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HomeMy WebLinkAbout1994-06-09; Housing Commission; MinutesMinutes of: Time of Meeting: Date of Meeting: Place of Meeting: CALL TO ORDER: HOUSING COMMISSION 6:00 P.M. June 9, 1994 CITY COUNCIL CHAMBERS Chairman Scarpelli, called the Regular Meeting to order at 6:06 p.m. PLEDGE OF ALLEGIANCE: The pledge of allegiance was led by Commissioner Avis. ROLL CALL: Present: Absent: Staff Present: Chairman Scarpelli, Commissioners Avis, Calverley, Escobedo, Noble, and Sato Commissioners Rombotis and Wellman Evan Becker, Housing and Redevelopment Director Debbie Fountain, Sr. Management Analyst Reggie Harrison, Housing Program Manager Leilani Hines, Management Assistant Clint Phillips, Senior Management Analyst Chris DeCerbo, Senior Planner Commissioner Calverley arrived at 6:08 p.m. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA: There were no requests to address the Commission. APPROVAL OF MINUTES: ACTION: VOTE: AYES: NOES: ABSTAIN: NEW BUSINESS: Motion by Commissioner Sato, and duly seconded, to approve the Minutes of the Regular Meeting of May 12, 1994, as submitted. 5-0-1 Chairman Scarpelli, Commissioners Calverley, Escobedo, Noble, Sato None Commissioner Avis 1. FUNDING FOR ADMINISTRATION OF THE FAMILY SELF SUFFICIENCY (FSS) PROGRAM - Request for approval of a recommendation to appropriate $30,000 from the Section 8 Program Operating Reserves and authorize staff to distribute a Request for Proposal for contractual services to administer the FSS program. Reggie Harrison, Housing Program Manager, reviewed the background of the request and stated that the Family Self-Sufficiency (FSS) Program is a mandate of the Department of Housing and Urban Development (HUD), to be administered by the Carlsbad Housing Authority. The FSS Program is designed to enable unemployed, underemployed, or undereducated very low-income families to achieve economic independence from welfare and rental assistance. Participants receive assistance in removing barriers that prevent them from engaging in job-training programs, educational programs and/or employment opportunities. HOUSING COMMISSION June 9, 1994 PAGE2 There is currently $120,090 in the operating reserve fund. Mr. Harrison estimates that $30,000 will be needed to operate the FSS Program for a two year period ($15,000 per year). The funds will be used to enroll 30 participants in the program. The cost is approximately $500 per participant. There are currently 503 families participating in the Section 8 Housing Assistance Program. The Housing Authority is mandated by HUD to establish the FSS Program; however, HUD does not provide financial or staffing assistance for the program. Since the Housing Authority is not appropriately staffed to administer such a program, additional consultant assistance is needed. Staff believes that a local social service agency working on a contractual basis with the Housing Authority will provide for effective and efficient administration of the FSS Program for the City of Carlsbad. Chairman Scarpelli opened the public testimony and issued the invitation to speak. There being no persons desiring to address the Commission on this topic, Chairman Scarpelli declared the public testimony closed and opened the item for discussion among the Commission members. A discussion period followed and Mr. Harrison fielded questions by Commissioners regarding various aspects of the FSS Program. ACTION: VOTE: AYES: NOES: ABSTAIN: Motion by Commissioner Noble, and duly seconded, to adopt Housing Commission Resolution No. 94-08, recommending to the Housing and Redevelopment Commission approval of the appropriation of $30,000.00 from the Section 8 Rental Assistance Program's operating reserves account and authorizing staff to distribute a request for proposal for contractual services to administer the Family Self-Sufficiency (FSS) Program. 6-0 Chairman Scarpelli, Commissioners Avis, Calverley, Escobedo, Noble, Sato None None 2. MANAGED LIVING UNITS -Request for approval of a recommendation to the City Council to approve various amendments to the Carlsbad Municipal Code to add Managed Living Units as permitted conditional uses within various zones of the City. Evan Becker, Housing and Redevelopment Director, reviewed the background of the request and stated that the City of Carlsbad's Housing Element specifies that the City consider development standards for alternative housing types such as hotels, Managed Living Units (MLU), homeless shelters, and farm worker housing, which would assist in meeting the affordable housing needs of low and very low-income households. Chris DeCerbo, Senior Planner, gave an overview of MLUs for the benefit of the Commission. He showed slides of similar housing in San Diego and stated that 20% and 5% of the MLUs will be restricted to low and very low-income households, respectively. Chairman Scarpelli opened the public testimony and issued the invitation to speak. There being no persons desiring to address the Commission on this topic, Chairman Scarpelli declared the public testimony closed and opened the item for discussion among the Commission members. A discussion period followed and Mr. DeCerbo fielded questions by Commissioners regarding various operating procedures of MLUs. Commissioner Avis stated that