HomeMy WebLinkAbout1997-09-09; City Council; Resolution 97-5980
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RESOLUTION NO. 97-598
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING THE RESPONSE
TO THE GRAND JURY’S 1996-97 FINAL REPORT
WHEREAS, the Grand Jury issued two Findings and Recommendatio
~ in its 1996-97 Final Report concluding that the Redevelopment Agency should augr
its Low and Moderate Income Housing Fund; and
WHEREAS, the Grand Jury also found that the Redevelopment Agent
should spend monies from the Low and Moderate Income Housing Fund only on
planning and administrative expenses that are necessary for and not disproportiona
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to the actual amount of money spent to develop affordable housing; and
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WHEREAS, the City Council believes that these recommendations arc d?$%
nr->a: 5(’9g 15 warranted as shown on its response to the presiding judge, attached hereto and
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E:$ QOJ p; 17 NOW, THEREFORE, BE IT RESOLVED by the City Council of the Cit! c 18
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Carlsbad, California, as follows:
1. That the above recitations are true and correct.
2. That the City Council approves of the response to the presiding jud
of the San Diego Superior Court (Exhibit A).
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’ /I PASSED, APPROVED AND ADOPTED at a regular meeting of the Ci
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1 Council of the City of Carlsbad held on the 9th day of September
~ 1997 by the following vote, to wit:
AYES: Council Members Lewis, Finnila, Nygaard, Kulchin, anc
NOES: None
ABSENT: None
ATTEST:
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WBUTEMRANZ, City Clerk
KAREN R. KUNDTZ, Ksistant City Clerk
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0. 97-598
September 9, 1997
The Honorable William J. Howatt, Jr.
Presiding Judge
Superior Court of the State of California
County of San Diego
220 West Broadway
P. 0. Box 2724
San Diego, California 921 12-2720
Hon. William J. Howatt:
The City Council of the City of Carlsbad has carefully reviewed and considered the San
Diego County Grand Jury 1996-97 Final Report (June 27, 1997) and respectfully
submits its response as required by Penal Code section 933(c) and as further
specifically addressed in Penal Code section 933.05.
The Final Report makes two “findings and recommendations’’ with respect to the
Redevelopment Agency of the City of Carlsbad which require a response. Finding 97-
23 concludes basically that there existed an “excess surplus’’ of funds as of July 1,
1994 and the second, Finding 97-25, finds that the amount of money expended from
the Low and Moderate Income Housing Fund (hereinafter “LMIHF”) for planning and
general administrative activities is disproportionate to the amount actually spent for the
costs of production, improvement or preservation of that housing.
FINDING 97-23:
This finding is based on the Grand Jury’s determination that at the end of fiscal year
1993-94, the unexpended and unencumbered balance in the LMIHF was $1,418,574,
which exceeds $1,302,719, the aggregate amount deposited during the preceding four
years, and an Excess Surplus of $1 15,855 existed.
RESPONSE:
The Redevelopment Agency of the City of Carlsbad disagrees with the underlying basis
for the Grand Jury’s Finding and Recommendation. At the end of fiscal year 1993-94,
the unexpended and unencumbered balance in the LMIHF was $893,086 (which is less
than $1,302,719, the aggregate amount deposited during - the preceding four years).
1200 Carlsbad Village Drive Carlsbad, CA 92008-1 989 (760) 434-2830 FAX (760) 720-9461
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See Redevelopment Agency’s “Deposits and Expenditures Report” attached hereto as
Exhibit A. Therefore, no excess surplus existed and the Board of Directors will not
implement Recommendation 97-23 because it is not warranted or is not reasonable as
explained below in accordance with Penal Code section 933.05(4).
FINDING AND RECOMMENDATION 97-25:
This Finding is based on the Grand Jury’s determination that the amount of money
expended from the Carlsbad Redevelopment Agency LMIHF for planning and general
administrative activities is 100% of the amount spent for the costs of housing
production.
RESPONSE:
The Redevelopment Agency disagrees with the underlying basis for the Grand Jury’s
Finding and Recommendation. During the five year period ending June 30, 1996, the
amount of money expended from the Carlsbad Redevelopment Agency LMIHF for
planning and general administrative activities was approximately 10% of the total
expenditure from this Fund. (See Exhibit A attached hereto and incorporated by
reference). The Board of Directors of the Redevelopment Agency of the City of
Carlsbad believes that the amounts expended for planning and general administrative
activities in the range of IO-20% are not “disproportionate” (as allowed by federal law)
and reasonable under the circumstances, and will not implement Recommendation 97-
25 because it is not warranted or is not reasonable as further explained below in
accordance with Penal Code section 933.05. By comparison, the Community
Development Block Grant (“CDBG”) regulations authorize up to 20% for administering
costs for CDBG programs. The Redevelopment Agency and the City of Carlsbad have
implemented programs and policies to provide housing for all economic segments of its
community. It has expended appropriate amounts from the LMlHF to achieve these
goals and objectives which are set forth in its Housing Element to the General Plan.
Section 4 of the Housing Element of the General Plan, which was approved by the City
Council on September 6, 1994 by Resolution No. 94-246, sets forth the goals,
objectives, policies and programs of the City and Redevelopment Agency. As stated in
that report:
“Taken together these four components (goals, objectives, policies
and programs) comprise a very ambitious, broad-based program
for the provision of shelter throughout the City. Via this element the
City demonstrates its understanding of the magnitude of the
housing problem, as well as its understanding of the need for a
substantial commitment of City resources to providing the
necessary solutions to this problem.
The goals, objectives, policies and programs section of this
element contains the actions the City of Carlsbad will ‘take to
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promote housing and shelter opportunities for all segments of the
community. ...” (Copy attached as Exhibit B).
The City of Carlsbad together with the Carlsbad Redevelopment Agency has made
great strides in its efforts to produce affordable housing. With the use of the
Redevelopment Agency’s LMIHF Carlsbad realized the construction of a $34 million
344-apartment unit project which has 1, 2, 3 and 4 bedroom units affordable to
households at 50-60% of the San Diego County median income. The City of Carlsbad
was recently recognized by the U.S. Department of Housing and Urba.n Development
as a city whose program should be a model to others in the development of affordable
housing. The Redevelopment Agency has worked together with the City of Carlsbad to
combine funding sources and develop affordable housing projects of high quality. The
Redevelopment Agency together with the City of Carlsbad has been able to
substantially leverage its funds to gain significant outside resources (including tax
credits and private contributions) for Villa Loma and the MAAC/Laurel Tree Project.
The beautiful Villa Loma project would not have been constructed if the LMIHF had not
been used. The creativity and perhaps unique funding mechanisms may have caused
some existing confusion when studied by the Grand Jury leading to its Finding 97-23.
STATE OF CALIFORNIA HOUSING AND COMMUNITY DEVELOPMENT
DEPARTMENT HOUSING REPORT AND COMPLAINANTS ALLEGATIONS
The Report prepared and distributed by the state Department of Housing and
Community Development entitled “Redevelopment Housing Activities in California
Fiscal Year 1994-95” does not accurately reflect all of the expenditures, encumbrances
or disbursements of the Carlsbad Redevelopment Agency. The state Report includes
only those dollar figures which were reported as “expenditures” which relate to planning
and administrative costs of the Agency. The Carlsbad Redevelopment Agency,
however, provides its financial assistance through loans to a project (e.g., Villa Loma)
rather than grants. This results in a skewed accounting which does not accurately
reflect the true expenditures from this fund. As can be seen in Exhibit A, over a five
year period, the amount spent on administration was only approximately 10% of the
total expenditures from the LMIHF (including expenditures that were structured as
loans). Even if one adjusts the Agency’s expenditures over this period by subtracting
its loans, the amount spent on administration would be only approximately 20% of the
total adjusted expenditures.
