM).3 spaces per unit (<10 units); 0.25 spaces per unit (over 10 units) Apartments Studio and 1-bedroom: 1.5 spaces per unit 2+ Bedrooms: 2.0 spaces per unit Guest parking: Or§0.3 spaces per unit (<10 units); 0.25 spaces per unit (over 10 units) Mobile homes in mobile home parks 2.0 spaces per mobile home plus 1.0 guest space per 4 units. Second dwelling units 1.0 space per unit Residential care facilities 2.0 spaces plus one guest space per three beds. Housing for seniors 1.5 spaces per unit plus one guest space per five units. Source: Citv ofCarlsbad Municipal Code. 20032012. On- and Off-Site Improvements Requirements for on- and off-site improvements vary depending on the presence of existing improvements, as well as the size and nature of the proposed development. In general, most residential areas in Carlsbad are served with existing infrastructure. Developers are responsible for all on-site improvements, including parking, landscaping, open space development, walkways, and all utility connections. On- and off-site improvement standards are specified in the General Design Standards developed by the Public Works Department.citv's Land Development Engineering Division. The General Design Parking standards for the cities of Escondido, Oceanside, San Marcos, Santee, and Vista, and the County of San Diego were reviewed. These communities have adopted parking standards that are virtually the samesimilar, indicating fairly consistent parking requirements in the region. 30 "7 ( HOUSING ELEMENT Standards providecovers standards for: public streets and traffic; private streets and driveways; drainage and storm drains; sewer lines; and grading and erosion controls. The city^ of Carisbad's fee structure includes some on- and off-site improvements. Off-site improvement fees include drainage and sewer facility fees, school fees, park land fees, and public facility fees, among others. Mitigating Opportunities Pursuant to the-Sstate density bonus law, the city offers density increases and/or in-lieu incentives in order to facilitate the development of housing affordable to lower and moderate income households. Depending on the percentage of affordable units and level of affordability, a maximum density bonus of 35 percent may be achieved. Pursuant to the city's Zoning Ordinance, incentives in-lieu of density increases may include the following: • A reduction in she development standards or a modification of Zoning Ordinance requirements or architectural design requirements that exceed the minimum building standards approved by the State Building Standards Commission; Approval of mixed use zoning in conjunction with the housing development; Other regulatory incentives or concessions proposed by the developer or the city which result in identifiable cost reductions; Partial or additional density bonus; Subsidized or reduced planning, plan check or permit fees; and Direct financial aid including, but not limited to redevelopment set aside funding, the city's Affbrdable Housing Trust Fund, Community Development Block Grant funding, or subsidizing infrastructure, land cost or construction costs or other incentives of equivalent financial value based upon the land costs per dwelling unit. Furthermore, developments meeting the-Sstate density bonus requirements may use the Sstate^s parking standards: Studio and one-bedroom: 1 parking space • Two- and three-bedroom: 2 parking spaces • Four or more bedrooms: 2.5 parking spaces These requirements include guest and handicapped parking. Development Review Process City Review One of the City Council's four key priorities for fiscal year 2011-2012 was to streamline city processes to support faster development review processing times and more efficient handling of business requests and sei-vices. To that end, the City Council directed city staff to find ways to forge a stronger partnership with the development community and improve the efficiency of the development review process for the developer, community members, and city staff 31 A working group developed a set of initiatives including reducing the time period fbr proiect reviews, extending the validity period for permits, changing rules for decision-making, and creating manuals and guidelines to clarify and illustrate regulations. In addition, a Development Review Team meets monthly to monitor maior proiects and make sure thev stay on track. Another citv initiative was the consolidation of most of the staff involved in development review (Housing and Neighborhood Services, Planning, Land Design Engineering, Building, and Economic Development) into a single department. Community & Economic Development. This clarified communication lines for both proiect applicants and city staff Most of the initiatives have been implemented. One initiative that requires an amendment to the Zoning Ordinance will become effective when the Coastal Commission acts on the related Local Coastal Program Amendment (anticipated in 2014). Carlsbad's review process depends on the project type and complexity, and whether a major variation in development standards, land use, or operating conditions is requested. If the proposed project involves ownership unhs, then ehher a tentative tract map or parcel map is required. If condominium ownership is proposed, then either a Planned Unit Development (PUD) permit or a Condominium (Condo) Pemih is required. This PUD or Condo Perinit process allows review of project design features, such as architecture, site design, landscaping, and recreation areas. Zoning Ordinance Chapter 21.45 contains the standards required for projects subject to a PUD or Condo permit; the chapter also provides the necessary approval findings and references applicable City Council policies specifying archhectural and neighborhood design. The discretionary review process for rental apartments is less onerous, more straightforward. Apartment projects with no more than four unhs are allowed by right in multi-family zones, provided they meet General Plan density thresholds. Since only a building permit is required, apartment complexes with four or fewer units provide an opportunity for infill of underutilized shes. Apartment developments with more than four unhs must submit a Site Development Plan (SDP) and go before theapplication that is subiect to approval by the Planning Commission. The Planning Commission review of the SDP pertains only to design features of the development since the residential use is allowed by right. According to Zoning Ordinance Section 21.53.120, SDPs are also required for rental or ownership affordable housing projects of any size. "Affordable housing" is defined in the Zoning Ordinance as "housing for which the allowable housing expenses for a for-sale or rental dwelling unit paid by a household would not exceed thirty percent of the gross monthly income for target income levels, adjusted for household size." Review of SDPs for affordable housing projects follows the timeframes discussed below. Processing of SDPs is explained in Zoning Ordinance Chapter 21.06. As mentioned previously, review of the SDP focuses only on design features, not the residential use. An identification of these design features or development standards is listed in Section 21.53.120 (c) as follows: • The development standards of the underlying zone and/or any applicable specific or master plan, except for affordable housing projects as expressly modified by the site development • The site development planSDP for affordable housing projects may allow less restrictive development standards than specified in the underlying zone or elsewhere provided that the project is consistent with all applicable policies (such as the General Plan) and ordinances 32 HOUSING ELEMENT • In the Coastal Zone, any project requiring a SDP shall be consistent with all certified local coastal program provisions, with the exception of density. • Through the SDP process, the Planning Commission or the City Council may impose special conditions or requirements which that are more restrictive than the development standards in the underlying zone or elsewhere that include provisions for, but are not limhed to the following: - Density of use; - Compatibility with surrounding properties; - Parking standards; - Setbacks, yards, active and passive open space required as part of the entitiement process, and on-site recreational facilities; - Height and bulk of buildings; - Fences and walls; - Signs; - Additional landscaping; - Grading, slopes and drainage; - Time period within which the project or any phases of the project shall be completed; - Points of ingress and egress; - Other requirements to ensure consistency with the General Plan or other adopted documents; and - On or off-she public improvements. To assist applicant certainty regarding the standards that would be applied, documents such as the Zoning Ordinance and other planning requirements applicable to multi-family developments are available from the Carlsbad Planning Department Division via mail, email, online, or in person. Applicable provisions as well as application forms and fee information may be found on the department's division's website at http:/Avww.cai-1sbadoa.gov/planning/index.html http://www.carlsbadca.gov/planning/index.html. Additionally, Zoning Ordinance Section 21.06.020 establishes the approval findings for SDPs. These findings are as follows: 1. That the requested use is properly related to the site, surroundings and environmental settings, is consistent with the various elements and objectives of the gGeneral pPlan, will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located, and will not adversely impact the site, surroundings or traffic circulation; 2. That the site for the intended use is adequate in size and shape to accommodate the use; 33 3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, and; 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. These findings, and the development standards that are applicable to multi-family development, are specific to the design of the project and its site, and the project's compatibility with its surroundings and serving infrastructure. Furthermore, they are readily available to a project appUcant. Sites for high density development in the city are located according to General Plan standards to help ensure they are in locations compatible with their surroundings and appropriately located near adequate services and transportation networks. Furthennore, Carlsbad offers the-a_preliminary review process to potential applicants. For a reduced application fee and minimal submittal requirements, applicants will receive detailed information on the standards and processing applicable for their anticipated projects, including comments from the city's Community and Economic Development Department (Building, Land Development Engineering, Fire, and Planning DepartmentsDivisions). and Fire Prevention. For reference. Appendix H contains the staff report and resolutions for Carlsbad Family Housing (Cassia Heights), a recently completed 56 unit affordable apartment project. This project required a General Plan Amendment, Zone Change, Site Development Plan, and Special Use Permit. The report demonstrates the analysis, findings, and conditions applied to an affordable project. The timeframe for processing required permits can vary, depending on the size and type of development, permits required, and approving entity (Table 4-94r-.4-8). Typical processing time for a single-family home is two to three weeks, while larger subdivisions can take 8 to 12 months (from the application date to approval date). Table 4-84.4-8: Discretionary Reviews for Residential Projects Type of Development Permits Required Approving Entity Processing Time Single-Family House (1 Unit) Building Permit Building Official 2-3 weeks Single-Family Standard Subdivision (1-4 Units) Tentative Parcel Map City EngineerPlanner^ 3-6 months Single-Family SmalLlot Subdivision (1-4 Units) Tent. Parcel Map PUD Permit City EnqineerPlanner^ Planning DireGtor 4-8 months Single-Family or Multi-family Condominiums (1-4 Units) Tent. Parcel Map PUD Permit Of Condo Permit City Engineer Planner^ City Planner 4-8 months Single-Family or Multi-family Apartments (1-4 Units) Building Permit Building Official-3-5 weeks Single-Family Standard Subdivision (6-605+ Units) Tent. Tract Map Planning Commission 6-9 months Single-Family SmalLlot Subdivision (§-605+ Units) Tent. Tract Map PUD Permit Planning Commission 6-11 months 34 HOUSING ELEMENT Table 4-94.4-8: Discretionary Reviews for Residential Projects Type of Development Permits Requiied Approving Entity Processing time Single-Family or Multi-family Condominiums (§-605+ Units) Tent. Tract Map PUD Permit ©f Planning Commission 6-11 months Single-Family Standard Subdivision (over 50 Units) Tent. Tract Mop City Council S—15 months Single- Family Small lot Subdivision (over 50 Units) Tent. Tract Mop PUD Permit Gity Council 8—i2 months Single Family— Condominiums (over 50 Units) -Of—Multi-family Tent. Tract Map PUD Permit or City Council 8- monthi: Single-Family or Multi-family Apartments (over 505+ Units) Site Development Plan Citv CouncilPlanninq Commission 6-11 months ^ Affordable housinq proiects of anv size require approval of a SDP bv the Planning Commission. Source; City of Carlsbad, 20062013. California Coastal Commission The city has obtained Coastal Development Permit jurisdiction for five of the six Local Coastal Plan (LCP) segments (excluding the Agua Hedionda Lagoon LCP segment) within its boundaries. Development within these five LCP segments of the coastal zone consistent with the Local Coastal j4an-Program is not required to be reviewed by the Coastal Commission. Proposed changes to the LCP or ordinances that implement the LCP, such as the Carlsbad Zoning Ordinance, require the filing of a LCP amendment with the Coastal Commission after all city approvals have occurred. The Coastal Commission must review and approve these changes before they become effective in the Coastal Zone. This additional review may add several months to a year or more. Since the requirement to file a LCP amendment is applicable to all jurisdictions with Coastal Zones, it is not unique to the eCity of Carlsbad and does not constitute an actual constraint to housing development. San Diego Regional Airport Authority Carlsbad is home to the McClellan-Palomar Airport, a public aviation facility-, owned by the County of San Diego. Pursuant to Estate law, all GPAs, Zene-Zoning OrdinanceGede amendments, and Master and Specific Plan amendments that affect land within the airport's influence area in Carlsbad must be reviewed by the San Diego County Regional Airport Authority (SDCRAA). The SDCRAA has 60 days for the review. However, the City Council has the authority to override the SDCRAA review with a four-fifths vote. Since this requirement is applicable to all jurisdictions located near airports/airfields, this requirement is not unique to the eChy of Carlsbad and does not constitute an actual constraint to housing development. Other potential constraints associated vvith the airport are discussed in Section 4.4.3. 35 Mitigating Opportunities The city complies with Sstate requirements for streamlining the permh processing procedures. In addition, the city offers priority processing for affordable housing projects, reducing the review time for discretionary permhs. Building Codes There have been many revisions to the applicable building, electrical, plumbing, and mechanical codes since the last ITousing Element Update in 1999. In 1999, the City had adopted various editions of the Unifbrm Building, Plumbing, Electrical, and Mechanical codes.—In 2001, the State of California consolidated these codes into the California Building Standards Code, which is contained in Title 21 of the Califbmia Code of Regulations. The California Building Standards Code contains eleven parts: Electrical Code, Plumbing Code, Administrative Code, Mechanical Code, Energy Code, Elevator Safety Construction Code, Historical Building Code, Fire Code, and the Code for Building Conservation Preference Standards Code. In the interest of increasing safety of structures and improvements, the City has adopted the 2001 edhion ofthe California Building Code with minor amendments largely affecting buildings exceeding 35 feet in height by various building con.struction type. However, residential structures in the City have a maximum height limit of 35 feet and therefore, are not likely to be impacted by these amendments. On .lanuary 1, 2011. the 2010 California Building Code and appendices became effective and were adopted by the city, along with local amendments. This includes applicable green building, electrical, mechanical, plumbing and fire regulations. Applicants' plans are reviewed for compliance vvith the building code before permits are issued. Fees and Exactions The City of Carlsbad collects planning and development fees to cover the costs of processing permits. The city also charges impact fees to recover the cost of providing the necessary public services, infrastructure, and facilities required to serve new residential development. Carisbad's development Vpical permit fees schedule ai-eis presented in Table 4-j#r-.4-9. Table 4404.4-9: Development Impact and Permit Issuance Fee Schedule Fee-Type Fee Administrative Variance $660724 Planning Redevelopment Affordable Housing Impact $2^2,915/du In-Lieu $4,515/du Coastal Development Permit Single Family Lot $9001,039 2-4 Units or Lots $4^2,104 5+ Units or Lot Subdivision Conditional Use Permit $3,870 Environmental Impact Report $17,30019.351 36 HOUSING ELEMENT Table 44i)4.4-9: Development Impact and Permit Issuance Fee Schedule Fee-Type Fee General Plan Amendment 0-5 Acres Over 5 Acres $ ^•,"3"'^'05 J 9 3 9 $360 $8,3^0 (based on cubic yards graded) Grading Permit $360 $15,230 (based on Habitat Management Permit Minor Major $Q40533 $04503,770 Hillside Development Permit Single Family Other (Multiple Lots) $2^2,424 Local Coastal Program Amendment $6:3806,019 Local Facilities Management Zone Plan / Amendment $10.000.00/Fee+ Min. Increments Of $5,000.00 Final Mop (Major Subdivision) $6,430+$5/Dcrc PorccI Map (Minor Subdivision) $3,025 Master Plan Master Plan Pre-Filinq Submittal $6,855 Planned Development or Condominium Minor -(<§4 or fewer units) $2^6002,908 Major -(5-50 units) $:^a4^8,064 Major -(51+ units) $11.39012,741 Sewer Connection Fee $4.^1,096 Site Development Plan Minor (<4 units) $3.85Q$4.309 Major (all non-residential) $Q.770$10.930 Specific Plan $3a40Q33.669 Tentative Tract Map (Maior Subdivision) 5-49 Units/Lots $7') Q7Q7 ] 94*7' 50+ Units/Lots n 5,883 Traffic Impact Fee Single Family Detached Condominiums Apartments GommerGial/lndustrial $2,810/unit (in/out of CFD) $§§0-Sg§§1,192-$2.248/unit (in/out of CFD) $420 $6421434-$1,686/unit (in/out of CFD) $29 15/ADT Vorionce Plonning $2,440 Redevelopment Zone Change <5 acres $-1,2304.730 5+ acres $§^?:gO6.408 Source: City of Carlsbad, September 20042012 37 The San Diego Building Industiy Association (BIA) prepares an annual survey of development impact and permit issuance fees for jurisdictions in the San Diego region. As part ofthe 2005 survey, the BIA compared the permit issuance fees fbr a 4 bedroom/3 bath/2700 square foot prototypical home (Figure 4 1).—Among the participating jurisdictions in the North County area, Carlsbad liad moderate fees for the prototype home ($32,971). Fees in Poway were the lowest ($4,500), while foes fbr the prototy pe home in San Marcos were the highest ($47,829). Figure 4 1 Permit ond Development Impact Fees Poway Vista Santee El Cajon Encinitas Escondido Oceanside Carlsbad San Diego Co. Chula Vista San Diego San Marcos $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 Source: San Diego Building Industry Asaociation, 2()()5. The City of Carlsbad also analyzed the permit issuance fees for multi family apartment structures with four or more units. To obtain complete information, data for apartments issued from 2003 to 2007 and only in the area fbr which the City provides water and sewer services was considered. For the 888 apartment units permitted in that time frame, the City charged over $8,800,000 in permit fees, or an average of $9,937 fbr each apartment. Fees do not include school district charges, which are not collected by the City. Between 2000 and 2008. the City's muhi family housing stock increased by 45%. the largest highest growth of muhi family housing in the County, after only the City of San Marcos. Countywide, multi family housing increased 12%. Therefore, the City's fees and other permit processing procedures or land use controls have not constrained multi family development in the City. On average, permit and development impact fbes total to $54,400 for a typical single-family home and $20,600 for a multi-family unit. 38 HOUSING ELEMENT h is difficult to compare fees across different communities, since they tend to have different types of fees. For example, Carlsbad mav have some fees that are higher, but the city does not have a design review fee as in most adiacent communities. Still, a comparative assessment has been undertaken. According to the respective city's draft housing elements, the neighboring City of Oceanside describes $32,829 - $36,109 for single-family homes and $22,832 - $23,488 per unit fbr multi-family project; in the City of San Marcos, fees are estimated at approximately $55,717 per unit in single- family subdivisions and $33,632 per unit for a typical multi-family proiect; and the City of Escondido estimates that a developer can expect to pay $39,860 for a typical single-family dwelling unit and $24,247 per unit for a multi-family project. Mitigating Opportunities Carlsbad's development fees do not unduly constrain the development of affordable housing in the city. Although the city does not waive fees for affordable housing projects, the Housing and Redevelopment Departmentcity provides financial assistance to most affordable housing projects constructed in Carlsbad using a variety of funding sources, including redevelopment housing set asi4er-the Housing Tmst Fund, an4-CDBG/ andHOME Housing Reserve Fund.Funds. C^4.4.3 Environmental Constraints Environmental constraints to residential development typically relate to the presence of sensitive habitat, water supply, topography, and other environmental hazards that can limit the amount of development in an area or increase the cost of development. This section analyzes these potential constraints. Endangered Species/Sensitive Habitat Carlsbad contains many areas where native habitat hosts endangered or sensitive species. Protection of many of the species is mandated by federal and state laws. The presence of sensitive or protected habitat and/or species can constrain the amount of developable land. With the high price of land se high in Carlsbad, this type of constraint on otherwise developable land would make the construction of affordable housing less feasible. Mitigating Opportunities With the adoption of the Habitat Management Plan (HMP) in 2004, the processing time for housing development and associated costs are reduced. Water Supply Although Carlsbad and the San Diego County Water Authority (SDCWA) do not foresee short-term water supply problems, the city cannot guarantee the long-term availability of an adequate water supply. Recent Sstate law requires that the local water purveyor prepare a water supply assessment for larger subdivisions to ensure adequate long-term water supply for single-year and multi-year drought condhions prior to issuance of a building permh. The city also actively implements several water conservation programs and has an extensive network for the collection, treatment, and circulation of recycled water for non-potable uses throughout the city. In 2006, the City approved The Carlsbad Seawater Ddesalination proiect, approved in November 2012, will provide a portion Plant.