HomeMy WebLinkAboutLCPA 94-02; Affordable Housing; Local Coastal Program Amendment (LCPA) (7), 7STRL COMMISSION TEL.619-521-9672 Jun Oc -_ 3 9:12 No.002 P.02 __
CALIFORNIA COASTAL COMMISSION
SAN MEOO COAST AREA
3111 CAMIN0 Dl3 RIO FKMTW, &UTE 200
SAN OICGQ CA 91106-1721
(61q $ZI*6034
June &I: 1996
VIA FACSIMILE
Cl ty of Car 1 sbad Planning Department Attn: Chrls OeCerbo 2075 Lhs Palmas Drive Carlsbad, CA 92009-1576
Re: CI ty of Carlsbad LCPA #1-96G (housjng-related amendments)
Dear Mr. DeCerbo.
Ellen Lirley, Amy Roach and I are lo other members of Carlsbad's staff to above referenced local coastal pro P am amendment proposal. This portion of the City's amendment Includes revisfans and additions to the land use plan segments and zoning code to address affordable housing. The various proposed amendments apply to senlor citizen housing, second dwelllng units, Incluslonary housl ng and dens1 ty bonuses.
Enclosed please find a draft of posslbla suggested modlficatlons to the City's proposed amendments. We would stress the word "draft ,I1 as the Commission's land USB and lagal staffs have not yet completed in-house revlew of the document and we have several questlons about the the Clty's ordlnances. However, this Is a starting point for dlscusslon.
In addition to the draft suggested modlficatlons, we would like to dtscuss the ordinance addressing second duelling units and evaluate with you whether or not there are specific geographic areas (around the lagoons and on blufftop parcels, for 1 nstance) where second dwell ing unl ts could be lnapproprlate and pose certain coastal resource impacts. Also, except a5 potentially associated wl th dens! ty bonuses/ i ncentives, 1 t Is our understandlng that there 1 s no legislative mandate that the City provide for reduced development standards to accommodate affordable housing. Thus, we are concerned that the City Is proposing such a modiflcat4on In Its ordlnances; this element may not be acceptable.
These issues can be dlscussed on June 6th, along wlth the remalndor of the amendment request. My apologies for the delay In gettlng these to you; Ellen Lirley drafted them before leavtng on vacatlon and I falled to finalize them untll this late date. In any case, I hope you get a brief chance to look at
them ahead of our meetlng so that you can get a sense of the Issues we would IIke to review with you. Thanks again-
9 forward to meeting wlth JOU and afternoon, June 6th. to discuss the
wx*& e orah N. Lee
Asslstant Olstrlct Director
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*' CR CORSTRL COMMISSION TEk619-521-9672 Jun 0 6 9:12 No .002 P.03
Worklng Document for Suggested Modlflcatlons to Carlsbad LCPA 1-96C
Carlsbad's Houslng Segments
PART 111. SUGGESTED MODIFICATIQNS (underlining indicates where added pollcy 1 anguage 1 s recommended for C1 ty proposed pol 1 cl es and strl ke-out 1 ndlciites language to be deleted)
laIuhBm
The following modified language shall be Incorporated Into the six certlfled City of Carlsbad land use plan segments: - Addresslng densf ty Increases:
In order to encourage and enable the development of lower income affordable housing or clt nsitv bonuses. 1 .eL denstty increases a%%e maxlm~ensllles permitted by this plan andIncentlvet may be permitted mu Cove rnment
kdentl a1 ts In inalo famllv resi
densities above the densltles permitted by the plan, for the purpose of providlng loner-income affordable housing pr senior ritimhouslna, shall be evaluated relative to: ta) a proposal's compatibility with adjacent land uses; (b) the adequacy of public facllltles; &Ad (e) the project site being located in ptowlmity to a minlmum of one of the following: a freeway or major roadway, a comerclal center, employment opportunl tles, a City park or open space, or a commuter rail or translt centerLand (d) a pcpposalgs wslstm the cert i fle-1 Promm. To t ha nt densitv lncr- othe r Incentlves are arw to eat;p U-UQ
Governmen-e Section 659fi.
on W15. In wition. the -.tv_.Dmed under thlk
hall be a ranted in amr consfst- h
wlth Covsrnmd~de ScrtIon 659L5tfJ. a dgultv bonus based on tJu otharwhe rnm allwle r-tial density under the aaallEjbble minu ordhance a nd land use_element of tbe..creneral
In the Coastal tone. the-nlse maximum allowable r&d itv ul mebn the max-Itv -nlylna all
coasa\na ormJUBlement certified bvse Coastal Sit@ - SDPCiflC environments 1ralnts ~&ljxa.blo u nder the I
I n. The mltv bonus ShnLj be apo -.ling deukg ments na of five or more w.
