HomeMy WebLinkAbout2013-09-19; Housing Commission; Resolution 2013-0021
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HOUSING COMMISSION RESOLUTION NO. 2013-002
A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORN IA, RECOMM ENDING APPROVAL OF THE
DRAFT 2013-2021 HOUSING ELEM ENT UPDATE TO THE CARLSBAD
GENERAL PLAN .
CASE NAME:
CASE NO.:
GENERAL PLAN UPDATE (DRAFT 2013-2021
HOUSING ELEMENT)
GPA 07-02
WHEREAS, City of Carlsbad, "Applicant," has filed a verified application with t he
City of Carlsbad regarding the periodic update to the city's Housing Element of the General
Plan, which is applicable to properties citywide; and
WHEREAS, said verified application constitutes a request for a General Plan
amendment as shown in the City of Carlsbad Draft 2013-2021 Housing Element, dated
September 2013, attached hereto and on file in the Carlsbad Planning Division, as part of
GENERAL PLAN UPDATE (GPA 07-02), as provided in Government Code Section 65350 et. seq.
and Section 21.52.150 of the Carlsbad Municipal Code; and
WHEREAS, the Housing Commission did, on September 19, 2013, hold a duly
noticed public hearing as prescribed by law to consider said request; and
W HEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Housing Commission considered all
factors relating to the General Plan amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing Commission of the
City of Carlsbad, as follows:
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That the above recitations are true and correct.
That based on the evidence presented at the public hearing, the Housing
Commission RECOMMENDS APPROVAL of the DRAFT 2013-2021 HOUSING
ELEMENT (PART OF GPA 07-02 -GENERAL PLAN UPDATE), based on the
following findings:
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That the amendment to the General Plan Housing Element complies with state
housing element law, as provided in Government Code Section 65580 et seq. and as
demonstrated by the "City of Carlsbad Draft 2013-2021 Housing Element," dated
September 2013.
The amendment to the General Plan Housing Element identifies strategies and
programs that focus on:
a. Conserving and improving existing affordable housing;
b. Maximizing housing opportunities throughout the community;
c. Assisting in the provision of affordable housing;
d. Removing governmental and other constraints to housing investment; and
e. Promoting fair and equal housing opportunities.
Through its strategies and programs, the amendment to the General Plan Housing
Element ensures the city will continue to provide all required and necessary
affordable housing programs, policies and regulations to successfully meet a priority
of Government Code Section 65580(a), which states "the availability of housing is of
vital statewide importance, and the early attainment of decent housing and a suitable
living environment for every Californian, including farmworkers, is a priority of the
highest order."
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PASSED, APPROVED, AND ADOPTED at a special meeting of the Housing
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Commission of the City of Carlsbad, California, held on September 19, 2013, by the following
4 vote, to wit:
5 AYES: ANDREWS, BRADWELL, IGOE AND KIRK
6 NOES: NONE
7 ABSENT: SMITH
8 ABSTAIN: NONE
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12 CRAIG Kl K, A ing Chairperson
13 CAR LSBA USING COMMISSION
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ATIEST:
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16 Llbb k'.~t;.:)
17 DEBORAH K. FOUNTAIN
Housing and Neighborhood Services Director
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Draft 2013-2021
Housing Element
September 2013
Prepared by:
DYETT & BHATIA
Urban and Regional Planners
Contents
4.1 Introduction ...................................................................................................... 4.1-1
4.1.1 Purpose of the Housing Element ........................................................... .4.1-1
4.1.2 Element Organization ............................................................................. 4.1-2
4.1.3 State Requirements ............................................................................... .4.1-2
4.1.4 Public Participation ................................................................................. 4.1-4
4.1.5 General Plan Consistency ...................................................................... 4.1-8
4.2 Housing Needs Assessment ........................................................................... 4.2-1
4.2.1 Population Characteristics ..................................................................... .4.2-1
4.2.2 Employment Characteristics .................................................................. .4.2-3
4.2.3 Household Characteristics and Special Needs Groups ......................... .4.2-6
4.2.4 Housing Characteristics ....................................................................... .4.2-15
4.2.5 Inventory of Affordable Housing and At-Risk Status ............................. 4.2-23
4.3 Resources Available ........................................................................................ 4.3-1
4.3.1 Residential Development Potential. ....................................................... .4.3-1
4.3.2 Financial Resources ............................................................................. 4.3-17
4.3.3 Administrative Capacity ........................................................................ 4.3-19
4.3.4 Opportunities for Energy Conservation ................................................. 4.3-21
4.4 Constraints and Mitigating Opportunities ..................................................... 4.4-1
4.4.1 Market Constraints ................................................................................. .4.4-1
4.4.2 Government Constraints ........................................................................ .4.4-5
4.4.3 Environmental Constra ints ................................................................... .4.4-29
4.5 Review of Previous Housing Element ............................................................ 4.5-1
4.5.1 Housing Construction and Progress toward RH NA ............................... .4.5-1
4.5.2 Housing in the Coastal Zone ................................................................. .4.5-2
4.5.3 Housing Preservation ............................................................................. 4.5-3
4.6 Housing Plan .................................................................................................... 4.6-1
4.6.1 Goals, Policies, and Programs .............................................................. .4.6-2
ENVISION CARLSBAD
4 .. 6.2 Quantified Objectives by Income ......................................................... .4.6-20
Appendix A: 2005-2010 Accomplishments ............................................................... A~1
Appendix B: Sites Inventory Supporting Documentation ....... ; ............................... B-1
II
TABLE OF CONTENTS
Tables and Charts
Table 4 .1 -1 : 2010-2020 RHNA ..................................................................... 4.1-4
Table 4 .2-1 : Population Growth .................................................................. .4.2-1
Table 4 .2-2: Age Characteristics and Percent Share of Total Population .... 4.2-2
Chart 4.2-1 : Age Distribution 2000 to 2010 ................................................. .4.2-3
Table 4 .2-3: Race/Ethnicity 2000 and 2010 ................................................ .4.2-3
Table 4.2-4: Employment Profile for Carlsbad Employed Residents ........... 4.2-4
Table 4 .2-5: Average Annual Salary by Occupation ................................... .4.2-5
Table 4.2-6: Employment Projections ......................................................... .4.2-5
Table 4.2-7: Household Characteristics ...................................................... .4.2-6
Chart 4.2-2: Median Household Income 2006-2010 ................................... .4.2-7
Table 4.2-8: Households by Tenure and Household Type 2008 .................. 4.2-8
Table 4.2-9: Special Needs Groups in Carlsbad .......................................... 4.2-8
Table 4.2-10: Individuals with Disabilities in Carlsbad ................................ .4.2-10
Table 4.2-1 1: Homeless Population by Jurisdiction 2012 ........................... .4.2-1 2
Chart 4 .2-3: Housing Types 2010 ............................................................. .4.2-16
Table 4.2-13: Housing Unit Type 2000 and 2010 ....................................... .4.2-16
Table 4.2-14: Housing Vacancy 2010 .......................................................... 4.2-17
Chart 4 .2-4: Year Structure Built 2010 ....................................................... 4.2-18
Chart 4 .2-5: Carlsbad Average Residential Sales Prices 2001-2010
(Nominal $) ............................................................................ 4.2-19
Table 4.2-15: Median Home Prices 2010-2011 .......................................... .4.2-19
Table 4.2-16: Apartment Rental Rates July 2012 ........................................ 4.2-20
Table 4.2-17: Affordable Housing Costs 2012 ........................................... .4.2-21
Table 4.2-18: Overcrowding Conditions 2008 ............................................. .4.2-22
Table 4.2-19: Housing Assistance Needs of Lower Income Households ... .4.2-23
Table 4.2-20: Inventory of Assisted Rental Housing ................................... .4.2-24
Table 4.2-21 : Rent Subsidy Analysis .......................................................... .4.2-26
Table 4.2-22: Market Value of At-risk Housing Units ................................... 4.2-26
Table 4.3-1 : Housing Production January 1, 2010 through
December 31 , 2012 ................................................................. .4.3-3
Table 4.3-2: Progress Toward Meeting the RHNA ...................................... .4.3-4
Table 4.3-3: Approved Multi-Family Projects on Small Sites ....................... 4 .3-5
Table 4.3-4: Recent Affordable Housing Projects ........................................ 4 .3-9
Table 4.3-5: Land Use Designations and Affordability .............................. .4.3-10
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ENVISION CARLSBAD
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Table 4.3-6: Housing Sites Inventory Summary ...................... ; .......... ~ ....... 4.3-1.5 . .
. Table ·4.3-7: Adequacy of Sites in Meeting RHNA, by
. Household lncome· .. : ......................... .-..................................... 4.3-17
Table 4.4-1: · Vacant Land Prices October 2012 .................... : ...................... 4.4-2
Table 4.4-2: Disposition of Home Purchase arid Home Improvement Loan
Applications in Census Tracts Partially or Wholly.Within Carlsbad 2011 ........ :.4.4-5
Table 4.4-3: Land Use Designations and Implementing Zones ................... 4.4-6
Table 4.4-4: Analysis of Identified Sites Compared to Quadrant
Dwelling Unit Lirriits ........ : ................ : ... .' ................................. .4.4-10
Table 4.4-5:
Table 4.4-6:
Table 4.4-7:
Table ·4.4-8:
Table 4.4-9: ·
Table 4.5-1:
Table 4.5-2:
Table 4.6-1:
Table A-1:
. Table B-1:
Table B-2:
Table B-3:
Table B-4:
Table B-5:
Housing Types by Zoning Category ............................. ~ ........ .4.4-12
Basic Residential Development Standards ........................... 4.4-19
Parking Requirements ... ;: ........................................................ 4.4-20
Discretionary Reviews for Res.ldentlal Projects ..................... .4.4-26
Development Impact arid Permit Issuance Fee Schedule .... .4A-27
Progress toward Meeting the RHNA 2003-2012 .. · .................... 4.5-2
Coastal Zone Resldentlal Development.. ................................ .4.5-2
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Quantified Objectives 2010-2020 .......................................... 4.6-20
· 2005-2010 Housing Element Program lmplementatlon Status~. A-2
Vacant Sites for Lower anq Moderate Income Housing ............. s:..1
Underutilized Sites for Lower and Moderate Income Housing ..:...
Category 1 (Parking Lot and Agrlculti.Jral Sites) ............ : .......... :.:B-3 .
Underutilized Sites for Lower and Moderate Income Housing -
· Category 2 (Other Underutiiized Us.es); .................. : ................ _.. B-4 ·
Vacant and Underutilized Sites for Above Moderate Income
Households ............................................. · ................................. B-1'0 . .
Vacant and Underutilized Commercial Mixed Use Sites for
Moderate Income Households ................................................. B-26
TABLE OF CONTENTS
Figures
Figure 4.3-1: Housing Element Sites Inventory ............................................... 4.3-13
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. ENVISION CARLSBAD
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4.1
Introduction
4.1.1 Purpose of the Housing Element
The Housing Element of the General Plan is designed to provide the city with a coordinated and
comprehensive strategy for promoting the production of safe, decent, and affordable housing
within the community. A priority of both state and local governments, Government Code Section
65580 states the intent of creating housing elements:
The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every Californian family is a priority of
the highest order.
Per state law, the Housing Element has two main purposes:
I. To provide an assessment of both current and future housing needs and constraints in
meeting these needs; and
2. To provide a strategy that establishes housing goals, policies, and programs.
This Housing Element is an eight-year plan for the 2013-2021 period (April 30, 2013 -April 29,
2021 ), which differs from the city's other General Plan elements that cover a much longer period.
The Housing Element serves as an integrated part of the General Plan, but is updated more
frequently to ensure its relevancy and accuracy. The Housing Element identifies strateg ies and
programs that focus on:
l . Conserving and improving existing affordable housing;
2. Maximizing housing opportunities throughout the community;
3. Assisting in the provision of affordable housing;
4. Removing governmental and other constraints to housing investment; and
5. Promoting fair and equal housing opportunities.
ENVISION CARLSBAD
4.1.2 Element Organization
T he Housing Element has the fo llowing major components:
• An introduction to review the requirements of the Housing Element, public participation
process, and data sources (Section 4.1);
• A profi le and analysis of the city's demographics, housing characteristics, and existing and
future housing needs (Section 4.2);
• A review of resources available to facilitate and encourage the production and maintenance of
housing, including land available for new construction, financial and administrative resources
available for housing, and opportunities for energy conservation (Section 4.3);
• An analysis of constraints on housing production and maintenance, including market,
governmental, and environmental limitations to meeting the city's identified needs (Section
4.4);
• An evaluation of accomplishments under the 2005-20 IO Housing Element (Section 4 .5); and
• A statement of the Housing Plan to address the city's identified housing needs, including an
assessment of past accomplishments, and a formulati on of housing goals, policies, and
programs (Section 4.6).
A series of appendices provide additional documentation. Appendix A supports the assessment of
the 2005-20 IO Housing Element synthesized in Section 4.5. Appendix B describes the sites
inventory introduced in Section 4.3.
4.1.3 State Requirements
The California Legislature has identified the attainment of a decent borne and suitable livi.ng
environment for every resident as the state's major housing goal. Recognizing the important role
of local planning programs in pursuing this goal, the legislature has mandated that all cities and
counties prepare a housing element as part of their comprehensive general plan. Government
Code Section 65302(c) sets forth the specific components to be contained in a community 's
housing element.
Planning Period
State law now requires housing elements to be updated every eight years to refl ect a community's
changing housing needs, unless otherwise extended by state legislation. The previous (2005-
2010) housing element cycle for the San Diego region was extended by state legislation (SB 575)
to align local housing elements with regional transportation planning. Therefore, the 2005-20 I 0
Carlsbad Housing Element covered the period spanning July I, 2005 through April 29, 2013. This
Housing Element covers the planning period of April 30, 2013 through April 29, 2021.
4.1-2
4.1: INTRODUCTION
While this Housing Element covers an eight-year planning period, Government Code Section
65588(e) requires Carlsbad to update this Housing Element after four years (April 30, 2017) and
again at the end of the eight-year planning period.
Changes in State Law since Previous Update
In addition to the above-described provisions in SB 575, the following items represent substantive
changes to state law since the city's last Housing Element or which have been newly addressed in
this 2013-2020 Housing Element.
• SB 375 requires alignment of regional transportation planning and local land use and housing
plans. This fifth housing element cycl.e is being conducted in conjunction with the
development of the 2050 Regional Transportation Plan and its Sustainable Communities
Strategy in accordance with SB 375.
• AB 1233 requires local governments to zone or rezone adequate sites, within the first year of
the new planning period, to address any portion of the Regional Housing Needs Assessment
(RHNA) for which the jurisdiction failed to identify or make available sites in the prior
planning period. During the prior planning period, the city redesignated sufficient sites at
appropriate densities to accommodate all of its RHNA. Section 4.5 and Appendix A describe
how the city met its obligation.