in order for a developer to consider this type of project, it would have to be at least 200 units minimum in size and would need to be 45 ft. or four stories high to make it cost effective. HOUSING COMMISSION June 9, 1994 PAGE3 He suggested that maximum number of MLUs to be permitted prior to an assessment should be 500 and they should also be equally distributed by quadrant throughout the City. Commissioner Calverley supports Commissioner Avis' recommendation. She would also like to see the parking standard at .5 per unit, regardless of affordability, with a credit given if the project is located close to public transportation. ACTION: VOTE: AYES: NOES: ABSTAIN: Motion by Commissioner Avis, and duly seconded, to adopt Resolution No. 94-09 approving a recommendation to the City Council to approve changes to the Carlsbad Municipal Code to allow for construction of managed living units within certain zones of the city as recommended by the Planning Department, with the following amendments: That (1) restricted units be set at 30% of 50% of the median income or less, (2) the height limit be 45 ft., as originally recommended by staff, (3) the number of units be limited to 500 (125 units per quadrant), and (4) the parking standard be at .5 spaces per unit, regardless of affordability, with credit given if an MLU project is located close to public transportation. 5-1 Chairman Scarpelli, Commissioners Avis, Calverley, Escobedo, Sato Commissioner Noble None Commissioner Noble stated that he voted No because he was in favor of the recommended changes approved by the Planning Commission. He agrees with the other Housing Commissioners regarding the affordability issues; however, he does not believe he can vote one way on the Planning Commission and then change to a No vote at the Housing Commission. He feels that 80% of median income is adequate and gives Housing and Redevelopment greater flexibility. He also prefers limiting the total number of MLU units to 200 to see if the MLU concept works the way it is intended. 3. SECOND DWELLING UNITS -Request for approval of a recommendation to the City Council to approve various amendments to the Carlsbad Municipal Code to allow Second Dwelling Units on single family parcels. Evan Becker, Housing and Redevelopment Director, reviewed the background of the request and stated that there is currently only one approved Second Dwelling Unit within the City of Carlsbad. The City's approved Housing Element states that the City will examine the existing Second Dwelling Unit section of its Municipal Code to explore a better means of encouraging and facilitating the development of affordable Second Dwelling Units. It is felt that Second Dwelling Units can offer an additional opportunity for creating affordable housing units within Carlsbad without significantly impacting the character of predominantly single-family neighborhoods and communities. Mr. Becker stated that Planning staff has proposed several changes/amendments to the existing code which will facilitate and encourage the development of Second Dwelling Units in Carlsbad. Chris DeCerbo, Senior Planner, reviewed the ordinance and changes proposed by the Planning Commission. Chairman Scarpelli opened the public testimony and issued the invitation to speak. Bob Ladwig, 2640 Ocean Street, Carlsbad, addressed the Commission and stated that he supports the staff recommendation, with one change. He is concerned about fees but he doesn't want to hold up adoption of the ordinance until the fee structure has been reviewed. Current fees are approximately $10,000 and he thinks there is room for some adjustment. For example, the sewer and water fee for a Second Dwelling Unit of 640 s.f. would be the same as that of a 6 bedroom home. He thinks the City Council needs to resolve this inequity. He also thinks the school fee of $1,100 is too high. There is no school fee charged for a unit under 500 s.f. in size. HOUSING COMMISSION June 9, 1994 PAGE4 There being no other persons desiring to address the Commission on this topic, Chairman Scarpelli declared the public testimony closed and opened the item for discussion among the Commission members. A discussion followed regarding fees, application of the growth management density bonus, and detached versus attached units. After discussion, a straw vote was taken to determine a consensus on the following ideas which had been presented: (a} It was proposed that amendments to the code distinguish between additions to existing structures and new construction projects as follows: (1} that the size of Second Dwelling Units in new construction projects be limited in size to 640 s.f.; and (2) that existing homes being retrofitted to add a Second Dwelling Unit shall have no size restrictions other than those currently in effect, i.e. setbacks etc. The vote was 5-1 in favor, with Commissioner Noble voting No. (b) It was proposed that a Second Dwelling Unit shall not be considered a unit under growth management. The vote was 5-1 in favor, with Commissioner Noble voting No. (c} It was proposed that the City Council review the various fees to be charged for Second Dwelling Units and to consider lowering them as much as possible, while still meeting the service requirements of the City. The vote was 6-0 in favor. ACTION: VOTE: AYES: NOES: ABSTAIN: RECESS Motion by Commissioner Avis, and duly seconded, to adopt Resolution No. 94-01 O approving a recommendation to the City Council to approve changes to the Carlsbad Municipal Code to allow for construction of second dwelling units within zones recommended by the Planning Department 6-0 Chairman Scarpelli, Commissioners Avis, Calverley, Escobedo, Noble, Sato None None The Housing Commission recessed at 7:55 p.m. and reconvened at 8:00 p.m. 4. 