LOAN RECEIVABLES V. EXPENDITURES
Although certain accounting principles do not allow the Redevelopment Agency to
report its land acquisition loan or project construction loans as “expenditures”, the funds
have indeed been disbursed and will not be available for reuse until repaid in the distant
future. Attached is a copy of the 1993-94 and 1994-95 Annual Reports presented to
the state regarding the use of the LMIHF. Although required by the department, this
report does not provide a complete picture of the revenue to and from the fund. The
history of expenditures from the LMIHF is more accurately portrayed in the previously
submitted exhibit. This exhibit reflects the figures reported in the City accounts, with
adjustments to provide additional information on reimbursements from other funds and
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total expenses related to loans disbursed by the Redevelopment Agency. The report
again confirms that the Redevelopment Agency had no excess surplus as of June’30,
1994.
COMPREHENSIVE REVIEW OF AGENCY LMIHF EXPENDITURES
The total deposits (which included interest and other revenue) to the Housing Fund as
of June 30, 1994 amount to $3,856,965. The total expenses.and encumbrances as of
that date were $2,963,879. The unencumbered/unexpended balance as of June 30,
1994 was $893,086, which is less than the total amount of tax increment deposited
($1,302,719) to the LMIHF in the prior four years. The expenditures/encumbrances
included $2 million for the acquisition of the property for the Villa Loma project as of
November 15, 1993 and a $500,000 financial assistance commitment for another 138
unit apartment project known as the Laurel Tree apartments. Ultimately, the Agency’s
LMIHF expenditure for the acquisition of land for the Villa Loma project was reimbursed,
through the Federal Community Development Block Grant program with a Section 108
loan which the City agreed to repay in nine years with CDBG funds which are
anticipated in future years. As required by law, these funds were re-deposited into the
LMIHF and are available and may be expended for new affordable housing projects.
In November 1994 the City of Carlsbad and the Carlsbad Redevelopment Agency
entered into agreements with the developers of the Villa Loma project, Bridge Housing
Corporation, a well known non-profit affordable housing developer, to fund
approximately $2.2 million in construction and permanent financing loans for the
project. These agreements clearly indicate that the Carlsbad Redevelopment Agency
together with the City of Carlsbad entered into contracts to finance the construction of
the Villa Loma affordable housing project with the funds from the Agency’s LMIHF.
These agreements record expenditures/loans which are consistent with applicable
community redevelopment law. When the apartment project received approvals of its
other financing, agreements with the Carlsbad Redevelopment Agency and the City of
Carlsbad were executed. Copies of the City Council and Redevelopment Agency
agreements are enclosed for your review.
ADMINISTRATIVE COSTS
The cumulative amount of funds expended for administrative purposes as of June 30,
1994 was $291,075. This represents only 9.8% of the expenditures/encumbrances
made as of that date from the LMIHF and only $604 per unit constructed or anticipated
to be constructed within approximately the next year. It is very important to note that it
extremely time-consuming to develop a successful affordable housing project and
numerous staff hours are required to negotiate regulatory agreements, agree upon the
design of a project, obtain all the necessary discretionary approvals and implement its
construction. Very few affordable housing projects are negotiated, documented and
developed in a one or two year period. Financial resources must be committed by a
redevelopment agency for staff costs and pre-development expenses on an annual
basis even though the project may take three to four years to develop and no units are
constructed within a single year. .
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The Carlsbad Redevelopment Agency believes that its general administrative costs
. from the “-IF are reasonable and necessary to produce affordable housing units. If
the amount of administrative funds expended ($291,075) from the LMIHF is compared
to the total cost of the Villa Loma project ($34 million), the percentage of administrative
costs for the Agency is reduced to 0.8%. The total amount of administrative
expenditures from the LMIHF including anticipated future expenses is not significant
when reviewed against the production of affordable housing units. It is important note
that the administrative costs related to the provision of affordable housing both inside
and outside the redevelopment area are supported by not only the LMIMF but also the
general Redevelopment Agency budget, the CDBG program and the City’s Housing
Trust Fund.
The Community Redevelopment Law states that it is the intention of the Legislature that
the amount of money expended for planning and general administrative activities shall
not be disproportionate to the amount actually expended for the costs of production,
improvement or preservation of that housing. The Redevelopment Agency does not
believe it is inconsistent with this statement of intent to measure administrative
expenditures against production expenditures on the basis of a multi-year period. In
fact, the Redevelopment Law itself requires redevelopment agencies to plan their
affordable housing activities in five-year increments. (Cal. Health and Safety Code §
33490(a)(2).) While there may be individual years during a five-year or other multi-year
in which administrative expenses exceed expenditures, it is our opinion that such
expenditures do not violate the intent of the Legislature so long as the overall amount of
LMIHF funds expended for planning and administrative activities is not disproportionate
to the overall amount actually expended on affordable housing production.
The Carlsbad Redevelopment Agency believes that the most important point related to
the noted administrative cost that the City and the Agency have realized a tremendous
return on their direct investments of low and moderate income housing funds. This has
been accomplished by the significant leveraging by the use of other public and private
monies.
CONCLUSIONS
In conclusion, it is important to reiterate the following points regarding expenditures
from the LMIHF:
0 The Redevelopment Agency has made good use of its LMIHF which have resulted in
top quality affordable housing.
0 The Redevelopment Agency has used and will continue to use its funds in
conjunction with the Federal CDBG funds, tax increment bond proceeds, state and
federal tax credits, and private financing to ensure that quality affordable housing
projects are constructed in Carlsbad.
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The Redevelopment Agency’s administrative costs are reasonable in comparison to
the number of units actually or anticipated to be produced.
0 The leveraging of the LMIHF has resulted in significant accomplishments as
indicated by the award the City of Carlsbad recently received from the United States
Department of Housing and Urban Development. (See attached newspaper articles,
Exhibit C).
The City of Carlsbad and the Carlsbad Redevelopment Agency believe that the Grand
Jury relied on reports from the State of California which did not accurately provide a
representation of the Redevelopment Agency’s LMIHF disbursements and fund
balance. Certain accounting principles resulted in confusion as to how the Agency
expended its funds which should not detract from its history of accomplishments.
As redevelopme‘nt law requires, the Carlsbad Redevelopment Agency has been using
its LMIHF to produce affordable housing.
While the Agency supports efforts to ensure that redevelopment agencies are spending
their LMlHFs appropriately, we feel that the Grand Jury’s Findings and
Recommendations are not warranted under the circumstances. The Carlsbad
Redevelopment Agency staff will gladly appear before the Grand Jury in person to
answer any questions or provide further information on this issue. It is our
understanding that staff has not been given that opportunity to date. The
Redevelopment Agency was not aware of the final determination of the Grand Jury until
the Report was distributed. If you or the Grand Jury would like additional information
regarding the above, please contact Mr. Raymond Patchett, City Manager, at 434-2821.
We appreciate the opportunity to submit our comments in response to the Grand Jury’s
Findings and Recommendations and clarify our position on these important issues.
Very truly yours,
CLAUDE A. LEWIS
Mayor
enclosures
c: Grand Jury
City Council
City Manager
City Attorney
Financial Management Director
Community Development Director
Special Redevelopment Counsel Wasserman
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A. FISCAL CAVEAT
The following 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
action programs which can be utilized to achieve these
long-term goals.
Taken together these four components (goals,
objectives, policies, and programs) comprise averyambi-
tious, broad-based program for the provision of shelter
throughout the City. Via this element the City demon-
strates its understanding of the magnitude of the housing
problem, as well ‘as its understanding of the need for a
substantial commitment of City resources to providing the
necessary solutions to the problem.