• AB 2511: The city shall not permit residential development at a density below the density
assumed for that site in the housing element, unless: a) the city demonstrates that the
remaining sites identified in the housing element can accommodate the city's remaining
RHNA, or b) the city identifies an additional site(s) that can accommodate the remaining
RHNA. This provision is addressed in Sections 4.4 and 4.6 (Program 2.1).
• SB 812 requires that housing elements include an analysis of the special housing needs of
disabled persons, including persons with developmental disabilities. This is addressed in the
Special Needs Households section of Section 4.2 and in Program 3.11 of Section 4.6.
Regional Housing Needs Assessment (RHNA)
A critical measure of compliance with state housing el.ement law is the ability of a jurisdiction to
accommodate its share of the region's housing needs-the RHNA. For San Diego County, the state
projected the region's growth for an 11 -year period between January l , 20 IO and December 31 ,
2020, which coordinates with the Regional Transportation Plan. Therefore, while the Housing
Element is an eight-year document, the city must accommodate the full 11 year RHNA. Table
4.1-1 presents Carlsbad's allocation of the region's housing needs by income group as determined
by SANDAG.
4.1-3
ENVISION CARLSBAD
Table 4.1-1: 2010-2020 RHNA
Carlsbad Region
Income Group # % # %
Very Low (<50% AMI) 912 18% 36,450 23%
Low (50-80% AMI) 693 14% 27,700 17%
Moderate (80-120% AMI) 1,062 21% 30,610 19%
Above Moderate (>120% AMI) 2,332 47% 67,220 41%
Total 4,999 100% 161,980 100%
Source: SANDAG, RHNA PLAN: Fifth Housing Element Cycle Planning for Housing in the San Diego
Region 2010-2020, Table 4.
Pursuant to state law (AB 2634), the city must project the number of extremely low income housing
needs, which is not a specified income group in the RHNA. This target may be based on Census
income distribution or the city may assume 50 percent of the very low income units as extremely
low income. Approximately 2,440 extremely low income and 3,275 very low income Carlsbad
households were identified in the Comprehensive Housing Affordability Strategy (CHAS) data
prepared by the Census Bureau for the U.S. Department of Housing and Urban Development. These
household totals equate to 43 and 57 percent, respectively, of the total extremely low and very low
income households. These percentages suggest that of Carlsbad's RHNA share of 912 very low
income households, at least 389 units should be available for extremely low income and 523 units
for very low income households. See Section 4.2 for a more detailed analysis.
4.1.4 Public Participation
The Housing Element was prepared as part of Envision Carlsbad, which was the city's program to
update its General Plan (including the Housing Element). The first phase of Envision Carlsbad
included an extensive community participation campaign that laid the foundation for the update.
Approximately 8,000 community members directly participated in activities such as workshops, a
community survey, and other public meetings. A product of this broad-based outreach effort was
the Carlsbad Community Vision, which articulated what the community values most for
Carlsbad's future, including the following related to housing:
In the future, Carlsbad will be a multi-generational community, with supportive services that
accommodate the needs of the elderly as well as families with young children. Carlsbad will
uphold universal design standards that foster accessibility, and will be a leader in innovative
financing and design approaches to enhance availability of high-quality housing for all
income levels. The housing supply will match the diverse population and workforce needs,
essential to a sustainable economic future.
As part of the stakeholder outreach specific to housing, from January through May 2009, the city
conducted several small group meetings with for-profit and not-for-profit housing providers, as
well as organizations working with homeless individuals and people with disabilities. The city
also held a developer forum (June 2011) to understand potential constraints to the production of
housing (market rate and affordable), and a housing stakeholder forum (March 20 12) specifically
4.1-4
4.1: INTRODUCTION
focused on affordable and multi-family housing and the Housing Element. The city encouraged
participation by representatives of organizations serving low-income and special needs groups.
Following is a complete summary of the public participation activities conducted in preparation
for this Housing Element update.
Visioning Workshops
Four community workshops were held in March and April 2009 on different weekday evenings
and in different locations around the city. Although workshops focused on an array of issues
related to the community's aspirations for the future, housing was a key focus at each workshop.
The events were designed to engage the attention, interest, and active involvement of a broad
spectrum of Carlsbad community members, and provide opportunities for energetic group
discussion of and effective input into the community's vision of Carlsbad's future. In all, over
265 community members attended the workshops.
In regard to housing, participants at the workshops discussed the need for and the design of
affordable housing so that it fits in with the context of the rest of the city. Some residents
expressed desire for controlled and managed population growth and development. Some
participants did not want the city to over build while others wanted no more development at all.
Some envisioned higher density development downtown, or a hierarchy of densities, while others
emphasized the need for lower density development.
Finally, many participants emphasized the need to promote walkability through location of
activities, design of neighborhoods, and pedestrian-friendly development.
Community Vision Survey
lo 2009, the city initiated a survey to assess residents' perceptions regarding the quality of li fe in
their neighborhood and the city. Surveys were mailed to every household in the city (a total of
over 41,600 households) and nearly 7,200 completed responses were received-an impressive
response rate of over 17 percent. Findings that contribute to understanding of housing preferences
include:
• Just over half of all residents (51 percent) believe that providing a range of housing options of
different types and price levels within Carlsbad is a medium or high priority for the city.
• ln addition, over half of all residents (53 percent) believe that providing food and shelter for
homeless families both in the city and the region is a medium or high priority.
• Nearly two-thirds of all residents (64 percent) believe that developing more housing choices
to give seniors additional options for living in Carlsbad as they get older is a medium or high
priority for the city.
Barrio Workshop
On March I 0, 2011, the city conducted a workshop to discuss issues specific to the Barrio
community in Carlsbad. Approximately 85 community members participated in the workshop to
discuss a range of topics, such as the culture and historic character of the neighborhood,
4.1-5
ENVISION CARLSBAD
streetscape and connectivity improvements, and potential land use opportunities. Participants
debated th e merits of increasing densities and allowing more multi-family housing in the
neighborhood. While some participants did not want to see increased density or multi-family
development, most were either supportive or at least willing to identify preferable locations for
such housing. Many supported locating new multi-family housing along the periphery of the
neighborhood, while protecting the sma11 -scale single and two-family character of the Barrio
core.
General Plan Developer Forum
On June 8, 2011 , the city hosted a forum with developers active in Carlsbad to understand
development/business community issues and perspectives relating to future development in
Carlsbad; discuss major land use and development opportunities; and identify key factors
necessary to achieve the Carlsbad Community Vision objectives. Approximately 18 participants
attended. They discussed the kind of uses and development that is appropriate in the various
opportunity areas; and the financial feasibility of development at densities/intensities for future
development.
Housing Element Stakeholder Workshop
On March 28, 2012, the city held a workshop to invite representatives of organizations that assist
special needs groups and low-income residents, and who develop and manage affordable housing,
including shelters, senior, and fam ily housing. The city invited the fo1lowing representatives and
groups:
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Farmers and landowners with active farming;
Advocates and organizations representing farmworkers, homelessness, the poor, mental and
physical health, and the elderly;
Local developers of market rate housing (those based or active in Carlsbad);
Affordable housing developers; and
Representatives from government agencies (e.g. military, SANDAG, adjacent jurisdictions,
school districts, infrastructure providers).
Eleven participants ultimately took part in the workshop providing their feedback on future
housing needs and constraints to housing production. Key issues and ideas that emerged from the
workshop and which the Housing Element wi11 address were as follows:
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Current market and development trends favor multi-family residential rentals;
Affordable housing shou ld be transit-accessible so that residents can access jobs and services;
Potential development barriers include lack of available land and high cost of land ( especially
for infi ll development). Sti11 , Carlsbad was praised for having a clearly laid-out development
review process;
Participants suggested allowing more flexibility in zoning, such as allowing parking
unbundling and reductions in parking requirements in appropriate locations; and
4.1-6
4.1: INTRODUCTION
• Participants recommended that for homeless families, there needs to be a focus on more
permanent solutions, such as affordable rental housing, rather than shelters.
Decision-Maker Housing Element Workshops/Hearings
On March 20, 2012, the City Council conducted a workshop on housing issues. At this workshop,
the council received an issue paper on emerging land use and demographic trends affecting
housing in Carlsbad, housing element law and the RHNA, and recent legislative changes and case
law regarding affordable housing. The City Council discussed the local policy implications of
these issues in the context of the updates to the General Plan and this Housing Element.
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Housing Commission workshop/hearing on draft Housing Element (tbd)
Planning Commission hearing on draft Housing Element (tbd)
City Council hearing on draft Housing Element (tbd)
General Plan Land Use Plan Alternatives and Preferred Plan
Development
Following visioning workshops and the survey described above, a range of meetings with
decision-makers, the Envision Carlsbad Citizens Committee (EC3), and the community at-large
helped to debate and shape the land use plan and location of appropriate housing sites for the
Housing Element.
• On May 11, 2011 and August 10, 2011 , the EC3 helped to brainstorm and then refine various
land use concepts for where housing should be located along with commercial developments
and other uses.
• In parallel, on July 13, 2011 and August 17, 2011, the Planning Commission held its own set
of meetings to consider land use and housing options. These meetings included time for
public comment.
• Two community workshops were subsequently held on January 31 , 2012 and February 2,
2012, and an online survey was administered during a two-month period to educate
community members on plan options and seek their feedback about the appropriateness of
housing sites and densities, in an effort to select a preferred alternative.
• Based on feedback from these meetings and the online survey about alternative choices, a
preferred alternative emerged which was further discussed and endorsed during EC3
meetings on March 28, 2012 and April 17, 20 I 2. This "Preferred Plan" was di.scussed and
refined by the Planning Commission over a series of four meetings (May 2, 2012, May 16,
2012, June 20, 2012, and July 18, 2012) and ultimately recommended to the City Council.
• The City Council endorsed and provided further direction on this Preferred Plan during their
September 11 , 2012 meeting, setting the stage for preparation of the General Plan and
establishing the Housing Element's sites inventory described herein.
[ADD DECISION-MAKER AND OTHER MEETINGS AS PROCESS CONTINUES]
4.1-7
ENVISION CARLSBAD
4.1.5 General Plan Consistency
To promote a uniform and compatible vision fo r the development of the community, California
law requires the General Plan be internally consistent in its goals and policies. The Housing
Element is a component of the General Plan (updated in parallel with this Housing Element); as a
result, the Housing Element is consistent with the vision of the General Plan and the policies and
implementation measures of the other General Plan elements support the policies of the Housing
Element. General Plan elements and policies that affect housing are summarized below:
[TO BE COMPLETED FOLLOWING PREPARATION OF UPDATED GENERAL PLAN]
4.1-8
4.2
Housing Needs Assessment
The City of Carlsbad is committed to the goal of providing adequate housing for its present and
future residents. To implement this goal, the city must target its limited resources toward those
households with the greatest need. This chapter discusses the characteristics of the city 's present
and future population in order to better define the nature and extent of housing needs in Carlsbad.
4.2.1 Population Characteristics
Population Growth
Since its incorporation in 1952, Carlsbad has grown steadily and substantially over the decades
from a population of 9,253 in 1960 to 105,328 in 2010. The number of Carlsbad residents is
expected to reach approximately 117,700 in 2020 (Table 4.2-1 ), an increase of 12 percent over
the 2010 population.
Between 2000 and 2010, Carlsbad's proportional change in population was over three times that
for the region as a whole. San Marcos is the only neighboring jurisdiction to have a greater
proportional increase than Carlsbad during this period. According to SANDAG, Carlsbad's
projected growth in population from 2010 to 2020 will be modest, similar to neighboring
jurisdictions and the region as a whole.
Table 4.2-1: Population Growth
Populatlon Percent Change
2020 2010-2020
Jurisdiction 2000 2010 (projected) 2000-2010 (projected)
Carlsbad 78,247 105,328 117,700 35% 12%
Encinitas 58,014 59,518 68,600 3% 15%
Escondido 133,559 143,911 154,300 8% 7%
Oceanside 161 ,029 167,086 195,500 4% 17%
Poway 48,044 47,811 54,100 0% 13%
San Marcos 54,977 83,781 90,800 52% 8%
Vista 89,857 93,834 100,000 4% 7%
Unincorporated County 442,919 486,604 545,300 10% 12%
Region Total 2,813,833 3,095,313 3,535,000 10% 14%
Source: U.S. Census, 2000 and 2010; and SANDAG Regional Growth Forecast (projections).
ENVISION CARLSBAD
Age Trends
Housing needs are determined in part by the age of residents; each age group often has a distinct
lifestyle, family characteristics, and income level, resulting in different housing needs. A
significant presence of children under 18 years of age can be an indicator of the need for larger
housing units since this characteristic is often tied to families and larger households. The presence
of a large number of seniors may indicate a need for smaller homes that are more affordable and
require less maintenance to allow residents to age in place.
As summarized in Table 4.2-2, the median age for Carlsbad residents was 40.4 in 2010-one of
the highest of northern San Diego County cities and nearly six years higher than the median age
for county residents as a whole. In 20 l 0, Carlsbad residents under 18 years of age represented 24
percent of the city's population, while seniors (over 65) represented 14 percent-similar to the
city's percent share in 2000.
2000 2010 2000 Median 2010 Age
Jurisdiction # % # % # % # % 2010
Carlsbad 18,240 23% 25,384 24% 10,980 14% 14,798 14% 40.4
Encinitas 13,401 23% 12,261 21% 6,055 10% 7,643 13% 41 .5
Escondido 39,667 30% 39,719 28% 14,720 11 % 15,084 11 % 32.5
Oceanside 44,444 28% 39,766 24% 21,859 14% 21 ,501 13% 35.2
Poway 14,750 31% 11 ,953 25% 4,138 9% 5,900 12% 41 .3
San Marcos 15,998 29% 23,291 28% 6,525 12% 8,527 10% 32.9
Vista 26,688 30% 25,054 27% 9,006 10% 8,673 9% 31 .1
San Diego Co. 723,155 26% 724,303 23% 313,750 11 % 351,425 11% 34.6
Source: U.S. Census, 2000 and 2010.
Reflective of the city's relatively high median age, the proportion of residents aged 45 to 64
increased between 2000 and 2010, while the proportion of residents 25 to 44 years of age
declined (Chart 4.2-1). This latter group tends to consist of young families with children.
4.2-2
4.2: HOl G NEEDS ASSESSMENT
Chart 4.2-1 : Age Distribution 2000 to 2010
D
35%
C: ~ 30%
"' l 25%
0 CL
"iij 20% -~ 15% -0 -10% C: Cl)
CJ ... 5% Cl)
CL
0%
Under 5 5 to 19 20 to 24 25 to 44 45 to 64 65 and
over n
•2000 6.4% 18.7% 4.3% 31.9% 24.6% 14.0%
D
•2010 6.0% 20.0% 4.5% 26.7% 28.8% 14.0%
Source: U.S. Census, 2000 and 2010
Race and Ethnicity
Carlsbad did not experience substantial race/ethnicity changes between 2000 and 2010. In 2010,
75 percent of Carlsbad residents were White, 13 percent Hispanic/Latino, and 7 percent Asian.