1994-95 APPLICATION FOR HOME FUNDS-Request for approval of a recommendation to submit, and/or support submission by an eligible non-profit organization, an application for HOME funds from the State of California. Commissioner Avis stated that he had a possible conflict of interest and left the room. Debbie Fountain, Sr. Management Analyst, reviewed the background of the request and gave a slide presentation regarding the Home Investment Partnerships Program (HOME}. She stated that HOME funding is available from the State of California under the National Affordable Housing Act of 1990. There is approximately $28.4 million available for fiscal year 1994 and the deadline for submitting applications is July 12, 1994. Eligible projects include new construction, acquisition, rehabilitation, and tenant-based assistance for low-income households. The matching funds requirement is 25% or $250,000 for a $1 million application. All funds received must be expended within two years of award. Chairman Scarpelli opened the public testimony and issued the invitation to speak. Dwight Spires, Managing General Partner of Laurel Tree Investments, addressed the Commission and stated that he is seeking HOME funding for his proposed affordable housing project to be located south of Palomar Airport Road, just east of College Boulevard, at Laurel Tree Lane. When this project was HOUSING COMMISSION June 9, 1994 PAGES originally proposed almost two years ago, there was some concern regarding its proximity to the airport influence area. He has since received a letter from SANDAG stating that the project is consistent with the airport plan. He would appreciate the Commission's consideration and recommendation for approval of financial assistance to the project. Sylvia Martinez, MAAC Project, addressed the Commission and stated that the MAAC Project runs Headstart and other social service programs throughout the country. She explained how the MAAC Project is involved in the affordable housing issue. She supports the staff recommendation and also recommends approval. Steve Kuptz, Sentre Partners, addressed the Commission and stated that he represents several clients who are involved in affordable housing projects. He also represents the City of Escondido regarding affordable housing issues. He noted that the project being planned by Laurel Tree Investments is only 19-20 dus/ac while the average project in San Diego is 30-33 dus/ac. Jack Henthorne, Henthorne & Associates, Land Use Planners, addressed the Commission and stated that his role has been to refine the Laurel Tree project and work with City staff on various planning issues. He has been involved with the project for three years and he plans to file for tax credits with the IRS on April 15, 1995. He supports the staff recommendation. There being no other persons desiring to address the Commission on this topic, Chairman Scarpelli declared the public testimony closed and opened the item for discussion among the Commission members. A discussion followed regarding various aspects of the Laurel Tree affordable housing project. ACTION: VOTE: AYES: NOES: ABSTAIN: ADJOURNMENT: Motion by Commissioner Sato, and duly seconded, to adopt Resolution No. 94-011 approving a recommendation to the City Council/Housing and Redevelopment Commission to support submittal of a HOME application by the MAAC Project for $500,000 for the proposed Laurel Tree Affordable Housing Project and authorize and appropriate up to $500,000 from the Redevelopment Low and Moderate Income Housing Fund to financially assist the project. 5-0 Chairman Scarpelli, Commissioners Calverley, Escobedo, Noble, Sato None Commissioner Avis By proper motion, the Regular meeting of June 9, 1994 was adjourned at 8:44 p.m. z:;;,:L- EVANBECKER Housing and Redevelopment Director BETTY BUCKNER Minutes Clerk ~ E -lBECKER HOUSING & REDEV DIRECTOR June 13, 1994 TO: MAYOR AND CITY COUNCIL FROM: HOUSING AND REDEVELOPMENT DEPAR~ HOUSING COMMISSION MEETING. OF JUNE 9, 1994 The following represents a summary of the actions taken by the Housing Commission at their meeting of June 9, 1994: 1. FUNDING FOR ADMINISTRATION OF THE FAMILY SELF-SUFFICIENCY (FSS) PROGRAM: The Housing Commission unanimously approved a recommendation to the Housing and Redevelopment Commission to appropriate $30,000 from the Section 8 Program Operating Reserves and authorize staff to distribute a Request for Proposal for contractual services to administer the FSS program for the City of Carlsbad. 