Having demonstratedthis understanding and hav-
ing affirmed its commitment towards meeting the City’s
housing needs, it is nevertheless incumbent on the City to
acknowledge that the housing program is but one ofa large
number of programs competing for the finite fiscal re-
sources of the City. Because not all of the following
proposals are precisely defined (requiring hrther study),
some depend upon the development of new finding sources
which currently do not exist (trust fund, in-lieu fees, etc.),
and many bill be implemented over a number of years
(years for which budget projections are not available as
this element is being drafted), it is not possible to subject
this program to strict budgetary scrutiny. In addition,
there may be legal requirements affecting future encum-
brances of funds, as well as demands in other areas
requiring the City to make difficult decisions on budgetary
priorities. Simply stated, while the City, in adopting this
element, embraces the housing program contained in the
following section, it may or may not be possible to do
everything proposed within the program, within the time-
frame envisioned by the program.
Nothing in this observation should be construed
to mean that the City has any diminished commitment or
diminished obligation to responding to Carlsbad’s hous-
ing needs.
B. GOALS, OBJECTIVES,
POLICIES, PROGRAMS
The Goals, Objectives, Policies and Progn
Section of this Element contains the actions the CiQ
Carlsbad will take to promote housing and shelter OPF
tunities for all segments of the community. I
This section contains averall Goal stateme
Objectives to meet those Goals, Policies on positions
City may take to meet those Goals, and Programs wt
are action statements.
There are six Goals stated in this Element. ’
Goals are articulated as a genersil “end condition st;
ment”, which state a desired achievement. The Goal:
not contain an action verb as they reflect a final staten
of what the City will hope to achieve. How the goal x
be achieved is established via the subordinate objecti!
policies and -importantly - action programs.
Under each Goal there are several Objecti
Objectives are more specific achievements the city
strive for to obtain the more broad based Goal. E
Objective should address a particular outstanding hc
ing need that is identified in the previous sections oj
Element. Many objectives establish numerical targe
be achieved in action programs.
Each Objective will contain one or more I
grams that will describe an action necessary to achiev
Objective. The Programs are briefly described and a1
be implemented over the five year period of the Elerr
Many of the programs are studies that will tal
comprehensive look at a certain aspects of housing
may follow through with a more specific program shl
the study indicate a plan ofaction should be required.
to complexities of certain subjects it is important to
a close look at the impacts and implications that t
programs may bring about.
Under many Objectives, but not all, there
Policies. Policies are statements on position the City t
to implement an objective. Policies contained in
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Housing .Element are important statements as they reflect
the City’s official position on a matter. Future develop-
ment must be consistent with these policies.
Following each program are line items:
FUNDING: indicates the source of funds to be
used for each program. Where a hding source indicates
General Fund it is to mean that the program uses existing
staff or resources and is fbnded by the General Fund.
Some Funding source indicate the use of State, or Federal
fimds. Where these funds might become unavailable,
implementation of these programs may not be possible.
LEAD AGENCY: indicates the agency, depart-
ment or authority responsible for the program. When
more than one agency is listed it is a joint or cooperative
effort. The Housing Authority means the City Council
authority over any housing program, the administration
and actual staffing to be carried out by the Housing and
Redevelopment Department.
TARGET YEAR: indicates the time span for
most of the programs, usually from 1991 until 1996.
Where only one date is indicated it means the fiscal year
the program is scheduled to be implemented or the study
will take place.
C. GOAL 1 (PRESERVATION)
Carlsbad’s existing housing stock preserved and
rehabilitated with special attention to housing affordable
to lower-income households
OBJECTIVE 1.1 (CONDOMINIUM
CONVERSION)
Create a program to monitor conversions to con-
dominium of those rental apartments which house prima-
rily low and moderate income households and limit those
conversions that reduce the supply of affordable housing
for those income ranges.
POLICY 1.1
Conversions to condominiums of existing rental
units which contain households of low and moderate
income may not be approved unlessfindings can be made
that; the units will remain aflordable, and the City has
met its need for afordable housing stock-for lower and
moderate income groups.
PROGRAM 1.1
Develop a program to restrict condominium con-
version when such conversions would reduce the number
oflowormoderateincomehousingunitsavailablethrough-
out the city. This program may require apartment owner
who are undertaking the conversion to pay a fee to the
City. These fimds would be used to mitigate the impacts
of the loss of these rental units from the City’s housing
stock to low and moderate income households.
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FUNDING: Condominium Conversion Fee
LEAD AGENCY: Planning Dept.
TARGET YEAR: 1992
OBJECTIVE 1.2 (MOBILE HOME
PARKS)
Reduce or eliminate net loss of existing mobile
home rental opportunities available to lower and moderatc
income households.
PROGRAM 1.2
The City will continue to implement the City’s
existing Residential Mobile Home Park zoning ordinance
(Municipal Code 2 1.17) which sets conditions on change:
of use or conversions of Mobile Home Parks.
FUNDING: CDBG & Redevelopment Set
aside Funds
LEAD AGENCY: Planning Dept., Housing
and Redevelopment Dept.
TARGET YEAR: 1992
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OBJECTIVE 1.3 (MOBILE HOME
PARKS)
Retain and presewe the affordability of mobile
home parks.
PROGRAM 1.3
The City will assist lower income tenants to
research the financial feasibility of purchasing their mo-
bile home park so as to retain rents and leases affordable
to its tenants.
FUNDING: CDBG finds, State Grants and
Loans, Private loans.
LEAD AGENCY: Housing and Redevelop-
PROGRAM 1.5
The Building Department will develop and imp
ment a program to monitor and report to the Housing a
Redevelopment Dept., information on housing stock tl
is substandard and or deteriorating. Identified structu
will be reported to the Housing and Redevelopment De
for assistance under the City's rehabilitation and ass
tance programs.
FUNDING: CDBG funds, State and Fede
Rehab. Loans, Private rehabilitation loans
LEAD AGENCY: Building Dept., Housr
and Redevelopment Agency.
TARGET YEARS: '1 99 1 - 1996
ment Dept. - TARGET YEAR: 1992 OBJECTIVE 1.6 (REHABILITATION
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OBJECTIVE 1.4 (RENTAL STOCK
MONITORING)
Maintain a data base of information on vacancy
rates, rental rates and physical condition of the city's
existing rental housing stock, and utilize this database to
evaluate programs affecting rental stock.
PROGRAM 1.4
The City shall develop and implement a program
in which it will periodically collect information on the
factors affecting supply and demand of existing rental
stock within the city. This information will be used in
analysis of rental housing to be contained in the annual
Housing Element Report.
FUNDING: Existing City staff (General)
LEAD AGENCY: Planning Department,
Housing and Redevelopment Dept.
TARGET YEAR: 1991
OBJECTIVE 1.5 (REHABILITATION)
Identify and rehabilitate substandardand deterio-
rating housing.
SUBSIDIES-RENTAL STOCK)
Provide loan subsidies, loan rebates and otl
assistance to owners of lower income units in need
repair and rehabilitation. Target: approximately
units per year
PROGRAM 1.6
The City through the Housing and Redcvelc
ment Department and in conjunction with the Buildi
Department will provide loans, rebates and other suppc
to preserve the existing stock of low and moderate inco~
rental housing. Priority will be given to housing identifil
by the Building Department as being substandard
deteriorating in which houses families of lower incor
and in some cases moderate income. This progrz
depends partiaily on outside funding from State, a
Federal sources.
FUNDING: State grants and loans. Priv:
lending institutions, Redevelopment set-asi
finds, CDBG funds.
LEAD AGENCY: Housing and Redevelo
ment Dept., Building Dept.
TARGET YEARS: 1991-1995
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OBJECTIVE 1.7 (ACQUISITION AND planning and building fees, priority processing and finar
REHABILITATION) cia1 incentives such as low-interest rehabilitation an
property acquisition loans.
Acquire deteriorating and substandard rental
housing from private owners, utilizing various local, FUNDING: redevelopment set-aside. CDBc
state, and federal funding sources. Target: Approxi- Funds.
mately 50 units through 1996. LEAD AGENCY: Housing and Redeveloi
POLICY 1.7 TARGET YEARS: iw-1996
ment Dept. !