Black/African American and other races/ethnicities comprised just 1 and 3 percent of the
population, respectively (Table 4.2-3).
Table 4.2-3: Race/Ethnicity 2000 and 2010
2000 2010
Race/Ethnicity # % # %
White 63,013 81 % 78,879 75%
Hispanic/Latino 9,170 12% 13,988 13%
Asian/Pacific Islander 3,403 4% 7,518 7%
Black/African American 691 <1% 1,232 1%
Other 1,769 2% 3,440 3%
Note: Total percentage may not sum to 100% due to rounding.
Source: U.S. Census, 2000 and 2010.
4.2.2 Employment Characteristics
Employment has an important impact on housing needs. Incomes associated with different jobs
and the number of workers in a household determines the type and size of housing a household
can afford. In some cases, the types of the jobs themselves can affect housing needs and demand
(such as in communities with military installations, college campuses, and large amounts of
4.2-3
ENVISION CARLSBAD
seasonal agriculture). Employment growth typically leads to strong housing demand, while the
reverse is true when employment contracts.
Occupation and Wage Scale
As of 20 I 0, the two largest occupational categories for city residents were
Managerial/Professional and Sales/Office occupations (Table 4.2-4). These categories accounted
for more than 79 percent of occupations held by Carlsbad residents and approximately 66 percent
of jobs held countywide by all San Diego County employed residents.
Table 4.2-4: Employment Profile for Carlsbad Employed Residents
Carlsbad San Diego County
Occupations of Employed Rnldenb # % # %
Managerial/Professional 24,884 52% 535,856 40%
Sales/Office 12,895 27% 344,204 26%
Service 5,697 12% 248,772 18%
Production/Transportation/Material Moving 2,219 5% 108,154 8%
Construction/Extraction/Maintenance 2,409 5% 111,091 8%
Total1 48,104 100% 1,348,077 100%
1 Civilian population 16 years and over. Total percentage may not sum to 100% due to rounding.
Source: American Community Survey 2006-2010 Five-Year Estimates.
Management occupations are the highest paid occupations in the San Diego region, while food
preparation, service-related, and cleanup and maintenance are the lowest paid (Table 4.2-5). The
high proportion of Managerial/Professional occupations accounts for Carlsbad's relatively high
median household income.
4.2-4
Table 4.2-5 Average Annual Salary by Occupation
Occupations
Management
Legal
Healthcare Practitioners and Technical
Architecture and Engineering
Computer and Mathematical
Life, Physical and Social Science
Business and Financial Operations
Education, Training and Library
Arts, Design, Entertainment, Sports and Media
Construction and Extraction
Community and Social Service
Median1
Protective Service
Installation, Maintenance and Repair
Sales
Office and Administrative Support
Production
Transportation and Material Moving
Healthcare Support
Farming, Fishing and Forestry
Building Grounds Cleanup and Maintenance
Personal Care and Service
Food Preparation and Serving Related
1 Median of salaries reported by EDD.
Source: State Employment Development Department (EDD), 2010.
Employment Trends
4.2: HOL ___ .G NEEDS ASSESSMENT
Average Salary
$113,870
$107,196
$86,425
$81,433
$79,899
$72,840
$70,103
$60,482
$55,851
$50,274
$48,969
$48,448
$47,927
$45,364
$37,650
$36,264
$33,600
$31 ,976
$30,481
$27,777
$26,359
$26,030
$22,211
SANDAG bas projected that Carlsbad's employment base will grow by over 8,300 jobs between
2008 and 2020. Table 4.2-6 provides SANDAG's employment projections for Carlsbad and the
San Diego region (county-level). These data show that Carlsbad's share of regional employm ent
growth would be 5 percent; in 2008, Carlsbad had an estimated 62,000 jobs, or over 4 percent of
the county total.
Table 4.2-6: Employment Projections
Change (2008-2020)
Jurisdiction 2008 2020 # %
San Diego Region 1,411,800 1,515,300 103,500 7%
City of Carlsbad 62,000 70,300 8,300 13%
Source: SANDAG 2050 Regional Growth Forecast.
4.2-5
ENVISION CARLSBAD
4.2.3 Household Characteristics and Special Needs
Groups
Household Type
The U.S. Census defines a household as all persons who occupy a housing unit, which may
include single persons living alone, families related through marriage or blood, and unrelated
individuals living together. Information on household characteristics is important to
understanding the growth and changing needs of a community. A family-oriented community
may need large housing units, while a community with many single or elderly households may
need smaller units with fewer bedrooms.
As shown in Table 4.2-7, roughly 29 percent of the city's households in 2010 were married
families without children, 25 percent were married families with children, 13 percent were other
families, and 32 percent were non-family households. Among the non-family households, almost
half were single-households and almost one-third were elderly living alone. In fact, senior
households saw the highest growth rate among households: growing by 46 percent between 2000
and 2010. The city had a relatively low average household size of 2.53 in 2010, increased slightly
from 2.46 in 2000. Countywide, the average household size was slightly larger, at 2.75 in 2010.
Table 4.2-7: Household Characteristics
2000 2010 %Change
Household Type # % # % (2000-2010)
Households 31,410 100% 41,345 100% 32%
Family Households 21,067 67% 27,968 68% 33%
Married With Children 7,596 24% 10,538 25% 39%
Married No Children 9,374 30% 12,119 29% 29%
Other Families 4,097 13% 5,311 13% 30%
Non-Family Households 10,343 33% 13,377 32% 29%
Singles 5,134 16% 6,090 15% 19%
Singles 65+ 2,596 8% 3,800 9% 46%
Other 2,613 8% 3,487 8% 33%
Average Household Size 2.46 2.53 3%
Source: U.S. Census, 2000 and 2010.
Household Income
Income is the most important factor affecting housing opportunities, determining the ability of
households to balance housing costs with other basic necessities. The 2006-2010 American
Community Survey (ACS) Five-Year Estimates reported that the median household income in
Carlsbad was $84,728. Compared to neighboring jurisdictions, this median income was lower
than that for Solana Beach, Encinitas and Poway and higher than that for Oceanside, San Marcos,
Vista, and San Diego County as a whole (Chart 4.2-2).
4.2-6
Chart 4.2-2: Median Household Income 2006-2010
$100,000
S90,000
S80,000
S70,000
560,000
$50,000
540,000
SJ0,000
S20,000
$10,000
S-
• Median Household Income 584,728 S86,84S 563,577 S97,285
Source: ACS 2006-2010 Five-Year Estimates.
4.2: HOl G NEEDS ASSESSMENT
For purposes of the Housing Element and other state housing programs, the California
Department of Housing and Community Development (HCD) has established five income
categories based on Area Median Income (AMI) of a Metropolitan Statistical Area (MSA). The
AMI, which is different than the estimated median household incomes shown in Chart 4.2-2, is
applicable to all jurisdictions in San Diego County and changes with the cost of living. The AMI
for San Diego County is $75,900 (2012), and the five income categories based on the AMI are:
•
•
•
•
•
Extremely Low lncome (0-30 percent AMJ)
Very Low Income (3 1-50 percent AMI)
Low lncome (5 1-80 percent AMI)
Moderate Income (8 1-120 percent AMI)
Above Moderate Income (> 120% percent AMI)
According to the Comprehensive Housing Affordability Strategy (CHAS) data prepared by the
Census Bureau for the U.S. Department of Housing and Urban Development (HUD), in 2008, 6
percent of Carlsbad households earned extremely low incomes, 8 percent of households earned
very low incomes, and 13 percent earned low incomes (Table 4.2-8). Lower income households
were fairly evenly split between owner-and renter-households, with slightly more renters.
However, the majority of above moderate income households were owner-households.
The Housing Element must project housing needs for extremely low income households as a
portion of the very low income household RHNA target. For Carlsbad, approximately 2,440 (43
percent) extremely low income households and 3,275 (57 percent) very low income households
were identified in the C HAS. This suggests that of Carlsbad's RHNA share of 912 very low
income households, at least 389 units (43 percent) should be available for extremely low income
and up to 523 units (57 percent) for very low income households.
4.2-7
ENVISION CARLSBAD
Table 4.2-8: Households by Tenure and Household Type 2008
Owner Renter Total
Extremely Low Income 955 1,485 2,440
Very Low Income 1,375 1,900 3,275
Low Income 2,785 2,125 4,910
Moderate Income 1,585 1,580 3,165
Above Moderate Income 19,520 5,340 24,860
Total 26,220 12,430 38,650
Source: Comprehensive Housing Affordability Strategy (CHAS), HUD, January 2008.
Special Needs Households
0k of Total
6%
8%
13%
8%
64%
100%
Certain groups have greater difficulty finding decent, affordable housing due to special
circumstances. Special circumstances may be related to one's income, family characteristics, and
disability status among others. ln Carlsbad, persons and families with special needs include
seniors, persons with disabilities, large households, single-parent families, homeless,
farmworkers, students, and military personnel. Table 4.2-9 summarizes the presence of special
needs groups in the city and the fo llowing discussion summarizes their housing needs.
Table 4.2-9: Special Needs Groups in Carlsbad
% of Total
Special Needs Groups Number Populatlon
Seniors
Disabled Persons
Large Households
Single Parent Households
Homeless Persons
Agriculture, Forestry, Fishing and Hunting and Mining Workers 1
Students2
Military1
1. Percent of employed workforce 16 years and older in 201 O
14,798
6,507
2,375
5,311
110
236
6,536
1,146
2. Percent of population three years and older enrolled in college or graduate school from 2006-2010.
Source: U.S. Census, 2010; Regional Task Force on the Homeless, 2012; 2006-2010 American
Community Survey 5-year Estimates.
Senior Households
14%
6%
6%
13%
<1%
<1%
25%
2%
Senior households have special housing needs due to three concerns -income, health care costs,
and disabilities. According to the Census and the CHAS study, 14,798 seniors (aged 65 and up)
resided in the city in 2010 and 5,270 households were headed by seniors. Among the senior-
headed households, 87 percent were owners and 13 percent were renters. The 2006-2010 ACS
reported that seniors 65 and over earned a median income of $53,525 (nearly two-thirds of the
citywide median income). In addition, approximately 20 percent of the senior population also
experiences one or more disabilities, which affects housing needs and potential costs.
4.2-8
4.2: HOL_ ... G NEEDS ASSESSMENT
Carlsbad is a popular retirement community, which includes facilities that provide assisted living,
nursing and special care, and general services to seniors. As of November 2012, Carlsbad had
2,251 beds within 30 licensed senior residential care facilities, according to the California
Department of Social Services, Community Care Licensing Division. Almost 95 percent of these
beds were provided in 11 complexes having more than six beds, including three continuing care
retirement communities (CCRC).
The largest of these communities is La Costa Glen (1 ,328 beds), which opened in 2003 and
completed construction of its final phase in 2008. ActivCare at Bressi Ranch, an 80-bed facility
specializing in Alzheimer's and dementia care, opened in late 2011. A planned fourth CCRC -
Dos Colinas -was approved by the City Council in January 2012. When constructed, Dos
Colinas will provide living and support services to more than 300 seniors.
In 1999, the city purchased Tyler Court, a 75-unit apartment complex that provides affordable
housing for very low and extremely low-income seniors. In 2011 , the city provided funding for
the Tavarua Senior Apartments, a 50-unit project that provides housing to low and very low-
income seniors. Construction was completed in spring 2013.
Persons with Disabilities
Disabled persons have special housing needs because of their often fixed and limited income,
lack of accessible and affordable housing, and the medical costs associated with their disabilities.
The Census defines a "disability" as "a long-lasting physical, mental, or emotional condition.
This condition can make it difficult for a person to do activities such as walking, climbing stairs,
dressing, bathing, learning, or remembering. This condition can also impede a person from being
able to go outside the home alone or to work at a job or business."
According to the 2008-2010 ACS , 6,507 persons with one or more disability resided in Carlsbad
in 2010, representing more than 6 percent of the city's residents over five years of age. Of the
population with disabilities, 2,873 (44%) were seniors. Individuals with cognitive, ambulatory, or
independent living difficulties represented the most common disabilities, as reported in Table 4.2-
10.
For those of working age, disabilities can also restrict the type of work performed and income
earned. In fact, according to the 2008-2010 ACS, 55 percent of individuals over 16 with a
reported disability were not in the labor force; 37 percent were employed; and 8 percent were
unemployed (i.e., looking for work).
4.2-9
ENVISION CARLSBAD
Table 4.2-10: Individuals with Disabilities in Carlsbad
Youth Adults Seniors
(Age 5 -17) (Age 18 -64) (Age 65+)
Individuals Reporting One or More
Disabilities 269 3,365 2,873
With hearing difficulty 142 620 1,404
With vision difficulty 52 402 609
With cognitive difficulty 144 1,390 943
With ambulatory difficulty 142 1,220 1,512
With self-care difficulty 142 573 473
With independent living difficulty N/A 1,286 1,388
Note: Columns do not sum to total individuals row because individuals may report more than one
disability.
Source: ACS, 2008-2010.
Persons with Developmental Disabilities
Total
6,507
2,166
1,063
2,477
2,874
1,188
2,674
Chapter 507, Statutes of 20 IO (SB 8 12) amended state housing element law to require the
analysis of the disabled to include an evaluation of the special housing needs of persons with
developmental disabilities. A developmental disability is defined as a disability that originates
before an individual becomes 18 years old, continues, or can be expected to continue,
indefinitely, and constitutes a substantial disability. This definition includes mental retardation,
cerebral palsy, epilepsy, and autism.
The California Department of Developmental Services contracts with nonprofit regional centers
to provide or coordinate services and support for individuals with developmental disabilities. In
the San Diego region, the San Diego Regional Center provides a variety of services to persons
with developmental disabilities and advocates for opportunities to maximize potential and to
experience full inclusion in all areas of community life.
As of October 2012, the San Diego Regional Center served approximately 18,400 clients with
developmental disabil ities who live in San Diego. This includes 147 clients who live in Carlsbad;
just over half of these individuals are children under the age of 18 who live with their parents.
The remaining 69 clients are adults over the age of 18; just over half (55 percent) of these
individuals live with their parents, while 24 live in their own apartments with "come-in support"
and assistance and seven live in licensed group homes. Additional persons with developmental
disabilities may reside in Carlsbad, but are not seeking assistance from the San Diego Regional
Center.