—If approved by the Coastal Commission and built, the desalination plant wouldprovide 100 percent of the potable water needs of the Carlsbad Municipal Water District (CM WD), which serves 39 most of the city. The CMWD Board approved an intent to enter into a 30-year agreement with SDCWA to purchase 2,500 acre-feet/year of desalinated water. This represents 12.5 percent ofthe long-term projected water demand, and is an important component of the water district's .strategy to The desalination proiect is under ensure long-term water supply under drought conditions, construction and is due to be completed in 2016. Mitigating Opportunities Pursuant to Sstate law, affordable housing projects should be given priority for water and sewer services should jf supply or capacity becomes an issue. -The Carlsbad Municipal Water District (CMWD) serves approximately 75 percent of the city, providing sewer service to the same area as the city of Carlsbad. Both the city and CMWD have adequate capacity and facilities to serve the portion of the city's remaining RHNA that is within their service areas., approximately 3,100 units, or the majority ofthe City's 3,566 remaining RHNA units. PotTions ofthe CMWD service area are also sewered by the Leucadia Wastewater District, an agency further discussed below. The portions of Carlsbad not served by CMWD or the city are located in the southeastem part of Carlsbad, including the community known as "La Costa." For much of this area, the Leucadia Wastewater District provides sewer service and the Olivenhain Municipal and Vallecitos water districts provide water service (Vallecitos also provides sewer service). None of the sites the city has identified to meet its RHNA are located in the Vallecitos service area. However, no more and fewer than 350 of Carlsbad's remaining PJTNAIO potential unhs are located with in in the Leucadia and Olivenhain districts. According to the city's latest Growth Management Monitoring Report (FY 2011-12), both districts have indicated their ability to provide sewer and water services to the RHNA units within their respective service areas. Topography Certain topographic condhions can limh the amount of developable land and increase the cost of housing in Carlsbad. For safety and conservation purposes, Carlsbad's Hillside Development Ordinance does not allow significant amounts of grading without regulatory permits. In addhion, land that has slopes over 40 percent is precluded from the density calculation, adequate sites inventory in Section 4.3. Development on slopes greater than 25 percent but less than 40 percent is permitted mon an area equivalent to half the she's base densitv. site area to ensure safety and avoid erosion. Thousands of acres of land in Carlsbad are constrained by topography. Where residential development is permitted on moderate slopes, the cost of improvement and construction in these areas increases and can affect the end price of the unit. For safety concems and the community goal of preserving the unique scenic qualities of hillside topography, these policies on hillside development are necessary. McClellanZ-Palomar Airport The McCiellan/^Palomar Airport is located east of the 1-5 and north of Palomar Airport Road within the city limits. The significant restrictions to residential development are the airport's flight activity genesafety zones (1-6) and within certain projected noise contour levels. The flight activity zone containsThe safety zones identify areas restricted from certain uses due to potential crash hazards. The projected noise contour levels are used to quantify noise impacts and to determine compatibility 40 HOUSING ELEMENT with land uses. State noise standards have adopted the 65 CNEL (Community Noise Equivalent Level) as the exterior noise environment not suitable for residential use. Mitigating Opportunities The Carlsbad General Plan Land Use Element designates the area around the Aairport primarily for industrial and agriculturaloffice uses. Multi-family residential development may be permitted in Safety Zone 6 without restriction, and in Safety Zones 3 and 4 provided density is limited to not more than 20 dwelling units per acre and additional open land is maintained, providing it serves with or is built in conjunction with adjoining industrial development. Any multi-family housing within the 65 CNEL is subject to a noise study and required mitigation measures. None of the citv's sites identified to meet hs RHNA are located within a restricted safety zone or 65 CNEL airport noise contour. Environmental Constraints of Identified Housing Sites Section 3 identifies a variety of sites that the City proposes to meet its remaining share of the Regional Housing Needs Assessment (RHNA). which totals 3,566 unhs. To the extent possible, the environmental constraints associated wi'th these sites are generally discussed below. Please refer to Section 3 for explanations regarding the General Plan designations and other terms used. 4-:—Robertson Ranch Divided into two planning "villages" consisting of individual planning areas, this large, approved master planned community has a certified environmental impact report (EIR). The east village is under construction. The west village is not yet under construction and ibatures areas of steep slopes and sensitive habitat. However, most ofthe west village is currently in agricultural production or fallow fields, and all master planning for the entire west village is completed. Development ofthe individual planning areas, if in conformance whh the master plan and impacts considered in the EIR, require no further environmental review. ^.—Unentitled Lands—Unenthled parcels with existing RMH or RIT General Plan designations are scattered throughout Carlsbad. Generally, these properties are small, with the majority under one acre in size and the largest approximately 3.5 acres in size. These parcels are typically located in developed areas and are not expected to be heavily constrained by steep slopes and habitat or require significant environmental revievv. 5^—Under util ized Sites—These are properties with exi!3ting RMH or RH General Plan designations and potential for moro intense development. They are all less than one acre in size, located near the coast, and in developed areas. There are Hkely no significant environmental constraints associated with these parcels. A-.—Proposed Barrio Area and Existing Village Redevelopment Area—These two areas have the potential to provide a significant amount of housing—to meet the City's remaining RHNA. Located adjacent to each other and west of Interstate 5, the Barrio and Village areas are in urbanized, developed areas and lack significant topography and sensitive vegetation. Impacts associated whh density increases already approved for tho Village Pvodevelopment Area and considered in this Housing Element have been analyzed in an adopted environmental document. As individual projects are proposed, they will go through separate environmental review although this review is not expected to be significant. The proposed Barrio Area plan will require environmental revievv, which will likely fbcus on potential impacts associated with urban development, such as traffic, aesthetics, land use, and 41 public Ixicilities. Adoption of the planning and environmental documents for the proposed Barrio Area may extend to 2010, but is expected to be completed before July 2010. ^.—Bridges at Aviara Affordable Housing Component—Part of a large proposed senior project, this high density project is located on undeveloped lands in the City's Coastal Zone. Potential environmental constraints include those associated with slopes, sensitive habitat, and land use. The project site is on land currently designated for low density development. The project will be analyzed for compliance with the City's Habitat Management Plan and Local Coastal Program, among other documents. Environmental impacts will be considered in the environmental docuinent prepared for the whole Bridges at Aviara project. Processing ofthe environmental document may extend through 2009. —Ponto—The Ponto area features a proposed RH site and a proposed commercial mixed use site. The RH and mixed use sites and land uses are already identified and analyzed in an approved vision plan and EIR certified by the City Council; however, zoning and General Plan amendments are necessary to put in place correct land use designations, and the EIR is the subject of litigation regarding financial contributions towards off she improvements. Provided htigation is resolved without revisions to the EIR, development consistent with the vision plan should not require additional significant environmental review. —Quarry Creek A fbrmer mining operation. Quarry Creek is a largely disturbed, approximately 100 acre property that also features significant habitat areas. The property is subject to reclamation as required by the state Surface Mining and Reclamation Act. The reclamation plan and accompanying EIR are in preparation and the draft EIR was released for public revicnv in September 2008. Based on earlier agreements, the City of Oceanside, not Carlsbad, is responsible fbr preparation and approval ofthe reclamation plan and EIR. An additional, five acre portion of the fbrmer mine is in Oceanside and is not part of the site considered by this Housing Element. Additional environmental review will be required fbr the land use designations the City proposes fbr this site; this review may inolude another EIR. Furthermore, site reclamation must be permitted and must occur before Quarr>^ Creek is ready for residential or other development. Reclamation includes restoration of Buena Vista Creek, which bisects the she, and remediation of soils and groundwater, a process which is well underway. 42 4.5 §7-Review of 4999Previous Housing Element Before devising a new five year housing plan for the 2005 20102013-2020 Housing Element, the Gcity reviewed the housing programs contained in the L999preyious Housing Element (2005- 2010, extended through 2012 by SB 575) for effectiveness and continued appropriateness. Appendix ^A provides a program-by-program discussion of achievements since 4^9^2005. The continued appropriateness of each program is also noted. Section 46, Housing Plan, of this 2005 20102013-2020 Housing Element was subsequently developed based on th+sthe program-by-program review of the L999preyious Housing Element, assessment of current demographic and housing condhions in the community (Section 4,2), resources available (Section 43), and constraints present (Section 4 A). The following summarizes the achievements of the 4^9^preyious Housing Element in terms of housing constructed and preserved. AT4.5.1 Housing Construction and Progress toward RHNA The following Table 45-1 summarizes the Gcity's progress in housing construction from 2003 through 2012.Ju1v 1, 1999 to June 30, 2005. Overall, tho City's housing production exceeded the RHNA by 36 percent. With the City's highly successful Inclusionoi-y Housing program, tho City was able to produce 1,185 lower income unhs—an accomplishment few jurisdictions in San Diego Countv are able to claim.The RHNA for the previous planning period totaled 8,376 dwelling units. During this time, there were 6,534 dwelling units constructed in the city. Unhs were constructed at a range of income levels, though primarily for market-rate housing. However, due to the decline in sales price in Carlsbad since 2006, even market rate units may have been affordable to moderate income households, as shown in Table 4.3-1. Although not reflected in the table below, the city also helped to finance 50 to 70 addhional shelter beds for homeless men and farmworkers. Table 5 1 Progress toward Meeting thc RHNA; 1999 Fiscol YGOI* Very Low Income Lower Income Moderate Income Above Moderate Income* IVTTTTT 1999 2000 23 i59 42 47690 47^44 2000 2001 X JO 94 47^07 2001 2002 i7 1 Afi '7"5 i7460 2002 2003 69 O 3D 72S 2003 2004 9 59 53 /too •TOO 594 3094—2995 o J 197 1,048 A. vr 922 464 6,851 8,475 r\rii 47^ 4^447 1,436 47594 67244 % of RHNA 15.4% 65.0% 32.0% 426.2% 136.4% Number of units in Above Moderote Income includes 70 units for which the incomo offordobility could not bo determined. Conservativoly, those units aro assumed to bo affordable only to above moderate income households. Table 4.5-1: Progress toward Meeting the RHNA: 2003-2012 Very Low Moderate Above Moderate Total RHNA 1,922 1,460 1,583 3,411 8,376 Accomplishments Units Constructed 231 841 459 5,003 6.534 Units Rehabilitated g. 0_ 0. 0_ 0 Units Conserved 0_ 0. 0_ 0_ 0 Total 231 841 459 5,003 6,534 Source: Citv of Carlsbad. 2012 Annual Housina Element Progress Report. 4.5.2 Housing in the Coastal Zone Pursuant to Sstate law, the Gcity monitors housing activities in the Coastal Zone. According to Sstate law, coastal zone demolitions that meet the-certain criteria are not required to be replaced. One of these criteriacriterion is the demolition of a residential stmcture containing l-essfewer than three dwelling units or the demolition of multiple residential structures containing 10 efor fewer total dwelling unhs. A total of 33-13 umts have been demolished in Carlsbad's Coastal Zone during the 1999 2005previous Housing Element period. Among these units, none waswere subject to replacement requirements. The Gcity's Inclusionary Housing program has caused many resulted in the construction of affordable units to be constructed in the Coastal Zone or within three miles of the Coastal Zone. Detailed in Table 45-2 is a cumulative tabulation of the housing units constructed and HOUSING ELEMENT demolished in theCarlshad's Coastal Zone from 1991 to 200^2012. Between 4^2005 and 2012 2005, 7.583. 687 housing units were added to the Coastal Zone, of which 75 (or 10 percent)25 (4 percent) were affordable to lower-income households. Table 4.5-2: Coastal Zone Residential DeveloDment Sinqle-familv Multifamily Mobile Demolitions Affordable Date Attached Detached 2-4 units 5+ units Mobile Demolitions Affordable Date Attached Detached 2-4 units 5+ units Homes Demolitions Units 1991-1999 (Julv 1, 1991 to June 30, 1999) 134 2,041 307 366 0 16 344 1999-2005 (Julv 1, 1999 to June 30, 2005) 60 2,381 305 4,837 0 8 456* 2005-2012 (Julv 1, 2005 to December 31, 2012) 367 12 82 226 0 13 25 *lncludes 17 second dwellinq units Source: Citv of Carlsbad. 2013 Table 5 2 Coastal Zone Residential Development Single family Attached Detached Multifamily 2-4 units 5 f units Mobile Hemes Demolitions Affordable Units 1991 1999 (July 1, 1091 to June 30, 1999) 434 2,041 J>DO 46 344 1900 2005 (July 1, 1099 to 3unc 30, 2005) 69 3,381 -ant; 4,837 ^Includes 17 second dwelling units Source: City of Carlsbad PERMITS Plus System, 2007 BT4.5.3 Housinq Preservation Overall, the Gcity's housing stock is new and in good condition; therefore, housing preservation activities focused primarily on preserving the affordability of the units. Between 49^2005 and 2OOS2012, the Gcity implemented the following preservation programs: Condominium Conversion—Condominium conversions resulted in the loss of 30 rental units; however, the City collected $135,150 in Inclusionary In Lieu Fees, which vvill bo used to provide afYordable housing in the City to replenish the rental housing stock. -Mobile Home Pari( T\\Q City assisted in the tenant-purchase of one mobile home park. Acquisition and Pvohabilitation—The City assisted in the acquisition and rehabilitation of one rental property consisting of 75 units (Tyler Court), which presei-vxxl units fbr -individuals vvith extremelv low and very low incomes. • In 2010, the city approved the conversion of a mobile home park from rental to a resident-owned park. Affordabilhy of the units is protected pursuant to state law. • In 2012, the City Council approved a $7.4 million residual receipts loan from the Housing Trust Fund for the acquisition of 42 1950's era duplex units in the Barrio. The intent ofthe property acquisition is to consolidate the parcels and construct a new 140 unit high denshy (minimum 23 du/ac) lower income affbrdable housing development. C. Eligibility for Self Certification of 2005 2010 Housing Element Jurisdictions in the San Diego region are eligible to participate in the Self Certification program of the Housing Element, provided that the jurisdiction meets its affordable housing production goals as assigned by SANDAG. To be eligible to self certify the 2005 2010 Housing Element, the City of Carlsbad must provide a total of affordable housing units fbr 629 lowor income households between 1999 and 2001. Speciflcally, the affordable housing production goals are divided into the fbllowing income groups: Betw^eon July 1, 1999 and June 30, 2004, the City of Carlsbad had already created 1,583 affordable housing opportunities/self certification units fbr lower income households. The City exceeded its self certification goals in all income categories. Based on this level of accomplishments, the City of Carlsbad is eligible to self certifv' the 2005 Housing Element.—See Appendix A for Records of Affbrdable Housing Production. 4.6 e^Housing Plan This section of the Housing Element sets out the city's long-term housing goals and identifies a menu of shorter-term objectives, policy poshions, and programs to achieve the long-term goals. The goals, objectives, policies, and programs comprise a broad-based Housing Plan for the creation of housing opportunities throughout the city. Through this Housing Plan the city demonstrates its understanding of the magnitude of the housing problemneeds, as well as its commitment of city resources to providing the necessarv solutionsaccommodate those needs. Fiscal Considerations While the city affirms its commitment towards meeting the community's housing needs, it is nevertheless incumbent on the city to acknowledge that the Housing Plan is but one of a large number of programs competing for the finite fiscal resources of the city. As such, h is not possible to subject this Housing Plan to strict budgetary scrutiny. In addition, there may be legal requirements affecting future encumbrances of funds, as well as demands in other areas requiring the city to make difficuh decisions on budgetary priorities. Defining Goals and Policies The Goals. Policies and PoliciesPrograms section (4.6.1) of the Housing Plan establishes a policy framework to guide city decision making to meet identified goals. The housing programs outlined later represent actions the city of Carlsbad will undertake to promote housing opportunities for all segments of the community. The housing Ggoals are articulated as a general "end condhion statement", which states a desired outcome. The Ggoals do not contain an action verb as they reflect a final statement of what the city will hope to achieve. How the goal will be achieved is established via the subordinate policies and programs. Policies are statements on the poshion the city takes to implement an objective. Policies contained in the Housing Element are important statements as they reflect the city's official poshion on a matter. Future development must be consistent with these policies. Designing Housing Programs The housing goals and policies address Carlsbad's identified housing needs, and are implemented through a series of housing programs offered by the city. Housing programs define the specific actions the city will undertake to achieve the stated goals and policies. Each program identifies the following: Funding: Indicates the sources of funds to be used for each program. When these funds become unavailable, implementation of these programs may not be possible. Lead Agency: Indicates the agency, department, division or authority responsible for the program. When more than one agency is listed it is a joint or cooperative effort. The Ci ty Council functions as the Housing Authority means the Citv (?ouncil authoritv over any in carrying out various housing program, theprograms. Administration and actual staffing of which is to l:>ehousing programs are carried out by the Housing and RedevelopmentNeighborhood Services De par tmen t Division. Objectives: Indicates the specific objectives to be achieved. Whenever possible, the objectives would be quantified. Time Frame: Indicates the time span for the programs and target year for specific accomplishments or milestones. Unless otherwise stated, the time frame for program implementation is Julv 1. 2005April 30. 2013 through June 30. 201 O.April 29.2021. 4.6,1 ArGoals, Policies, and Programs Preservation Preserving the existing housing stock and avoiding deterioration that often leads to the need for substantial rehabilitation is one of the city's goals. In addition, h is important to preserve affordable housing units in the community to maintain adequate housing opportunhies for all residents. Goal 1: Carlsbad's existing housing stock preserved, rehabilitated, and improved with special attention to housing affordable to lower-income households. Policy 1.1: Withhold approval of requests to convert existing rental units to condominiums when the property contains households of low and moderate income, unless findings can be made that a reasonable portion of the units will remain affordable, and the City has met its need for affordable housing stock fbr lovver and moderate income groups after conversion, or the loss of afYordable units is mitigated. Policy 1.2: Set aside approximately 20 percent of the rental unhs acquired by the city_T Redevelopment Agency, or Housing Authority for rehabilitation purposes for households in the very low income range. 310 HOUSING ELEMENT Pohcy LS: 'Target Cit>',—Redevelopment Agency, or Housing Authority—provision of rehabilitation assistance and assistance to homeowners of low income, special needs and senior households in that prioritv. Policy 1.34: Monitor the status of assisted rental housing and explore options for preserving the units "at risk" of converting to market-rate housing. Policy l.