Of the rental units acquired by the city for
rehabilitationpurposes by the City S HousingAuthority,
approximately 20% will be set aside,for households in
the very low-income range.
PROGRAM 1.7
The City through the Housing and Redevelop-
ment Dept. will implement a program to acquire, using
local Redevelopment set-aside funds, CDBG, State, Fed-
eral and private sector loans, rental housing that is sub-
standard, deteriorating or in danger of being demolished.
Twenty percent of the units, once rehabilitated, will be set
aside for very-low income households.
FUNDING: Redevelopment set-aside, CDBG
funds, State and Federal loan programs, pri-
vate sector loan programs.
LEAD AGENCY: Housing and Redevelop-
ment Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 1.8 (REHABILITATION
INCENTIVES)
Provide incentives for the rehabilitation and pres-
ervation of deteriorating rental units which house lower
income residents.
PROGRAM 1.8
The City will provide financial and processing
incentives for the owners of lower income rental stock in
need of rehabilitation and preservation. These incentives
will include, but not limited to: the waiving or reduction of
OBJECTIVE 1.9 (REHABILITATION-
HOMEOWNERS)
Provide rehabilitation assistance, loan subsidic
and loan rebates for lower-income households, persons f
special needs, and senior homeowners to preserve ar
rehabilitatedeterioratinghomes. Target: Approximatel
5 units per year.
POLICY 1.9
The Housing Authority provision of rehabilitc
tion assistance and assistance to homeowners will h
targeted to low-income, special needs and senior hom
holds in that priority.
PROGRAM 1.9
The City will implement a homeowner rehabilk
tion program targeted to lower-income, special neec
(handicapped, low income large-family, etc.,) and senic
households that will consist of financial and processin
incentives such as low interest and deferred repayme1
loans, loan rebates, and priority processing.
FUNDING: Redevelopment set-aside, CDB(
State, Federal and private sector loans ar
grants.
LEAD AGENCY: Housing and Redevelo)
ment Dept.
TARGET YEARS: 199 1 - 1996
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QBJECTIVE 1.10 (NEIGHBORHOOD
IMPROVEMENT)
Assist in the creation of a Neighborhood Im-
provement Program to pro'hde local resident input and
participation into neighborhood preservation and im-
provement programs.
PROGRAM 1.10
Assist residents, especially in older neighbor-
hood, in the creation of a Neighborhood Improvement
Program under which the city staff would: 1) promote an
organization directed at fostering neighborhood pride and
improvement, and 2) provide information on city and
other funding resources. Activities might include housing
rehabilitation and repair, infrastructure maintenance and
repair, weed abatement, abatement of code violations,
neighborhood pride and awareness activities, charitable
activities and information outreach, among others.
FUNDING: CDBG funds, Redevelopment
Set aside funds.
LEAD AGENCY: Housing and Redevelop-
ment Dept.
TARGET YEARS: 1992-1996
D. GOAL 2 (QUANTITY AND
DIVERSITY OF HOUSING STOCK)
New housing developed with a diversity of opes,
prices, tenures, densities and locations and in sufficient
quantity to meet the demand of anticipated City and
regional growTh.
PROGRAM 2.1
With the exception of some lower-income an
special needs housing which may be assisted by the Cio
new housing development will be achieved through pn
vate sector efforts. New development will be achievec
through the auspices of State Planning Law and the City'
General Plan and Municipal Code, There is no specia
program for this overall goal. It is recognized that achieve
ment of this goal will be heavily influenced by privat
sector marketing strategies; local, state and national eco
nomic trends; availability of regional infrastructure an1
services; and other factors beyondthe control of Carlsbad
OBJECTIVE 2.2 (DEVELOPMENT
STANDARDS)
Ensure that development and housing construc
tion achieved through the use of modified codes ant
standards, that will reduce the cost of housing, will retail
quality design and architecture.
PROGRAM 2.2
The Planning Department, in its review of devel
opment for all income categories, may recommend waiv
ing or modifying certain development standards or recorn
mending that certain Municipal Code changes be imple
mented to encourage the development of low and moderatr
income housing. These recommendations will be re
viewed with a goal to reduce costs associated with overl:
strict or outdated standards. These cost savings need to bl
guaranteed to be passed on to the future cost of the unit
Although standards may be modified they will also retail
aesthetic and design criteria acceptable to the City.
OBJECTIVE 2.1 (REGIONAL
HOUSING NEED)
FUNDING: CDBG Funds, Redevelopmen
Set-aside funds, General funds for adrmnistra
tive purposes only.
Allow development of sufficient new housing to LEAD AGENCY: Planning Dept., Engi
meet Carlsbad's share of the total regional housing need, neering Dept., Building Dept.
as identified in SANDAG's Regional Housing Needs
Statement, 1991-1 996. Target: Approximately 6273
units.
TARGET YEARS: 1991-1996
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OBJECTIVE 2.3 (DEVELOPABLE
ACREAGE MONITORING)
Ensure sufficient developable acreage in all resi-
dential densities to protide vaned housing types for
households in all economic ranges.
PROGRAM 2.3
The City wi!! monitor the absorption of residen-
tial acreage in all densities and, if needed, recommend and
encourage the creation of additional residential acreage at
densities suficient to meet the City’s housing need for
current and future residents. Any such actions shall be
undertaken only where consistent with the Growth Man-
agement Plan.
PROGRAM 2.5
Review existing zoning and land use policie
remove impediments to mixed use development. M;
commercial centers should incorporate, where appro
ate, mixed commerciaVresidentia1 uses. Major industl
office centers, where not precluded by environmental ;
safety considerations, should incorporate mixed ind
triaVofficehesidentia1 uses. ,
FUNDING: Existing City staff (General
LEAD AGENCY: Planning Dept.
TARGET YEAR: 1993
OBJECTIVE 2.6 (COASTAL
DEVELOPMENT MONITORING)
FUNDING: Existing City Staff (General) Identifjr, monitor, and report the number of LEAD AGENCY: Planning Dept. fordable housing units constructed, converted, or derr
TARGET YEARS: 199 1 - 1996 ished in the coastal zone.
OBJECTIVE 2.4 (ADAPTIVE REUSE) POLICY 2.6
Provide alternative housing environments by en-
couraging adaptive reuse of older commercial or indus-
trial buildings.
PROGRAM 2.4
The City should encourage adaptive reuse of
aging industrial, commercial and some residential build-
ings by developing an ordinance that would create afford-
able living spaces for combined living/working spaces.
The principle targeted area for this type of housing would
be in the downtown redevelopment area.
Pursuant to Government Code Section 652
and 65590 from January I, I992, the City shall monit
record, and report data on housing units construct
converted, and demolished in the Coastal Zone togrt?
with information regarding whether these units L
affordable to lower-income households.
PROGRAM 2.6
Asahnctionofthebuildingprocess,theCityw
monitor and record Coastal Zone housing data includir:
but not limited to, the following:
FUNDING: Redevelopment Set aside, CDBG
funds.
LEAD AGENCY: Planning Dept., Housing
and Redevelopment Dept.
TARGET YEAR: 1992
OBJECTIVE 2.5 (MIXED USE)
Encourage increased integration of housing with
non-residential development.
1) The number of new housing units approv
for construction within the coastal zone afl
January 1, 1982.
2) The number of housing units for persol
and families of low or moderate income, ;
defined in Section 50093 of the Health a
Safety Code, required to be provided in ne
housing developments within the coastal ZOI
or within three miles of the coastal zone.