While some developmentally disabled individuals can live and work independently within a
conventional housing environment, more severely disabled individuals will require a group living
environment with supervision. In general, the San Diego Regional Center (and its clients) prefer
to house persons with developmental disabilities with family members. When that is not feasible,
come-in support and licensed group apartments housing four to six persons (with individual
bedrooms, but shared bathrooms and kitchen facilities) are preferred. This type of housing may be
4.2-10
4.2: HOI G NEEDS ASSESSMENT
designed to look like a big house and is compatible with and appropriate for existing residential
neighborhoods with good access to transit and services.
ln 2008, the city provided Community Development Block Grant funds to TERl, Inc. for property
acquisition for a residential care home for developmentally disabled adults. TERl operates two
such homes in Carlsbad.
Incorporating 'barrier-free' design in all new multifamily housing (as required by California and
Federal Fair Housing laws) is especially important to provide the widest range of choices for
disabled residents. In 2011, the city adopted a reasonable accommodation ordinance to provide
flexibility in development standards for housing for persons with disabilities.
The most severely affected individuals may require an institutional environment where medical
attention and physical therapy are provided. Because developmental disabilities exist before
adulthood, the first issue in supportive housing for the developmentally disabled is the transition
from the person's living situation as a child to an appropriate level of independence as an adult.
Large Households
Large households are defined as households with five or more persons in the unit. Lower income
large households are a special needs group because of their need for larger units, which are often
in limited supply and therefore command higher rents. ln order to save for the necessities of food,
clothing, and medical care, it is common for lower income large households to reside in smaller
units, frequently resulting in overcrowding.
According to the 2006-2008 CHAS, 620 households were considered large households with
lower income levels. This represents less than 2 percent of the city's total households-a small,
but important special needs group to assist. Of these large households, 23 percent were owners
and 77 percent were renters. According to the 2006-2010 ACS, the city's housing stock included
25 ,549 units with three or more bedrooms. Among these large units, 21 ,750 were owner-
occupied and 3,799 were renter-occupied, suggesting that rental units may be competitive to
attain.
Single-Parent Households
Carlsbad was home to 3,207 single-parent households with children under age 18 in 2010. Of
these, 2,335 (73 percent) were female-headed families with children. Single-parent households, in
particular female-headed families, often require special assistance such as accessible day care,
health care, and other supportive services because they often have lower incomes. 1n fact,
according to the 2010 ACS Five-Year Estimates, 24 percent of all single-parent female-headed
households with children lived in poverty during the previous year. This suggests a need for
affordable units with adequate bedroom counts and potentially some on-site or nearby day care
and other services.
Homeless
HUD defines a person as homeless if he/she is not imprisoned and:
4.2-11
ENVISION CARLSBAD
1. Lacks a fixed, regular, and adequate nighttime residence;
2. The primary nighttime residence is a publicly or privately operated shelter designed for
temporary living arrangements;
3. The primary residence is an institution that provides a temporary residence for
individuals that should otherwise be institutionalized; or
4. The primary residence is a public or private place not designed for or ordinarily used as a
regular sleeping accommodation.
Assessing a region's homeless population is difficult because of the transient nature of the
population. San Diego County's leading authority on the region 's homeless population is the
Regional Task Force on the Homeless (RTFH). Based on information provided by individual
jurisdictions, the majority of the region's homeless is concentrated in the urban areas, but a
sizeable number of homeless persons make their temporary residence in rural areas (Table 4.2-
11 ). Rural homeless tend to be individuals and migrant farmworkers/day laborers. The RTFH
estimated 110 homeless persons in Carlsbad in 2012, including 62 unsheltered individuals (56
percent).
ln the North San Diego County area, the majority of homeless persons congregate in the cities of
Oceanside, Vista, and Escondido. This is reflected in the number of shelters and service agencies
in those communities (Table 4.2-12). In addition, several transitional housing faci lities and
service agencies are located in Carlsbad. With La Posada de Guadalupe anticipated to provide
between 100 and 120 beds by the middle of 2013, the unsheltered need should be sufficiently
accommodated in the city.
Table 4.2-11: Homeless Population by Jurisdiction 2012
Sheltered
Unsheltered Emergency Transitional Safe %
Shelters Housing Havens Total Unsheltered
Carlsbad 62 48 0 0 110 56%
Encinitas 89 33 0 13 135 66%
Escondido 127 78 10 215 430 30%
Oceanside 219 72 0 195 486 45%
San Diego City 3,623 653 42 2,061 6,379 57%
San Marcos 37 0 0 0 37 100%
Solana Beach 15 0 0 0 15 100%
Vista 88 61 0 334 483 18%
San Diego
County
Unincorporated 181 0 0 0 181 100%
Source: San Diego Regional Task Force on the Homeless, We All Count Point-In-Time Count, 2012.
4.2-12
4.2: HOL _ ... G NEEDS ASSESSMENT
Table 4 .2-12: Homeless Shelters and Services, North San Diego County
Target Special
# Beds1 Name Agency Population Needs Location
Emergency Shelters
House of Martha and Brother Benno's Women, women Homeless Oceanside 6
Mary Foundation with children
Libre! Community Women, women Domestic Encinitas 11
Resource Center with children violence
Women's Resource Women's Resource Women, women Domestic Oceanside 26
Center Center with children violence
Transitional Shelters
Brother Benno's Brother Benno's Adult men Homeless Oceanside n.a.
Recovery Foundation
House of Dorothy Brother Benno's Women Substance Oceanside 6
Foundation abuse
Casa Raphael Alpha Project for Adult men Homeless Vista n.a.
the Homeless
Centro Community Families Homeless Vista n.a.
Housing of N.C.
Family Recovery E.Y.E. Women with Substance Oceanside 90
Center children abuse
House of James and Brother Benno's Adult men Homeless Oceanside n.a.
John Foundation
Solutions Intake and North County Family homeless Homeless Vista 322
Access Center Solutions for
Change
La Posada de Catholic Charities Adult men Homeless Carlsbad 50/1203
Guadalupe
Oz North Coast Y.M.C.A. Homeless youth Homeless Oceanside n.a.
Transition House Women's Resource Families Homeless Oceanside 17
Center
Transitional House Community Families Homeless Encinitas 12
Program Resource Center
Day Shelters
Brother Benno's Brother Benno's General Homeless Oceanside
Center Foundation
N.C. Regional M.I.T.E. General SMI and Oceanside
Recovery Center substance
abuse
N.C. Safe Havens Episcopal Comm. Adults SMI and Oceanside
Project Services substance
abuse
Options -Day E.Y.E. Families Substance Oceanside
Treatment abuse
Social Services
Case Management North Coastal General Homeless Oceanside
Agency Service Center
4.2-13
ENVISION CARLSBAD
Table 4.2-12: Homeless Shelters and Services, North San Diego County
Target Special
# Beds1 Name Agency Population Needs Location
lnfoline United Way General Homeless North
County
Lifeline Lifeline Community General Homeless Vista
Services
Oceanside Family Salvation Army General Homeless Oceanside
Services
Social Services Community General Homeless Carlsbad/
Resources Center Encinitas
Total Beds 300-320
n.a. = Not Available
1 Based upon the number of shelter beds available each night.
2 This facility is operated as part of North County Solutions for Change (NCSFC) 1000-day Solutions
University program. Families entering the program are transitioned to campus-style apartment housing
(32 units) for up to 500 days, where services, counseling and training are providing. Once families
successfully complete this portion of the program, they become eligible to move to off-campus
affordable housing during the second half of the program. Currently, NCSFC owns and manages
approximately 40 units throughout North County, and has recently acquired another 48 units to expand
their program.
3 In 2011, Catholic Charities received funding and permission from the city to rebuild and expand the
existing facility to provide up to 120 beds for farmworkers and general homeless men. Construction is
underway and is expected to be completed by July 2013.
Source: San Diego Regional Task Force on the Homeless, 2004; and city of Carlsbad, 2004.
Farmworkers
Analysis conducted in 2008 during the Envision Carlsbad process identified 935 acres of
agricultural land in Carlsbad (including active or fallow). According to California Regional
Economies Employment data for 20 I 0, 9,629 persons were employed in agriculture (including
forestry, fishing, and hunting) in San Diego County, earning average annual wages of $28,799,
substantially lower than the median income of the county ($75,900) (this data compares
individual income versus household income and does not necessarily constitute the agricultural
worker's entire income).
According to the Census, only 236 persons who lived in Carlsbad were employed in the farming,
forestry, and fishing occupations in 20 I 0. However, the Census likely underestimated the true
number of farmworkers in Carlsbad due to the seasonal nature of the employment, the use of
migrant laborers, and the significant level of under-reporting among undocumented persons. In
20 I 0, 89 of the city's homeless persons were farmworkers or day laborers, further underscoring
the needs of this group of residents/workers.
In 2008, the City Council approved $2 million in funding to rebuild and expand the city's existing
homeless/farmworker shelter, La Posada de Guadalupe. Reconstruction of the shelter is now
underway. When completed in July 2013, the expansion will provide 50 to 72 beds specifically
for farmworkers in addition to the 50 beds the shelter now provides for other homeless persons
(which may include farmworkers). More information about this project and the funding may be
found in Section 4.3.2, Financial Resources.
4.2-14
4.2: HOL-..• G NEEDS ASSESSMENT
Students
Typically, students have low incomes and therefore can be impacted by a lack of affordable
housing, which can often lead to overcrowding within this special needs group. Carlsbad is
located in proximity to California State University at San Marcos, Mira Costa Community
College, and Palomar Community College. In addition, the University of California at San Diego
is located approximately 20 miles to the south, and the private University of San Diego, as well as
the region's largest university, San Diego State University, are located within a 30-minute drive
from Carlsbad. In 2010, approximately 24 percent of Carlsbad residents were enrolled in a
college or graduate school.
Military
The U.S. Marine Corps Camp Pendleton is located within five miles north of Carlsbad, adjacent
to the city of Oceanside. As a result, there is demand for housing for military personnel within
Carlsbad. This demand bas two components: active military personnel seeking housing near the
base, and retired military remaining near the base after serving. Most enlisted military individuals
earn incomes at the lower range of the military pay scale and need affordable housing options. As
of July 2010 Camp Pendleton had approximately 7,300 housing units on base. However, the
waiting list for on-base housing can take up to I 8 months, depending on rank, the number of
bedrooms requested and various other factors. ln 2010, the Census reported that I , 146 active duty
military personnel lived in Carlsbad. Although proximity to the base makes Carlsbad a desirable
place to reside for all military ranks, high housing costs may explain the relatively low number of
military personnel residing in the city.
4.2.4 Housing Characteristics
Housing Type
According to SAND AG and the Census, Carlsbad had 44,422 housing units as of 2010. Among
these units, as indicated in Chart 4.2-3, two-thirds (67 percent) were single-family, including 52
percent consisting of single-family detached units and 15 percent single-family attached units;
multi-family dwelling units comprised 30 percent of the city's housing stock in 2010 and the
remaining 3 percent were mobile homes.
Between 2000 and 2010, the housing stock in Carlsbad increased 31 percent. Much of that
increase was due to the significant increase in multi-family units. Since 2000, the proportion of
single-family dwelling units (detached and attached) and mobile homes in the city decreased but
the proportion of multi-family units increased (Table 4.2-13), suggesting a trend toward more
compact development and opportunities for more affordable housing.
4.2-15
ENVISION CARLSBAD
Chart 4.2-3: Housing Types 2010
Single Family -
Detached
52%
Source: SANDAG, 2010.
Housing Unit Type
Single Family Detached
Single Family Attached
Multifamily
Mobile Homes/Other
Total
Mobile Home and
other Single Family-
Multiple-Unit
15%
3%
%Share
17,824 53%
5,728 17%
8,937 26%
1,309 4%
33,798 100%
Source: SANDAG, U.S. Census, 2000 and 2010.
Housing Tenure
% Share
22,847 52%
6,765 15%
13,511 30%
1,299 3%
44,422 100%
From 2000 to 2010, the tenure distribution ( owner versus renter) in Carlsbad shifted slightly
toward renters, while owner-occupied units still represent the majority. Rental units are a good
option for lower income households in the short-term since they do not necessitate large down
payments (though they may require security deposits). By definition, a household is an occupied
housing unit.
According to the 2000 Census, among the occupied housing units in Carlsbad, 67 percent were
owner-occupied and 33 percent were renter-occupied. In 2010, the proportion of renter-
households increased to 35 percent, while the proportion of homeowners decreased to 65 percent,
which was higher than the average homeownership rate of San Diego County in 2010, where only
54 percent of the households were owner-occupied.
4.2-16
4.2· HOI G NEEDS ASSESSMENT
Housing Vacancy
A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting
the current demand for housing in a community. Vacancy rates of 5 to 6 percent for rental
housing and 1.5 to 2 percent for ownership housing are generally considered a balance between
the demand and supply for housing. A higher vacancy rate may indicate an excess supply of units
and therefore price depreciation, while a low vacancy rate may indicate a shortage of units and
resulting escalation of housing prices.
While the overall vacancy rates in the city were 7.4 percent in 20 I 0, the true vacancy rates were
substantially lower (Table 4.2-14). Due to its desirable location and the various amenities offered
in the city, a portion of the housing stock in the city has always been used as second and vacation
homes. These units were not available for sale or for rent. Of those units available, the for-sale
vacancy rate was 0.8 percent in 2010, and rental vacancy rate was 1.6 percent. These low vacancy
rates suggest that the for-sale and rental markets are competitive and that sale prices and market-
rate rents may increase.
Table 4.2-14: Housing Vacancy 2010
Type # %
For Rent 712 1.6%
For Sale 372 0.8%
Seasonal/Recreational Use 1,758 3.9%
Other Vacant 1 486 1.1%
Overall Vacancy 3,328 7.4%
1 Includes units that are rented or sold, but not occupied (i.e., abandoned or otherwise vacant)
Source: ACS 2006-2010 and U.S. Census, 2010.
Housing Age and Condition
Housing age and condition affect the quality of life in Carlsbad. Like any other tangible asset,
housing is subject to gradual deterioration over time. lf not properly and regularly maintained,
housing can deteriorate and discourage reinvestment, thereby depressing neighboring property
values, and eventually affecting the quality of life in a neighborhood.
Carlsbad's housing stock is much newer on average compared to San Diego County's housing
stock (Chart 4.2-4), suggesting households may need to spend less on repairs and upgrades.
Although the city incorporated more than 50 years ago, the majority of the housing in Carlsbad is
fairly new, with a relatively small portion of the housing stock over 30 years old (approximately
35 percent). The majority (65 percent) of the city's housing stock was constructed after 1980,
including 2 1 percent that was constructed after 2000.
4.2-17
ENVISION CARLSBAD
Chart 4.2-4: Year Structure Built 2010
•Carlsbad
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
• San Diego County
2005
or
later
6.2%
3.2%
2000 1990
to to
2004 1999
14.6% 18.2%
8.2% 11.6%
1980
to
1989
26.1%
19.2%
Source: U.S. Census, 2000; and ACS 2006-2010.