&^4: Seek to reduce or eliminate net loss of existing mobile home rental opportunities available to lower and moderate income households. Policy 7.6T-5: Aim to retain and preserve the affordability of mobile home parks. Policy l.'h-Cr. Survey residential areas periodically to identify substandard and deteriorating housing in need of replacement or rehabilhation. Policy l.%T-7: Provide rehabilhation assistance, loan subsidies, and rebates ferto lower-income households, persons of special needs households, and senior homeowners to rehabilitate deteriorating homes. Policy 1.9~-S: When feasible, acquire rental housing from private owners as feasibleby utilizing various local, state, and federal funding sources, and rehabilhate deteriorated structures if needed. If acquisition is not feasible, provide incentives to property owners to rehabilhate deteriorating rental units that house lower income households. Policy 1.9: Provide a reasonable number of rental units acquired bv the city or Flousing Authoritv fbr rehabilitation purposes to be affordable to households in the extremely and/or very low income rcinge. Program 1.1: Condominium Conversion The city will continue to discourage and/or restrict condominium conversions when such conversions would reduce the number of low or moderate income housing unhs available throughout the city. All condominium conversions are subject to the city's Inclusionary Housing Ordinance; the in-lieu fees or actual affordable units required by the ordinance would be used to mitigate the loss of affordable rental units from the city's housing stock. Funding: Inelusionarv Housing In Lieu FeeHousing Trust Fund Lead Agency: Planning DepartmentDivision Objectives and Time Frame: • Continue implementation of the Inclusionary Housing Ordinance and impose inclusionary housing requirements on condominium conversions. 6\\ Program 1.2: Mobile Home Park Preservation The city will continue to implement the city's Residential Mobile Home Park zoning ordinance (Municipal Code Chapter 21.37) that sets condhions on changes of use or conversions of Mmobile Hhome Pparks-r. consistent with Government Code Section 66427.5. The city will also assist lower income tenants of mobile home parks to research the financial feasibility of purchasing their mobile home parks so as to maintain the rents at levels affordable to its tenants. Funding: Housing Trust Fund, Sstate grants and loans Lead Agency: Planning DepartmentDivision, Housing and RedevelopmentNeighborhood Services DeparfinentDivision Objectives and Time Frame: • Continue to regulate the conversion of mobile home parks in Carlsbad, as permitted by state law. • As appropriate, pFrovide information to mobile home park tenants regarding potential tenant purchase of parks and assistance available. Program 1.3: Acquisition/Rehabilitation of Rental Housing The city will continue to provide assistance on a case-by-case basis to preserve the existing stock of -lewlower and moderate income rental housing, including: • Provide loans, grants, and/or rebates to owners of rental properties to make needed repairs and rehabilhation. • As financially feasible. aAcquire and rehabilitate rental housing that is substandard, deteriorating or in danger of being demolished. Set-aside at least 20 percent of the rehabilitated units for e-Ktremely- and/or very low income households. • As appropriate and determined bv City Council. pRrovide deferral or subsidy of planning and building fees, and priority processing. Priority will be given to repair and rehabilitation of housing identified by the city's Building DepartmentDivision as being substandard or deteriorating, and which houses lower income and in some cases moderate income households. Funding: State grants and loans. Housing Trust Fund. Pvedevelopment Housing Set Aside. CDBG Lead Agency: Housing and RedevelopmentNeighborhood Serv ices DepartmentDivision. Building DepartnientDivision Objectives and Time Frame: • Assist in the acquisition and/or rehabilitation of fO-44 rental housing units between 300^2013 and 304-02020. 31-2^ HOUSING ELEMENT • Contact nonprofit housing developers annually to explore opportunities for acquisition/rehabilitation of rental housing. • Publicize city funding available for acquisition/rehabilitation activities on City websheAs appropriate and as financially feasible, make funding available to non- profit organizations to assist in the acquishion and rehabilitation of existing rental housing. Program 1.4: Rehabilitation of Owner-Occupied Housing As the housing stock ages, the need for rehabilhation assistance may increase. The city will provide assistance to homeowners to rehabilitate deteriorating housing. Energy conservation improvements are eligible activities under the Citv's rehabilitation assistance. Eligible activities under this program include such things as repairing faulty plumbing and electrical systems, replacing broken windows, repairing termite and dry-rot damage, and installing home weatherization improvements. Assistance w4ti-mav include financial incentives in the fbrm of low interest and deferred payment loans, and rebates. Households targeted for assistance include lower-income and special needs (disabled, large, and senior) households. Funding: grants Redevelopment Housing Set Aside, Housing Trust Fund. CDBG, Sstate loans and Lead Agency: Housing and RedevelopmentNeighborhood Services DepartmentDivision Objectives and Time Frame: • Continue to implement the citv's Minor Home Repair Program to provide grants to up to 10 low income households to help improve their single-family homes.Assist- in the rehabilitation of 25 owner occupied housing units between 2005 and 2010. Program 1.5: Preservation of At-Risk Housing One project Seascape Village—within the city-Santa Fe Ranch Apartments-may be considered as at risk:—This project has deed restrictions on 42 units that are set to expire January 1, 2009. The Gity will if the owner pays off bonds early. While this is unlikely since the current income at affordable levels is not substantially lower than the potential income at market rates, the city will nonetheless monitor theits status of projects such as Seascape Village that may be at risk,. Through monitoring, the citv will ensure tenants receive proper notification of any changes-en^ are aware of available special Section 8 vouchers, and. The city will also contact nonprofit housing developers to solicit interest in acquiring and managing at risk proiects the property in the event this or any similar project becomes at risk of converting to market rate. Funding: grants Redevelopment Housing Set Aside, Housing Trust Fund. CDBG, Sstate loans and Lead Agency: Housing and RedevelopmentNeighborhood Services DepartmentDivision \ -'2 Objectives and Time Frame: AnnuallvPeriodically monitor the at-risk status of Seascape Village and contact property owner fbr intention to convert to market rate housingthe 64 units at Santa Fe Ranch Apartments. Ensure that the tenants receive proper notification for any action related to rent increases. Assist tenants to receive special Section 8 vouchers set aside by HUD for tenants whose rent subsidies are terminated due to e-xpiration of project based Section 8 eoi'itraets: Contact nonprofit housing developers in 2008 to solicit interest in acquiring and managing at-risk housing projects: • Provide tenants with information about other available rental assistance programs. Housing Opportunities A healthyr and sustainable community relies on its diversity and its ability to maintain balance among different groups. The city encourages the production of new housing units that offer a wide range of housing types to meet the varied needs of its diverse population. A balanced inventory of housing in terms of unh type (e.g., single-family, apartment, condominium, etc.), cost, and architectural style will allow the city to fulfill a variety of housing needs. Goal 2: Policy 2.1: Policy 2.42: Policy 2.S-3: New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. Ensure sufficient developable acreage in all residential densities to provide varied housing types for households in all economic segments. Policy 2.12: Ensure the availability of suiTicient developable acreage in all residential densitiesAllow development of sufficient new housing to accommodate varied housing types to meet Carlsbad's share ofthe 2010-2020 f Regional hHousing ftNeeds Assessment (RHNA) for 2005 2010, as determined by SANDAG and consistent with this Housing Elementdiscussed is Section 4.3 (Resources Available). Policy 2.3: Identify, monitor, record, and report data on housing units constructed, converted, and demolished in the Coastal Zone along with information regarding vvliether these units are affbrdable to lovver and moderate income households pursuant to State law. Ensure that housing constmction is achieved through the use of modified codes and standards while retaining quality design and architecture. Provide alternative housing environmentsopportunities by encouraging adaptive reuse of older commercial or industrial buildings. HOUSING ELEMENT Policy 2.44: Encourage increased integration of housing whh nonresidential development where appropriate. Policy 2.7-5: Encourage the use of innovative techniques and designs to promote energy conservation in residential development. Program 2.1: Adequate Sites to Accommodate the RHNA The Gcity will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities sufficient to meet the Gcity's housing need for current and future residents. Any such actions shall be undertaken only where consistent with the Growth Management Plan. In order to ensure that adequate residential acreage at appropriate densities is available to meet the Cit\''s Regional Housing Needs Assessment (RHNA) the City will implement the fbllowing obfeetives-- «—The City shall process a general plan amendment(s) to redesignate a minimum net acreage of each site in Table 6 1 to RH and require that the redesignated sites be shall also process all necessary amendments to the Zoning Ordinance and other planning documentS;-su€4v-as rnaster or specific' plans. Table 6 1 General Plan Amendment (RH); Ponto and Quarry Creek Property ATJJfcl Approximote Minimum Acres to be Redesignated teHRff Density • TvrTCT Po n to 216 140 17 674 1 ->.o Quarry Greek Portions of 167 040 21 i579 ono Commercial Mixed Use Ponto Portion of 216 140 18 2.8 2B The City shall process a general plan amendment(s) to redesignate a minimum net acreage of each site in Table 6 2 to RMH and require that the redesignated site be developed at a minimum density of12 units per acre. As part of this program, the City shall also process all necessary amendments to the Zoning Ordinance and other planning documents, such as master or specific plans. Table 6 2 General Plan Amendment (RMH); Quarry Creek Property Approximote Minimum Acres to be Re designated te-RMH Density Quarry Creek Portions of 167 040 21 17 -)nn •—The City shall process general plan amendments to establish minimum densities of 12 units per acre and 20 units per acre for the RMH and RH land use designations, respectively, except for those RH designated properties in the Beach Area Overlay Zone. •—The City shall process amendments to the Village Redevelopment Master Plan and Design Manual and/or other planning documents as necessar)' to establish, for residential projects and mixed use projects with residential components within the Village Redevelopment Area, minimum denshies equal to 80% of the maximum of the density range. For land use districts 1—1 (density range of 15—35 units per acre), as specified in the Carlsbad Village Redevelopment Master Plan and Design Manual, 80^0 shall be 28 units per acre. For land use districts 5—9 (density range of 15—23 units per acre), 80% shall be—18 units per acre. Furthermore, the City shall approve modifications to development standards of tho Carlsbad Village Redevelopment Master Plan and Design Manual if a project satisfactorily demonstrates as determined by the City that suoh modifications are necessary to achieve the minimum densities. •—The City shall process amendments to the general plan and zoning ordinance and process other planning documents as necessaiy to establish and permit the minimum denshies, areas, and land uses as described in Section 3 and specified in Tables 3 1,3 6 and 3 9 for the Barrio Area. •—The City shall amend its zoning ordinance, general plan, and other land use documents as necessary to permit residential in a mixed use format on shopping center sites and commercial areas with a General Plan designations of "CL" and "R" and zoning designations of ''C L," "C 1" and "C 2," and/or other general plan and zoning designations as appropriate.—Mixed use residential on shopping center and commercial sites shall be at a minimum density of 20 units per acre. The analysis in Section 4.3 (Resources Available) identifies examples of how housing has been built on very small sites, such as in the Village and Barrio. However, to expand opportunities for additional affordable housing, the city will encourage the consolidation of small parcels in order to facilitate larger-scale developments that are compatible with existing neighborhoods. Speciflcally, the city will continue to make available an inventory of vacant and underutilized properties to interested developers, market infill and redevelopment opportunities throughout the city, particulariy inincluding the Village Redevelopment Area and proposed Barrio Area, and meet with developers to identify and discuss potential project shes. 61^ HOUSING ELEMENT For the Barrio Area, incentives shall be developed to encourage the consolidation of parcels and thus the feasibility of affordable housing. These incentives shall include increased density and other standards modifications. To facilitate development in the Village Redevelopment Area, modification of standards (including increased density) are permitted for affbrdable housing, "green" buildings, and projects which moot the goals and objectives ofthe Village (which include residential and mixed use developments). In addition, the city offers offsets to assist in the development of affbrdable housing citywide. Offsets include concessions or assistance including, but not limited to, direct financial assistance, density increases, standards modifications, or any other financial, land use, or regulator)^ concession which would resuh in an identifiable cost reduction. The city will also encourage lot consolidation by assisting in site identification. Funding: Departmental budget and Housing Trust Fund Lead Agency: Housing and RedevelopmentNeighborhood Services DepartmentDivision, Planning DepartmentPiv ision Objectives and Time Frame: • Provide—Maintain adequate residential sites to accommodate the 2010-2020 RHNA.ensure compliance with the adequate sites requirements of AB 2348 fbr meeting the Regional Housing Needs Assessment (RHNA) for the 2005 2010 planning period. •—Amendments to the general plan, zoning ordinance, and other land use documents necessary to effectuate the density changes and other Program components above shall be implemented by September 2012, except fbr Quarry Creek, Ponto, and the Barrio Area. •—Since they require extensive legislative and environmental actions (e.g., preparation and adoption ofa master plan, Local Facilities Management Plan, and environmental impact report) general plan and zoning amendments fbr (Quarry Creek, Ponto, and the Barrio Area shall be implemented by Februan 2013. • Post the inventory of vacant and underutilized properties on the city's website or in a public notification area ofthe city's Planning Division within one year of Housing F^lement adoption. 3\1 Program 2.2: Flexibility in Development Standards The Planning De part m entD 1 v i s i on, in hs review of development applications, may recommend waiving or modifying certain development standards, or propose changes to the Municipal Code to encourage the development of low and moderate income housing. The citv offers offsets to assist in the development of affordable housing citywide. Offsets include concessions or assistance including, but not limited to, direct financial assistance, density increases, standards modifications, or any other financial, land use, or regulatory concession that would result in an identifiable cost reduction. Funding: Department budget Lead Agency: Planning DepartmentDiyislon Objectives and Time Frame: Continue to offer flojubility in dovolopmont otandardo to facilitate tho development of lovifor and moderate inoomo houooholdot This shall include consideration of making offsets available to developers when necessary to enable residential projects to provide a preferable project type or affordability in excess of the requirements of Municipal Code Chapter 21.85, Inclusionaiy Housing. As defined in Chapter 21.85, offsets may include but aro not limited to density increases on any residential site. • Continue to offer flexibility in development standards to facihtate the development of lower and moderate income households. •—Process an^eiym-ents te its Planned Unit Development Ordinance, Parking Ordinance and Beach A rea Overt ay Zone and tlie V illage M-aster P I an • and I^s ign M anual to medify development standards te enable the aehievement of higher densitv' residential projects by the end of 2007 (Note: These amendments were adopted in early or late 2007 and are novv pending Coastal Commission approval, which is expected in 2009). • Periodically review the Municipal Code and recommend changes that would enhance the feasibility of affordable housing, while maintaining the quality of housing. Program 2.3: Mixed Use The Gcity will encourage mixed-use developments that include a residential component. Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses. Major industrial/office centers, where not precluded by environmental and safety considerations, should incoq^orate mi xed indiistrial/offlee/residential uses. •—As described in Program 2.1. the City shall amend ihe zoning ordinance and other necessary land use documents to permit residential mi.xed use at 20 units per acre on shopping center sites and commercial areas. Funding: Departmental budget Lead Agency: Planning DepartmentDivision 10 HOUSING ELEMENT Objectives and Time Frame: • Periodically review development standards and incentives that would encourage mixed-use developments. • Identify areas and properties with potential for mixed-use development and provide information to interested developers. Program 2.4: Energy Conservation The city of Carlsbad has established requirements, programs, and actions to improve household energy efficiency, promote sustainability, and lower utility costs. The citv shall enfbrce state requirements for energy conservation, including the latest green building standards, and promote and participate in regional water conservation and recycling programs. •—Enforce Califbmia building and subdivision requirements by requiring compliance with state energy efficiency standards (including adoption ofthe California Energy Code, 2007 hemes with passi-ve or natural heating opportunities to -the extefrt-feasible thyettgh;- fbr example, lot erientatiei^. •—Encourage solar water heating by requiring new residential construction (ownership dwelling units only) to pre-plumb te aeeommedate solar hot water -systems; This requirement has been in effect since 1981. •—Promote and participate in regional water conservation programs that allow Carisbad Municipal Water District (CM WD) residents'to receive rebates for water efficient clothes washing machines and toilets, free on site water use surveys, and vouchers for weather based—irrigation—controllers.—The City publicizes these programs—m—its website, www.carlsbadca.govAvater/ wdtips.html. CMWD serves approximately 75 percent of the GrtVT CMWD is also a signatory to the Califomia Urban Water Conservation Council Memorandum of U nderstanding ("MOU"). Signatories to the-MOU implement 14 BestMaiiagement Practices'that have received a consensus among water agencies and conservation advocates as the best and most Fealistic niethods to produce significant water savings from conservation. In 1991 . Carlsbad adopted a five phase Reeyeled Water Master Plan designed te save potable water. The result is that CMWD has the most aggressive water recycling program- in the region when measured in terms of percent of supply derived from recycled water. In its 2005 Urban Water Management Plan, CMWD estimates that in 2020 seven percent ofthe water needs ofthe area it serves will be met by conservation. 21 percent by recycled water usage, and 72 percent by desalinated water. • Create a coordinated energy conservation strategy, including strategies fbr residential uses, as part ofa citywide Climate Action Plan. 11 • In the Village Redevelopment Area, encourage energy conservation and higher density development by the modification of development standards (e.g. parking standards, building setbacks, height, and increased density) as necessary to: - Enable developments to qualify for silver level or higher LEED (Leadership in Energy & Environmental Design) Certification, or a comparable green building rating, and to maintain the financial feasibility of the development with such certification. - Achieve densities at or above the minimum required if the applicant can provide acceptable evidence that application of the development standards precludes development at such densities. Modifications may include but are not limited to changes to density, parking standards, building setbacks and height, and open space. • Facilitate resource conservation for all households by making available, through a competitive process. Community Development Block GrantsCDBG funds to non- profit organizations that could use such funds to replace windows, plumbing fixtures, and other physical improvements in lower-income neighborhoods, shelters, and transitional housing. Per (jeneral Plan policy, reduce fossil fuel consumption and pollution and improve res i dents 'heal th- by req ui ri n g: e—New development to provide pedestrian and bike linkages, when feasible, which connect with nearby community centers, parks, school, and other points of interest and major transportation corridors. e—Multi family uses to locate near commercial centers, employment centers, and maj or transportati on corri dors. of Gov'erniTie^its-Regieiial Gefflpreheesive-Plan vision for cmnpaet. sustainable growth. Per the Gity's Growth Management Program: e—Facilitate development of higher density, affordable, and compact development by allowing withdrawals from the City's Excess Dwelling Unit Bank (see Section 4 for fuFther details) only for certain qualifying projects: these projects include—transit oriented/smart growth developments.