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II 3) The number of existing residential dwelling PROGRAM 3.1
units occupied by persons and families or low
or moderate income that have been authorized The City shall work with and assist local comm~
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to be demolishexfor converted since January 1,
1982 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 defined in Section 50093
of the Health and Safety Code, that have been
required for replacement or authorized to be
converted or demolished as identified in para-
graph 3). The location of the replacement
units, either onsite, elsewhere within the
locality’s jurisdiction within the coastal zone,
or within three miles of the coastal zone within
the locality’s jurisdiction, shall be designated
in the review.
These data will be reported in the City’s annual
housing report.
FUNDING: General funds - (Administrative
only)
LEAD AGENCY: Building Department
TARGET YEARS: 1/92 - Begin capturing
data 1992-1996 - Ongoing.
nity groups, social welfare agencies, farmland owner
and other interested parties to provide shelter for th
identified permanent and migrant farm workers during th
five-year housing element period. These efforts will be i
coordination with other regional and local programs.
FUNDING: State and Federal grants an
loans. CDBG funds
LEAD AGENCY: Community DeveloI
ment Department.
TARGET YEARS: By first Quarter of 19s - Meet with local farmers and advocates 1
refme the needs assessment of permanent ar-
migrant farm workers, and aggressively pu~
sue grant and siting possibilities. Continu
efforts through 1996.
OBJECTIVE 3.2 (LARGE FAMILY)
Assure the development of an adequate numbc
of housing units suitably sized to meet the needs of lo\ve
income larger households
POLICY 3.2
E. GOAL 3 (GROUPS WITH In those developments which are required I
SPECIAL NEEDS, INCLUDING LOW
AND MODERATE INCOME
HOUSEHOLDS)
include 10 or more units affordable to lower-incom
households, at least lopercent of the lower income unrl
should hove 3 or more bedrooms. This policy docs nc
pertain to lower-income senior housing projects.
Sufficient new, affordable housing opportunities
in all quadrants of the City to meet the needs of groups,
with special requirements, and, in particular the needs of
current lower and moderate income households and a fair
share proportion of hture lower and moderate income
households.
OBJECTIVE 3.1 (FARM WORKER)
Provide adequate shelter for both the permanent
and migrant farm worker.
PROGRAM 3.2
Those housing projects entering into an agret
ment with the City to provide lower income housing sha
be required to implement Policy 3.2
FUNDING: General Fund (admmistratio
LEAD AGENCY: Planning Dept. only)
TARGET YEARS: 1991-1996
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OBJECTIVE 3.3 (HOMELESS) OBJECTIVE 3.4 (SENIOWELDERLY)
Provide transitional shelters and assistance for Provide additional senior housing. Target: Ap-
the homeless. A proximately 200 units
I PROGRAM 3.3.a PROGRAM 3.4.a :
Carlsbad will continue to facilitate the acquisi-
tion, for lease or sale, of suitable sites for traniitional
shelters for the homeless population. The City will also
continue to assist local non-profits and charitable organi-
zations in securing state funding for the acquisition,
construction and management of these shelters.
FUNDING: Redevelopment Set aside funds,
CDBG funds
LEAD AGENCY: Community Develop-
ment Agency
TARGET YEARS: 1991-1996
PROGRAM 3.3.b
Continue to provide Federal Community Devel-
opment Block Grant (CDBG) funds to community, social
welfare, not-for-profit and religious groups which provide
services within the North County area.
FUNDING: CDBG funds
LEAD AGENCY: Housing And Redevelop-
ment Dept.
TARGET YEARS: 1991-1996
PROGRAM 3.3.c
Encourage and assist a subrecipient (non-profit
organization) of CDBG funds to develop a program which
will offer a City Referral Service to refer, on a 24-hour
basis, transient homeless individuals and families to local
agencies providing services to the homeless.
FUNDING: CDBG Funds
LEAD AGENCY: Housing and Redevelop-
ment Dept.
TARGET YEARS: 199 1 - 1996
Amend the City’s currejt Senior Citizen’s hous-
ing regulations to conform to the provisions of Govem-
ment Code section 65913.4 and165915 (density bonus).
Establish standards for Idcation; parking, safety, recre-
ation facilities, medical care, and other aspects of senior
orientated housing. Consider requiring all senior citizen
projects to be approved under Conditional Use Permit.
Establish appropriate monitoring and reporting proce-
dures to assure compliance with approved project condi-
tions.
FUNDING: .Existing Staff (General fund)
LEAD AGENCY: Planning Departhent.
TARGET YEAR: 1991
PROGRAM 3.4.b
Under the Constitution of the State of California,
Article 34, housing projects that have more than 50
percent of the total units set aside for low-income house-
holds, and are developed by, or utilize funding from,
Federal, State or local sources are subject to a vote by the
citizens. In 1980, Carlsbadvoters approved an Article 34
referendum to allow 200 units of Senior low-income
housing. This authority has not been exercised. The City
will study the feasibility of creating a low-income senior
housing project at an appropriate site@) within Carlsbad.
FUNDING: Redevelopment set-aside funds,
Private financing, state public financing.
LEAD AGENCY: Housing and Redevelop-
ment Dept., Planning Dept.
TARGET YEARS: I99 1 - 1996
OBJECTIVE 3.5 (LOWER INCOME)
Provide a range of new housing opportunities for
lower-income households, in all areas of the city.
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Target: Approximately 1400 (1,125 minimum) addi-
tional assisted households.
Through the implementation ofvarious programs,
the City will ensure the creation ofthe minimum fair share
goal of 1125 lower income housing opportunities. These
programs and their associated numerical goals are indi-
cated below.
FUNDING: General hnd and various other
hnding sources.
LEAD AGENCY: Planning Department,
Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 3.6 (INCLUSIONARY)
Ensurethat all masterplannedand specific planned
communities and all qualified subdivisions provide a
range of housing for all economic income ranges.
POLICY 3.6.a
A minimum qf.fijiieen percent sf all units np-
proved .for any master plan community or residential
speclficplan shall be affordable to lower income-house-
holds.
PROGRAM 3.6.a
The City shall prepare and adopt an Inclusionary
Housing Program which shall require that 15% ofall base
residential units within any Master PldSpecific Pian
community or other qualified subdivision shall be re-
stricted and affordable to lower income households. This
program shall require an agreement between all residen-
tial 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 tenure of affordability for the units.
FUNDING: Existing staff (General Fund).
LEAD AGENCY: Planning Department.
TARGET YEAR: Summer of 1992
POLICY 3.6.b
A minimum offifreen percent of all approt
units in any residential specific plan or qualijed sube
vision (to be dejned) shall be set aside and be mc
affordable to lower income households. Where it can
demonstrated to the City s satisfaction that it is econol
cally infeasible to build the required units, an in-1,
contribution consisting ofjimds, land, or other contril
tions may be made to the City. The City shall assum
jduciary responsibility for these contributions and
sure their ultimate and exclusive; use, in providing st:
ter for lower income households; The in-lieu contri!
tion shall be in an amount to be determined from n st1
which shall evaluate the cost differential in develop
and constructing market-rate vs. lower-income cffoi
able housing.
PROGRAM 3.6.b
Develop a program to implement Policy 3.1
within all residential specific plan and qualified subdi
sions. This program will require an agreement betwl
the developer and the City that stipulates these units \
remain affordable for a specific length oftime, and that
units may be offered for rent, or with the approval of
city, for sale. The program will also identify incentives
city may offer. An in-lieu fee, to be determined, may
to meet the requirement to construct the low-incc
housing for developments less than 5 units. Tar)
Approximately 200 units
FUNDING: Private developer funding
LEAD AGENCY: Planning Dept.
TARGET YEARS: 199 1 - 1996
PROGRAM 3.6.~ (IN-LIEU FEE)
The City will conduct a study pursuant to Po!