In tb-l zou n- DU rsuant Government CQ& Sec-15 shal 1 be con-nt. to the maxf mum em
e and in n mawr most woiaciive o f cowl r- I. m -1 Droaram aolicies
s a mltv bQn us atherlrise&le certified local c*
t to Govmode Section 65915 -11 -t standar8.s. The densltv increhfeGt@d a
agaroval of develoDmentPLo&wRs! under Section W5 s hall rewire a
ith .the DollClW flndlna that the devm. If it had be-- enrltv W. would have been Pullv ConslshDt W deue'lm stanwds of the. LQrtlffed 'local UmtJ 1 Drw. .
exceed35 aerc-
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CR COQSTQL COMMISSION TELi619-521-9672 Jun 06-3 9:13 No.002 P.04
se~""Is:
Carlsbad LCPA 1-96G Page 2
Addtesslng lncluslonary housing:
\ In order to enable the development of a variety of houslng types (!.e., - 5 lower Income dwelllng units, second duelling units and senlor citizen \5cp housing), whlch provide housln opportunitles for lower Income and senlar
mandate, uhlch all resldentlal development wlll be subject to, and offer a varlety of economic incentlves to the development conwnunlty (1 .e. * denslty bonuses cons1 stent wl th State Government Code Soctlons 65915 and 65915,5 and development standards modifications) Ina of .- bo nuses andtives to w 1 s t-~devol oom w3 th satfsfaction of incluslwusl na - rea-nts shall buns istent with
citizen households, the Clty w 4 11 Implement an lnclusionary houslng
In.thecpasta 1 zone. t&
Pol 1 CY 1A and thpse ordl-t ina Pollrv 14,
The inclusionary houslng mandate requlres that a rnlnlmum of 15% of all units hDDrOVed in any residential master plan, s I res1 den'tj a1 project ;ha1 1 be made affordable to In those resldentlal developments whlch are requ units affordable to lower Income households, at income unlts should have 3 or more bedrooms. An requirement to construct lower Income houslng fa of fewer than 7 unlts.
1
t i i i
i
--/
ecltlc plan, or ower 1 ncome households. red to include 10 or more east 10% of the lower In-lieu fee may meet the res 1 dent i a1 deve 1 opmen t s
CR CORSTAL COMMISSION TEL:619-521-9672 Jun 06-6 3:ij i,u.Gul V.05 -
Carlsbad LCPA 1-96G Page 3
These revlslons shall be Inserted Into the six certlfled land use plan segment as follows:
MELLO I
2. STANDARO PACIFIC (a$ POLICY I(A) - AFFORDABLE HOUSING) 3. OCCIDENTAL LAND, INC. (as POLICY 1(A) - AFFORDA6LE HOUSING) 4. RANCHO LA COSTA (as Stern 6., under POLICY 1 -- LAND USES)
IL (as Policy 1-1 and Pollcy 1-2 Affordable Houblng)
USf PLM (as items 1.11 and 1,121
- Af'fdable Housfng, under m- VAR T R (as Items tltled Residential Density Increases
s-1
EAST BATlWITOS IA- (both listed as I. AFFORDABLE HOUSING 1
WEST 8ATIOUITOS IAG- Pm (both llsted as 10. AFFORDABLE HOUSING)
tion Plan
1.lBd45. Senior Cltlm> S 1 to Devel-t Plan.
Ir\ (I? lfqdm
applicable General Plan deslgnation or the otherwise maximum allowable restdentlal duelling unit denslty as specified by
consistent with Sectlon 21.86 of this Tltle.
increase of twenty-five percent (25%) over
dAectlon
(C)(7)(A) A dfdfddd ,amM&the Growth Control Polnt YY2 !)-o$fl+5iwS the applicable master plan or spectfic plan, at the time of appllcatlon,
senior cl tlten housing project compl t 8s wl th the general 1 Coasta 1 Prourn and development pollcles of the City of Carlsbad, and 1s cQtlS1stent with Sect ioaJJ.86 of this Tltlg.