—senior and affordable housing, and density bonus requests. • Encourage infill development in urbanized areas befbre allowing extensions of pubic facilities and improvements to areas which have vet to be urbanized, particularly in the Village and Barrio, through implementation of the Village Master Plan and Design Manual and the allowed density ranges in the Barrio. Funding: Departmental budget/General Fund Load Agency: Planning DepartmentDivision; Building DepartmentDivision 12 HOUSING ELEMENT Objectives and Time Frame: • Continue to pursue energy efficient development and rehabilitation of residential unhs through incentives, funding assistance, and city policies. • Continue to explore additional incentives to facilitate energy efficient development. Goal 3: Sufficient new, affordable housing opportunhies in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. Policy 3.1: Pursuant to the Inclusionai-y ITousing Ordinance, Rrequire affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental proiectsunits approved for anv master plan community, residential specific plan, or qualified subdivision (as defined in the Inclusionary' Housing Ordinance). For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects exempt). Policy 3.2: Annually set priorifies for future lower-income and special housing needs. The priorhies will be set through the annual Consolidated Annual Plan^ which is prepared by the Housing and RedevelopmentNei ghborhood Services DepartmentDivision with assistance from the Planning DepartmentDivision and approved by the City Council. Priority given to the housing needs for lower- income subgroups (i.e., handicapped, seniors, large-family, very-low income) will be utilized for preference in the guidance of new housing constructed by the private sector and for the use of city funds for construction or assistance to low income projects. Policy 3.3: Accommodate General Plan Amendments to increase residential densities on all facilitate the development of affordable housing.—Any proposed General Plan Amendment request to increase site densities for purposes of providing affordable housing, will be evaluated relative to the proposal's compatibility with adjacent land uses and proximity to employment opportunhies, urban services or major roads. These General Plan Land Use designation changes will enable up to 23 dwelling units per acre, and; in conjunction with the City's Density Bonus Ordinance could potentially increase the density by 35 percent. Through the City's AfYordable Housing Program (i.e., the Inclusionary Housing Ordinance), density inereases in excess ef 35 percent mav alse be realized. , and other policies applicable to higher density sites that are identified in the General Plan Land Use and Community Design Element. Policy 3.4: Adhere to City Council Policy Statement 43 when considering allocation of "excess dwelling units" from the Excess Dwelling Unit Bank fbr the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 4.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of 13 housing aflbrdable to lower income households. Amended on December 17, 2002, Policy Statement 43 authorized withdrawals from the banks to be utilized in the fbllowing "qualifying" projects anywhere within the city: 4_—Projects that include a request fbr a density bonus; 3- :—Housing for lower or moderate income families; ?r.—Senior housing; 4- :—Flousing located within either ofthe city's two, official, redevelopment areas; —Transit oriented/"smart growth" developments; residential: and 7. Single family developments, in infill areas, under stipulated conditions. Policy 3.5: Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate income households consistent with priorities set by the Redevelopment—and—Housing and Neighborhood Services DivisionPepartmont, in collaboration with the Planning Depailment.Division, and as set forth in the city's Consolidated Plan. Policy 3.6: Encourage the development of an adequate number of housing units suitably sized to meet the needs of lower and moderate income larger households. Policy 3.7: Ensure that incentive programs, such as density bonus programs and new development programs are compatible and consistent with the city's Growth Management OrdinancePlan. Policy 3.8: Maintain the Housing Tmst Fund and explore new funding mechanisms to facilitate the construction and rehabilhation of affordable housing. Policy 3.9: Consistent with Sstate law, establish affordable housing development with priority for receiving water and sewer services when capacity and supply of such services become an issue. Policy 3.10 Pursuant to state law, identify and monhor housing units constructed, converted, and demolished in the Coastal Zone along with infonnation regarding whether these units are affordable to lower and moderate income households Program 3.1: Inclusionary Housing Ordinance The city will continue to implement hs Inclusionary Housing Ordinance, which-that requires a minimum of 15 percent of all ownership and qualifying rental residential proiects of seven or more units w4tMn--an^--Master Plan/Speeific Plan community-or other qualified subdivision (currently seven units or more) -be restricted and affordable to lower income households. This program requires an agreement between all residential developers subject to this inclusionary requirement and the city which stipulates: • The number of required lower income inclusionary units; • The designated shes for the location of the units; 14 HOUSING ELEMENT • A phasing schedule for production of the units; and • The term of affordability for the unhs. For all subdivisions ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary unhs is permitted. The fee is based on a detailed study that calculated the difference in cost to produce a market rate rental unit versus a lower-income affordable unit. As of September 1. 20062013, the in-lieu fee per market- rate dwelling unh was $4,515. The fee amount may be modified by the Ceity Council from time-to-time and is collected at the time of building permh issuance for the market rate unhs. The city will continue to utilize inclusionary in-lieu fees collected to assist in the development of affordable umts. The city will apply Inclusionarv Housing Ordinance requirements to rental projects if the proiect developer agrees by contract to limit rent as consideration for a "direct financial contribution" or other fbrm of assistance specified in density bonus law; or if the proiect is at a density that exceeds the applicable GMCP density, thus requiring the use of "excess dw^elling units", as described in Section 4.3 (Resources Available). The city will also continue to consider other in-lieu contributions allowed by the Inclusionary Housing Ordinance, such as an irrevocable offer to dedicate developable land. Funding: Departmental budget Lead Agency: Planning DepartmentDiv is i on. Housing and RedevelopmentNeighborhood Services Departmen t Div i si on Objectives and Time Frame: • Based on past trends and proiects in pipelineSANDAG's Regional 2050 Growth Forecast and current housing estimates, the city anticipates 40603,847 new housing units to be developed between 300^2010 and 344402020, potentially generating an577 inclusionary requirement of (»09-units. • Annually aAdjust the inclusionary housing in-lieu fee as necessary and appropriate to reflect market condhions and ensure fees collected are adequate to facihtate the development of affordable units. Program 3.2: Excess Dwelling Units Bank Pursuant to City Council Policy Statement 43, Tthe city will continue to utilize maintain, monitor and manage the Excess Dwelling Unit Banic, composed of "excess dwelling units", described in Section 4.3 (Resources Available), for the purpose of enabling anticipated under the city's Growth Management Plan, but not utilized by developers in approved projects. The city will continue to make excess units available fbr inclusion in other projects using suoh tools as density transfers, density increases/bonuses and General Plan amendments to increase allowed densitychanges to the General Plan land use designations per Council Policy Statement 43. Based on analysis conducted in Section 4 A (Constraints and Mhigating Opportunities], the city icim accommodate its 2010-2020 RHNA without the need to utilize excess dwelling 15 units to accommodate the remaining RHNA of 2,395 units for lower and 1.171 units for moderateRHNA at each household income households, which would require withdrawal of 2,830 units from the Excess Dwelling Unh Bank.level. Funding: Departmental budget Lead Agency: Planning DeparhnentPivision Objectives and Time Frame: •—Ensure adequate e.xcess dwelling units are available to address the City's remaining lower income RHNA for the 2005 2010 period. • Consistent with City Council Policy 43, continue to utilize the excess dwelling units to provide affordable housing to lower income households. Program 3.3: Density Bonus In 2004, the State adopted new density bonus provisions (SB 1818) that went into effect on January I, 2005. Consistent with the new state law (Government Code sections 65913.4 and 65915), the city vvill continuecontinues to offer residential density bonuses as a means of encouraging affordable housing development. In exchange for setting aside a portion of the development as units affordable to lower and moderate income households, the city will grant a density bonus over the otherwise allowed density, and up to three financial incentives or regulatory concessions. These units must remain affordable for a period of no less than 30 years and each project must enter into an agreement with the city to be monitored by the Housing and RedevelopmentNeighborhood Services DepaitmentPivision for compliance. The density bonus increases with the proportion of affordable unhs set aside and the depth of affordability (e.g. very low income versus low income, or moderate income). The maximum density bonus a developer can receive is 35 percent when a project provides 11 percent of the units for very low income households, 20 percent for low income households, or 40 percent for moderate income households. Financial incentives and regulatory concessions may include but are not limited to: fee waivers, reduction or waiver of development standards, in-kind infrastructure improvements, an additional density bonus above the requirement, mixed use development, or other financial contributions. Funding: Departmental budget. Housing Trust Fund. Redevelopment Flousing Set Aside Lead Agency: Planning DepartmentDivision. Housing and RedevelopmentNeighborhood Services DepartmentDivision Objectives and Time Frame: • Ensure thatApply the city's imv-Density Bonus Ordinance^ which is consistent with the Inclusionary Housing Ordinance state law. • Encourage developers to take advantage of density bonus incentives. 16 3?^ HOUSING ELEMENT Program 3.4: City-Initiated Development The city, through the Housing and RedevelopmentNeighborhood Services DepartmentDivision, will continue to work with private developers (both for-profit and non-profit) to create housing opportunities for low, very low and extremely low income households. Funding: Redevelopment Housing Sot Aside. Housing Trust Fund, CDBG, and other ftederal, Sstate and local funding Lead Agency: Planning DepartmentDivision, Housing and RedevelopmentNeighboriiood Services DepartmentDivision Objectives and Time Frame: • Work with a private, non-profit affordable housing developers to cGreate at least 70 city-inhiated or non-inclusionary affordable housing unhs for lower income households between 2005 and 2010. (Note: The City considers this program already met through tiie construction in the current housing cycle of two non inclusionaiy projects, Cassia Heights and Roosevelt Gardens. These projects provide 67 homes fbr lower income households as discussed in Section 3.)2013 and 2020. Program 3.5: Affordable Housing Incentives The city uses Redevelopment Housing Set Aside Funds and will consider using Housing Trust Funds on a case-by-case basis to offer a number of incentives to facihtate affordable housing development. Incentives may include: • Payment of public facility fees; • In-kind infrastructure improvements, including but not limited to street improvements, sewer improvements, other infrastmcture improvements as needed; • Priority processing, including accelerated plan-check process, for projects that do not require extensive engineering or environmental review; and • Discretionary consideration of density increases above the maximum permitted by the General Plan through review and approval of a Ssite Ddevelopment RjDlan (SDP). Funding: Departmental budget, Flousing Trust Fund, Redevelopment Tax Increment and Housing Set Aside, CDBG Lead Agency: Planning DepartmentDivision, Housing and RedevelopmentNeighborhood Services Departm en tPi v isi on, Finance DepartmentDi vision Objectives and Time Frame: • Assist in the development of 3^150 affordable units between 30042013 and 39402020 (inclusive of units to be assisted under Program 3.4T_I City-Inhiated Development, and Program 3.\0jj: Senior Housing). 17 Program 3.6: Land Banking The city will continue to implement a land banking program to acquire land suitable for development of housing affordable to lower and moderate income households. The Lland Bbank may accept contributions of land in-lieu of housing production required under an inclusionary requirement, surplus land from the city or other public entities, and land otherwise acquired by the city for hs housing programs. This land would be used to reduce the land costs of producing lower and moderate income housing by the city or other parties. The city has already identified a list of nonprofit developers active in the region. When a city- owned or acquired property is available, the city will solicit the participation of these nonprofits to develop affordable housing. Affordable Hhousing Ffunds will be made available to facilitate development and the city will assist in the enthlement process. Funding: CDBG, Redevelopment Housing Set Aside, Housing Tmst Fund Lead Agency: Community Development Major Service Area, including the Housing and RedevelopmentNeighborhood Services DepartmentDivision Objectives and Time Frame: •—Compile an inventory of surplus properties owned by the City and other public entities by June 2009 and update the inventory annually for potential acquisition by the City. • Solich nonprofit developers when city-owned or acquired property becomes available for affordable housing. • Make available the ghy's Affordable Housing Trust Fund to nonprofit developers to help defray costs associated with construction and acquisition of affordable housing. Provide land for development of affordable housing. • Consider private-public partnerships for development of affordable housing. •—Assist in the pennit processing of-afYordable -housing proposals by nonprofit developers. Program 3.7: Housing Trust Fund The city will continue to maintain the various monies reserved for affordable housing, and constituting the Housing Trust Fund? for the fiduciary administration of monies dedicated to the development, preservation and rehabilhation of affordable housing in Carlsbad. The Housing Tmst Fund will be the repository of all collected in-lieu fees, impact fees, housing credits, loan repayments and related revenues targeted for proposed housing as well as other local, state and federal funds. Tlie city vvill explore additional revenue opportunities to conU'lbute to the Housing Trust Fund, particularly, the feasibility of a housing impact fee to generate afYordable rental unhs when affordable units are not included in a rental development. 18 HOUSING ELEMENT Funding: In-Lieu fees, real propertv tran-4eF-teximpact fees, housing credit revenues, and HOME/CDBG Housing Reserve, local, state and federal funds Lead Agency: Housing and RedevelopmentNeighborhood Services DepartmentDi vision. Finance DepartmentDiv i s i on Objectives and Time Frame: • F!.xplore the feasibility ofa rental housing impact fee within one year of adoption of this Housing F-lement. • Actively pursue housing activities to t4mely-encumber and disburse monies within the Housing Trust Fund that are specifically designated for the development of affordable housing fbr low income households, including the development ef Robertson Ranch and Cantarini/Holly Springs, and the rehabilitation of Tyler Court between FY 2008/09 and FY 2011/12^ Program 3.8: Section 8 Housing Choice Vouchers The Carlsbad Housing Authority will continue to operate administer the city's Section 8 Housing Choice Voucher program to provide rental assistance to very low income households. Funding: Federal Section 8 funding Lead Agency: Housing and RedevelopmentNeighborhood Services Department Div i s i on Objectives and Time Frame: • Continue to provide rental assistance to approximately ^700600 extremely low and very low income households. Program 3.9: Mortgage Credit Certificates The city participates in the San Diego Regional Mortgage Credh Certificate (MCC) Program. By obtaining a MCC during escrow, a qualified homebuyer can qualify for an increased loan amount. The MCC entitles the homebuyer to take a federal income tax credit of 20 percent of the annual interest paid on the mortgage. This credit reduces the federal income taxes of the buyer, resulting in an increase in the buyer's net earnings. Funding: San Diego County MCC allocations Lead Agency: Housing and Rede vel op ment N e i gh borhood Serv ices Departm entDi v i s ion Objectives and Time Frame: • Continue to promote the MCC program with the objective of assisting at least two households annually. 19 2., 7 Program 3.10: Senior Housing The city will continue to encourage a wide variety of senior housing opportunhies, especially for lower-income seniors with special needs, through the provision of financial assistance and regulatory incentives as specified in the city's Senior Housing Overlay zone. Housing fbr Senior Citizens Ordinance (Municipal Code Chapter 21.84). Projects assisted with these incentives will be subjected to the monitoring and reporting requirements to assure compliance with approved project conditions. In addition, the city has sought and been granted California Constitution Article 34 authority by its voters to produce up to 200 senior-only, low-income restricted alTordable housing unhs. The city would need to access its Article 34 authority only when it functions as the owner of the prejeety where- the ei4y owns provides financial assistance and regulates more than 51 percent of the development. Funding: Departmental budget, Housing Trust Fund, Redevelopment Housing Set Aside, Private financing, state public financing Lead Agency: Housing and RedevelopmentNeighborhood Services Departinent Div isi on. Planning DepartmentDivision Objectives and Time Frame: • Periodically review the senior housing Overlay provisions in Municipal Code Chapter 21.84 to expand housing opportunities for seniors. *—Prm-i^le-infeniiatien on incentives to interested developers. • Work with senior housing developers and non-profit organizations to locate and construct at least 50 units of senior low-income housing between 20052013 and 2(m202Q. Program 3.11: Housing for Persons with Disabilities The city will adopt an ordinance to establish a formal policy on offering reasonable accommodations to persons with disabilities with regard to the construction, rehabilitation, and improvement of housing. The ordinance will specify the types of requests that may be considered reasonable accommodation, the procedure and reviewing/^'approval bodies for the requests, and waivers that the City may offer to facilitate the development and rehabilitationThe city has an adopted ordinance to provide individuals with disabilities "reasonable accommodation" in land use, zoning and building regulations. This ordinance seeks to provide equal opportunity in the development and use of housing fbr people with disabilities through flexibility in regulations and the waiver of certain requirements in order to eliminate barriers to fulfilling this obiective. The citv will continue to evaluate the success of this measure and adjust the ordinance as needed to ensure that it is effective. Moreover, the city will seek to increase the availability of housing fbr personsand supportive services to the most vulnerable population groups, including people with disabilhiesT through state and federal funding sources, such as HUD's Section 811 program and CDBG funding. 20 A'T*/ "A HOUSING ELEMENT Funding: Departmental budget Lead Agency: Planning Department, Building DepartmentDivision Objectives and Time Frame: • AdeptEvaluate the use and effectiveness ofthe reasonable accommodation ordinance annual Housing Element Progress Reports. • Continue to provide opportunities for the development of afYordable housing for seniors and persons with disabilities. Program 3.12: Housing for Large Families In those developments that are required to include 10 or more unhs affordable to lower-income households, at least 10 percent of the lower income units should have three or more bedrooms. This requirement does not pertain to lower-income senior housing projects. Funding: Departmental budget Lead Agency: Planning PepartmentPivision; Housing and Neighborhood Services Pivision Objectives and Time Frame: • Continue to implement this requirement as part of the Inclusionary Housing Ordinance. Program 3.13! Farm Labor Housing Pursuant to the State Employee Housing Act. the City pemiits by right employee housing fbr six or fewer in all residential zones where a single family residence is permitted. Farm labor housing fbr 12 persons in a group quaiters or 12 units intended for families is permitted by right on properties where agricultural uses are permitted. In 2004,-the City amended the Zoning Code to conditionally permit fann labor housing for more than 12 persons in-a group quarters or 12 units/spaces for he«sehel4s4n-ti=H^42-A^:^^ Funding; State and Federal grants and loans, CPBG, AfYordable Housing Trust f4tMi:--Agricultural Conversion Mitigation-Fee Fund Lead Agency ! Gemmunity Pevelopment Major Service Area; Planning Pepartment Objectives and Time Frame: •—Continue to work vvith, and assLsL local community groups, social welfare agencies, fannland owners, and other interested parties to provide shelter for permanent and migi'ant fannworkers in the City, including notifying these parties of the grant application period for Agricultural Mitigation Conversion Fees, which may be used to provide fannwerker housing. 21 •—Coordinate with other regional and local programs to address farm labor housing needs in a cooperative, regional approach: •—Amend the Zoning Ordinance to comply with Health and Safety Code Section 17031:6. permitting by right farmworker housing of ne niore than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household on properties where agricultural uses are permitted by .lune 2009. Program 3.