1970 1960 1950 1940 1939
to to to to or
1979 1969 1959 1949 earlier
25.0% 5.4% 3.2% 0.6% 0.6%
24.7% 13.0% 11.7% 4.1% 4.4%
Most homes require greater maintenance as they approach 30 years of age. Common repairs
needed include a new roof, wall plaster, and stucco. Using the 30-year measure, as many as
15,000 housing units could be in need of repair or rehabilitation if they have not been well
maintained. Housing units aged more than 30 years are primarily concentrated in Carlsbad's
Village area.
Homes older than 50 years require more substantial repairs, such as new siding, or plumbing, in
order to maintain the quality of the structure. Approximately 2,000 units are older than 50 years.
The Census Bureau also provides estimates of substandard housing conditions. While this is not a
severe problem in Carlsbad, in 2010, this included 13 units with incomplete plumbing and 41
units without a complete kitchen. According to the city's Building Department, an estimated 10
housing units in the city are in dilapidated conditions and in need of replacement.
Housing Costs and Affordability
If housing costs are relatively high in comparison to household income, there will be a
correspondingly higher prevalence of housing cost burden (overpayment) and overcrowding. This
section summarizes the cost and affordability of the housing stock to Carlsbad residents.
Homeownership Market
Like most communities across the state and country, housing prices increased in the early 2000s
in Carlsbad and then decreased in recent years with the housing market and economic downturn.
From 2001 through Aug. 30, 2010, average home sales prices in Carlsbad increased overall by 42
percent (Chart 4.2-5). Average sales prices peaked in 2006 at $776,710 before returning to
2003/2004 average sales prices by 2010.
4.2-18
4.2: HOI G NEEDS ASSESSMENT
Chart 4.2-5: Carlsbad Average Residential Sales Prices 2001-2010 (Nominal $)
$900,000
$800,000
$700,000
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$-
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
1. 2010 data is based on residential sales as of Aug. 30, 2010.
2. Residential sales include single family home and condominium sales.
Source: First American CoreLogic Metroscan Database.
The downward trend in home prices continued between 2010 and 2011 , not only for Carlsbad, but
other North County cities as well (Table 4.2-15). Median home prices in Carlsbad dec lined 5
percent between 2010 and 2011 . Solana Beach experienced the largest year over year decline in
value.
Table 4.2-15: Median Home Prices 2010-2011
2010 2011 % Change 2010-2011
Carlsbad $580,000 $552,500 -5%
Encinitas $630,000 $606,500 -4%
Escondido $288,000 $275,000 -5%
Oceanside $297,000 $283,000 -5%
Poway $451,250 $427,000 -5%
San Marcos $347,000 $342,500 -1 %
Solana Beach $1,050,000 $831,000 -21%
Vista $295,000 $280,000 -5%
San Diego County $331,500 $320,000 -3%
Source: Data Quick, 2011.
Rental Market
Internet resources were consulted to understand the rental housing market in Carlsbad (Table 4.2-
16). Websites were searched in July 2012 and rental price information was collected for I 0
apartment complexes within the city. Rents for studio apartments ranged from $1,030 to $1,999
per month, while one-bedroom units rented for $1,030 to $3,075. Larger units were slightly more
expensive; two-bedroom units were offered at rents ranging from $1,030 to $3,600, while three-
4.2-19
ENVISION CARLSBAD
bedroom units ranged from $1,700 to $2,940 per month. It should be noted that these rental rates
were derived from units in large apartment complexes that are often managed by management
companies. As such, these units generally command higher rents than units in older and smaller
complexes.
Table 4 .2-16: Apartment Rental Rates July 2012
Apartment Type
Studio
1-bedroom
2-bedroom
3-bedroom
Source: Apartments.com, Realtor.com, and renfnet.com, July 2012.
Housing Affordability by Household Income
Rental Price Range
$1 ,030-1,999
$1,030-3,075
$1 ,030-3,600
$1,210-2,940
Housing affordability can be inferred by comparing the cost of renting or owning a home in the
city with the maximum affordable housing costs for households at different income levels. Taken
together, this information can generally show who can afford what size and type of housing and
indicate the type of households most likely to experience overcrowding and overpayment.
HUD conducts annual household income surveys nationwide to determine a household's
eligibility for federal housing assistance. Based on this survey, HCD developed income limits that
can be used to determine the maximum price that could be affordable to households in the upper
range of their respective income category. Households in the lower end of each category can
afford less by comparison than those at the upper end. The maximum affordable home and rental
prices for residents of San Diego County are shown in Table 4.2-17.
The market-affordability of the city's housing stock for each income group is discussed below.
Extremely Low Income Households
Extremely low income households are classified as those earning 30 percent or less of the AMI.
This group usually includes seniors, homeless, persons with disabilities, farmworkers, and those
in the workforce making minimum wages. Based on the rental data presented in Table 4.2-16 and
maximum affordable rental payment in Table 4.2-17, extremely low income households of all
sizes would be unlikely to secure adequately sized and affordable rental or ownership market-rate
housing in Carlsbad.
Very Low Income Households
Very low income households are classified as those earning between 31 and 50 percent of the
AMI. Based on the rental data presented in Table 4.2-16 and maximum affordable rental payment
in Table 4.2-17, very low income households of all sizes would be unlikely to secure adequately
sized and affordable rental market rate housing in Carlsbad. Similarly, real estate data also
indicated that very low income households in Carlsbad could not afford the price of any
adequately sized market-rate home in the city.
4.2-20
4.2: HOL_ ... G NEEDS ASSESSMENT
Table 4.2-17: Affordable Housing Costs 2012
Income Levels Housing Costs Maximum Affordable Price
Maximum
Income Group and Annual Affordable Taxes and
Household Size Income Payment Utilities Insurance Sale Rent
Extremely Low
One-Person $16,900 $423 $50 $100 $63,450 $373
Two-Person $19,300 $483 $75 $125 $65,750 $408
Four-Person $21,700 $543 $100 $150 $68,100 $443
Five-Person $24,100 $603 $100 $150 $82,050 $503
Very Low
One-Person $28,150 $704 $50 $125 $123,100 $654
Two-Person $32,150 $804 $100 $150 $128,900 $704
Four-Person $36,150 $904 $150 $175 $134,750 $754
Five-Person $40,150 $1,004 $150 $175 $158,000 $854
Low
One-Person $45,000 $1 ,125 $75 $175 $203,700 $1,050
Two-Person $51,400 $1 ,285 $125 $200 $223,500 $1,160
Four-Person $57,850 $1,446 $200 $225 $237,800 $1,246
Five-Person $64,250 $1,606 $200 $225 $275,050 $1,406
Moderate
One-Person $63,800 $1 ,595 $100 $225 $295,700 $1,495
Two-Person $72,900 $1 ,823 $175 $275 $31 9,550 $1,648
Four-Person $82,000 $2,050 $250 $325 $343,450 $1,800
Five-Person $91 ,100 $2,278 $250 $325 $396,400 $2,028
1. 2012 Area Median Income (AMI)= $75,900
2. Utility costs for renters assumed at $50-$250 per month
3. Monthly affordable rent based on payments of no more than 30% of household income
4. Property taxes and insurance based on averages for the region
5. Calculation of affordable home sales prices based on a down payment of 20%, annual interest rate of
5%, 30-year mortgage, and monthly payment of 30% gross household income
Source: U.S. Department of Housing and Urban Development, FY 2012.
Low Income Households
Low income households earn 51 to 80 percent of the AMI. Based on the sales data provided by
DataQuick, low income households would have a similar problem as very low income households
in purchasing adequately sized and affordable housing, either single-family homes or
condominjums.
Low income households have a better chance of securing rental market rate housing in Carlsbad
than very low income households. However, only the low end of the advertised rental rate ranges
fo r three-bedroom apartments would be affordable for low income households, indicating that
4.2-21
ENVISION CARLSBAD
securing adequately sized and affordable market-rate rental housing may be very difficult for
larger low income households in Carlsbad.
Moderate Income Households
Moderate income households are classified as those earning between 81 and 120 percent of the
AMI. Based on income-affordability, moderate income households could afford low and mid-
range market-rate rental units in the city, except for some larger three-bedroom units. In addition,
some smaller market-rate condominiums are within the affordable price range of moderate
income households. DataQuick reports sales prices for condominium resales averaging $358,000
August 2012-substantially lower than the resales of single-family homes which averaged
$631,000 that month.
Overcrowding
Overcrowding is typically defined as more than one person per room. Severe overcrowding
occurs when there are more than 1.5 persons per room. Overcrowding can result when there are
not enough adequately sized units within a community, or when high housing costs relative to
income force too many individuals to share a housing unit than it can adequately accommodate.
Overcrowding also tends to accelerate deterioration of housing and overextend the capacity of
infrastructure and facilities designed for the neighborhood.
In 2008, fewer than 2 percent of Carlsbad households lived in overcrowded or severely
overcrowded conditions (Table 4.2-18). Overcrowding disproportionately affected renters (3.9
percent of renters versus 0.4 percent of owners), indicating overcrowding may be the result of an
inadequate supply of larger-sized and affordable rental units. While 64 percent of occupied
housing units in the city had more than three bedrooms (the minimum size considered large
enough to avoid most overcrowding issues among large households), only a small portion of
these units (15 percent or nearly 3,800 units) were renter-occupied.
Table 4.2-18: Overcrowding Conditions 2008
Type
Total Occupied Units
Overcrowded Units(> 1 person/room)
% Overcrowded
Severely Overcrowded Units (>1 .5 persons/room)
% Severely Overcrowded
Overpayment
Owner-
Occupied
26,220
100
<1%
15
<1%
Renter-
Occupied Total
12,430 38,650
200 300
1.6% <1%
285 300
2.3% <1%
A household is considered to be overpaying for housing (or cost burdened) if it spends more than
30 percent of its gross income on housing. Severe housing cost burden occurs when a household
pays more than 50 percent of its income on housing. The prevalence of overpayment varies
significantly by income, tenure, household type, and household size.
4.2-22
4.2: HOL _ G NEEDS ASSESSMENT
According to the 2008 CHAS, 8,210 households were overpaying for housing (Table 4.2-19).
Extremely low-income households were more like ly to have a cost burden of more than 50
percent; compared to other income levels, this suggests that they are not finding affordable
housing options and that they have less income available for other needs.
Table 4.2-19: Housing Assistance Needs of Lower Income Households
Household by Type, Income and Housing Renters Owners Total Problem
Extremely Low Income (0-30% AMI) 1,245 885 2,130
% with cost burden 30-49% 17% 5% 12%
% with cost burden > 50% 83% 95% 88%
Very Low Income (31-50% AMI) 1,740 935 2,675
% with cost burden 30-49% 42% 24% 36%
% with cost burden > 50% 58% 76% 64%
Low Income (51-80% AMI) 1,690 1,715 3,405
% with cost burden 30-49% 81% 25% 53%
% with cost burden > 50% 19% 75% 47%
Total Lower Income Households 4,675 3,535 8,210
% with cost burden 30-49% 49% 20% 37%
% with cost burden > 50% 51% 80% 63%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), January 2008.
4.2.5 Inventory of Affordable Housing and At-Risk Status
Developing new affordable housing has become increasingly costly, due to the escalating land
values, labor and construction costs, as well as market pressure. Therefore, an important strategy
for the City of Carlsbad is to ensure the long-term affordability of existing affordable housing.
This section assesses the potential conversion of publicly assisted, affordable rental housing into
market-rate housing between 2013 and 2020. Projects can be "at-risk" of conversion due to
expiration of affordability restrictions or termination of subsidies.
Inventory of Affordable Housing
Through December 31, 2010, Carlsbad had 21 multi-family projects that offer a total of 1,939
units affordable to lower income households via various federal, state, or local programs. The
city's lnclusionary Housing Ordinance is responsible for producing 1,646 of Carlsbad's
affordable housing units in 16 developments as shown in Table 4.2-20.
1n addition, the city-owned Tyler Court offers 75 affordable units to extremely low and very low
income seniors; two other affordable housing developments have been constructed through other
funding mechanisms, including tax-exempt bonds.
4.2-23
ENVISION CARLSBAD
Table 4.2-20: Inventory of Assisted Rental Housing
Project Name Quadrant Assisted Restricting Earlleat Date of # Units
Units Program Conversion At Risk
Archstone Pacific View Northwest 111 lnclusionary Year2058 0 5162 Whitman Way Housing
Bluwater Apartments Northeast 12 lnclusionary Year2064 0 6797 Embarcadero Lane Housing
Cassia Heights Southeast 56 Regulatory Year2060 0 2029 Cassia Way Agreement
Glen Ridge Northeast 78 lnclusionary Year2062 0 3555 Glen Avenue Housing
Hunter's Pointe Southeast 168 lnclusionary Year 2061 0 7270 Calle Plata Housing
Laurel Tree Southwest 138 lnclusionary Year2055 0 1307 Laurel Tree Lane Housing
La Costa Condominiums Southwest 9 lnclusionary Year2066 0 (Under Construction) Housing
La Paloma Southeast 180 lnclusionary Year2060 0 1953 Dove Lane Housing
Marbella Northeast 29 lnclusionary Year2061 0 2504 Marron Road Housing
Mariposa/Calavera Hills Northeast 106 lnclusionary Year2059 0 4651 Red Bluff Place Housing
Pacific View/Kelly Ranch Northwest 111 lnclusionary Year2059 0 5162 Whitman Way Housing
Poinsettia Station Southwest 92 lnclusionary Year 2055 0 6811 Embarcadero Lane Housing
Rancho Carrillo Southeast 116 lnclusionary Year 2055 0 6053 Paseo Acompo Housing
Santa Fe Ranch Southeast 64 Tax Exempt When bonds are 64 3402 Calle Odessa Bonds repaid
Sunny Creek Northeast 50 lnclusionary Year 2057 0 5420 Sunny Creek Road Housing
Tavarua Senior Apt. Northwest 50 Regulatory Year2067 0 3658 Harding Street Agreement
The Traditions Southwest 24 lnclusionary Year2060 0 1901 Cassia Way Housing
If sold, city would
Tyler Court Northwest 75 City Owned require 55-year 0 3363 Tyler Street restriction on all
units
Villa Loma Southwest lnclusionary 0 6421 Tobria Terrace 344 Housing Year 2051
4.2-24
4.2: HOL _ G NEEDS ASSESSMENT
Table 4.2-20: Inventory of Assisted Rental Housing
Project Name Quadrant Assisted Restricting Earliest Date of # Units
Units Program Conversion At Risk
Vista Las Flores Southwest 28 lnclusionary Year2056 0 6408 Halyard Place Housing
Total 1,841 64
Note: Units restricted through the city's lnclusionary Housing program require 55-year rent restrictions.