3.6.b to evaluate, as an alternative to inclusionary requ
ments as stipulated in Policy 3.6.b ofthe feasibility fol
in-lieu contribution forthe inclusionary requirement. '
fee may be assessed against the market rate units for
development and will be based on the difference in cos
produce a market rate rental unit versus a lower-incc
affordable unit. A detailed plan for the priority USI
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these in-lieu fees shall be included in the In-Lieu Fee PROGRAM 3.7.b (ALTERNATIk
Study. HOUSING)
FUNDING: General Fund (Administration Consider development standards for alternati
housing types, such as hotels, managed living uni
LEAD AGENCY: Planning Department homeless shelters, and farm worker housing alternativ
TARGET YEARS: Begin study in 199 1 - which would assist in meeting the'city's share of housi~
Adopt ordinance by July 1992. for low and very low income hpuseholds. Authori
alternative housing projects through a Conditional U
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OBJECTIVE 3.7 (LOWER INCOME Permit or Special Use Permit. The City will also exami
the existing Second Dwelling Unit Section of its Muni DEVELOPMENT AND INCENTIVES) pal Code (Section 2 1.42.0 1 o< 1 l)(A)) to explore means
better encouraging and facilitating the development Provide incentives, housing type alternatives, affordable second units.
and city initiated developments and programs for the
assistance of lower-income household. POLICY 3.7.b
PROGRAM 3.7.a (DENSITY BONUS)
Develop an ordinance that implements Govern-
ment Code section 65913.4 and 6591 5. (Density Bonus)
These sections require the City to grant a minimum ofa 25
percent bonus over the otherwise allowed density, AND.
one or more additional economic incentives or conces-
sions that 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 minimum 25 percent, mixed use development,
or other financial contributions in return for the developer
guaranteeing that the project will reserve a minimum of 50
percent of the units for Senior or other special need
households, or 20 percent of the units for low income
households or 10 percent of the units for very-low income
households. These units must remain affordable for a
period of 30 years. Under the City's program each project
should enter into an agreement with the City and this
agreement will be monitored by the Housing and Redevel-
opment Dept. for compliance.
FUNDING: General Fund (administration
only). Redevelopment Set-aside funds.
LEAD AGENCY: Planning Dept., Housing
and Redevelopment Dept.
TARGET YEARS: Draft Ordinance 1991
Ordinance adopted by the first quarter of 1992.
Approvals and development of alternative boll
ing types such as managed living units, transitior;
shelters, and migrant farm worker housing are conh
gent upon meeting the City's required lower income a,
special housing needs. Alternative housing types a.
their approvals may be denied should the .finding
made that the project is not needed to meet the special
low-income housing needs of the community.
PROGRAM3.7.c (CITY INITIATED D
VELOPMENT)
The City of Carlsbad, through the offices oft
Housing Authority and through the Housing and Redevl
opment Department, will institute a New Housing PI
duction Program that will create new units of housi
affordable to households of low and very low income. T
Housing and Redevelopment Dept. will work with priv:
for-profit and especially not-for-profit developers. T
program will use local funds from CDBG, redevelopmt
set-aside funds and other city originated funds and lev(
age them against State, Federal and private low inter1
funds to create these housing opportunities. Target: A
proximately 200 new units of these new units 100 w
be affordable to very-low income households.
FUNDING: Private Funding, State and Lo<
funding.
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LEAD AGENCY: Planning Dept., Housing applicable conditions, thefee, which wouldotherwise be
and Redevelopment Dept. imposed by this chapter, shall immediately become due
TARGET YEAR: 1991 andpayable.
A
POLICY 3.7.c
Of the total units developed under the Housing
Authority New Construction Programs, 100 units will be
affordable to households of very-low income.
FUNDING: Local, CDBG, Redevelopment
set-aside funds. State and Federal loan and
grant funds. Private hnding from various
sources.
LEAD AGENCY: Housing and Redevelop-
ment Dept..
TARGET YEARS: Approximately 200 new
units. Of these new units, 100 units will be
affordable to very low income households.
PROGRAM 3.7.d (SECTION 8)
Continue the City's Section 8 program to provide
additional assisted housing opportunities in the Housing
Element Period 199 I - 1996. Target: Approximately
100 additional households.
FUNDING: Federal Section 8 funding.
LEAD AGENCY: Housing and Redevelop-
ment Dept.
TARGET YEARS: 1991-1996
POLICY 3.7.e
PROGRAM 3.7.e (FEE WAIVER)
Implement City Council Policy number 17 under
which public facility fee would bR waived for lower
income housing projects. Developments for which Public
Facility Fees are waived may be subject to an analysis of
the fiscal impacts of the project to the City.
FUNDING: Redevelopment Set-aside funds.
LEAD AGENCY: Planning Dept, Housing
and Redevelopment Dept, Finance Dept
TARGET YEARS: 1991-1996
PROGRAM3.7.f (PRIORITY PROCESS-
ING)
Implement priority processing for lower-income
development projects. The priority processing would in-
clude an accelerated plan-check process. The priority
processing would be limited to projects which would not
need extensive engineering or environmental review.
FUNDING: General Fund(administrati0n
only) CDBG funds
LEAD AGENCY: Community Develop-
ment Dept.
TARGET YEAR: 1991
PROGRAM 3.7.g (IN-KIND IMPROVE-
MENTS)
Public Facilities Fees (PFF) may be waived for
lower income housing projects pursuant to City Council
Policy 17.5 .e., which states in part: The City Council may
grant an exception.for a low cost housing project where
the City Council finds such a project consistent with the
Housing Element of the General Plan and that such an
exception is necessary. In approving an exception .for
low cost housing the City Councilmay attach conditions.
including limitation on rent or income levels oftenants. If the City Council+finds a project is not being operated
as a low cost housing projecr in accordance with all
The City will implement a program to contribute
to selected lower-income housing development, in-kind
infrastructure improvements that may include but not
limited to: street improvements, sewer improvements.
other infrastructure improvements as needed.
FUNDING: CDBG funds, Redevelopment
tax increment and set-aside funds. General
fund.
LEAD AGENCY: Community Develop-
ment Department
TARGET YEAR: 1992
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POLICY 3.7.h. bonus programs and new development progra
compatible and consistent with the City’s Growt
In order to enable the development ofaffordable agement Ordinance.
housing, the City will accommodate GeneralPlanAmend-
ments to increase residential densities on all PC and LC POLICY 3.8.
zoned properties and all other residentially designated
properties. Any proposed General Plan Amendment
request to increase site densities for purposes ofprovid-
ing aflordable housing, will be evaluated relative to the
proposa/k compah3ilify with adjacent land uses and
proximiv to employment opportunities, urban services
or major roads. These General Plan Land Use designa-
tion changes will enable up to 23 dwelling unifsperacre,
and. in conjunction wiih a twenty$ve percent density
bonus, up to 29 dwelling units per acre.
PROGRAM 3.7.i
In order to enable the development of affordable
housing, the City shall adopt a. mechanism to allow
discretionary consideration of density increases above the
maximum now permitted by the General Plan. This
mechanism will include either; a Conditional Use Permit
(CUP), Site Development Plan (SDP) or Affordable
Housing Overlay Zone.
FUNDING: General Fund (administration
LEAD AGENCY: Planning Department
TARGET YEAR: 1992
PROGRAM 3.7.j
only)
The City shall implement, through new ordi-
nances, Housing Programs 2.2 (Development Standards),
3.6.a (Inclusionary), 3.7.a (Density Bonus) and 3.7.b
(Alternative Housing) by the end of 1992.
Pursuant to Council Policy number 43 (\
hereby modified as indicated):
Residential development that does not J
maximum allowable number: of units under the
management control point are considered to have
units”. These excess units are allocated to be de
under the following priority.
1. Housing development for low and 1
households as defined by Cal. Gov
Code Section 6591 5.
2. Senior Citizen housing as def
Carlsbad Municipal Code Section 21
3. In-fill Single Family Subdivision
R-1 , that meet all development stand;
where lot sizes are equal to or gres
adjacent subdivided R- I properties.