^13: Housing for the Homeless Carlsbad will continue to facilitate and assist vvith the acquishion, for lease or sale, and development of suitable sites for emergency shehers and transhional housirig for the homeless population. This facilitation and assistance will include: • Participating in a regional or sub-regional summit(s) including decision-makers from Nnorth San Piego County jurisdictions and SANDAG for the purposes of coordinating efforts and resources to address homelessness; • Assisting local non-profits and charitable organizations in securing state and federal funding for the acquisition, constmction and management of shelters; and • Continuing to provide funding for local and sub-regional homeless service providers that operate temporary and emergency shehersran4. •—Identifying a specific zoning district in the City where emergency shelters will be permitted by right, with the following criteria: e—The appropriate zoning district will offer easy access to public transportation and supportive services. e—The zoning district should also contain adequate vacant and underutilized sites or building-that can be converted to accommodate'emergency shelters. •e—Besides being subject to the same development standards applied to other development in the speeified zeni-ng district; the City will establish objective development standards to regulate the following: 1) the maximum number of beds/persons permitted to be served nightly: 2) off street parking based on demonstrated need, but net to exceed parking requirements for other residential or commercial uses in the same zone: 3) The size./location of exterior and interior onsite waiting and client intake areas; 4) The previ'-sten ef ensite fflanage-n-^rent; 5) The proximity of ether emeFge-i^ey S'helters, provided that emergency shek^re are afK'i 8) Seeurity during hours that the emergency shelter is in operation. Funding: Housing Tmst Fund, Redevelopment Housing Set Aside, CDBG Lead Agency: Community—Development—Major—Service—Area:—Planning Housing and Neighborhood Services Department Di v i si on 22 HOUSING ELEMENT Objectives and Time Frame: • Provide funding for homeless shelter providers through the annual Action Plan process for the use of CDBG funds. • Annually Pparticipate annually and financially in regional programs, such as the North County Regional Winter Shelter Program, which utilize shehers such as the La Posada de Guadalupe men's homeless/farmworker shelter in Carlsbad. •—Amend the Zoning Ordinance to permit emergency shelters by right in the Planned Industrial (P M) and Industrial (M) zones within one year ofthe adoption of the 2005 3010 Flousing Element (i.e. by September 2009).—In addition, and if necessarv' and applicable, a property's Site Development Plan, as imposed by its Qualified Development Overlay ("Q") Zone, will be amended to permit emergency shelters by i4glit within the time frame specified. Program 3.15: Transitional and Supportive Housing Currently, the City's Zoning Ordinance does not address the provision of transitional housing and supportive housing.—The City will- amend the Zoning Ordinance to cleariy define transitional housing and supportive housing. When auch housing is developed as group quarters, they should be permitted as residential care facilities. When operated as regular multi fiimily rental housing, transitional and supportive housing should be permitted by right as a multi fiimily residential use Funding:—None Required Lead Agency: Planning Department Objectives and Time Frame: •—Amend Zoning Ordinance to address transitional housing and supportive housing by June 2009. Program 3.4:614: Supportive Services for Homeless and Special Needs Groups The city will continue to provide CDBG funds to community, social welfare, non-profit and other charitable groups that provide services for those with special needs in the Nnorth San Diego County area. Furthermore, the city will work with agencies and organizations that receive CDBG funds to offer a city Rreferral Sservice for homeless sheher and other supportive services. Funding: CDBG Lead Agency: Housing and RedevelopmentNeighborhood Services DepartmentDivision 23 Objectives and Time Frame: • Provide funding for supportive service providers through the annual Action Plan process for the use of CDBG funds. • Continue to operate the city's 211 Rreferral Sservice. Program 3.^15: Alternative Housing The city will continue to implement its Second Dwelling Umt Ordinance (Section 21.10.015 of the Carlsbad Municipal Code) and will continue to considorsuppoit altemative types of housing, such as hotels and managed living unitST to accommodate e.xtremelv-low income households. Funding: Federal, state, and local loans and grants, private funds Lead Agency: Planning Depar-tmentDivision, Housing and Services PepartmentPivision ^entNeighboriiood Objectives and Time Frame: • Continue to monhor undemtilized properties and shes in the community that have potential for altemative housing options and offer the information to interested developers. •—Adopt an ordinance by September 2009 to conditionally pemiit and establish standards for managed living units in certain land use districts of the Village Redevelopment Ayea- Program 3.i6l6: Military and Student Referrals The city will assure that information on the availability of assisted or below-market housing is provided to all lower-income and special needs groups. The Housing and Redevelopment AgencvNeighborhood Services Pivision will provide information to local military and student housing offices of the availability of low-income housing in Carlsbad. Funding: Pepartmental budget Lead Agency: Housing and Redevelopment AgencvNeighborhood Services Pivision Objectives and Time Frame: • Periodically update the city's inventory of assisted or below-market housing and make the information available on print and on the city's webshe. Program 3.^17: Coastal Housing Monitoring As a function of the building pennit process, the city will monitor and record Coastal Zone housing data including, but not limited to, the following: 24 HOUSING ELEMENT • +)—The number of new-housing units approved for construction, conversion or demolition within the coastal zone after January 1, 1982. • 34—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. • ^)—The number of existing residential dwelling units occupied by persons and families of low or moderate income that are authorized to be demolished or converted in the coastal zone pursuant to Section 65590 of the Government Code. • 4)—The number of residential dwelling units occupied by persons and families of low or moderate income, as defmed in Section 50093 of the Health and Safety Code, that are required for replacement or authorized to be converted or demolished as identified above. The location of the replacement units, either onshe, elsewhere within the city's coastal zone, or within three miles of the coastal zone in the city, shall be designated in the review. Funding: Departmental budget Lead Agency: Community Development Major Service AreaPlanning Division Objectives and Time Frame: • Continue to maintain records and prepare a summary report annually. Program 3.3018: Housing Element Annual Progress Report and Mid-Planning Period Housing Element Update First, to retain the Housing Element as a viable policy document, the Planning DepgrtmentDivision will undertalce an annual review €4-the Housing Element annually and schedule an amendment if required, necessary. As required by state law, city staff also monitors the Citv's progress in implementing the Housing Element and prepares correspondingwill prepare and submit annual progress reports to the City Council, SANDAG, and Califoraia Department of Housing and Community Development (HCD) annually. Second, Senate Bill 575 requires that a jurisdiction revise its housing element every four years, unless it meets both ofthe Ibllowing criteria: (1) the jurisdiction adopted thc fourth revision of the element no later than March 31. 2010; and (2) the jurisdiction completed any rezoning contained in the element by June 30. 2010. While implementation ofthe city's 2005-2010 Housing Lilement satisfied the first criterion, it did not meet the second. Although rezoning was completed before the end ofthe extended Housing Element period (April 30. 2013) to satisfy thc adequate sites program, it was not completed in time to meet the SB 575 requirement. The citv will build on the annual review process to develop a mid-planning period (four-year) Housing Element update that includes the following: • Review program implementation and revision of programs and policies, as needed: 25 • Analysis of progress in meeting the RHNA and updates to the sites inventorv as needed; • Outcomes from a study session that will be held with the Planning Commission to discuss mid-period accomplishments and take public comment on the progress of implementation. The city will invite service providers and housing developers to participate. Funding: Departmental Budget Lead Agency: Planning PepartmentPivision, Housing and Neighborhood Services Pivision Objectives and Time Frame: • Prepare an Aannual Housing Productionprogrcss Rreport and report(APR) that reports on implementation of the (jeneral Plan, including the Housing Element-. • Submit annual report on implementation of the (jeneral Plan, including the Housing Element and Annual Housing Production Report.the APR to the City Council, HCD, and other government ageneieS"as neeessarySANDAG. • Prepare and complete a mid-planning period update, including public outreach. vvithin four years of Housing Element adoptionby April 30, 2017. Fair Housing Equal access to housing is a fundamental right protected by both Sstate and F-federal laws. The city of Carisbad is committed to fostering a housing environment in which housing opportunities are available and open to all. Goal 4: All Carlsbad housing opportunhies (ownership and rental, market and assisted) offered in conformance with open housing policies and free of discriminatory practices. Policy 4.1: Support enforcement of fair housing laws prohibiting arbitrary discrimination in the development, financing, rental, or sale of housing. Policy 4.2: Educate residents and landlords on fair housing laws and practices through the distribution of written materials and public presentations. Policy 4.3: Contract with a fair housing service provider to monitor and respond to complaints of discrimination in housing. Policy 4.4: Monitor the—lending practices ofEncourage local lending institutions fer compliance under to complv with the Community Reinvestment Act to evaluate lending-activities and goals towards meeting the community's credit needs and develop partnerships where appropriate. Reevaluate the city's relationship with lending institutions that are substantially deficient in their CRA ratings. 26 HOUSING ELEMENT Policy 4.5: Periodically review city policies, ordinances, and development standards, and modify, as necessary, to accommodate housing for persons with disabilities. Program 4.1: Fair Housing Services With assistance from outside fair housing agencies, the city will continue to offer fair housing services to its residents and property owners. Services include: • Distributing educational materials to property owners, apartment managers, and tenants; • Making public announcements via different media (e.g. newspaper ads and public service announcements at local radio and television channels); • Conducting public presentations with different community groups; • Monitoring and responding to complaints of discrimination (i.e, intaking, investigation of complaints, and resolution); and • Referring services to appropriate agencies. Funding: CDBG, Section 8 Rental Assistance, and Redevelopment Administration Housing Trust Ffunds Lead Agency: Housing and RedevelopmentNei ghborhood Seivices DepartmentDivision Objectives and Time Frame: • Allocate annual funding fbr fair housing services Annually through the Action Plan process for the use of CDBG funds pr(x:ess allocate funding for fair housing services. • Participate in regional efforts to mitigate impediments to fair housing choice. 4,6,2 Quantified Objectives by Income The following Table 4.6-3-1 summarizes the city's quantified objectives for the 2005 2010-2020 RHNA period^ by income group. 27 3 Extremely Low Very Low Low Moderate Above Moderate total RHNA^ 90^389 404^523 4T6831,062 S^2.332 S.m4,999 Units to be Constructed^-S318 23893 §74466 200 ^rO463.054 40603,847 Units to be Rehabilitated 0 §0 2631 023 0 54 Units to be Conserved 0 4364 0 0 0 64 Households to be Assisted^ 2BO240 420360 0 10 0 600 Total ^258 240233 3,04€54 ^,8874565 Table 6-34.6-1: Quantified Objectives: 2005-20102010-2020 Notes: As described in Section 4.2, the city estimates that ofthe 912 very low income households identified for Carlsbad in the RHNA. at least 389 units (43%) should be available for extremely low income and UP to 523 units (57%) for van/ low income households.The Citv has a RHNA allocation of 1,922 verv low income units (inclusive of extremely low income unite): Pursuant to new State lawrthe City must project the number of extremely low income housing needs based on Census income distnbution or assume 50 percent ofthe very low income units are extremely low. According to CHAS data (based on Census data), the City had 12.6 percent very low income households (5:9 percent extremely low income and 6 J percent very low income). Therefore the City's RHNA of 1,922 very low income units are split into 903 extremely low and 1,019 very low income-units according to the same proportions:- Affordable units to be constructed are estimated based on SANDAG's 2050 Reqional Growth Forecast, analysis of recently-approved and anticipated near-term development and land use designation changes that are part of the General Plan update. Units to be constructed include 236150 Gcity-initiated affordable housing (Program 3.5, Affordable Housing Incentives) and 608427 anticipated inclusionary housing units (Program 3.1, Inclusionary Housing). Income distribution of these anticipated lower income units is based on the same proportions realized by projects approved and under constructedlen over a previous 8-year period (2003-2010) (Table 3-2). Specifically, 32 extremely low income units from Mariposa Apartments are included. A general assumption of 200 moderate income units is used. Based on past experience, the city estimates 80 second units may be developed during the planning period at rates affordable for moderate income households. Pursuant to Citv regulations, they are a permitted by right, accessory use to one-family dwellings. Between 2005 and 2012, a total of 57 second dwelling units were built in the city, 40 percent ofthe Section 8 voucher holders are assumed to be extremely low income households. 28 Appendix A: 2005-2010 Accomplishments CODE KEY Status: Department or Division: C Completed 0 Ongoing 1 In Process P Pending D Delete One-time proiect for which all work has been completed Completed program, but one that requires recurring activity Staff work is well underway and program will be implemented soon (including any necessan/ hearings) Program forwhich preliminary work needs to be initiated, or program is in eariy stages of work Program that mav no longer be necessary or relevant due to another program, changed circumstances, or policy change 8- CED- HNS- P- F- Building Division Community and Economic Development Department Housing and Neighborhood Services Division Planning Division Finance Division HOUSING ELEMENT Table A-1: 2005-2010 Housinq Element Program implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 1.1 Condominium Conversion Discourage and/or restrict condominium conversions when such conversions would reduce the number of low or moderate income housing units available throughout the city. O For the previous Housing Element planning period, the citv approved conversions of 32 rental units to condominiums. The city will continue to consider condominium conversions on a case bv case basis. 1.2 Mobile Home Park Preservation Continue to implement regulations in the zoninq ordinance that sets conditions on changes of use or conversions of Mobile Home Pari<s. Assist lower income tenants to research the financial feasibility of purchasing their mobile home pari<s so as to maintain the rents at levels affordable to its tenants. O P. HNS In 2010. the Citv Council approved the conversion of the Lanikai Lane mobile home park from rental to a resident- owned park. The conversion was approved in compliance with applicable provisions of local ordinances, the Subdivision Map Act and Government Code Section 66427.5. which governs mobile home park conversions. The city has been working with the Lanikai Lane mobile home tenants and new owners to maintain affordable rents. The new owner has agreed to minimal increases in new leases. The city will continue to implement the mobile home zoning ordinance and assist tenants seeking to purchase their mobile homes with technical assistance. 1.3 Acguisition/ Rehabilitation of Rental Housing Provide loans, grants, and/or rebates to owners of rental properties to make needed repairs and rehabilitation. Acguire and rehabilitate rental housing that is substandard, deteriorating or in danger of being demolished. Obiective of assisting 50 households/units. Provide deferral or subsidy of planning and building fees, and priority processing. O HNS. BCE On November 6. 2012 the City Council approved a $7.4 million residual receipts loan from the Housing Trust Fund for the acquisition and rehabilitation of 42 1950s- era duplex units in the Barrio. Rehabilitation will include substantial improvements to the interior and exterior of the units and the addition of site amenities such as enhanced landscaping, communitv garden, children's play area, communitv room with laundn/ facilities, and an on-site manager's office. The units will be rent-restricted for 55 years to low income households (50-60% AMI). Requests for acquisition/rehabilitati on of rental properties will continue to be considered on a case by case basis. A-2 HOUSING ELEMENT Table A-1: 2005-2010 Housina Element Proaram Imolementation Status # 2005-2010 Program Summary of Action Status" Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 14 Rehabilitation of Owner- Occupied Housinq Provide assistance to homeowners to rehabilitate deterioratinq housinq. Assistance will include financial incentives in the form of low interest and deferred payment loans, and rebates. Households tarqeted for assistance include lowernncome and special needs (disabled, larqe. and senior) households. Obiective of assistinq 25 households/units. O HNS The citv has implemented a home repair program for owner occupied properties that provides loans which are forgiven after five years. For the Housinq Element planninq period, the city aided six low income households with home repair loans up to $5,000 each. The city will continue offer this proqram to qualified low income homeowners. L5 Preservation of At-Risk Housinq Monitor the status of proiects such as Seascape Viliaqe, ensure tenants receive proper notification of anv chanqes and are aware of available special Section 8 vouchers, and contact nonprofit housinq developers to solicit interest in acquiring and managing at risk proiects. C/O HNS Notices to tenants at Seascape Viliaqe were monitored and city staff worked with owners of Seascape Viliaqe in an attempt to extend the affordabilitv restrictions for the 42 units. Property was sold and new owners declined to wori< with the citv further. The citv will continue to notify tenants and wori< with property owners in advance of subsidy expiration deadlines to preserve affordable units throuqh technical assistance and helpinq to determine potential financinq resources and options. A-3 HOUSING ELEMENT Table A-1: 2005-2010 Housinq Element Program Implementation Status 2005-2010 Program Summary of Action Status Pent Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2.1 Adequate Sites The citv will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities sufficient to meet the citv's housinq need for current and fijture residents. O P, HNS The citv reviews residential development applications for compliance with meeting the minimum densities on which the city relies to meet its share of regional housing needs. Consistent with state law and the city's land use policies, the city shall not approve applications below the minimum densities established in the Housing Element unless it makes the following findings: a. The reduction is consistent with the adopted general plan, including the housing element b. The remaining sites identified in the housing element are adequate to accommodate the City's share of the reqional housinq need pursuant to Government Code Section 65584. This is an onqoinq activity. The city will continue to monitor the absorption of residential acreage in all densities and, if needed, recommend the creation of additional residential acreage at densities The citv shall process a qeneral plan amendment(s) to redesiqnate a minimum net acreaqe of each site in Table 6-1 to RH. Table 6-1 2.1 Adequate Sites Property Acres to be Redesignated to RH Density Yield Ponto 64 128 Quarry Creek 15.0 300 Commercial Mixed Use Ponto Z8 28 P. HNS The City Council approved General Plan land use and zoning amendments for the Quarry Creek area in March 2013. The amendments redesignated sites to RH. The changes result in increased capacity to accommodate 340 lower income units at 22.2 units per acre. The redesignations related to the Ponto propertv were not completed because the Quany Creek and Barrio (see below) redesignations resulted in qreater capacitv than identified in Program 2.1 and are sufficient to accommodate the RHNA without the Ponto property- Completed. Delete from program. .-r \ t A-4 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2.1 Adequate Sites The city shall process a general plan amendment(s) to redesignate a minimum net acreage of each site in Table 6-2 to RMH. Table 6-2 General Plan Amendment (RMH):Quarrv Creek Acres to be Redesignated Densitv Property to RMH Yield Quarry Creek H 200 P. HNS The Citv Council approved General Plan land use and zoning amendments for the Quarry Creek area in March 2013. The amendments redesignated sites to RMH. The changes result in increased capacitv to accommodate 316 moderate income units at 16.7 and 14.2 units per acre. Completed. Delete from program. 2.1 Adequate Sites The citv shall process qeneral plan amendments to establish minimum densities of 12 units per acre and 20 units per acre for the RMH and RH land use desiqnations. respectively, except for those RH desiqnated properties in the Beach Area Overiay Zone. P. HNS The minimum densities zoning ordinance amendment was approved by the Citv Council in January 2012. and is currently pending approval bv the Coastal Commission. Completed. Delete from proqram. 