WrC vag 21 ?' Jd)(4)(E) The density bmentlve ha ve
I c'o-wwreh+~ -t "Ith 21-60 anQ 21*kkLQBQ*
0-f wv l5(m 5
21 .a5.040, c-tio n of R ired -v Unlts. (a) For the following classes of res%ntisl projects of permfts, for
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CA COASTRL COMMISSION TEL:619-521-9672 Jun 06 9:13 No.002 F.C6
Carlsbad LCPA 1-96G Page 4
(b) Notwlthstimdlng, any contrary provlslons of Sectlons 21.85.070, 21.85.080, 21.85.090, and 21.65.100, at the sole discretlon of the final decision making authority of the Clty, the CIty may determine that an alternatlve to the constructlon af new lncluslonary unlts 1s acceptable,
Circumstances may arlse from tlme to time in which the publlc Interest would be served b allowlng some or all of the lnclusionary unlts ussoclated
alternative site or sites. Where the parties In interest to the sites and the City form an agreement to such an effect, the resultlng llnked project sites shall be consldered to be a single comblned incluslonary hauslng project, It Is the excluslve prerogative of the final decfslon maklng autharfty of the CltY to determine whether or not it Is in the publlc Interest to authorize the residentlal $1 tes to form a comblned lncluslonary houslng project.
A1 1 agreements between parties to form a comblned lnclustonary housing project shall be made a part of tho Hausln Agreement (Sectlon 21.85.150 of
with one resldent .r a1 project site to be produced and operated at an
fnances of the mkk i]_ ~~A.I.J be conslrtent nlthl oollc& or:
mv\ rq& +4 le
this Code) required for the sttes.
Sectl.on21.86.
mb ? n d 1-v wg brofecf,
/7eefo$Z
c& @wd
The incluslonary housing regulatlons establl shod by thls Chapter are a portion of the requlrements which must be met by parties wlshlng Clty approvals for the constructlon of resldential developments In the CIty of Carlsbad. development Industry incentlves or flnancfal ass4 stance to enable residential projects to provide affordable housing to lower-income households, consis_tent hi . Incentives or flnanclal assistance wlll be
avallable to the City and approved for such use by the Clty Council
financlal asslstance, assists In achleving the City's housing goals. degree that the Clty makes available programs to provide Incentlves or financlal assistance to the development Industry. developers may make appllcatlon for such lncentlves or assistance, However, nothing in this
Chapter establlshes, directly or through lmpllcatjon, a rlght for a developer to receive any asslstance or incentlve from the Clty or any other party or agency to enable hlm/her to meet the obllgatlons established by thls Chapter, Projects are entitled to density bonuses and/or other incentlves In accordance wlth provisions of state law, pursuant to the provlslons of Chapter 21.86 of thls code. An incentlves provided by the final decision making authority Of
the Clty and t $I e allowable houslng expenses establtshed by the ffnal dectston
The City shall in good faith consider making avallablo to the
?" liii "S::r~~h:';Bb":,'th: %% that resources for thl s purpose are
[QM~& &/ i>f-' ed' 'lri"
and to
e extent that the residentlal projects, with the use of Incentives or ye 2, th To the
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Carlsbad LCPA 1-96G 1
Page 5
maklng authority of the Clty shall be set out wlthln the Affordable Housing Agreement pursuant to Sectlon 21.85.150. encouraged to utillze local, state or federal ass1 stance, when available, to meet the affordablllty standards set forth In Sectlon 21.85.020(1).
Furthermore, developers are
Section 2 1.86.070. De PI nl t I ons .
(7) "Denslty bonus (new tesldentlal consttuctlon)" means a minimum dens! ty increase of at least twenty-five percent (25%) over elther the Growth Management Control Polnt oT the applicable General Plan deslgnatlon, as defined fn Section 21.90.045 of thls Title, or the otherwise maximum allowable master plan or speclflc
'' k?v'''ly'J (18) "Maxlmum allowable residentlal yleld" means the maximum number of residential units permitted on the project sfto, which number of units is
calculated by multlplying the net developable acreage of the project site tlmes the rowth management control point($) fw the project slte's applicable
I
restdentla B General Plan desIgnation(s),
21.86.030. for Newmidentla 1 Co~uctlqn.
6on.Uival - 11 eylacent t v-
(a) Upon appllcatlon by 8 developer, pursuant to Section 21.86.030, the Plnal decision-maklng authorlty of the Clty shall grant elther: a denslty bonus and at least one addltlonal incentlve or in-lieu Incentfves of squlvalent financial value to qualified lower-lncome or senior houslng developments.
final declslon-making authorlty of the Clty shall grant elther: a denslty bonus or in-liau Incentives of equlvalent financial value to qualified 1 oner-1 ncome and/or moderate-Income housl ng developments (c) Addltional incentlves or In-lieu lncentlves, as deflned In SeCtlOnS
21.86.020(11 and (12) respwtively, may Include, but are not llmited to, the following:
(b) Upon applicatlon by a developer, pursuant to Sectfan 21.86.040, the