4. Projects within the existing gent
density range that provide, without of
pensation, for some significant publit
not required as part of the developn
cess.
5. Projects proposing a zone change fi
residential to residential based on thc
ing findings;
a.) The property was zoned for o
residential use on July 1, 1986.
b.) The property is compatible for
tial use without significant mitigatio.
c.) The density of the project doe
ceed the Growth Management Contra
any adjacent developed residential I: FUNDING: Existing staff (General Fund)
LEAD AGENCY: Planning Department
TARGET YEAR: End of 1992. PROGRAM 3.8
OBJECTIVE 3.8 (GROWTH Formalize the concept of an Excess
Unit Bank. The “bank” should be an accountin! MANAGEMENT) to keep track of ”excess units” anticipated u
city’s Growth Management Plan, but not ut Ensure that incentive programs, such as density
Page 106
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developers in approved projects. Surplus units would be TARGET YEARS: 1991-1996
available for inclusion in other projects using suchtools as
density transfers, density bonuses and changes to the OBJECTIVE 3.10 (MODERATE
General Plan land use desgnations. INCOME)
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LEAD AGENCY: Planning Dept., Growth
Management Division.
TARGET YEAR: 199 1
OBJECTIVE 3.9 (SPECIAL HOUSING
NEEDS PRIORITIES)
Ensure that new development constructed by the
private sector, and public funds allocated for lower-
income and special needs groups, will meet the City’s
lower-income housing needs.
POLICY 3.9
New development and housing that is set aside
for low and very low income households will address the
unmet housing needs of /he communily by priorities set
by the Housing Authority through the Planning Depart-
ment and the Housing and Redevelopment Agency.
PROGRAM 3.9
The City will annually set priorities for its future
lower-income and special housing needs. The priorities
will be set by the Housing and Redevelopment Dept. with
assistance from the Planning Department and approved
bytheCityCounci1.Prioritygiventothehousingneedsfor
Iower-income subgroups (ie., 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 fhd used or allocated by the City
for construction or assistance to low income projects.
Setting priorities is necessary to focus the limited amounts
of available financial resources on housing projects that
will address the City’s most important housing needs.
Priorities will be set annually as needs fluctuate according
to how well they are accommodated over time.
FUNDING: Redevelopment set-aside funds.
LEAD AGENCY: Housing and Redevelop-
ment Dept.
Provide a range of new, housing opportuniti
affordable to moderate-income households in all areas
the City. Target: Approximate19 1300 units
PROGRAMS 3.10.a (MORTGAGE RE’
ENUE BOND)
The City will encourage the development, subje
to market conditions and feasibility, of a minimum of 2(
new units affordable to first-time home buyers of mode
ate income through a City-funded mortgage revenue bo]
program. The program will be limited to first-time hor
buyers who rent or work in Carisbad.
FUNDING: Mortgage Revenue Bonds
LEAD AGENCY: Housing and Redevelo
ment Dept., Finance Dept.
TARGET YEARS: 1992-1996
PROGRAM 3.10.b (LENDING PRC
GRAMS)
The City’s Housing Authority and Housing a~
Redevelopment Dept. will work with local lenders and t
local development community to secure finding ZL
develop additional lendingprograms through local priv:
and State and Federal housing programs for modrr:
income, and especially first-time home buyers.
FUNDING: Private Lenders, State and Fel
era1 agencies.
LEAD AGENCY: Housing and Redevelo
ment Dept.
TARGET YEARS: 1991-1999
POLICY 3.10.c
A minimum ofjpercent ofall units approvd fi
any master and specific planned communlty wlli i
affirdable to moderate income.first-time home h1cj.c.r
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PROGRAM 3.10.c (MODERATE
INCLUSIONARY)
To assure the provision of a full range ofhousing
opportunities for all income-groups in master and specific
planned communities, the City will develop an inclusionary
program to implement Policy 3.10.c Target: Approxi-
mately 200 units.
FUNDING: Private Lenders, Mortgage Rev-
enue Bonds, State and Federal Funds.
LEAD AGENCY: Planning Dept.,Housing
and Redevelopment Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 3.11 (SMALLER, MORE
AFFORDABLE HOUSING)
standard lots, the appropriate floor areas for associatec
houses; and the applicability of providing density bonuse5
so as to achieve reduced development costs. Small lo
subdivisions will continue to be approved only througl
Planned Developments (Municipal Code Section 2 1.45:
FUNDING: General 'Fund (administration
LEAD AGENCY: Plkg Dept.
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TARGET YEARS: f,991-1996
OBJECTIVE 3.12 (LAND BANKING)
Provide adequate land for low income and mod
erate housing development throughout the city.
PROGRAM 3.12
Reduce the size of housing, thereby reducing
costs and increasing affordability.
POLICY 3.1 1
Residential subdivisions may be approved with
lots smaller than required in the underlying zone, but
only when the size of the structures is reduced so as to
yield less costly houses. The City will consider alterna-
tive measures, including, but not limited to, height limits,
lot coverage limits, andmaximttm.floorarea ratios as the
means to control the size of structures on these smaller
lots.
PROGRAM 3.1 1
The Planning Department shall study the rela-
tionship between the size of houses, lot sizes, density, and
construction and development costs. Some single family
detached and attached houses should be built on smaller
lots; and have smaller floor areas than the private sector
currently provides, so as to reduce development and
construction costs. Smaller homes at lower costs would
create housing more affordable to moderate income house-
holds. The study will present findings together with
recommendations on: minimum sizes for permitted sub-
The City will implement a land banking progm
under which it would acquire land suitable for develop
ment of housing affordable to lower and moderate incomc
households. The proposed Land Bank will accept contri
butions of land in-lieu of housing production requirec
under an inclusionary requirement, surplus land fron
City, County, State or Federal governments, and lanc
otherwise acquired by the City for its housing programs
This land would be used to reduce the land costs o
producing lower and moderate income housing developel
undertaken by the City or other parties.
FUNDING: CDBG, Redevelopment Set asidt
funds, General Funds (admin only)
LEAD AGENCY: Planning Dept., Housin!
and Redevelopment Dept.
TARGET YEAR: 1992
OBJECTIVE 3.13 (COMMUNllY
REINVESTMENT ACT)
Monitor the lending practices local lending insti,
tutions for compliance under the Community Reinvest,
ment Act to evaluate lending activities and goals toward!
meeting the communities credit needs.
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The City will annually evaluate its bankrng
practices with local and regional lending institutions
its relationship with lending institutions that are sub-
stantially dejcient in {heir CRA ratings.
- based on CRA lending reports. The Ciy will reevaluate
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FUNDING: In-lieu fees, tax increment fimd
real property transfer tax, and CDBG fund
local, state and federal funds.
LEAD AGENCY: Housing and Redevelor
ment Dept., Finance Dept.
TARGET YEAR: 1992
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PROGRAM 3.13
The Housing and Redevelopment Dept., in con-
junction with the Finance Department and the City Trea-
surer will monitor and evaluate local lending institution’s
compliance with the C.R.A. Lending institutions which
are deficient in meeting C.R.A. lending responsibilities in
areas such as multi-family construction and lending for
affordable housing will be identified. The City will
explore means to encourage greater lending activities in
Carlsbad.
FUNDING: CDBG fund, Redevelopment
Set-aside funds
LEAD AGENCY: Housing and Redevelop-
ment Dept., Finance Dept., City Treasurer
TARGET YEARS: 199 1 - 1996
OBJECTIVE: 3.15 (HOUSING
ELEMENTIANNUAL REPQRT)
Ensure that the Housing Element retains its vi
ability and usefulness through annual amendments, re
view and monitoring.
PROGRAM 3.15
To retain the Housing Element as a viable polic!
document, the Planning Dept. will undertake an annua
review of the Housing Element and schedule an amend
ment if required. Staff will also develop a monitorink
program and report to the City Council annually on the
progress and effectiveness ofthe housing programs. This
monitoring program will be in conjunction with new State
of California requirements regarding annual reports.