Source: City of Carlsbad, 2012.
At-Risk Status
The city's lnclusionary Housing Ordinance requires that all inclusionary units maintain their
affordability for a period of 55 years. Since the units were all constructed after 1990, these units
are not considered to be "at risk" of converting to market-rate housing. The Tyler Court senior
apartment complex is owned by the city and if sold, would be required to maintain affordability
restrictions for 55 years. The only project within the City that may be considered as at risk is
Santa Fe Ranch, which is subject to tax exempt bonds and when those bonds are repaid 64 units
may convert to market rate.
lo 1985, the City Council issued Multifamily Housing Revenue Bonds to provide construction
financing for the 320-unit Santa Fe Ranch Apartments. The incentive to the City to participate in
this project was the restriction of 64 units to rents affordable to lower income households (80
percent of County area median income or below).
In May of 1993, the City Council agreed to assist with the refinancing of the outstanding bonds
for the subject project and allow the owner to take advantage of lower interest rates. At that time,
the City issued its Variable Rate Demand Multifamily Housing Revenue Refunding Bonds, which
currently have an outstanding principal balance of $15.9 million. The affordability restrictions on
the 12 one-bedroom and 52 two-bedroom units remain in place as long as the bonds are
outstanding. Once the bonds are paid in full, the regulatory agreement with the City expires and
the property owner may increase the rents.
While these units are not in any immediate risk of conversion, the owner may choose to pay off
bonds at any time subject to provisions in bond documents. The city has no knowledge of owner
interest in doing so, and considers prepayment to be unlikely since market rate values are not
significantly higher than the current affordabi lity level. However, as described in Section 4.6
(Program 1.5), the city will continue to monitor the status of the Santa Fe Ranch Apartments to
ensure continued affordability.
Preservation
Preserving the affordability of existing housing is a primary goal of the City of Carlsbad. One
option to preserve the affordability of the at-risk units is to provide an incentive package to the
owners to maintain the units as affordable housing. Incentives could include writing down the
interest rate on the remaining loan balance, and/or a lump sum payment.
4.2-25
ENVISION CARLSBAD
Another option would be for the city to provide a rent subsidy. The subsidy amount would equal
the difference between market rent and affordable rent. As shown in Table 4.2-21 below, annual
subsidies of about $85,300 would be required to bridge the "affordability gap" of the at-risk units
at Santa Fe Ranch.
Table 4.2-21: Rent Subsidy Analysis
Santa Fe Ranch Apartments Unit Mix
One-bedroom 12
Two-bedroom 52
Total Monthly Required Subsidy
Total Annual Required Subsidy
Notes:
Market Rent1
$1 ,159
$1 ,520
Affordable
Rent2
$1 ,156
$1 ,384
1. Market rent based on City of Carlsbad 2012 Fair Market Rent Payment Standards
2. Monthly maximum rents as of Sept. 2013 (80% AMI).
Source: City of Carlsbad, Housing and Neighborhood Services
Replacement
Required
Subsidy
$36
$7,072
$7,108
$85,296
One option for replacing the 64 units at Santa Fe Ranch would be to purchase similar units in
Carlsbad and maintain them as long term affordable housing. Using rule-of-thumb assumptions,
the market value of the at-risk units is estimated at $10.6 million, as shown in Table 4.2-22
below.
Table 4.2-22: Market Value of At-risk Housing Units
One-bedroom 12
Two-bedroom 52
Total Units 64
Annual Operating Costs $273,000
Gross Annual Income $1 ,179,360
Net Annual Income $847,392
Market Value $10,592,400
Notes:
Market value for the project is estimated with the following assumptions:
Average unit size: One-bedroom = 650 square feet; Two-bedroom = 900 square feet
Average market rent (at $1 .80/square foot): One-bedroom unit= $1 ,170; Two-bedroom = $1,620
Vacancy rate: 5%
Annual operating expenses: $5.0/square foot
Net annual income: gross annual income less annual operating costs less vacancy allowance
Market value: net annual income times multiplication factor (12.5 for a building in good/excellent
condition)
4.2-26
4.2: HOL-..• G NEEDS ASSESSMENT
Construction of Replacement Units
Another replacement option would be to construct new units. The cost of developing new housing
depends on a variety of factors such as density, size of units, location and related land costs, and
type of construction. Assuming an average development cost of $230,000 per unit for multi-
family rental housing, replacement of the 64 at-risk units would require approximately $14.7
million. This cost estimate includes land, construction, permits, on-and off-site improvements,
and other costs.
Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various
options. ln general, providing additional incentives/subsidies to extend the affordability covenant
would require the least funding over the long run, whereas the construction of new units would be
the most costly option. Over the short term, providing rent subsidies would be least costly but this
option does not guarantee the long-term affordabili ty of the units.
Resources for Preservation
Preservation of at-risk housing requires not only financial resources but also administrative
capacity of nonprofit organizations. These resources are discussed in Sections 4.3.2 and 4.3.3 of
this Housing Element.
4.2-27
ENVISION CARLSBAD
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4.2-28
4.3
Resources Available
This section summarizes land, financial, administrative, and energy conservation resources
available for development, rehabilitation, and preservation of housing in Carlsbad. The analysis
includes: an evaluation of the adequacy of the city's land inventory to accommodate the city's
share of regional housing needs for the 2013-2020 planning period; a review of financial
resources to support housing activities; a discussion of the administrative resources available to
assist in implementing the housing programs contained in this Housing Element; and a
description of the requirements and resources Carlsbad has to encourage energy efficient and
healthy households.
4.3.1 Residential Development Potential
State law requires local jurisdictions to plan their residential land and standards to ensure
adequate housing is available to meet the expected population growth in the region. Specifically,
a jurisdiction must demonstrate in the Housing Element that its residential land inventory is
adequate to accommodate its Regional Housing Needs Assessment (RHNA). This section
assesses the adequacy of Carlsbad's vacant and underutilized land inventory in meeting future
housing needs.
Future Housing Needs
The State Department of Housing and Community Development (HCD) projected a need for
161,980 new housing units in the San Diego region for an l 1-year period between January 1,
2010 and December 31, 2020. The San Diego Association of Governments (SANDAG) is
responsible for allocating this housing need to the 19 jurisdictions within the county. In this
capacity, SANDAG developed a RHNA that determines each jurisdiction's "fair share" of the
region's projected housing need through 2020, based on factors such as recent growth trends,
income distribution, and capacity for future growth.
The City of Carlsbad's share of the RHNA is 4,999 units, which is about 3 percent of the overall
regional housing need. The city must demonstrate availability of residential sites at appropriate
densities and development standards to accommodate these units according to the following
income distribution:
ENVISION CARLSBAD
• Very Low Income: 1 912 units (18 percent)
• Low Income: 693 units ( 14 percent)
• Moderate Income: 1,062 units (21 percent)
• Above Moderate Income: 2,332 units (47 percent)
Progress toward Meeting the RHNA
While the Housing Element is an eight-year plan (2013-2021), the RHNA is based on HCD's 11-
year housing need planning period (2010-2020). Therefore, housing units constructed, under
construction, or entitled since January 1,2010 can be credited toward satisfying the city's RHNA,
even though those units were constructed or entitled prior to the planning period covered by this
Housing Element. Table 4.3-1 provides a detailed accounting of the affordable units, including
moderate-income units, approved, under construction or built between January 1, 2010 and
December 31, 2012.
Units Constructed and Under Construction
As part of the city's lnclusionary Housing program, affordable units have been constructed (or
are under construction) in Carlsbad since January 1, 2010 (Table 4.3-1). Specifically, 46 very low
income and 24 low income units have been constructed or are under construction, and subsidized
through the inclusionary program or otherwise affordable due to sales/rental price.
In addition, l 03 units have been or will be produced for moderate income households through the
inclusionary program, or in the case of 14 second dwelling units, through market rents. At the
market rate level, 935 dwelling units have been constructed since January 1, 2010 or are under
construction.
Units Approved
In addition to units constructed, several residential development projects have been approved by
the city (Table 4.3-1). These approvals include 76 dwelling units available for low income
households and 40 units for moderate income households, based on the city's inclusionary
housing program or anticipated sales prices.
According to 2008 CHAS data, 43 percent of the City's very low income households fall within the extremely low
income category (also see Table 4.2-8). Therefore the City's RHNA of 912 very low income units may be split
into 389 extremely low and 523 very low income units.
4.3-2
t :ESOURCES AVAILABLE
Table 4.3-1 : Housing Production January 1, 2010 through December 31 , 2012
Household Income
Very Above
Project Name Low Low Moderate Moderate Total Subaldy
Completed/Under
Construction 46 24 103 935 1,108
Various Market Rate 935 935 n/a
lnclusionary (Low)/rental
price (Mod) ($2, 100-
La Costa Condominiums 9 49 58 2,800/mo.)
Affordable agreement with
Tavarua Senior Apartments 35 15 50 City recorded
Based on rental price
La Costa Bluffs 24 24 ($2,000-2,300/mo.)
Based on anticipated rental
Vitalia Flats 14 14 price
Based on anticipated rental
Smerud Duplex 2 2 price
Affordable agreement with
Roosevelt Gardens 11 11 City recorded
Based on anticipated rental
Second Dwelling Units 14 14 price
Approved but not yet built 99 64 163
lnclusionary (Low) and
Encinas Creek Apartments anticipated rental price
(fka Cantarini/Holly Springs) 63 64 127 (Mod)
Dos Colinas (Senior) 24 24 lnclusionary
Roosevelt Street
Residences 7 7 lnclusionary
Second dwelling unit;
Seascape 2 2 based on anticipated price
Lumiere Carlsbad Village 2 2 lnclusionary
State Street Mixed Use 1 lnclusionary
Total 46 123 167 935 1,271
Source: City of Carlsbad, 2012.
Summary
Table 4.3-2 summarizes the city's progress toward meeting the RHNA. Overall, the city has a
remaining RHNA of 1,436 lower income and 895 moderate income units; the city must
demonstrate the availability of residential sites at appropriate densities to accommodate these
units.
4.3-3
ENVISION CARLSBAD
Table 4.3-2: Progress Toward Meeting the RHNA
Household Income
Above
Very Low Low Moderate Moderate
Constructed/Under Construction 46 24 103 935
Approved 0 99 64 ..
Total 46 123 167 935
RHNA 912 693 1,062 2,332
RHNA Remaining 866 570 895 1,397
.. Above moderate housing projects that are approved but not constructed or under construction are
accounted for in the vacant and underdeveloped sites inventory.
Source: City of Carlsbad, Dyett & Bhatia, 2013.
Total
1,108
163
1,271
4,999
3,728
Assumptions for Sites Inventory
This section describes assumptions for how the sites inventory was determined, particularly as it
relates to sites appropriate for lower income households. This includes reasonable capacity,
appropriate densities (General Plan land use designations), site conditions, and locations. Unique
site conditions exist in certain areas, namely the Vi llage and Barrio; these are discussed below.
Reasonable Capacity Assumptions
Reasonable capacity is calculated for each site based on environmental constraints, site size, and
the minimum permitted density.
• Environmental Constraints. Deductions are made for site constraints, which include steep
•
•
slopes, water bodies, and San Diego Gas and Electric transmjssion corridors.
50 percent of the land area on 25-40 percent natural slopes are assumed to be available
for development
Natural slopes greater than 40 percent are excluded from capacity calculations
Areas within the I 00-year flood zone are excluded from capacity calculations
Multiple Land Use Categories. The acreage of any unentitled or underutilized parcel with
more than one General Plan designation (e.g. RH/O/OS) is appropriately adjusted so unit
yields are based only on the portion of acreage reflective of the residential designation.
"Underutilized" Sites. These are sites not developed to their full potential, such as an older
residence on a large lot designated for multi-family residential. The city considers a property
underutilized if its improvement value is less than its land value, with values as determined
by the San Diego County Assessor.2 Other factors considered and reflected in the city's sites
Many economic development experts use an improvement-to-land value of2.0 or less for identifying underutilized
properties for mixed use development. The city's use of a ratio of less than 1.0 represents a relatively conservative
assumption.
4.3-4
•
•
•
•
•
· _ ~ESOURCES AVAILABLE
selection include absentee ownership and the condition/age of the structure on the property
(greater than 55 years).
Parcel Size (outside the Village and Barrio). With the exception of parcels in the Village
and the Barrio area, which have the highest densities allowable, all sites that have been
assumed to have additional development potential for lower and moderate income housing
are at least 0.24 acre in size-a threshold where infill development and redevelopment have
occurred in recent years, as shown in Table 4.3-3.
Table 4.3-3: Approved Multi-Family Projects on Small Sites
Project Site Size Units Density Approval
(In acres} (du/ac} Date
Acacia Estates 0.32 4 13 2005
Tamarack Beach Lofts 0.22 4 18 2006
Chestnut 5 Condos 0.27 5 18.5 2008
Walnut Condos 0.80 15 18.8 2008
Seabreeze Villas 0.69 12 17.4 2011
La Costa Bluffs 1.56 24 15.4 2011
Vista La Costa 0.88 19 21 .6 2012
Existing Units to Remain. Any existing units on underutilized parcels are also deducted
before determining unit yields, resulting in a "net" unit value.3
General Plan Land Use Designation and Corresponding Zoning District. Allowed
density is based on the General Plan land use designation and its corresponding minimum
density, as described in the sites inventory and the "Relationship between Affordability and
Density" subsection below. The zoning district specifies other site regulations such as parking
and lot coverage requirements.
Assumed Density. Each of the city's residential land use designations specifies a density
range that includes a minimum density, maximum density, as well as a Growth Management
Control Point (GMCP) density (the GMCP density ensures residential development does not
exceed the number of dwellings permitted in the city per the city's Growth Management
Plan). In the sites inventory, the minimum density is the assumed "reasonable" density for the
purposes of accommodating housing affordable to lower and moderate income households.
Residential on Commercial Sites (Mixed Use). The General Commercial, Local Shopping
Center and Regional Commercial land use designations represent the city's mixed use
districts that permit residential uses as part of a mixed use development. Capacity on these
sites is assumed at a minimum of 15 units per acre on 25 percent of the developable site area
(the other 75 percent is assumed for non-residential uses). These sites are listed in Appendix
B (Table B-5) of the inventory since they support the General Plan vision and are good
When developing the RHNA, SANDAG has already included a replacement factor -an estimated number of
existing units that may be demolished to make way for new construction. Therefore, the RHNA is a gross
production requirement. The city's sites inventory accounts for a net production capacity by discounting the
existing units on site. Therefore, again, the city's estimate of capacity is more conservative compared to the
RHNA.
4.3-5
ENVISION CARLSBAD
residential sites for moderate income households. However, the General Plan does not
designate residential capacity to these sites (an excess dwelling unit allocation is required)
and they are not necessary to meet the RHNA; therefore, these sites are only included in the
Appendix B as additional possible residential sites.