2.1 Adequate Sites The city shall process amendments to the Viliaqe Redevelopment Master Plan and Desiqn Manual and/or other planninq documents as necessary to establish, for residential projects and mixed use proiects with residential components within the Viliaqe Redevelopment Area, minimum densities equal to 80% ofthe maximum ofthe densitv range. P. HNS Amendments to the master plan were approved by the City Council in November 2012. and are currentlv pending approval by the Coastal Commission. Completed. Delete fi'om program. A-5 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action ^^tUS' o^t;''; Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2J. Adequate Sites The citv shall amend its zoninq ordinanc^e. general plan, and other land use documents as necessarv to oermit residential in a mixed use format on shopping center sites and commercial areas with a General Plan designations of "CL" and "R" and zoning C P. HNS The mixed use zoning ordinance amendment was approved by the City Council in January 2012, and is currently Completed. Delete from program. 2J. Adequate Sites designations of "C-L," "C-l" and "C-2." and/or C pending approval bv the Coastal Completed. Delete from program. 2J. Adequate Sites other general plan and zoninq desiqnations as appropriate. Mixed use residential on shoppinq center and commercial sites shall be at a minimum density of 20 units per acre. C Commission. Completed. Delete from program. 2J. Adequate Sites The citv shall process amendments to the qeneral plan and zoninq ordinance and process other planninq documents as necessan/ to establish and pemiit the minimum densities, areas, and land uses as described in Section 3 and specified in Tables 3-4. 3-6 and 3-9 for the Barrio Area. C P. HNS The City Council approved General Plan land use and zoning amendments to the Barrio area in February 2013. The amendments redesignated sites to RMH at a minimum of 12 units per acre, and to R30 at a minimum of 25 units oer acre. The changes result in increased capacitv to accommodate 353 lower income units and 13 moderate income units. Completed. Delete from program. ZA Adequate Sites The city will encouraqe the consolidation of small parcels in order to facilitate larqer-scale developments. Specifically, the city will make available an inventory of vacant and underutilized properties to interested developers, mari<et infill and redevelopment opportunities throuqhout the citv, particulariy in the Viliaqe Redevelopment Area and proposed Barrio Area, and meet with developers to identify and discuss potential proiect sites. 0 P. HNS For the Barrio Area, the citv maintains an inventory of vacant and underutilized properties, which is available to developers. The city will continue offer this program to facilitate lot consolidation and to provide incentives for green building. A-6 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectlvieness in Meeting Obiectives Appropriateness 2.1 Adequate Sites For the Barrio Area, incentives shall be developed to encouraqe the consolidation of parcels and thus the feasibility of affordable housinq. These incentives shall include increased density and other standards modifications. O P, HNS On Jan. 29. 2013. the City Council authorized financial assistance ($7.4 million) to assist a developer acquire existinq duplex units located in an area of the Barrio cxjmprised of 27 parcels along Harding Street Carol Place and Magnolia Avenue.The intent of the propertv acquisition is to consolidate the parcels and construct a new 140 unit high densitv (minimum 23 du/ac) lower income affordable housing development. In Februan/ 2013. the city increased allowed densities in the Barrio: the citv can approve additional density increases and standards modifications throuqh the Inclusionarv Housinq and Densitv Bonus Ordinances. The development of additional incentives for lot consolidation will be considered as part of the comprehensive General Plan and Zoninq Ordinance update currentiy in process. 2.1 Adequate Sites To facilitate development in the Viliaqe Redevelopment Area, modification of standards (includinq increased densitv) are permitted for affordable housinq. "qreen" buildings, and proiects which meet the goals and obiectives ofthe Village (which include residential and mixed use developments). O P. HNS The citv recently approved amendments to the Village Master Plan and Design Manual to raise minimum densities in the Village Area including a statement encouraging lot consolidation. For the Housinq Element planning period, two proiects in the Village designed to meet LEED Silver certification were approved (one mixed use with nine units, one non- residential) that received modifications to standards. The citv will continue to consider standards modifications and waivers in the Viliaqe to assist in the development of affordable housing and green buildings. r A-7 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2.2 Flexibility in Development Standards The Planning Department, in its review of development applications, may recommend waiving or modifying certain development standards, or propose changes to the Municipal Code to encourage the development of low and moderate income housing. O The citv considers waivers and modifications to development standards to assist in the development of affordable housing on a case bv case basis. In 2011. the Tavarua Senior Apartinents were approved bv the Planning Commission and building permits were issued. The proiect was approved with (1) reduced pari<ing. (2) reduced building setbacks, and (3) handicapped pari<ing in the setbacks. In addition, the proiect received a densitv increase and has a proiect density of approximately 55 du/ac. which exceeds the projects allowed density range (the proiect site is desiqnated in the General Plan as Residential Medium Density, which allows a range of 48 du/ac). Tavarua Senior Apartments project exceeds the 15% inclusionary housing requirement by income restrictinq all 49 residential rental units. Furthermore, the proiect exceeds the inclusionary housinq lowHncome affordabilitv reguirement in that 10 ofthe apartments are restricted to the extremelv low income category. 25 are restricted to the very low income category, and 14 are restricted to the low income category. The city will continue to consider standards modifications and waivers to assist in the development of affordable housinq on a case bv case basis. A-8 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2.3 Mixed Use The city will encourage mixed-use developments that include a residential component Major commercial centers should incorporate, where appropriate, mixed commercial/residential uses. Maior industrial/office centers, where not precluded bv environmental and safety considerations, should incorporate mixed industrial/office/residential uses. As described in Program 2.1. the city shall amend the zoning ordinance and other necessarv land use documents to pemnit residential mixed use at 20 units per acre on shopping center sites and commerc^ial areas. The mixed use zoning ordinance amendment was adopted bv the City Council in January 2012. and is currentlv pending approval bv the Coastal Commission. Completed proqram. 4 I? A-9 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 2.4 Enerqv Conservation The citv of Carisbad encourages and enforces a range of reguirements. programs, and actions to improve household energy efficiency, promote sustainability. and lower utility costs. O P. BCE During the Housinq Element period, two projects in the Viliaqe desiqned to meet LEED Silver certification were approved (one mixed use with nine units, one non- residential), that received modifications to standards. The comprehensive update to the landscape manual to implement the Water Efficient Landscape Ordinance was adopted bv the City Council in Mav 2012. The 2010 Buildinq Code, which includes the California Green Buildinq Standards, was adopted by the Citv Council in 2011. There are four areas in Carisbad desiqnated as a "smart growth opportunity site" on SANDAG's Smart Growth Concept Map: the Village and Barrio areas. Plaza Camino Real. Quany Creek and Ponto. Each of these areas was identified in the 2005-2010 Housing Element Program 2.1 Adeguate Sites program as contributing units toward the RHNA. Land use planning for the Barrio was completed in Februan/ 2013. A master plan for Quarry Creek, another designated potential smart qrowth opportunity site, was approved in March 2013. The citv continues to make available excess dwellinq units for qualifying proiects (also see proqram 3.2 below) such as transit-oriented developments and senior and affordable housinq. Modify proqram to include the latest standards and technoloqies for resource cx)nservation and qreen buildinq. The proqram should also be modified for consistency with the General Plan update and Climate Action Plan, underway. Move discussion of existinq requirements into a separate section on Opportunities for Enerqv Conservation in the body of the Element A-10 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 3.1 Inclusionarv Housinq Ordinance The city will continue to implement its Inclusionar/ Housinq Ordinance that requires 15 percent of all residential units within any Master Plan/Specific Plan community or other qualified subdivision (currentiy seven units or more) be restricted and affordable to lower income households. For all subdivisions of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The fee is based on a detailed study that calculated the difference in cost to produce a mari<et rate rental unit versus a lower-income affordable unit The city will continue to utilize inclusionary in4ieu fees collected to assist in the development of affordable units. The city will also continue to consider other in- lieu contributions allowed by the Inclusionary Housinq Ordinance, such as an irrevocable offer to dedicate developable land. O P, HNS The citv continues to implement its Inclusionarv Housinq Ordinance. To complv with recent case law (Palmer/Sixth Street Properties. L.P. v. Citv of Los Anqeles). the citv amended its inclusionary housinq reguirements. The amendment, which results in only minor changes, is primarilv needed to clarify that inclusionarv reguirements apply to rental projects only if the project developer agrees by contract to limit rent as consideration for a "direct financial contribution" or any other forms of assistance specified in density bonus law. Between. 2005 and 2012. $450.855 was collected in in4ieu fees and 357 units were constructed using funds from in-lieu fees. (Hunters Point Bressi. Viliaqe bv the Sea and Glen Ridge) In 2011 • building pemiits for nine low income units were issued as part of the La Costa Condominiums project (CT 02-28). and the City Council approved the Dos Colinas project, which includes 20 future low income units. Also, two proiects receiving buildinq permits in 2011 purchased Inclusionarv Housinq credits at existinq affordable apartments. CT 04-01 purchased 3 credits at Villa Loma. and CT 05-10 purchased 5 credits at Carisbad Family Housing. Inclusionarv housing program is one of the Citv's most effective programs to build affordable housing and should be continued. A-11 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status' Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 32 Excess Dwelling Unit Bank The citv will continue to maintain, monitor and manage the Excess Dwelling Unit Bank, composed of "excess units" anticipated under the citv's Growth Management Plan, but not utilized by developers in approved proiects. The citv will continue to make excess units available for inclusion in other projects using such tools as densitv transfers, density bonuses and changes to the General Plan land use designations per Council Policv Statement 43 O P Through its continued implementation of the Growth Management Plan, the city tracks develooment and the Excess Dwelling Unit Bank in its monthlv Develooment Monitoring Report. "Banked" units are available for gualifving proiects. which include affordable housing and densitv bonuses. The citv will continue to maintain, monitor and and make "excess units" available for gualifving proiects, includinq affordable housing proiects. 33 Densitv Bonus The citv will continue to offer residential density bonuses as a means of encouraging affordable housing development 0 P. HNS 136 units were produced as a result of the densitv bonus program during the previous planning period (125 for Bressi and 11 for Village bv the Sea) The citv will continue to implement this program. The citv assisted two proiects during the previous planning period: 34 City-Initiated Development The city, through the Housing and Redevelopment Department, will continue to work with private developers (both for-profit and non-profit) to create housing opportunities for low. verv low and extremelv low income households. 0 P. HNS Roosevelt Gardens Condos $47,000 Redevelopment Low/ Moderate Income Housing Fund $621,000 CDBG $1,066,000 HOME Cassia Heights Apartments $250,000 CDBG $262,000 HOME $941,000 Redev Low Mod.) The city will continue to provide information and work with developers to assist them in creating additional housing opportunities for lower income households. A-12 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action StaW Dept Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3^ Affordable Housing Incentives The citv uses Redevelopment Housing Set- Aside Funds and Housing Trust Funds to offer a number of incentives to facilitate affordable housing development Incentives mav include: Pavment of public facilitv fees In-kind infrastructure improvements Prioritv processing Discretionarv consideration of density increases above the maximum pennitted bv the General Plan 0 P. HNS. F The citv assisted the following proiects between 2005 and 2012: Densitv bonus provided to Bressi Ranch (plus $2,000,000 in assistance) and Village bv the Sea (plus $200,000 in assistance). Continue program, but remove reference to redevelopment funds. 33. Land Banking The citv will continue to implement a land banking prooram to acguire land suitable for develooment of housinq affordable to lower and moderate income households. The Land Bank mav accept contributions of land in4ieu of housinq production required under an inclusionarv reguirement surplus land from the citv or other public entities, and land otherwise acquired bv the citv for its housinq proqrams. This land would be used to reduce the land costs of producinq lower and moderate income housinq by the citv or other parties. 0 CED. HNS Between 2005 and 2012. the citv wori<ed with Habitat for Humanity to develop 11 condos and with another developer on constmction of 56 unit Cassia Heights Apartments. (Both on land purchased bv the citv.) The citv will continue to implement a land banking program to acquire land suitable for develooment of housinq affordable to lower and moderate income households. 32 Housing Trust Fund The citv will continue to maintain the various monies reserved for affordable housinq. and constitutinq the Housinq Trust Fund, for the fiduciary administration of monies dedicated to the development preservation and rehabilitation of housinq in Carisbad. The Trust Fund will be the repository of all collected in- lieu fees, impact fees, housinq credits and related revenues tarqeted for proposed housing as well as other local, state and federal funds. 0 - HNS. F The citv continues to maintain the Housing Trust Fund, which had an available balance of approximatelv $6.1 million as of December 31. 2012. The citv will continue to collect and distribute funds from the Housinq Tmst Fund to support the development and maintenance of affordable housinq. A-13 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action statusv Dept Responsible Progress and Effectiveness in Meeting Ob|ectives Appropriateness M Section 8 Housing Choice Vouchers The Carisbad Housing Authoritv will continue to operate the citv's Section 8 Housing Choice Voucher program to provide rental assistance to verv low income households. 0 HNS The Housinq Authoritv continues to operate Secjtion 8 Housinq Choice Voucher Proqram. Between 2005 and 2012, 159 new vouchers issued. (Voucher program assists total of approximatelv 600 households per vear.) The Carisbad Housing Authoritv will continue to operate the Section 8 Housing Choice Voucher Proqram, subiect to continued federal funding. Mortqage Credit Certificates The citv participates in the San Diego Regional Mortgage Credit Certificate (MCC) Program. Bv obtaining a MCC durinq escrow, a gualified homebuyer can gualifv for an increased loan amount. The MCC entities the homebuyer to take a federal income tax credit of 20 percent of the annual interest paid on the mortqaqe. This credit reduces the federal income taxes of the buver. resultinq in an increase in the buyer's net earninqs. 0 HNS The citv continues to participate in MCC Program with one certificate issued in 2011. Between 2005 and 2012. 28 MCCs were issued with average of $39,450 assistance per buyer. The citv will continue to participate in the San Diego Regional Mortgage Credit Certificate Program. 3.10 Senior Housing The citv will continue to encourage a wide variety of senior housing opportunities, especiallv for lower-income seniors with special needs, through the provision of financial assistance and regulatory incentives as specified in the citv's Senior Housing Overiay zone. Proiects assisted with these incentives will be subjected to the monitoring and reporting reguirements to assure compliance with approved project conditions 0 P. HNS The city has provided a loan of $3.75 million to assist in the develooment ofthe 50 unit Tavarua Senior Apartments. Building permits were issued on 12/16/11 with construction anticipated to be completed in early 2013. The apartments will be affordable to seniors at 30%. 40%. 50% and 60% ofthe Area Median Income. The citv will continue to encourage senior housing opportunities through financial assistance and regulatory incentives. A-14 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action status Dept. Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 3.11 Housing for Persons with Disabilities The citv will adopt an ordinance to establish a formal policv on offering reasonable accommodations to persons with disabilities with regard to the constmction. rehabilitation, and improvement of housing. The ordinance will specify the types of reguests that mav be considered reasonable accommodation, the procedure and reviewing/approval bodies for the reguests. and waivers that the citv mav offer to facilitate the development and rehabilitation of housing for persons with disabilities. P, BCE The zoning ordinance amendment to remove the definition of "familv" was adopted by the Citv Council in 2010 and approved bv the Coastal Commission in 2011. The reasonable accommodations zoning ordinance amendment was adopted by the Citv Council in April 2011. The Coastal Commission approved the amendment with suggested modifications in October 2012. The Citv Council approved the suggested modifications in November 2012. The ordinance will become effective once the Coastal Commission accepts the final amendment anticipated to occur in early 2013. In 2008. the city provided CDBG funds to TERI. Inc. for propertv acguisition for a residential care home for developmentally disabled adults. Program completed. Remove and revise to evaluate effectiveness of new policv and consider other ways to facilitate housing for persons with disabilities. 3.12 Housing for Large Families In those developments that are reguired to include 10 or more units affordable to lower- income households, at least 10 percent ofthe lower income units should have three or more bedrooms. This reguirement does not pertain to lower-income senior housing projects. O The citv continues to implement this program as part of its inclusionarv housing ordinance. 134 affordable housing units with three or more bedrooms were developed between 2005 and 2012. The citv will continue to support the development of housing for large families. * % A-15 HOUSING ELEMENT Table A-1: 2005-2010 Housinq Element Program Implementation Status # 2005-2010 Program Summary of Action status Dept. Responsible Progress and Effectiveness in Meeting Objectives Appropriateness 3.13 Farm Labor Housing Pursuant to the State Employee Housing Act, the city pennits bv right employee housing for six or fewer in all residential zones where a single-family residence is pennitted. Farm labor housing for 12 persons in a group guarters or 12 units intended for families is permitted bv right on properties where agricultural uses are permitted. In 2004, the citv amended the Zoning Code to conditionally permit farm labor housing for more than 12 persons in a group guarters or 12 units/spaces for households in the E-A. 0. C-1. C-2. C-T. C- C CED. P A zoninq ordinance amendment to complv with Health and Safetv Code Sec. 17021.6 was adopted bv the Citv Council in September 2012. The amendment pennits fannwori<er housinq bv riqht or conditionally where aqricultural uses are also permitted bv riqht or conditionally. The amendment also provides standards. Staff anticipates the Coastal Commission will act on the amendment in eariv 2014. Throuqh the Aqricultural Mitiqation Fee, the Cit/ committee $2 million to fijnd La Proqram completed. Remove. M, M. P-M. P-U. O-S. C-F and C-L zones. Posada de Guadalupe project, under construction in 2012. This proiect will expand the number of beds for homeless men and fannworkers fi-om 50 to 100-120. A-16 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 3.14 Housing for the Homeless Carisbad will continue to facilitate the acquisition, for lease or sale, of suitable sites for emerqencv shelters and transitional housinq for the homeless population. This facilitation will include: Participating in a regional or sub-regional summit(s) for the purposes of coordinating efforts and resources to address homelessness: Assisting local non-profits and charitable organizations in securing state and federal funding for the acguisition. construction and management of shelters: Continuing to provide funding for local and sub-regional homeless service providers that operate temporary and emergency shelters: and Identifying a specific zoninq district in the citv where emerqencv shelters will be pennitted bv riqht C/O CED, P A zoninq ordinance amendment to permit emerqencv shelters bv riqht in the Planned Industrial and Industrial zones was adopted bv the Citv Council in October 2012. In these zones, year-round shelters with up to 30 persons or beds are permitted bv riqht larqer shelters are conditionally permitted. The amendment also provides basic standards. Staff anticipates the Coastal Commission will act on the amendment in early 2014. In 2010. the citv received an application to expand the existinq La Posada de Guadalupe homeless shelter fi-om a temporary 50 bed facilitv to a permanent 100-120 bed facilitv. The application was recommended for approval bv tiie Planninq Commission and approved bv the Citv Council in 2011. In addition, the city has committed $2.000.000 in financial support for the La Posada de Guadalupe expansion from money collected throuqh its Aqricultural Mitiqation Fee proqram ($54.000 qiven to-date for project desiqn costs). Also, in Dec. 2011. the city increased its total CDBG contribution to $661,000 for this project. Constmction is underway. Zoning amendment complete. Continue other facilitation activities. A-17 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 3.15 Transitional and Supportive Housing Currently, the citv's Zoninq Ordinance does not address the provision of transitional housing and supportive housing. The city will amend the Zoning Ordinance to cleariy define transitional housing and supportive housing. When such housing is developed as group guarters. thev should be permitted as residential care facilities. When operated as regular multi-familv rental housing, transitional and supportive housing should be permitted bv right as a multi-familv residential use in multi- familv zones. An ordinanc^e amendment to address the provision of transitional and supportive housing was adopted bv Citv Council in September 2012. The amendment fulfilled program objectives and identified transitional and supportive housing as either permitted or conditionally pennitted uses in all residential zones and in commercial zones where residential is pennitted. Staff anticipates the Coastal Commission will act on the amendment in early 2014. Program completed. Remove. 