2. MANAGED LIVING UNIT ORDINANCE: The Housing Commission approved a recommendation to the City Council to approve various amendments to the Carlsbad Municipal Code to add Managed Living Units as permitted conditional uses within various zones of the City. However, the Commission's recommendation includes the following suggested revisions to the draft ordinance: • Reduce the affordability level . for the restricted units to very low income households at fifty percent (50%) of the area median income and below rather than the low income (80% of AMI and below) affordability level proposed within the draft ordinance. • Allow Managed Living Unit projects to be built to a maximum height of 45 feet/4 stories rather than 35 feet as proposed by the Planning Commission. • Allow a maximum of 500 Managed Living Units to be built over a five (5) year period before an evaluation of the ordinance impact on the community is completed. The Planning Commission recommended a 200 unit/5 year cap. However, the Housing Commission was concerned that a 200 unit cap may result in evaluation of the ordinance based on a single project which in most cases would not be adequate for a fair evaluation. Also, the Commission recommended that the 500 unit cap be distributed by quadrant. • The parking requirement for all Managed Living Units should be a flat .5 space per unit regardless of the affordability level. Also, the Commission suggested that credit for on-site parking be given for projects which are constructed in close proximity to public transportation access points (i.e., commuter rail station). HOUSING COMMISSION SUMMARY PAGE2 The above revisions were approved by the Commission with a 5-1 vote (Noble -no). The Commission felt that the revisions are necessary for housing affordability purposes. Housing Commissioner Noble was supportive of the revisions to the ordinance for affordability purposes. However, as a representative of the Planning Commission, he did not feel that it would be appropriate for him to vote in favor of an ordinance revision which would counter his vote on the Planning Commission. On this item, the Housing Commission also recommended that the fees for the Managed Living Units be closely evaluated. The Commission does not feel that the fees for these units should be the same as those for other similar units (i.e, apartments). The units will not have full kitchens and are small in size. Therefore, the Commission feels that there should be reduced fees for these units. 3. SECOND DWELLING UNIT ORDINANCE AMENDMENTS: The Housing Commission approved a recommendation to . the City Council to approve various amendments to the Carlsbad Municipal Code to facilitate the construction of second dwelling units on single family parcels. However, the Commission's recommendation includes the following suggested revisions to the draft ordinance: • The ordinance should have separate development criteria for maximum size as related to 1) second dwelling units to be built on existing developed property; and, 2) second dwelling units built with new units on vacant property. New units should be limited to the 640 square feet noted within the proposed ordinance. Second dwelling units added to existing single family homes should not be limited in size (no maximum square footage) within the ordinance; the units should simply meet appropriate building codes, set-backs, etc. • Second Dwelling Units should not count as dwelling units for the purposes of compliance with the City of Carlsbad's Growth Management Plan. The above revisions were approved by the Commission with a 5-1 vote (Noble -no). Housing Commissioner Noble was supportive of the revisions to the ordinance for affordability purposes. However, as a representative of the Planning Commission, he did not feel that it would be appropriate for him to vote in favor of ordinance revisions which counter his vote on the Planning Commission. On this item, the Housing Commission also recommended that the fees for the Second Dwelling Units be closely evaluated. The Commission does not feel that the fees for these units should be the same as those for other units. In many cases, the Commission felt that these type of units will be used for housing family members (i.e., adult children, parents, etc.). Therefore, the impact on facilities would be no greater than if the family members were being housed within the single family home on the same lot. 4. 1994-9S APPLICATION FOR HOME FUNDS: The Housing Commission unanimously approved a recommendation to the City Council/Housing and Redevelopment Commission to support submittal of a HOME application by the MAAC Project for HOUSING COMMISSION SUMMARY PAGE3 $500,000 for the proposed Laurel Tree Affordable Housing Project and to authorize an appropriation of $500,000 from the Redevelopment Low and Moderate Income Housing Fund to financially assist the project. The MAAC Project will prepare and submit the HOME application to the State Department of Housing. and Community Development no later than July 12, 1994 (which is the deadline for these applications). To be competitive in the process, the MAAC Project must demonstrate local support of the proposed project. Financial assistance from the City is both necessary and appropriate based on staffs analysis of the project and its benefits to Carlsbad. The above recommendation to support the subject project was approved by the Commission on a 5-0 vote (Avis -abstained). EV AN E. BECKER Housing and Redevelopment Director c: City Manager City Attorney Assistant City Manager Financial Management Director Assistant to the City Manager Community Development Director Department Heads