• Infrastructure Availability. Sites are only included if necessary infrastructure is available or
planned. Any exceptions are described below.
Reasonable Capacity in the Village
The Village is the densest district in Carlsbad with the best access to shoppin g, services, and
public transit. Because of this accessibility, it represents a good opportunity for the development
of affordable housing for a range of income levels.
In addition to the general assumptions above, in the Vi llage, the minimum parcel size included in
the sites inventory is 0.13 acre, which is the minimum deemed feasible for multi-family
development; the average size is 0.40 acre. This relatively smaller parcel size is appropriate in the
Village because:
1. Village development standards such as reduced setbacks and parking requirements, and
increased lot coverage, are relatively flexible and in some cases less stringent than similar
standards for properties elsewhere.
2. Planned residential densities are higher in the Village, a minimum of 18 or 28 units per
acre (maximum of 23 or 35 units per acre), depending on the district, allowing at least
two units on a 0.13-acre site.
3. The Village land use designations permit mixed-use development, in which residences
are likely to be smaller apartments or condominiums on the upper floors. While the city
encourages mixed-use projects in the Village, development of stand-alone high-density
residential projects is also permitted and would yield even more units. To account for
non-residential uses, a conservative 50 percent of the potential capacity of units is
assumed, while the other 50 percent of developable area could be used for non-residential
uses.
Reasonable Capacity in the Barrio
The Barrio is an existing, well-established neighborhood just south of the Village and west of
Interstate 5. A mix of older single-family homes, condominiums, and apartments exist in the
Barrio, and a number of the properties are underutilized and absentee-owned. Furthermore, the
connection between the Barrio and the commercial services in the Village, as well as easy access
to nearby train and bus services and interstate 5, make the Barrio area appropriate for more dense
residential uses.
Though property values in the Barrio area remain high, the neighborhood could benefit from
additional investment. Since 2000, the city has made a number of substantial public
improvements in the area totaling more than $28 million, including utility undergrounding, storm
drain and street improvements, and park and senior center enhancements. Carlsbad considers the
area appropriate for redevelopment at standards and densities similar to the maximum densities
4.3-6
'··-· .tESOURCES AVAILABLE
approved for the Village. Therefore, the city believes consideration of a lot size smaller than 0.24
acre, as is the minimum in locations outside the Village and Barrio areas, is acceptable. In the
Barrio, the minimum parcel size included in the sites inventory for lower and moderate income
housing is 0.16 acre, except for the Harding Street Neighbors, LP parcels described below, and
the average is 0.58 acre.
Harding Street Neighbors, LP
On January 29, 2013, the City Council authorized financial assistance ($7.4 million) to assist a
developer acquire existing duplex units located in an area of the Barrio comprised of 27 parcels
along Harding Street, Carol Place and Magnolia A venue, generally north of Tamarack A venue,
south of Magnolia Avenue, east of Jefferson Street and west of Interstate 5. The intent of the
property acquisition is to consolidate the parcels and construct a new 140 unit high density
(minimum 23 du/ac) lower income affordable housing development. Twenty-two of the 27
parcels associated with the property acquisition are smaller (.13 to .15 acre) than the minimum
parcel size for the Barrio (.16 acre); however, based on the approved funding agreement and
intent to consolidate the lots for the purpose of constructing affordable housing, these 27 parcels
are included in the sites inventory and combined can accommodate 140 lower income housing
units. The funding agreement calls for acquisition and redevelopment of the site to be completed
by December 31, 2018.
Other Lot Consolidation Opportunities
ln addition to the Harding Street Neighbors, LP project described above, the city will encourage
the consolidation of other small parcels in order to facili tate larger-scale developments.
Specifically, the city will continue to make available an inventory of vacant and underutilized
properties to interested developers, property owners, market infill and redevelopment
opportunities throughout the city, particularly in the Village and Barrio, and meet with developers
to identify and discuss potential project sites. For the Barrio, the city shall encourage the
consolidation of parcels and enhance the feasibility of affordable housing through application of
standards n1odifications, non-conforming use regulations, and updates to the city's Zoning
Ordinance.
Relationship between Affordability and Den sity
For Carlsbad and other jurisdictions considered to be urban metropolitan areas, California
Government Code Section 65583.2 states that a density of 30 units per acre is appropriate to
enable lower income housing. However, the city can specify a lower density to accommodate
lower income housing, provided the city can demonstrate how sites designated at the lower
density can accommodate the city's RHNA. Such analysis may include, but is not limited to,
factors such as market demand, financial feasibility, or information based on development project
experience. While the c ity acknowledges that the availability of higher density residential sites is
directly related to the achievement of higher density housing, experience has demonstrated that in
Carlsbad, the private housing market would not develop affordable housing solely because of the
availability of high density land; instead, market intervention by local government is required.
Accordingly, in the early 1990s the City of Carlsbad implemented a comprehensive and rigorous
affordable housing program (i.e., the Inclusionary Housing Ordinance, Carlsbad Municipal Code
4.3-7
ENVISION CARLSBAD
Chapter 21.85) that: 1) established a minimum I 5 percent inclusionary lower-income housing
mandate for all residential projects; 2) offered unlimited density increases for affordable projects;
3) allowed for modifications to development standards to accommodate higher densities; and 4)
provided significant financial subsidies for affordable housing.
Carlsbad has tailored its existing housing program to increase housing affordability. A key
component of the lnclusionary Housing Ordinance is to allow increased density on any residential
site, provided there is an increase in the affordability of the development.
As discussed in Section 4.4, the city maintains a voter-initiated Growth Management Plan that
limits the amount of residential development in the city, and ensures availability of adequate
public facilities and services to serve all new development. Residential development cannot
exceed the GMCP density (unless there are "excess dwelling units" available). Where
development occurs below the GMCP density, the number of remaining units that otherwise
would have been built on that site are "excess dwelling units" that are available to other
residential developments to enable densities higher than the GMCP density. Residential projects
must meet specific city criteria to be eligible for "excess units." Such criteria include
development of affordable housing (in addition to that required by the lnclusionary Housing
Ordinance).
Market Demand
SANDAG's 2050 Regional Growth Forecast anticipates a substantial shift in housing types in
Carlsbad during the next 30 years as the city approaches buildout and the population ages.
SAND AG forecasts that from 2011 through 2040, the percentage of single-family dwellings will
decrease from 76 percent to 55 percent of new residential development. Higher density infill
development and a reduction in the amount of new residential development in Carlsbad during
the next 30 years will be factors in these shifts.
A market demand study prepared for the recent General Plan update confirmed this trend, finding
that the projected population shifts by age group between 2008 and 2020 result in an increasing
demand for multifamily housing over time, particularly from young professionals without
children and empty nesters.
Financial Feasibility
During public outreach activities undertaken as part of this Housing Element update, developers
of both market rate and affordable housing were consulted, as described in Section 4.1. Several
developers remarked that 23-25 du/ac was typically the threshold for constructing a housing
development in Carlsbad with surface parking. Above 25 du/ac, in order to meet parking
requirements, developments would typically need to be designed with subterranean or podium
parking, which may render the project infeasible without significant subsidy.
Recent Experience
Most of the city's affordable housing developments have been developed at a density between 10
and 20 units per acre, as shown in Table 4.3-4, which lists the city's recent affordable housing
projects and their associated densities (notably, Tavarua Senior Apartments did exceed 20 units
per acre, since 40 of the 50 units are one-bedroom units). These development projects reveal that
4.3-8
4 ESOURCES AVAILABLE
affordable housing for lower income households can be achieved on land designated at a density
less than 30 units per acre.
Table 4.3-4: Recent Affordable Housing Projects
Project Average
Number Density Subsidy/Unit
Project of Units Status (du/ac)1 Affordability (AB#)2
The Bluffs Condos 10 Completed 15 100% Lower $20,000
2007 Income (AB 18,542)
Cassia Heights 56 Completed 21 100% Lower $50,523
2007 Income (AB 18,025)
Hunter's Pointe 168 Completed 11 100% Lower $11,500
2007 Income (AB 18,251 }
Lumiere 2 Approved 22.2 Low Income lnclusionary 2008
Seascape 2 Approved 4.3 Low Income lnclusionary 2009
Roosevelt Gardens 11 Completed 20 100% Lower $141 ,993
2010 Income (AB 19,183)
Poinsettia 12 Completed 18.6 100% Lower lnclusionary Commons/Bluewater 2010 Income
Robertson Ranch/Glen 78 Completed 16 100% Lower $13,000
Ridge 2010 Income (AB 397)
Vitalia Flats 14 Completed 17.4 100% Moderate n/a 2012
Smerud Duplex 2 Completed 14.3 100% Moderate n/a 2012
La Costa Condominiums 58 Completed 11.5 16% Low/84% lnclusionary 2013 Moderate
Tavarua Senior Apartments 50 Completed 56 100% Lower $75,000
2013 Income (AB418)
La Costa Bluffs 24 Under 15.6 100% Moderate n/a construction
State Street Mixed Use Approved 32.1 Low Income lnclusionary 2011
Dos Colinas 24 Approved n/a Low Income lnclusionary 2012
Encinas Creek Apartments Approved 50% Low/50% (fka Cantarini/Holly 127 20.5 lnclusionary
Springs) 2013 Moderate
1. "du/ac" is dwelling units/acre.
2. AB# identifies the City Council agenda bill number from which the subsidy amount was obtained.
Assumed Densities
In summary, the density of 30 units per acre, which is specified by Government Code Section
65583.2 as appropriate for lower income housing, is rugher than the densities at which affordable
4.3-9
ENVISION CARLSBAD
housing is typically built in Carlsbad and which is deemed to be feasible by potential developers.
As a result, the sites inventory recognizes that densities as low as 12 units per acre are appropriate
for moderate income housing and 20 units per acre for lower income housing.
Table 4.3-5 identifies the land use designations that generally correspond to various household
income levels for the purposes of the sites inventory. The minimum and maximum densities
permitted are displayed along with the GMCP density. The sites inventory assumes the minimum
density permitted by the General Plan land use designation and is thus a conservative estimate of
realistic capacity. For R-1.5 and R-4 designated sites, the GMCP densities are assumed in the
inventory.
Table 4.3-5: Land Use Designations and Affordability
Density Range
General Plan Land Implementing (Minimum and Growth Management Appropriate
Use Designation Zoning District Maximum) (du/ac) Control Point (du/ac) Income Levels2
R-1 .5 Residential R-1 , R-A, P-C1,
RMHP 0 -1.5 1
R-4 Residential R-1 , R-A, P-C1,
RMHP 0-4 3.2 Above
R-1 , R-2, RD-M, Moderate R-8 Residential P-C1. RMHP 4 -8 6
R-15 Residential R-3, RD-M, P-
C1, RMHP 8 -15 11.5
R-23 Residential
R-3, RD-M, R-
W, P-C1, RMHP,
R-P 15 -23 19
General C-2
Commercial (GC) 15 -30 n/a 5
Local Shopping C-L Moderate
Center (L) 15 -30 n/a 5
Regional C-2
Commercial (R) 15 -30 n/a 5
Village (V) V-R District 5-9: 18 -23 n/a 5
R-30 Residential R-3, RD-M, P-
C1, RMHP, R-P 23-30 25 Extremely Low,
Village (V) V-R n/a 5 Very-Low, Low
District 1-4: 28 -35
Subject to an approved master plan.
2 Applies to sites where no project is approved that provides affordable housing; approved affordable
housing projects may be located within any residential designation, since the affordable housing
provided by the project is typically achieved through the city's lnclusionary Housing requirements.
3 Sites designated R-15 are assumed available for moderate income housing if the property is subject to
a master plan that establishes a minimum density of 12 or more units per acre.
4 Sites designated R-23 are assumed available for low income housing if the property is subject to a
master plan that establishes a minimum density of 20 or more units per acre.
5 Requires an allocation of "excess dwelling units"; 828 "excess dwelling units" are currently reserved for
the Village and are included in the estimated General Plan residential capacity.
4.3-10
4 ESOURCES AVAILABLE
The General Plan's R-30 and Village designations accommodate lower incomes. The R-30
designation requires a minimum of 23 units per acre and permits up to 30 units per acre. When a
density bonus is applied to the R-30 designation, the maximum density can potentially reach 40
units per acre (at a maximum density bonus of 35 percent under state density bonus law).
Additionally, the city's ordinances allow for density increases that exceed state density bonus
law, as illustrated by the Tavarua Senior Apartments shown in Table 4.3-4.
These designations may also be appropriate for extremely low income households, such as
agricultural workers, seniors earning fixed incomes, homeless seeking transitional or supportive
housing, and other one-bedroom housing types.
The R-23 designation is assumed to accommodate moderate income households. Its density range
permits between 15 and 23 units per acre. Commercial designations are also appropriate for
moderate incomes. Above moderate income housing may be appropriate in any density category,
but is assumed for R-15 and lower density residential designations.
Residential Sites Inventory
The following residential sites inventory represents sites that have densities and conditions to
accommodate the city's remaining RHNA. These sites are illustrated in Figure 4.3-1 and
described in detail in Appendix B. The sites inventory is divided into two categories: Vacant Sites
and Underutilized Sites (these sites exclude vacant or underutilized sites with an approved, but
not yet built, development project listed in Table 4.3-1).
4.3-11
ENVISION CARLSBAD
This page intentionally left blank.
4.3-12
Pacific
0 c e a n
r·-··j
I ,-J . -· . ..,
Clllovera
Lake
City of
Enc1111tas
i i r--!
i i
i i l. ___ ,J _____ _
City of
V,sto
City of
San Marcos
i i ---··1
i i i
.-.B
;---\ : . ~--·-·.I
Figure 4.3
CITY OF CARLSBAD
Housing Element Sites Inventory
Vacant Sites for Lower and
Moderate Income Housing
Underutilized Sites for
Lower and Moderate
-Income Housing -
Category I (Parking Lot
and Agricultural Sites)
Underutilized Sites for
Lower and Moderate
Income Housing -
Category 2 (Other
Underutilized Sites)
Vacant and Underutilized C=:J Sites for Above Moderate
Income Households
.,I __ .I Harding Property
Highways
Major Roads
Railroad .------, L_ ____ J City Limits
0 0.5
Miles
SOO AC RES
100
ACRES
Source: City of Carlsbad, 2013; Dyett & Bhatia, 20 13.
2
tESOURCES AVAILABLE
Vacant and Underutilized Sites for Lower and Moderate Income
Housing
Vacant
Table 4.3-6 provides a summary of the vacant sites that can accommodate development of
housing appropriate for lower and moderate income levels (the complete inventory of sites is
provided in Appendix B). Allowed density is equivalent to the minimum density as stated in the
General Plan and Table 4.3-5. In total, vacant sites can accommodate I.I 03 housing units
appropriate for very-low, 704 units for low income households, and 399 units appropriate fo r
moderate income households.