3.16 Supportive Services for Homeless and Special Needs Groups The citv will continue to provide CDBG funds to communitv. social welfare, non-profit and other charitable groups that provide services for those with special needs in the North Countv area. Furthennore. the citv will work with agencies and organizations that receive CDBG funds to offer a Citv Referral Service for homeless shelter and other supportive services. O HNS In 2012. the citv provided CDBG assistance to 13 social service providers in North Countv and serves as a referral agency for homeless shelters and support services. The citv provided approximatelv $375,000 in assistance between 2005 and 2010. The city also contributed $18,778 fi'om the Housing Trust Fund in 2012 to the Alliance for Regional Solutions' winter shelter program. This program sponsors one site in Carisbad as well as rotating sites at local churches throughout the county. The citv will continue to support the development of housing and supportive services for homeless and other special needs groups. A-18 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status # 2005-2010 Program Summary of Action Status Deot Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness The citv continues to implement the Second Dwellinq Unit Ordinance and consider alternative types of housinq. 57 second units were pennitted betiA/een 2005 and 2012. 3.17 Alternative Housing The citv will continue to implement its Second Dwelling Unit Ordinance (Section 21.10.015 of the Carisbad Municipal Code) and will continue to consider alternative types of housinq. such as hotels and manaqed livinq units. C/O P, HNS In September 2012. the Citv Council approved an ordinance amendment to the Viliaqe Master Plan and Desiqn Manual to conditionally permit and establish standards for manaqed livinq units in certain districts ofthe Viliaqe area. The amendment fulfilled project obiectives bv providinq standards for a viable, housinq option for lower income persons. Staff anticipates the Coastal Commission will act on the amendment in eariy 2014. Zoninq Proqram complete. Implement per ordinance and continue to orovide infonnation about potential sites to developers. 3.18 Military and Student Referrals The citv will assure that information on the availabilitv of assisted or below-market housinq is provided to all lower-income and special needs qroups. The Housinq and Redevelopment Aqencv will provide information to local military and student housinq offices of the availabilitv of low4ncome housinq in Carisbad. 0 HNS The citv provides infonnation on assisted and below market housinq to individuals and qroups needinq that information throuqh pamphlets, the citv's website, and distribution of info at community events and wori<shops. The city will continue to reach out to students and members of the military to orovide housinq opportunities in the citv. A-19 HOUSING ELEMENT Table A-1: 2005-2010 Housing Element Program Implementation Status 2005-2010 Program Summary of Action Status Dept Responsible Progress and Effectiveness in Meeting Obiectives Appropriateness 3.19 Coastal Housinq Monitoring The citv will monitor and record Coastal Zone housing data including: Housing units approved for construction after Januarv 1. 1982. Housing units for persons and families of low or moderate income in new housing developments. Dwelling units occupied bv persons and families of low or moderate income that are authorized to be demolished or converted Dwelling units occupied bv persons and families of low or moderate income that are reguired for replacement or authorized to be converted or demolished as identified above O CED 589 units were constructed in the Coastal Zone between 2005 and 2012. 11.020 units have been developed since 1991. 25 affordable units. 0 demolitions authorized. 0 replacements. Continue as per state law. 3.20 Housing Element Annual Report To retain the Housing Element as a viable policv document, the Planning Department will undertake an annual review of the Housing Element and schedule an amendment if reguired. As reguired. staff also monitors the citv's progress in implementing the Housing Element and prepares corresponding reports to the Citv Council. SANDAG. and California Department of Housing and Communitv Development annually. O The Citv most recentiy submitted an annual report on progress in implementing the Housing Element in 2011. Continue. 41 Fair Housing Services With assistance from outside fair housing agencies, the citv will continue to offer fair housing services to its residents and propertv owners. O HNS The citv contracts with The San Diego Countv Center for Social Advocacy fair housing agency to provide their services to Carlsbad residents and propertv owners. The citv will continue to support fair housing services through information dissemination, monitoring, and partnerships with fair housing service providers. A-20 HOUSING ELEMENT This page intentionally left blank. A-21 Appendix B: Sites Inventorv Supporting Documentation This appendix documents the parcel bv parcel sites inventory for the 2013-2020 Housing Element. The inventory is summarized into the following five tables: Table B-l: Vacant Sites for Lower and Moderate Income Housing Table B-2: Underutilized Sites for Lower and Moderate Income Housing - Category 1 (Parking Lot and Agricultural Sites) Also includes site photos of largest sites Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Table B-4: Vacant and Underutilized Sites for Above Moderate Income Housing Table B-5: Commercial Mixed Use Sites for Moderate Income Households Vacant Sites Table B-1: Vacant Sites for Lower and Moderate Income Housing APN -'^'X ^ General Plan Designation^ Zoning Site Size Unit Capacity, bv Household Income APN -'^'X ^ General Plan Designation^ District (Acres) Very Low Low Moderate 1680503600^ R30 RD-M 4.30 99 1683601600 (Robertson Ranch PA 22) ^' ^ R30 PC 3.76 86 2030540700 V (D5-9) V-R 0.15 2 2031100100 V(D1-4) V-R 0.29 3 2031104800 V(D1-4) V-R 0.18 2 2031730200 V (D5-9) V-R 0.29 4 2032930600 V (D5-9) V-R 017 2 2033051000 V (D5-9) V-R 0.20 3 2041600200 R30 RD-M 0.20 4 2080104100 (Robertson Ranch PA 7 and PA 8)^ R23 (22.7 and 21 du/ac) PC 16.90 364 2091200100^ R30 RD-M 6.12 141 2121100100 to 2121100700 R30 RD-M 8.40 193 2161404300 (Ponto) R30 P-C 6J 150 2161404300 (Ponto) GC (Mixed Use)^ P-C 3 11 2161701400 R23 RD-M 0.44 7 2161701500 R23 RD-M 0.42 6 2161701900 R23 RD-M 0.46 7 2162900900 R23 RD-M 0.41 6 2162902000 R23 RD-M 0.27 4 2162902100 R23 RD-M 0.53 8 2163000400 R23 RD-M 0.39 6 o c HOUSING ELEMENT 2163000500 R23 RD-M 0.41 6 2163000600 R23 RD-M 0.40 6 2163001200 R23 RD-M 041 6 2163001300 R23 RD-M 0.30 5 2218810600. 2218811600^ R30 RD-M 18.22 419 1670402100 R15(14.2 du/ac) P-C 15.6 221 1670402100 R23 (16.7 du/ac) P-C 5J 95 (Quarry Creek)^ R23 (22.2 du/ac) P-C 15.3 340 Grand Total 1.103 704 399 1. Sites with a General Plan designation "V" are located in the Village area. The 'V land use designation permits mixed-use development: however, development of stand-alone high-density residential projects is also permitted and would vield even more units. To account for non-residential uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. 2. A master plan for Robertson Ranch was approved in 2006 to provide for a residential community with over 1.300 housing units, open space, and a commercial center. Approval of land subdivision and architecture needs to be obtained before construction. The property is currentiy vacant and considered appropriate for development. 3. These sites are located in the northeast quadrant of the citv. Per the citv's Growth Management Program, a maximum of 9.042 dwellinq units are allowed in the northeast quadrant. When the General Plan update, includinq this Housinq Element, is approved bv the Citv Council, the capacity of one or more of these sites mav be reduced to ensure compliance with the Growth Manaqement Program, but the sites inventorv will remain adequate to accommodate the citv's RHNA. Any change to the sites inventory during adoption of the General Plan will be reflected in this appendix. 4. Residential capacitv is calculated based on 25 percent of the site developable acreage at a densitv of 15 du/ac. 5. A master plan for Quarry Creek was approved in March 2013 to provide for a residential communitv with 656 housing units, open space and communitv facilities. Approval of land subdivision and architecture needs to be obtained before construction. The propertv is currentiy vacant and considered appropriate for development- Source.- Citv ofCarlsbad. Dvett & Bhatia. 2013. HOUSING ELEMENT Underutilized Sites Table B-2: Underutilized Sites fir Lower and Moderate Income Housing - Category 1 (Parking Lot and Agricultural Sites) APN Existinq Use General Plan Designation^ Zoninq District Site Size (Acres) Unit Capacitv. bv Household Income Site Photo APN Existinq Use General Plan Designation^ Zoninq District Site Size (Acres) Very Low Low Moderate Site Photo 2031013600 Parking Lot V (D5-9) V-R 0.21 2 2031730500 Parkinq Lot V(D1-4) V-R 0.25 4 2031730800 Parking Lot V(D1-4) V-R 0.33 5 2031811600 Parking Lot V(D1-4) V-R 0.22 3 2032321300 Parking Lot V (D5-9) V-R 0.35 3 2032960600 Parking Lot V(D1-4) V-R 0.37 5 2033020100 Parkinq Lot V(D1-4) V-R 0.14 2 2033040200 Parking Lot V(D1-4) V-R 0.16 2 2033040500 Parking Lot V(D1-4) V-R 0.17 2 2033040900 Parking Lot V(D1-4) V-R 0.25 4 2033041700 Parking Lot V(D1-4) V-R 0.16 2 2033041800 Parking Lot V(D1-4) V-R 0.16 2 2033042000 Parking Lot V(D1-4) V-R 0.16 2 2033043100 Parking Lot V(D1-4) V-R 0.18 3 2033051400 Parkinq Lot V(D1-4) V-R 0.24 3 2033051600 Parking Lot V(D1-4) V-R 0.57 8 2033061200 Parking Lot V(D1-4) V-R 024 3 2033521200 Parking Lot V(D1-4) V-R 029 4 2040310900 Parking R30 RD-M 0.20 4 2041112000 Parking R30 RD-M 0.80 18 2041502100 Parking R23 R-3 0.46 7 2120405600 Agriculture R30 RD-M 8.96 206 #1 Grand Total 282 g 12 1. Sites with a General Plan designation "V" are located in the Village area. The "V" land use designation permits mixed-use development: however, development of stand-alone high-density residential projects is also permitted and would yield even more units. To account for non-residential uses, a conservative 50 percent ofthe potential capacitv of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. Source: Citv ofCarlsbad, Dvett & Bhatia, 2013. The largest site in the Table B-2 underutilized inventorv is also depicted in the photo at right to demonstrate that the site is underutilized and appropriate for residential development. HOUSING ELEMENT Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Unit Capacity, by Household Income APN Existinq Use General Plan Desiqnation^ Zoninq District Site Size (Acres) Verv Low Low Moderate 1551702400 Residential R23 M 0.34 4 1551702500 Residential R23 M 0.26 2 1552000400 Office V V-R 0.89 12 1552000700 Office y V-R 0.39 5 1552001000 Office y V-R 0.52 7 1552211100 Office y V-R 0.33 5 1552211200 Office y V-R 0.56 8 2030410200 Private School y V-R 7.23 65 2030510300 Private School y V-R 2.79 25 2030510400 Commercial y V-R 0.54 5 2030520100 Private School y V-R 0.35 3 2030520200 Private School y V-R 0.77 7 2030530100 Private School y V-R 09 8 2030540100 Commercial y V-R 0.24 3 2030540300 Industrial y V-R 0.24 3 2030541400 Commercial y V-R 0.13 2 2030541800 Industrial y V-R 0.22 3 2030541900 Commercial y V-R 0.49 7 2030542000 Industrial y V-R 0.25 4 2030542100 Office y V-R 0.25 4 2030542200 Office y V-R 05 7 2030542400 Commercial y V-R 023 3 2030542500 Industrial y V-R 023 3 2030542600 Commercial y V-R 0.25 4 2030542700 Industrial y V-R 0.36 5 2031010100 Industrial y V-R 031 4 2031010300 Commercial y V-R 0.15 2 2031010400 Industrial y V-R 0.24 3 2031011100 Industrial y V-R 0.24 3 2031011200 Commercial y V-R 021 3 2031011400 Office y V-R 0.23 2 2031011500 Industrial y V-R 021 3 2031011600 Commercial y V-R 023 3 2031011800 Residential y V-R 031 2 2031011900 Industrial y V-R 018 3 2031012000 Residential y V-R 0.24 2 HOUSING ELEMENT Table B-3: Unc erutllized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Jses) Unit Capacity, by Household Income APN Existinq Use General Plan Desiqnation^ Zoning District Site Size (Acres) Very Low Low Moderate 2031012100 Office y V-R 02 2 2031012200 RV Camp Site y V-R 093 12 2031012300 Office y V-R 0.44 4 2031012400 Commercial y V-R 0.47 7 2031012500 Industrial y V-R 0.23 3 2031012800 Residential y V-R 0.24 2 2031012900 Commercial y V-R 0.87 12 2031013400 Office y V-R 0.19 3 2031020500 Office y V-R 0.43 4 2031021400 Residential y V-R 0.42 3 2031021500 Office y V-R 0.43 4 2031023400 Office y V-R 0.45 4 2031023500 Office y V-R 029 3 2031100900 Office y V-R 0.53 5 2031103800 Office y V-R 017 2 2031103900 Office y V-R 0.17 2 2031420600 Private School y V-R 05 5 2031430100 Office y V-R 0.35 3 2031430200 Office y V-R 0.18 2 2031430700 Church y V-R 2.16 19 2031730400 Commercial y V-R 019 3 2031730900 Commercial y V-R 0.35 5 2031740600 Commercial y V-R 1.78 25 2031740700 Commercial y V-R 1.79 25 2031750100 Commercial y V-R 028 4 2031750200 Commercial y V-R 016 2 2031750300 Commercial y V-R 0.45 6 2031750400 Office y V-R 0.23 3 2031750500 Residential y V-R 023 2 2031750600 Commercial y V-R 0.23 3 2031750700 Residential y V-R 025 3 2031750800 Commercial y V-R 016 2 2031810400 Commercial y V-R 031 4 2031810500 Commercial y V-R 015 2 2031810700 Commercial y V-R 023 3 2031810800 Office y V-R 022 3 2031810900 Commercial y V-R 0.22 3 5 i^^^''"^ HOUSING ELEMENT Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Unit Capacity, by Household Income APN Existinq Use General Plan Desiqnation^ Zoning District Site Size (Acres) Verv Low Low Moderate 2031811200 Commercial y V-R 0.59 8 2031811300 Commercial y V-R 0.35 5 2031811900 Commercial y V-R 0.71 10 2031820400 Commercial y V-R 2.36 33 2031820800 Post Office y V-R 1.43 20 2032020700 Commercial y V-R 016 2 2032021300 Office y V-R 0.16 2 2032021800 Commercial y V-R 0.95 13 2032320400 Commercial y V-R 0.52 5 2032320800 Commercial y V-R 0.18 2 2032321600 Commercial y V-R 0.46 4 2032500600 Commercial y V-R 0.37 3 2032600500 Residential R23 M 0.39 2 2032610300 Residential y V-R 0.34 4 2032610700 Office y V-R 0.66 9 2032910100 Commercial y V-R 0.21 3 2032910300 Commercial y V-R 0.31 4 2032920100 Commercial y V-R 0.24 4 2032920500 Commercial y V-R 016 2 2032920700 Commercial y V-R 0.24 3 2032920800 Commercial y V-R 017 2 2032920900 Commercial y V-R 016 2 2032921000 Office y V-R 016 2 2032921100 Commercial y V-R 016 2 2032921800 Commercial V V-R 016 2 2032922100 Commercial y V-R 0.41 6 2032930400 Commercial y V-R 0.17 2 2032930500 Commercial y V-R 0.16 2 2032930800 Commercial y V-R 0.17 2 2032950100 Commercial y V-R 0.23 3 2032960700 Commercial y V-R 015 2 2032960800 Commercial y V-R 026 4 2032970200 Commercial y V-R 016 2 2032970300 Commercial y V-R 016 2 2032970500 Commercial y V-R 014 2 2033010500 Commercial y V-R 0.73 10 2033020200 Commercial V V-R 022 3 6 -^li HOUSING ELEMENT Table B-3: Underutilized Sites for Lower and Moderate Income Housinq - Category 2 (Other Underutilized Uses) Unit Capacity, by Household Income APN Existinq Use General Plan Desiqnation^ Zoninq District Site Size (Acres) Verv Low Low Moderate 2033020400 Residential y V-R 021 2 2033032100 Office y V-R 0.33 5 2033032400 Commercial y V-R 0.48 7 2033032600 Office y V-R 0.48 7 2033032700 Office y V-R 032 4 2033032800 Office y V-R 0.49 7 2033041900 Office y V-R 016 2 2033042600 Commercial y V-R 02 3 2033042700 Commercial y V-R 0.24 3 2033043000 Office y V-R 017 2 2033051100 Office y V-R 0.24 3 2033051300 Office y V-R 04 6 2033051500 Office y V-R 0.56 8 2033060200 Commercial y V-R 0.14 •2 2033060900 Commercial y V-R 016 2 2033510300 Office y V-R 0.17 2 2033510700 Office y V-R 016 2 2033511100 Office y V-R 016 2 2033511200 Office y V-R 016 2 2033511300 Office y V-R 016 2 2033511600 Commercial y V-R 016 2 2033511800 Commercial y V-R 0.48 7 2033512000 Office y V-R 016 2 2033521300 Commercial y V-R 016 2 2033521800 Church y V-R 0.64 9 2033530400 Office y V-R 016 2 2033530900 Commercial y V-R 0.48 7 2033540100 Office y V-R 016 2 2033540500 Office y V-R 0.17 2 2033540700 Office y V-R 0.22 3 2033541300 Office y V-R 0.24 3 2033541500 Office y V-R 0.73 10 2033541900 Office y V-R 0.57 8 2033550400 Commercial y V-R 032 4 2033550500 Commercial y V-R 032 4 2040310300 Residential R30 RDM 016 3 2040310400 Residential R30 RDM 017 3 HOUSING ELEMENT Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Uses) Unit Capacity, by Household Income APN Existinq Use General Plan Desiqnation^ Zoninq District Site Size (Acres) Very Low Low Moderate 2040700900 Residential R30 RDM 05 9 2040701000 Residential R30 RDM 0.17 3 2040840600 Residential R30 RDM 016 2 2040840800 Residential R30 RDM 0.24 5 2041100100 Residential R30 RDM 0.28 4 2041110200 Residential R30 RDM 0.43 8 2041110600 Residential R30 RDM 0.39 7 2041111300 Residential R30 RDM 0.18 2 2041111400 Residential R30 RDM 0.42 6 2041111500 Residential R30 RDM 02 4 2041111700 Residential R30 RDM 04 7 2041310300 Residential R23 M 05 6 2041311200 Residential R23 0.27 3 2041320500 Residential R23 R-3 026 3 2041320600 Residential R23 0.27 3 2041321700 Residential R23 M 0.57 6 2041501700 Residential R23 M 031 3 2041600300 Residential R30 RDM 017 3 2041600900 Residential R30 RDM 0.69 2 2041910500 Residential R30 RDM 0.41 7 2041920500 Residential R30 RDM 0.27 4 2041920600 Residential R30 RDM 0.27 5 2041920700 Residential R30 RDM 026 5 2041920900 Residential R30 RDM 0.23 4 2042340100 Residential R23 M 024 3 2042340200 Residential R23 R-3 025 3 2042341200 Residential R23 R-3 0.27 3 2042401300 Residential R23 0.29 3 2042401400 Residential R23 R-3 0.31 3 2042402200 Residential R23 0.88 12 2042800100 Residential R30 RDM 9.66 124 2042800200 Residential R30 RDM L9 26 2042800500 Residential R30 RDM 0.44 8 2042802600 Residential R30 RDM 0.24 5 2042910100 Residential R30 RDM 016 2 Various^ Residential R30 RDM .13 to 140 R30 .37 140 2042912700 Residential R30 RDM 0.16 2 HOUSING ELEMENT Table B-3: Underutilized Sites for Lower and Moderate Income Housing - Category 2 (Other Underutilized Jses) Unit Capacity, bv Household Income APN Existinq Use General Plan Desiqnation^ Zonino District Site Size (Acres) Very Low Low Moderate Grand Total 820 140 252 1. Sites with a General Plan designation 'V" are located in the Village area. The "V land use designation permits mixed-use development: however, development of stand-alone hiqh-densitv residential proiects is also permitted and would vield even more units. To account for non-residential uses, a conservative 50 percent of the potential capacitv of units is assumed, while the other 50 percent of developable area could be used for non-residential uses. 2. Hardinq Street Neighborhood. LP parcels (APNs: 2042911400 to 1700. 2042911900 to 2700. 2042920100 to 0200. 2042921000 to 1400. and 2042921600 to 2200). Source; Dvett & Bhatia. Citv ofCarlsbad. 2013. HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households I APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Capacity (Above Moderate Income) 1683700300 Vacant R8 016 1 1683700400 Vacant R8 P-C 013 1 1683702000 Vacant R8 PiC 021 1 1683702500 Vacant R8 016 1 1683702600 Vacant R8 EiC 016 1 1683716900 Vacant R8 2.58 10 1683730100 Vacant R8 EiC 013 1 2060920800 Vacant R15 R-2 0.30 2 2061200100 Vacant R15 RD-M-Q 0.48 4 2061200200 Vacant R15 RD-M-Q 0.50 4 2071012800 Agriculture R15 RDM 14.94 120 2080104100 Vacant OS/R4/R8/L PC 65.8 308 2090604800 Residential/ Stables R15 RDM 13.40 104 2152403600 Vacant R15 RD-M 3.50 28 2231704500 Vacant R15 RD-M-Q 0.40 3 1551016800 Vacant R1.5 R-1-30000 . 0.29 1 1551702000 Residential R23 0.22 2 1551702100 Residential R23 M 0.17 2 1551702900 Residential R15 0.32 2 1551802300 Residential R15 M 0.52 3 1551901500 Vacant R1.5 R-1-30000 1.09 1 1551901600 Vacant R1.5 R-1-30000 0.39 1 1552210500 Vacant R4 R-1-10000 . 0.55 2 1552231800 Residential R15 M 0.73 5 1552511800 Residential R15 026 1 1552511900 Residential R15 R-3 0.28 1 1552512000 Residential R15 R-3 023 2 1552512100 Residential R15 R-3 023 1 1552512200 Residential R15 R-3 022 1 1552711500 Residential R15 0.20 1 1552711700 Residential R15 R-3 031 1 1552711900 Residential R15 R-3 0.28 1 1552712000 Residential R15 M 0.28 1 1552712100 Vacant R15 M 016 1 1552712800 Residential R15 M 0.24 1 1560511800 Vacant R4/0S M 1.04 3 1560511900 Vacant R4/0S R-l 1.90 6 10 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Aboye Moderate Income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 1560512200 Residential R4 R-l 1.14 2 1560512300 Vacant R4 R-l 2.03 6 1560521200 Vacant R4 R-l 017 1 1560524700 Vacant R4 R-l 0.17 1 1560904100 Vacant R8 RD-M 2.69 11 1561108300 Vacant R4 R-l 0.24 1 1561108400 Vacant R4 R-l 0.27 1 1561301800 Residential R4 R-l 0.48 1 1561302600 Vacant R4 R-l 051 2 1561303200 Vacant R4 R-l 0.14 1 1561420300 Residential R4 R-l 1.14 1 1561420800 Residential R4 R-l 0.49 1 1561424800 Vacant R4 R-l 0.29 1 1561425100 Vacant R4 R-l 0.20 1 1561425400 Vacant R4 R-l 0.20 1 1561425600 Vacant R4 R-l 0.65 2 1561521000 Residential R4 R-1-9500 0.48 1 1561521200 Residential R4 R-1-9500 0.47 1 1561521300 Residential R4 R-1-9500 0.71 1 1561522900 Vacant R4 R-1-9500 0.28 1 1561523700 Vacant R4 R-1-9500 0.17 1 1561901100 Vacant R4 R-1-10000 0.51 2 1561901800 Residential R4 R-l-lOOOO 0.71 1 1561902400 Vacant R4 M 0.15 1 1561903200 Residential R4 R-l 0.68 1 1561903400 Garage R4 R-l-lOOOO 0.28 1 1562000100 Vacant R4 R-l 0.29 1 1562000200 Vacant R4 R-l 0.30 1 1562001300 Residential R4 R-1-10000 0.54 1 1562002900 Vacant R4 R-l-lOOOO 0.20 1 1562003100 Vacant R4 R-1-10000 0.22 1 1562003200 Vacant R4 R-l-lOOOO 0.21 1 1562120400 Vacant R4 R-l 1.90 6 1562120500 Vacant R4 R-l 1.72 6 1562121100 Residential R4 R-l-lOOOO 1.58 4 1562122500 Vacant R4 R-l 018 1 1562200200 Residential R4 R-1-9500 3.08 9 1562313600 Vacant R4 M 0.19 1 11 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Aboye Moderate Income Households APN Existinq Use General Plan Desiqnation Zoninq District SiteSlie (Acres) Caoacitv (Above Moderate Income) 1562314100 Residential R4 M 0.49 1 1562314800 Vacant R4 R-l 0.20 1 1562317000 Vacant R4 R-l 0.18 1 1562706200 Residential R4 R-l 0.56 1 1563500100 Vacant R4/0S R-l 0.30 1 1563510100 Vacant R4/0S R-l 0.90 3 1563510300 Vacant R4 R-l 0.60 2 1563510700 Residential R4 . 