FUNDING: General Fund
OBJECTIVE 3.14 (HOUSING TRUST
FUND)
LEAD AGENCY: Planning Dept.
TARGET YEARS: 1991-1996
The City will create a Housing Trust fLnd to F. GOAL 4 (HOUSING, JOBS,
facilitate the construction and rehabilitation ofaffordable WORK FORCE BALANCE)
housing.
PROGRAM 3.14 Maintenance of a high quality of life and a strong
local economy through a balance of residential and non-
The City will create a Housing Trust Fund for the residential development, in particular, a balance of the skills desired and wages offered by local employers; ths
skills and education possessed, and wages earned by thr:
local work force; and the cost of local housing.
fiduciary administration of monies dedicated to the devel-
opment, preservation and rehabilitation of housing in
Carlsbad. The Trust Fund will be the repository of all
collected in-lieu fees, CDBG and tax-increment funds
targeted for proposed housing as well as other, local, state
and federal and other collected funds.
Page 109
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OBJECTIVE 4.1 (HOUSING IMPACT
FEE)
Achieve a balance between 1) the numbers of
local jobs created relative to the availability of housing,
and 2) the cost of housing relative the wages that are
offered.
PROGRAM 4.1
The City will study the impact of commercial and
industrial development on housing demand, and the ability
of local employees toafford local housing. Where adverse
impacts are identified, mitigation measures will be consid-
ered to reduce the impact. These measures may include,
but are not limited to, the requirement for commercial and
industrial developers and employers to contribute an in-
lieu fee towards the production of affordable housing and
employer assistance to finance affordable housing for
their employees.
FUNDING: CDBG funds., General Fund
(administration only)
LEAD AGENCY: Planning Dept.
TARGET YEAR: 1992
G. GOAL 5 (RESOURCE
CONSERVATION)
FUNDING: Private funding
LEAD AGENCY: Community Develop.
ment Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 5.2 (WATER
CONSERVATION)
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Promote resource conserv?tion including water
conservation in new housing development.
PROGRAM 5.2
New housing construction developed under a
water emergency may be required todevelop strict conser.
vation guidelines, including but not limited to, mandator)
instalIation of low flush and low flow bathroom anc
kitchen fixtures, xerophytic landscaping or suspension 01
landscaping requirements until the water emergency i:
lifted, and requiring the use of reclaimed water in a1
construction grading projects. Any such actions shall bc
in accord with policies adopted by the City in response tc
declared emergencies.
FUNDING: Private fbnding
LEAD AGENCY: Community Develop-
ment Dept.
TARGET YEAR: 199 1
New and redeveloped housing which conserves H. GOAL 6 (OPEN AND FAIR natural resources, in particular energy and water. HOUSING OPPORTUNITIES)
OBJECTIVE 5.1 (ENERGY
CONSERVATION) All Carlsbad housing opportunities (ownershil and rental, fair-market and assisted) offered in conform
Promote energy consewation in new housing ance with open housing policies and free of discriminatoq
development. practices.
PROGRAM 5.1 OBJECTIVE 6.1 (FAIR HOUSING)
The City will continue to implement energy con- Disseminate and provide information on fair hous-
servation measures in new housing development through ing laws and Practices to the community.
State Building Code, Title 24 regulations, and solar
orientation ofmajor subdivisionsthroughTitle 20., Chap-
ter 17 of the Municipal Code.
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The Housing Authority and Housing and Rede-
velopment Dept will makeinformation on “fair housing
law and practices” available to all tenants, property
Owners and other persons involved in the sale and rental of
housing throughout Carlsbad on an ongoing basis.
FUNDING: CDBG finds, Section 8 admin-
istration funds.
LEAD AGENCY: Housing and Redevelop-
ment Dept.
TARGET YEARS: 1991-1996
PROGRAM 6.2
The Housing Authority will continue its program
of referrals to the appropriate agencies on complaints on
fair housing issues. These complaints will be monitored
as to the status of the complaint and will direct any action,
if required, to the appropriate Local State or Federal
agencies for further actions.
FUNDING: Section 8 administration Funds,
CDBG funds.
LEAD AGENCY: Housing Authority
TARGET YEARS: 1991-1996
PROGRAM 6.3 (MILITARY, STUDENT
REFERRALS)
PARTICIPATION, UPDATE AND
REVIEW
1. INTRODUCTION,
The preceding policies ad action programs al
designed to meet a broad range of housing goals and nea
identified in the Housing Element. The design of tl
program is a comprehensive attempt to meet both Ion
range community and State guidelines. However, in ordl
to implement the program, priorities are set which concet
trate resources on the most immediate needs, make be
use ofthe resources available and, in some cases, identii
the need for additional time, staff or finds.
2. CITIZEN PARTICIPATION
The original Housing Element was develope
with the guidance and cooperation of a Citizens’ Reviel
Committee appointed by the City Council. This Revie1
Committee met in 12 sessions between May and Octobc
1979. A final review meeting was held in January 19%
followed by Planning Commission and City Counc
hearings and workshops in the Spring and Summer c
1980. The 1991 revision of the Housing Element is
technical update of that document. The 1990 Census
Series 6&7 Regional Growth Forecasts, and 199 1 - 199
Housing Needs Statement were used in the revision.
The City will assure that information on the The City has provided several opportunities fc
availability of assisted, or below-market housing is pro- a]] economic segments ofthe population to participate il
vided to all lower-income and special needs groups. The the revision of the Housing Element. The Housin!
Housing and Redevelopment Agency will provide infor- Element went through an elaborate citizen participatio~
mation to local military and student housing offices of the process when it was first drafted in 1980.
availability of low-income housing in Carlsbad.
A series of public workshops for each quadran
FUNDING: CDBG Funds, Redevelopment of the community were held in October and November c
Set aside funds. 1990 to discuss housing concerns and issues. T\vo u.ork
LEAD AGENCY: Housing and Redevelop- shops were held with affordable housing advocates an(
ment Agency the building and development community to receive inpu
was passed out to the participants at these meetings tc
receive citizen input on local housing issues. A copy ofthi
questionnaire is contained in the appendices.
TARGET YEARS: 1991-1996 and discuss the future housing element. A questionnairr
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Prior to adoption of the Housing Element, public Deoartment of Commerce, Bureau of Censu
hearings will be held before the Planning Commission and
City Council. The decennial national census was taken Apr
1990. This information and more current informal
UPDATE Element projections and goals ,should take place if ( that would require amendmentdrevisions become av
3. MANDATED REVIEW AND were used as part of this revision. Review of Hour
Environmental Assessment and Review able. I
A Negative Declaration on the Housing Element
has been prepared and filed with all appropriate agencies
in accordance with Title 19 of the Carlsbad Municipal
Code and the California Environmental Quality Act.
Intergovernmental Coordination
Regional data on population and housing fore-
casts and fair share allocation from the San Diego Asso-
ciation of Governments (SANDAG) were used.
Local Review and Update
After adoption by Planning Commission and City
Council, the Element will be updated as necessary. The
state requires that the next revision be accomplished by
July 1, 1996.
San Diego Countv
A copy shall be filed with San Diego County
pursuant to development of fbture Community Develop-
ment Block Grant Program applications.
Citv Staff
Program Evaluation
Local evaluation of program effectiveness
implementation of policies and programs, with rea
mendations for change, should be conducted annu:
over the next five years with public hearings before
Housing and Redevelopment Commission.
Maior Revision
A major evaluation and revision of the Hous.
Element should take place in 1995.
Carisbad’s Community Development Block Grant
submissions shall be reviewed to assure conformance with
Housing Element Goals and Programs.
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SAN DIEGO UNION TRIBUNE, SUNDAY, JULY 13, 1997
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