1.20 3 1563510800 Vacant R4 R-l 3.48 11 1563511300 Residential R4 R-l 1.03 2 1563511900 Vacant R4 R-l 037 1 1670307300 Driving Range R8/0S R-l-lOOOO 6.00 24 1670520600 Residential R4 R-A-10000 0.64 1 1670531900 Vacant R4 R-A-IOOOO 012 1 1670532000 Vacant R4 R-A-IOOOO . 0.39 1 1670701200 Vacant R4 R-A-IOOOO 0.26 1 1670703100 Residential R4 R-A-IOOGO 0.69 1 1670803300 Vacant R4 R-l-lOOOO 0.45 1 1670803400 Vacant R4 R-l-lOOOO 0.47 1 1670803500 Vacant R4 R-1-10000 052 2 1670803600 Vacant R4 R-1-10000 0.54 2 1670804100 Vacant R4 R-l-lOOOO . 1.00 3 1670804200 Vacant R4 R-l-lOOOO 0.44 1 1670804600 Vacant R4 R-l-lOOOO 0.17 1 1671120500 Residential R4 R-A-IOOOO 1.08 2 1671241000 Vacant R4 R-A-10000 0.28 1 1672302400 Vacant R4 EiC 0.70 2 1672302500 Vacant R4 P-C 0.85 3 1672500600 Vacant R4/R15 R-A-IOOOO 0.30 1 1675705100 Residential R8 RD-M-Q 0.60 1 1675805100 Vacant R4 R-A-10000 0.37 1 1680505700 Vacant R4/0S OS/R-1-0.5Q 13.50 43 1683700100 Vacant R8 EiC 0.14 1 1683700200 Vacant R8 EiC 0.14 1 1683700500 Vacant R8 EiC 012 1 1683700600 Vacant R8 EzC 013 1 1683700700 Vacant R8 EiC 013 1 1683700800 Vacant R8 P< 012 1 12 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Capacity (Above Moderate Income) 1683700900 Vacant R8 P-C 012 1 1683701000 Vacant R8 Oil 1 1683701100 Vacant R8 P-C 0.11 1 1683701200 Vacant R8 0.11 1 1683701300 Vacant R8 0.12 1 1683701400 Vacant R8 013 1 1683701500 Vacant R8 0.13 1 1683701600 Vacant R8 EiC 013 1 1683701700 Vacant R8 EiC 0.11 1 1683701800 Vacant R8 P-C 0.11 1 1683701900 Vacant R8 P-C 0.12 1 1683702100 Vacant R8 £:£ 016 1 1683702200 Vacant R8 PiC 016 1 1683702300 Vacant R8 EiC 0.20 1 1683702400 Vacant R8 EiC 0.20 1 1683702700 Vacant R8 EdC 015 1 1683702800 Vacant B8 PiC 015 1 1683704900 Vacant R8 PiC 0.11 1 1683705000 Vacant R8 PiC 0.11 1 1683705100 Vacant R8 PzC 0.11 1 1683705200 Vacant R8 ^ 0.11 1 1683705300 Vacant R8 PiC 0.15 1 1683705400 Vacant R8 PzC 0.11 1 1683705500 Vacant R8 EiC 016 1 1683705600 Vacant R8 PzC 0.14 1 1683705700 Vacant R8 PzC 0.14 1 1683705800 Vacant R8 PzC 0.14 1 1683705900 Vacant R8 PzC 012 1 1683706000 Vacant R8 PzC 0.12 1 1683706100 Vacant R8 P-C 0.11 1 1683706200 Vacant R8 EzC 0.11 1 1683706300 Vacant R8 P-C 0.11 1 1683706400 Vacant R8 EzC 0.11 1 1683706500 Vacant R8 EzC 0.11 1 1683706600 Vacant R8 EzC 012 1 1683707700 Vacant R8 EzC 015 1 1683707800 Vacant R8 EzC 014 1 1683707900 Vacant R8 EzC 014 1 13 •—) D tu HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 1683708000 Vacant R8 P-C 0.14 1 1683708100 Vacant R8 EzC 016 1 1683708200 Vacant R8 EzC 031 1 1683708400 Vacant R8 EzC 4.02 16 1683710100 Vacant R8 EzC 0.14 1 1683710200 Vacant R8 EzC 0.14 1 1683710300 Vacant R8 EzC 0.13 1 1683710400 Vacant R8 EzC 0.11 1 1683710500 Vacant R8 EzC 0.12 1 1683710600 Vacant R8 EzC 018 1 1683710700 Vacant R8 P-C 0.20 1 1683710800 Vacant R8 EzC 0.17 1 1683710900 Vacant R8 EzC 016 1 1683711000 Vacant R8 EzC 016 1 1683711100 Vacant R8 EzC 016 1 1683711200 Vacant R8 EzC 016 1 1683711300 Vacant R8 EzC 0.18 1 1683711400 Vacant R8 EzC 013 1 1683711500 Vacant R8 EzC 013 1 1683711600 Vacant R8 EzC 0.12 1 1683711700 Vacant R8 P-C Oil 1 1683711800 Vacant R8 EzC 012 1 1683711900 Vacant R8 EzC 013 1 1683712000 Vacant R8 EzC 0.12 1 1683712100 Vacant R8 EzC 012 1 1683712200 Vacant R8 P-C 013 1 1683712300 Vacant R8 P-C 0.13 1 1683712400 Vacant R8 P-C 013 1 1683712500 Vacant R8 P-C 014 1 1683712600 Vacant R8 EzC 0.14 1 1683712700 Vacant R8 P-C 0.12 1 1683712800 Vacant R8 P-C 013 1 1683712900 Vacant R8 EzC 0.15 1 1683713000 Vacant R8 EzC 0.17 1 1683713100 Vacant R8 P-C 022 1 1683713200 Vacant R8 EzC 012 1 1683713300 Vacant R8 EzC 012 1 1683713400 Vacant R8 EzC 012 1 14 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Zoning District Site Size Caoacitv (Above APN Existinq Use Desiqnation Zoning District (Acres) Moderate Income) 1683713500 Vacant R8 EzC 015 1 1683713600 Vacant R8 P-C 013 1 1683713700 Vacant R8 P-C 0.12 1 1683713800 Vacant R8 P-C 0.12 1 1683713900 Vacant R8 EzC 0.13 1 1683714000 Vacant R8 EzC 013 1 1683714400 Vacant R8 EzC 0.14 1 1683714500 Vacant R8 EzC 012 1 1683714600 Vacant R8 EzC 012 1 1683714700 Vacant R8 P-C 015 1 1683714800 Vacant R8 EzC 012 1 1683714900 Vacant R8 EzC 0.11 1 1683715000 Vacant R8 EzC 0.11 1 1683715400 Vacant R8 EzC 016 1 1683715500 Vacant R8 P-C 013 1 1683717000 Vacant R8 EzC 0.75 3 1683717100 Vacant R8 EzC 023 1 1683720700 Vacant R8 EzC 0.14 1 1683721100 Vacant R8 EzC 0.17 1 1683721200 Vacant R8 P-C 015 1 1683721300 Vacant R8 P-C 013 1 1683721400 Vacant R8 EzC 013 1 1683721500 Vacant R8 EzC 0.13 1 1683721600 Vacant R8 EzC 013 1 1683721700 Vacant R8 EzC 012 1 1683721800 Vacant R8 EzC 012 1 1683721900 Vacant R8 EzC 012 1 1683722000 Vacant R8 P-C 0.12 1 1683722100 Vacant R8 P-C 018 1 1683722200 Vacant R8 P-C 012 1 1683722300 Vacant R8 P-C 0.11 1 1683722400 Vacant R8 EzC 0.11 1 1683722500 Vacant R8 EzC 0.11 1 1683722600 Vacant R8 EzC Oil 1 1683722700 Vacant R8 EzC Oil 1 1683722800 Vacant R8 EzC 0.12 1 1683722900 Vacant R8 EzC 012 1 1683723000 Vacant R8 EzC Oil 1 15 •2m. HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan 2!6ninq District SIte'SIze Caoacitv (Above APN Existinq Use Desiqnation 2!6ninq District (Acres) Moderate Income) 1683725100 Vacant R8 P-C 0.15 1 1683725200 Vacant R8 EzC 016 1 1683725300 Vacant R8 P-C 0.17 1 1683725400 Vacant R8 EzC 0.15 1 1683725500 Vacant R8 P-C 015 1 1683725600 Vacant R8 EzC 015 1 1683725700 Vacant R8 EzC 015 1 1683725800 Vacant R8 EzC 015 1 1683725900 Vacant R8 P-C 0.14 1 1683726000 Vacant R8 EzC 0.14 1 1683726100 Vacant R8 EzC 0.14 1 1683726200 Vacant R8 EzC 0.14 1 1683730200 Vacant R8 EzC 012 1 1683730300 Vacant R8 EiC 013 1 1683730400 Vacant R8 EzC 0.11 1 1683730500 Vacant R8 P-C 012 1 1683730600 Vacant R8 EzC 0.12 1 1683730700 Vacant R8 EzC 012 1 1683730800 Vacant R8 EzC 0.14 1 1683733100 Vacant R8 EzC 0.12 1 1683733200 Vacant R8 P-C Oil 1 2030210300 Residential R15 0.25 1 2031302500 Residential R15/0 M 0.20 1 2031302600 Residential R15/0 R-3 0.21 1 2031440300 Hotel R15 M 0.62 5 2032020300 Parking Lot R15 0.40 3 2040310100 Vacant R30 RDM 0.10 2 2040310200 Vacant R30 RDM 0.09 2 2040321000 Residential R30 RDM 0.15 1 2040701500 Residential R30 RDM 0.14 2 2040840400 Residential R30 RDM 0.15 1 2041101200 Vacant R30 RDM 0.14 3 2041103200 Residential R30 RDM 013 2 2041111000 Residential R30 RDM 0.14 2 2041111100 Residential R30 RDM 0.14 2 2041111200 Residential R30 RDM 0.14 2 2041711000 Vacant R15 RDM 0.08 1 2041712300 Residential R15 RDM 0.24 1 16 . lo HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Capacity (Above Moderate Income) 2041720400 Vacant R15 RDM 0.08 1 2041721400 Residential R15 RDM 033 2 2041722700 Residential R15 RDM 0.20 1 2041722800 Residential R15 RDM 0.21 1 2041910800 Residential R30 RDM 0.14 1 2041921000 Residential R30 RDM 0.09 1 2042100300 Residential R15 RDM 0.45 3 2042100400 Residential R15 RDM 019 1 2042101100 Residential R15 RDM 0.22 1 2042101200 Residential R15 RDM 019 1 2042910300 Residential R30 RDM 0.14 1 2042910400 Residential R30 RDM 015 1 2042910500 Residential R30 RDM 0.15 1 2042910700 Residential R30 RDM 0.15 1 2042910800 Residential R30 RDM 015 1 2042912800 Residential R30 RDM 0.14 2 2042912900 Residential R30 RDM 015 1 2050200300 Residential R4/R8 R-l 0.41 1 2050200400 Residential R4/R8 R-l 0.43 1 2050201800 Residential R4 R-l 0.53 1 2050202700 Residential R8 R-l 0.63 2 2050202900 Residential R8 RD-M-Q 0.42 1 2050203200 Residential R8 RD-M-Q 0.46 1 2050203300 Residential R8 RD-M-Q 0.44 1 2050204300 Vacant R4/R8 R-l 0.24 2 2050520800 Residential R4 R-l 0.56 1 2050604200 Vacant R4 R-l 026 1 2050607800 Vacant R4 R-1-10000 0.35 1 2051122300 Residential R4 R-l 0.49 1 2051124600 Vacant R4 R-l 0.19 1 2051201800 Residential R4 R-l 1.02 2 2051302100 Residential R4 R-l 0.74 1 2051601600 Vacant R4 R-1-10000 0.20 1 2051900600 Residential R4 M 0.47 1 2052102100 Vacant R4 R-l 055 2 2052102200 Residential R4 R-l 0.47 1 2052103000 Residential R4 R-l 0.91 2 2052103100 Vacant R4 R-l 0.45 1 17 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 2052107100 Vacant R4 R-1-10000 0.28 1 2052109600 Vacant R4 R-l 0.22 1 2052200700 Residential R4 R-l 0.50 1 2052201500 Residential R4 R-l 0.66 1 2052201600 Vacant R4 R-l 0.67 2 2052209300 Residential R4 R-l-lOOOO 1.32 2 2052207300 Vacant R4 Bzl 016 1 2052208600 Vacant R4 Ezl 0.32 1 2052300400 Vacant R4 R-l 0.39 1 2052301400 Residential R4 R-l 0.72 1 2052604000 Vacant R4 R-l 023 1 2052701300 Residential R4 R-l 0.98 2 2052803200 Vacant R4 R-1-10000 0.24 1 2052805600 Vacant R4 R-l 0.20 1 2052807400 Vacant R4 R-l 0.27 1 2060422800 Residential R4 R-l 0.92 2 2060424700 Vacant R4 R-l 015 1 2060801300 Residential R15 RD-M 0.27 1 2060801500 Residential R15 RD-M 0.39 2 2060801600 Residential R15 RD-M 0.29 1 2060801700 Residential R15 RD-M 0.24 1 2060910800 Residential R15 R-2 0.35 2 2060920300 Residential R15 R-2 0.25 1 2060920900 Residential R15 Rz2 0.64 4 2061200700 Residential R4 R-l 0.50 1 2061201600 Vacant R4 R-1-15000 1.43 4 2061201800 Vacant R8 RD-M/R-T 0.34 1 2061202100 Residential R8/TR/0S RD-M/R-T 0.43 1 2061202300 Residential R15 RD-M 0.36 2 2061202900 Boat Launch TR/R8/0S RD-M/R-T 0.30 1 2061203600 Boat Launch R8/TR/0S RD-M/R-T 1.45 6 2061203900 Residential R15 RD-M-Q 0.36 1 2061204000 Residential R15 RD-M-Q 0.46 3 2061501200 Residential R4 R-1-15000 1.73 5 2061502600 Vacant R4 R-1-15000 0.38 1 2061600200 Residential R4 R-1-15000 0.75 1 2061600300 Residential R4 R-1-15000 0.94 1 2061601000 Residential R4 R-1-15000 0.75 1 18 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Capacity (Above Moderate Income) 2061601100 Residential R4 R-1-15000 0.75 1 2061601300 Residential R4 R-1-15000 1.30 3 2061710300 Vacant R4 R-1-15000 0.85 3 2061710800 Vacant R4 R-1-15000 0.38 1 2061710900 Vacant R4 R-1-15000 051 1 2061720100 Vacant R4 R-1-15000 0.66 2 2061720200 Vacant JR4 R-1-15000 0.49 1 2061720300 Vacant R4 R-1-15000 0.40 1 2061720400 Vacant R4 R-1-15000 0.30 1 2061720500 Vacant R4 R-1-15000 1.30 4 2061720600 Vacant R4 R-1-15000 2.00 6 2061720700 Vacant R4 R-1-15000 1.40 4 2061803200 Vacant R4 R-1-15000 1.15 4 2061804000 Vacant R4 R-1-15000 0.35 1 2061804100 Vacant R4 R-1-15000 0.42 1 2061805000 Vacant R4 R-1-15000 0.46 1 2061805100 Vacant R4 R-1-15000 0.46 1 2061920700 Vacant R4 R-1-15000 0.80 2 2061921400 Vacant R4 R-1-15000 0.76 2 2061923100 Vacant R4 R-1-15000 0.28 1 2061923800 Vacant R4 R-1-15000 0.30 1 2061924100 Vacant R4 R-1-15000 0.30 1 2061924500 Vacant R4 R-1-15000 0.50 1 2061924800 Vacant R4 R-1-15000 0.63 1 2061924900 Vacant R4 R-1-15000 0.42 1 2062000100 Vacant R4/0S R-1-15000 . 0.30 1 2062000300 Vacant R4 R-1-15000 0.38 1 2062000400 Vacant R4 R-1-15000 0.41 1 2070210300 Residential R4 R-l 0.53 1 2070210400 Residential R4 R-l 0.47 1 2070215400 Residential R4 R-l 0.49 1 2070221100 Vacant R4 R-l 0.26 1 2070226500 Vacant R4 R-l 0.25 1 2070226700 Vacant R4 R-l 0.26 1 2070615400 Vacant R4 R-1-15000 0.34 1 2070634800 Vacant R4 R-1-15000 0.34 1 2070730600 Vacant R4 R-1-15000 0.35 1 2070730900 Residential R8 R-A-IOOOO 0.55 1 19 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site size (Acres) Caoacitv (Above Moderate Income) 2070840600 Residential R4 R-1-15000 0.47 1 2070901900 Residential R4 R-l-lOOOO 1.00 2 2070902000 Vacant R4/0S R-l-lOOOO 0.77 2 2071004800 Vacant R4/0S R-1-8000/OS 2.66 9 2071010900 Vacant R4 R-A-IOOOO 1.45 5 2071204000 Residential R4 R-l 0.53 1 2071206800 Vacant R4 R-l 0.18 1 2071207000 Vacant R4 R-l 0.26 1 2071207100 Vacant R4 R-l 026 1 2071207300 Vacant R4 R-l 018 1 2071307300 Residential R4 R-l-lOOOO/R-1- 7500 1.05 2 2071500100 Vacant R23 R-W 013 2 2071500200 Vacant R23 R-W OIO 2 2071500300 Vacant R23 R-W 0.11 2 2071501500 Vacant R23 R-W 0.11 2 2071505700 Vacant R4 R-1-15000 016 1 2071507300 Vacant R23 R-W Oil 2 2071800800 Vacant R4 R-1-15000 0.40 1 2071800900 Vacant R4 R-1-15000 0.53 2 2071801000 Vacant R4 R-1-15000 018 1 2071801200 Vacant R4 R-1-15000 0.43 1 2072607700 Vacant R4 R-l 018 1 2073852000 Vacant R4 R-A-IOOOO 0.18 1 2080401200 Vacant R4 R-A-IOOOO 0.91 3 2080401500 Vacant R4 R-A-10000 0.81 3 2081840900 Vacant R8 RD-M-Q 1.69 7 2090402700 Vacant R4 R-A-2.5 3.30 2 2090602300 Residential R4/0S kC 3.20 9 2090606100 Vacant R4/0S R-1-O5-Q/0S 16.62 19 2090606500 Vacant R4/0S L-C 7.00 22 2090606800 Vacant R4/0S L-C 1.50 5 2090700300 Vacant R1.5 R-A-IOOOO 3.84 4 2090700700 Vacant R1.5/0S R-E 83.00 83 2090701300 Vacant OS/R4/R15 R-1-0.5-Q/OS/L-C 32.75 105 2090701600 Agriculture R1.5/0S LzC 65.91 66 2100201600 Vacant R4/0S R-l 029 1 2100330900 Vacant R4 R-l 013 1 20 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 2100620900 Vacant R4 Bz2 0.14 1 2101150800 Vacant R4 R-l 016 1 2101150900 Vacant R4 R-l 016 1 2101151900 Vacant R4 R-l 016 1 2101203100 Vacant R4/0S R-l 0.30 1 2120100300 Vacant R1.5/0S R-1-30000/OS 5.47 5 2120503300 Vacant R4 R-l 8.00 26 2130501600 Vacant R4 E-A-Q 1.50 5 2132500600 Vacant R4 EzC 0.52 2 2132501100 Vacant R4 EzC 0.56 2 2132501200 Vacant R4 EzC 0.68 2 2140210400 Vacant R8 R-l-lOOOO Oil 1 2140211100 Vacant R8 R-l-lOOOO 0.11 1 2140220100 Vacant R8 R-l-lOOOO 0.10 1 2140220400 Vacant R8 R-l-lOOOO 0.11 1 2140230400 Vacant R8 R-l-lOOOO 013 1 2140231300 Vacant R8 R-l-lOOOO 012 1 2144731600 Vacant R8 RD-M-Q 0.17 1 2146302000 Vacant R4 R-l 0.49 2 2146312100 Vacant R4 R-l 1.10 4 2150200700 Vacant R4 L-C 16.00 51 2150400900 Vacant R4/0S R-l/OS 1.76 6 2150401100 Vacant R4/0S R-l/OS 1.13 4 2150501200 Vacant R4/0S kC 4.58 15 2150502100 Vacant R4/0S kC 6.60 21 2150502200 Vacant R4/0S kC 5.00 16 2150504400 Vacant R4/0S R-l 2.50 8 2150504500 Vacant R4/0S R-l 2.45 8 2150504600 Vacant R4/0S R-l 2.00 6 2150504700 Vacant R4/0S R-l 3.50 11 2150510400 Residential R4/0S P-C 12.00 36 2150702300 Vacant R4 kC 0.74 2 2150703800 Vacant R4 kC 8.19 26 2150704300 Vacant R4 kC 1.76 6 2150704400 Vacant R4 kC 0.73 2 2150704500 Vacant R4 kC 2.00 6 2150705100 Vacant R4 R-l-Q 019 1 2150705200 Vacant R4 R-l-Q 023 1 21 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 2151303200 Vacant R4 R-l 0.20 1 2152202400 Vacant R4 R-l-lOOOO 0.53 2 2152205900 Vacant R4 R-l-lOOOO 0.66 2 2152311200 Vacant R4 R-l-lOOOO 0.50 2 2152320100 Vacant R4 R-l-lOOOO 031 1 2152500900 Vacant R4 R-l 0.95 3 2152700400 Vacant R4 R-l 0.30 1 2153004000 Vacant R8 Rz2 018 1 2153100500 Vacant JR8 Bz2 025 1 2153203600 Vacant R8 R-2 0.24 1 2153504200 Vacant R4 R-l 0.28 1 2153504800 Vacant R4 R-l 0.29 1 2153702800 Vacant R4 R-l 1.80 6 2153903500 Vacant R4 R-l/P-C 0.33 1 2154001100 Vacant R1.5 R-1-15000 0.56 1 2154001500 Vacant R1.5 R-1-15000 0.63 1 2154400200 Vacant R1.5 R-1-15000 0.62 1 2154401300 Vacant R1.5 R-1-15000 0.86 1 2154401900 Vacant R1.5 R-1-15000 1.66 2 2154501800 Vacant R1.5 R-1-15000 . 0.58 1 2154600200 Vacant R1.5 R-1-15000 063 1 2154600500 Vacant R1.5 R-1-15000 0.74 1 2154600600 Vacant R1.5 R-1-15000 0.73 1 2154910900 Vacant R1.5 P-C 0.77 1 2154911200 Vacant R1.5 P-C 0.78 1 2154913600 Vacant R1.5 EzC 0.78 1 2154913900 Residential R1.5 P-C 2.42 1 2154915000 Vacant R1.5 P-C 1.06 1 2154920200 Vacant R1.5 P-C 1.40 1 2154931400 Vacant R1.5 P-C 1.94 2 2154931500 Residential R1.5 P-C 1.95 1 2154931800 Vacant R1.5 EzC 0.66 1 2154942200 Vacant R1.5 EzC 0.49 1 2156002300 Vacant R4 P-C 0.17 1 2156002400 Vacant R4 EzC 017 1 2156002500 Vacant R4 P-C 0.18 1 2156002600 Vacant R4 EzC 0.20 1 2156002700 Vacant R4 P-C 0.32 1 22 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Zoninq District Site Size Capacity (Above APN Existinq Use Desiqnation Zoninq District (Acres) Moderate Income) 2156100600 Vacant R4 EzC 0.22 1 2156101100 Vacant R4 EzC . 0.23 1 2156102000 Vacant R4 EzC 0.36 1 2156102800 Vacant R4 EzC 0.25 1 2156102900 Vacant R4 EzC 0.24 1 2156110500 Vacant R4 EzC 0.25 1 2156111900 Vacant R4 EzC 0.38 1 2156112500 Vacant R4 EzC 0.44 1 2159503900 Vacant R4 R-l 0.27 1 2159504000 Vacant R4 R-l 0.26 1 2159504100 Vacant R4 R-l 0.27 1 2159504200 Vacant R4 R-l 025 1 2159504300 Vacant R4 R-l 0.23 1 2159504400 Vacant R4 R-l 023 1 2159504500 Vacant R4 R-l 022 1 2159504600 Vacant R4 R-l . 0.20 1 2159504700 Vacant R4 R-l 0.26 1 2159504800 Vacant R4 R-l 0.24 1 2159504900 Vacant R4 R-l 0.26 1 2159505000 Vacant R4 R-l 0.26 1 2159505100 Vacant R4 R-l 022 1 2159505200 Vacant R4 R-l 0.26 1 2159505300 Vacant R4 R-l 0.22 1 2159505400 Vacant R4 R-l 023 1 2161212200 Vacant R8/0S P-C 12.07 48 2161600500 Vacant R4 R-l 0.30 1 2161601000 Vacant R4 R-l 0.24 1 2161601800 Vacant R4 R-l 0.30 1 2161602300 Vacant R4 R-l 0.44 1 2161900100 Vacant R4 R-l 0.21 1 2161902000 Vacant R8 R-2 0.30 1 2161902100 Vacant R8 R-2 0.29 1 2161902200 Vacant R8 Rz2 026 1 2161903900 Vacant R8 Rz2 026 1 2162201000 Vacant R4 R-l 0.22 1 2162306200 Vacant R4 R-l 0.27 1 2162401800 Vacant R8 Rz2 031 1 2162506300 Vacant R4 R-l 035 1 23 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existinq Use General Plan Zoninq District Site Size •Caoacity (Above APN Existinq Use Desiqnation Zoninq District (Acres) Moderate Income) 2162801200 Vacant R4 R-l 0.24 1 2162801900 Vacant R4 R-l 0.26 1 2163600900 Vacant R4 R-l 0.30 1 2165930900 Vacant R4 EzC 0.89 3 2230507100 Vacant R8/0S EzC 52 32 2230507400 Vacant L/R4/0S EzC 20 63 2230610200 Vacant R4/0S R-l-lOOOO/OS 25.84 56 2231200100 Vacant R4 R-l 0.24 1 2231200200 Vacant R4 R-l 025 1 2231200300 Vacant R4 R-l 0.25 1 2231305000 Vacant R4 R-l 0.23 1 2231701800 Residential R15 RD-M-Q 0.77 8 2232500700 Vacant R4 EzC 0.60 2 2232501200 Vacant R4 P-C 0.75 2 2232501400 Vacant R4 P-C 0.75 2 2232601100 Vacant R4 EzC 0.96 3 2237921800 Vacant R4 EzC 021 1 2237922000 Vacant R1.5 P-C 0.33 1 2238300100 Vacant R4 P-C 015 1 2238300200 Vacant R4 EzC 015 1 2238300300 Vacant R4 P-C 0.17 1 2238300700 Vacant R4 P-C 016 1 2238300800 Vacant R4 EzC 015 1 2238300900 Vacant R4 EzC 0.16 1 2238301000 Vacant R4 P-C 016 1 2238301100 Vacant R4 EzC 016 1 2238301200 Vacant R4 P-C 0.14 1 2238301300 Vacant R4 EzC 0.14 1 2238301400 Vacant R4 EzC 0.27 1 2238301500 Vacant R4 P-C 0.17 1 2238301600 Vacant R4 EzC 016 1 2238301700 Vacant R4 EzC 016 1 2238301800 Vacant R4 EzC 018 1 2238301900 Vacant R4 P-C 0.17 1 2238302300 Vacant R4 EzC 017 1 2238302400 Vacant R4 EzC 016 1 2238302500 Vacant M EzC 023 1 2238302900 Vacant R4 EzC 013 1 24 HOUSING ELEMENT Table B-4: Vacant and Underutilized Sites for Above Moderate income Households APN Existinq Use General Plan Desiqnation Zoninq District Site Size (Acres) Caoacitv (Above Moderate Income) 2238303000 Vacant R4 EzC 013 1 2238303400 Vacant R4 EzC 0.14 1 2238303500 Vacant R4 P-C 012 1 2238303600 Vacant R4 EzC 0.17 1 2238303700 Vacant R4 EzC 012 1 2238303800 Vacant R4 EzC 012 1 2238304100 Vacant R4 EzC . 0.28 1 2238411800 Vacant R4 EzC 0.17 1 2238411900 Vacant R4 EzC 0.24 1 2238412100 Vacant R4 EzC 0.26 1 2238412400 Vacant R4 EzC 0.18 1 2238421500 Vacant R4 EzC 0.17 1 2238421600 Vacant R4 EzC 016 1 2238421700 Vacant R4 P-C 0.23 1 2238421800 Vacant R4 EzC 0.24 1 2238421900 Vacant R4 EzC 016 1 2238423700 Vacant R4 EzC 0.20 1 Grand Total 2.198 Source: Dvett & Bhatia. Citv ofCarlsbad. 2013. 25 HOUSING ELEMENT Table B-5: Vacant and Underutilized Commercial Mixed Use Sites for Moderate income Households APN Existine Use General Plan Zonine Site Size (Acres) Capacity (Moderate Income) 1563010600 1563011000. 1563011100 1563021400. 1563022400 Plaza Camino Real R C-2 57 (parkinq lot onlv) 214 1563011600 North Countv Plaza OS/R C-2-Q/0S 12 45 2060501600. 2060501700. 2060501800. 2060502000 Von's Center L C-1 5 19 2071012400. 2071012500 Country Store L C-2/C-2-Q 5 19 2161241600.2161241700 Von's Center L, L/OS C-l-Q 8 30 Grand Total 338 Source: Dvett & Bhatia. Citv ofCarlsbad. 2013. 26 Initiate Review of Draft Housing Element City Council Meeting July 23, 2013 Tonight’s Meeting •Request support to submit the draft housing element to HCD and initiate public review •Will not result in approval of: –The housing element, any land use changes or new programs Housing Element Objectives •Identify current and future housing needs •Identify constraints and opportunities for meeting those needs •Establish programs to meet those needs 3 Reason for Housing Element Update •State law –Availability of housing for every Californian is a statewide priority –Every city must adopt a housing element as part of its general plan that demonstrates the community’s housing needs can be accommodated 4 Housing Element Timeframe •Housing element must be updated per a state- specified schedule •This housing element update is applicable for an 8-year period (2013-2021) •Mid-cycle update (2017) required to verify housing needs are still being accommodated 5 Regional Housing Needs •Regional housing needs for next 8 years were determined by the state and SANDAG –# of housing units needed for each income group •Each city must be able to accommodate a share of the regional housing needs •Draft housing element demonstrates Carlsbad can accommodate its share 6 Next Steps •Submit draft housing element to HCD –60 day initial review –Respond to comments & HCD second review •Initiate public review –Post draft housing element on city website –Workshop with Housing Commission (September) 7 Update Process •Housing element update being processed concurrent with General Plan update –Public hearings and adoption of all General Plan elements to occur at same time 8 Recommendation •Adopt Resolution No. 2013-194, supporting initiation of the public review process for the draft housing element and the submission of the element to HCD for initial review and comment. 9 Initiate Review of Draft Housing Element City Council Meeting July 23, 2013 Draft Housing Element Sites Inventory 11 Draft 2013-2021 Housing Element Adequacy of Sites in Meeting RHNA, by Household Income Site Type Very Low Low Moderate Above Moderate Total # of units constructed/approved in development projects 46 123 167 935 1,271 # of units that can be accommodated on vacant land 1,103 704 399 1,648 3,854 # of units that can be accommodated on underutilized land 1,102 140 264 550 2,056 Total 2,251 967 830 3,133 7,181 RHNA 912 693 1,062 2,332 4,999 Surplus/Deficit 1,339 274 -232 801 2,182