Table 4.3-6: Housing Sites Inventory Summary
Household Income
Above
Type Very Low Low Moderate Moderate Total
Vacant 1,103 704 399 1,622 3,828
Underutilized 1,102 140 264 550 2,056
Total 2,205 844 663 2,172 5,884
Sites in the Village are included in the "vacant" and "underutilized "categories.
Source: City of Carlsbad, Dyett & Bhatia, 2013.
Underutilized
In addition, there are opportunities to meet the RHNA through redevelopment of "underutilized"
sites, which include sites with transitional uses such as agriculture or surface parking, res idential
uses developed at a density lower than the minimum density allowed, or where the value of the
structure/improvement is less than the land value. The recent General Plan update identified land
with the greatest potential to accommodate future development. Many of the sites permit multi-
family housing in residential and mixed-use locations (such as the Village and Barrio) that are
close to transit and services.
Table 4.3-6 summarizes the capacity of underutilized housing sites. The underutilized inventory
in Appendix B documents two categories of underuti lized sites:
• The first category includes sites where the existing use is surface parking or agricultural
land appropriate for transition to residential uses (Table B-2 in Appendix B). These sites
result in 282 housing units appropriate for very-low income households and 12 units fo r
moderate income households.
• The second category of underutilized sites include sites where there is a structure(s) on
site, but the use is built below the allowed minimum density, or the value of the
structure/improvement is less than the land value (Table B-3 in Appendix B). These sites
could accommodate an additional 960 units appropriate for lower income housing and
252 units for moderate income households.
4.3-15
ENVISION CARLSBAD
Vacant and Underutilized Sites for Above Moderate Income Housing
As described in Table 4.3 -5, sites appropriate for market rate housing are found in the following
land use districts: R-1.5, R-4, R-8 and R-15. These land use designations typically permit single-
fam ily and medium density multi-family dwellings that are likely only affordable fo r households
earning above moderate incomes. The sites inventory includes 5 12 acres of vacant land with these
land use designations, which can accommodate an estimated 1,622 housing units. The inventory
a lso includes 186 acres of underutilized land-primarily residential uses that are built at a lower
density than the designation allows. These underutilized sites could accommodate an additional
550 units. These sites are identified in Appendix B (Table 8-4).
Commercial Mixed Use
Commercial designated sites where residential uses are appropriate and supported by the General
Plan vision, are also documented in Appendix B, Table B-5. These sites can accommodate 338
moderate income households. However, the General Plan does not designate residential capacity
to these sites (excess dwelling units are required) and they are not necessary to meet the RHNA;
therefore, these sites are only included in Appendix B as additional possible residential sites.
Infrastructure Constraints
Services will be constructed in tandem with residential development as required by the city's
Local Facilities Management Plans, to ensure adequate provision of infrastructure facilities. As of
April 2013, all required Local Facilities Management Plans have been prepared and approved.
T he adequacy of facilities is monitored annually as part of the city's Growth Management Plan.
The latest Growth Management Monitoring Report (FY 2011-12) concluded that all monitored
facilities are adequate to serve existing development, and that with planned improvements, will
be adequate to serve new development through build-out.
Adequacy of Sites Inventory in Meeting RHNA
As the sites inventory demonstrates, the c ity has the capacity to accommodate the RHNA.
Notably, moderate income units appear to be in a deficit according to Table 4.3-7; however, since
the city has a surplus of capacity to satisfy the lower income RHNA, the surplus can be applied to
satisfy the moderate income RHNA. This inventory accommodates potential development of
2,25 1 very low, 967 low, 830 moderate, and 3, I 07 above moderate income units. Combined, the
city has land resources and programs to accommodate the RHNA at all income levels.
4.3-16
-..-., .• ~ESOURCES AVAILABLE
Table 4.3-7: Adequacy of Sites in Meeting RHNA, by Household Income
Above
Site Type Very Low Low Moderate Moderate Total
Development
Projects 1 46 123 167 935 1,271
Vacant2 1,103 704 399 1,622 3,828
Underutilized2 1,102 140 264 550 2,056
Total 2,251 967 830 3,107 7,155
RHNA 912 693 1,062 2,332 4,999
Surplus/Deficit 1,339 274 -232 775 2,156
Per Table 4.3-1
2 Per Table 4.3-6
Source: Dyett & Bhatia, City of Carlsbad, 2013.
4.3.2 Financial Resources
Providing for an adequate level of housing opportunities for Carlsbad residents requires creative
layering of funding. Often one single source of funding is inadequate to address the extensive
needs and depth of subsidies required. The city must program the uses of limited funding
effectively to maximize the number of households that can be assisted.
For the last several decades, the city's Redevelopment Housing Set-Aside Fund was one of the
city's major sources of funding for affordable housing. However, following state legislation
eliminating all redevelopment agencies in California, the Carlsbad Redevelopment Agency was
dissolved effective February 1, 2012 and along with it this source of affordable housing funding.
The city's Affordable Housing Trust Fund remains the primary source of housing funding, though
the city is exploring a housing impact fee as described in Section 4.6 (Program 3. 7). In addition,
the city reserves a portion of the U.S. Community Development Block Grant (CDBG) and
HOME Program funds for affordable housing development. Other supplemental sources include
Section 108 loan guarantee and Section 8 rental assistance. Another funding source, the city's
Agricultural Conversion Mitigation Fee program, has been used to build farmworker housing.
The city's policy is to leverage, to the maximum extent feasible, the use of funds available in the
development of affordable housing. The city supports the use of CDBG and HOME funds for
predevelopment activities and "gap financing" of developments by private and nonprofit entities.
Affordable Housing Trust Fund
With the implementation of the city's Inclusionary Housing Ordinance, the city established a
Housing Trust Fund to collect fees generated from the Inclusionary Housing In-Lieu Fee and the
sale of affordable housing credits to satisfy a developer's inclusionary housing obligation. All
fees collected are used exclusively to faci litate the construction, preservation, and maintenance of
affordable housing pursuant to the City's Inclusionary Housing Ordinance. As of December 31,
2012, the Housing Trust Fund had an unencumbered balance of $6.1 million.
4.3-17
ENVISION CARLSBAD
The Inclusionary Housing In-Lieu Fee is the single largest contributor to the Housing Trust Fund.
The city's lnclusionary Housing Ordinance requires 15 percent of new residential development to
be reserved as affordable to lower income households. Developers of small projects with no more
than six units have the option to pay a fee in lieu of providing on-site affordable units. At the
discretion of the city, other options to providing units on-site, such as dedicating land, may also
be possible.
Housing Reserve Fund (CDBG/HOME)
The CDBG Program is administered by HUD. Through this program, the federal government
provides funding to jurisdictions to undertake community development and housing activities.
The primary CDBG objective is the development of viable urban communities, including decent
housing and a suitable living environment, and expanding economic opportunity, principally for
persons of low-and moderate-income. The City of Carlsbad receives an allocation of
approximately $500,000 in CDBG funds annually.
The HOME Program provides federal funds for the development and rehabilitation of affordable
rental and ownership housing for households with incomes not exceeding 80 percent of area
median income. The city participates in the San Diego County HOME Consortium and receives
an allocation of approximately $280,000 in HOME funds annually.
The city has established a Housing Reserve Fund with allocations from its CDBG and HOME
Programs to accumulate funds for creating additional affordable housing opportunities in
Carlsbad. Funds are used to help identify appropriate properties for possible acquisition and/or
development of affordable units. Once an appropriate property is identified, Housing Reserve
Funds may be reallocated for acquisition and/or development of a specific property.
CDBG Section 108 Loans
In the 1990s, the city received approximately $1.2 million in a CDBG Section 108 loan to assist
in the land acquisition for a 21-acre site for the construction of the Villa Loma Apartments. The
city anticipates pursuing additional Section I 08 loan guarantees to expand affordable housing
opportunities in Carlsbad, as appropriate.
Section 8 Tenant-Based Rental Assistance Program
The Housing Choice Voucher Program (Section 8) is funded by HUD and administered by the
City of Carlsbad Housing Authority. The city spends approximately $6.3 million annually on the
Section 8 Rental Assistance Program, serving an average of 600 families per month. Ao
additional 549 families are on the waiting list, which has been closed since October 1, 2005.
Agricultural Conversion Mitigation Fee Program
As certain , often historic, coastal agricultural lands develop, a mitigation fee of $10,000 per acre
is paid to the city. 1n 2005, Carlsbad established an ad hoc citizen's committee to advise the City
Council on bow the collected fees should be spent, which by that time had reached over $6
million. Subsequently, the committee solicited and evaluated funding proposals from
organizations according to specific criteria. These criteria focus on restoration, preservation and
4.3-18
···-· .~ESOURCES AVAILABLE
enhancement of Carlsbad's natural and agricultural environment. To this end, an eligible funding
category is the development of farmworker housing.
ln 2008, the city awarded a $2 million grant from the collected fees to Catholic Charities lo
rebuild and expand the current La Posada de Guadalupe homeless she lter to provide farmworker
housing. This facility will feature 50-70 beds specifically for farmworkers, which are in addition
to the 50-beds that currently serve farmworkers and homeless men.
Currently, the Agricultural Conversion Mitigation Fee Program has an approximate balance of
$490,000. It is expected this fee could grow by another $1 million to $ l.5 million as designated
properties continue to develop.
4.3.3 Administrative Capacity
The institutional structure and administrative capacity established to implement programs
contained in the Housing Element include the City of Carlsbad, other public entities, and private
developers, both for-profit and non-profit. The city works closely with private developers to
construct, rehabilitate, and preserve affordable hous ing in the city.
City of Carlsbad
The City of Carlsbad's Housing and Neighborhood Services Division, Planning Division, and
Building Division will be the lead divisions in implementing a variety of programs and activities
outlined in this Housing Element.
Housing and Neighborhood Services Division
The Housing and Neighborhood Services Division has the following responsibilities related to the
Housing Element:
• Administering the CDBG program -a substantial amount of CDBG funds during the
Housing Element period will be allocated to projects that address the affordable housing
needs of lower and moderate income households.
• Administering rental and financial assistance -the division offers programs for rental and
down payment assistance as well as minor home repair grants.
• Administering the Section 8 Housing Choice Voucher program -providing approximately
600 Section 8 vouchers to eligible households.
• Providing neighborhood outreach and code enforcement services.
• Implementing Housing Element programs -the division will work with developers to create
affordable hous ing opportunities for low income households.
4.3-19
ENVISION CARLSBAD
Planning Division
Principal responsibilities of the Planning Division include:
•
•
•
•
Preparing ordinances and policies to facilitate and encourage housing development for all
income groups in Carlsbad.
Assisting in the development of affordable housing .
Tracking the number and affordability of new housing units built.
Reviewing and guiding applications for development of housing through the entitlement
process.
Building Division
The principal responsibility of the Building Division is monitoring and reporting on existing
housing units that are substandard.
Housing Developers
Non-Profit Organizations
The city works with a number of for-and non-profit developers to create affordable housing
using the Housing Trust Fund and other housing funds. The following affordable housing
developers have expressed interest in developing and/or preserving affordable housing in San
Diego County:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Affirmed Housing
Affordable Housing People
Bridge Housing Corporation
C&C Development
Chelsea lnvestment Corporation
Chicano Federation of San Diego County
Community Housing Group
Community Housing of North County
Community Housing Works
Habitat for Humanity
Housing Development Partners of San Diego
Irvine Housing Opportunities
Jamboree Housing
MAAC Project
Meta Housing
4.3-20
'··-· .{ESOURCES AVAILABLE
• Wakeland Housing
For-Profit Developers
Private, for-profit developers will assist in the effort of creating affordable housing in Carlsbad
through the city's lnclusionary Housing Ordinance. Per the ordinance, at least 15 percent of all
housing units approved for any master plan community, specific plan, or qualified subdivision
must be affordable to lower income households.
4.3.4 Opportunities for Energy Conservation
Energy costs directly affect housing affordability through their impact on the construction,
operation, and maintenance of housing. There are many ways in which the planning, design, and
construction of residential neighborhoods and homes can reduce energy costs while at the same
time produce an environmental benefit. Techniques for reducing energy costs include
construction standards for energy efficiency, site planning, land use patterns, and the use of
natural landscape features to reduce energy needs. Sustainable development also encompasses the
preservation of habitat and species, improvement of air, and conservation of natural resources,
including water and open space.
Residential Building Standards
The city uses the California Building Code and the new Green Building Standards Code
(CALGREEN) to review proposed development and renovations. The purpose of the code is to
improve public health, safety and general welfare by enhancing the design and construction of
buildings in the following categories: I) planning and design, 2) energy efficiency, 3) water
efficiency and conservation, 4) material conservation and resource efficiency, and 5)
environmental air quality. In addition to CALGREEN standards, the city implements the
following energy conservation programs related to building design, construction and
improvement:
Solar and Other Energy Related Improvements
The city requires all new residential units to include plumbing specifically designed to allow the
later installation of a system that utilizes solar energy as the primary means of heating domestic
potable water.
The city joined the CalifomiaFIRST program to allow residents and business owners to obtain
low-interest financing for energy related improvements and repay the loans through an
assessment on their property tax bills. The program is voluntary, and the owners of residential,
commercial, and industrial properties in Carlsbad are eligible. Along with solar electric and
water-heating systems, energy efficient improvements such as dual-paned windows, tank-less
water beaters, and insulation are also eligible for funding under the program. To-date, the
program is actually on bold because of problems with the Property Assessed Clean Energy
(PACE) federal financing component, but it is included here for the sake of a thorough
description of city efforts.
4.3-21
ENVISION CARLSBAD
Green Building
Leadership in Energy and Environmental Design (LEED) is an internationally-recognized rating
system for certifying the design, construction, and operation of high performance buildings. City
policy calls for new city facilities to strive for LEED "Silver" certification or its equivalent and to
generate a minimum of IO percent of its energy demand onsite, whenever practicable and within a
reasonable cost/benefit ratio. 1n addition, at the private level, several recent development projects
have elected to obtain certification for green buildings. According to the LEED Certified Project
Directory, there are eight LEED-certified projects in Carlsbad.
Water Recycling, Conservation , and Desalination
Under the recycled water retrofit project, the city installs recycled water lines to serve existing
development in areas of the city where recycled water is available. The Carlsbad Municipal
Water District does not provide recycled water to residential customers; however, it does provide
it to the common landscaped areas of residential developments. Each year, the district distributes
nearly 1.35 billion gallons of recycled water to local irrigation customers. Recycled water costs
customers 15 percent less than potable irrigation water.
To assist homeowners in reducing costs, the city participates in regional water conservation
programs that allow Carlsbad Municipal Water District customers to receive rebates for
purchasing water efficient clothes washing machines and toilets, free on-site water use surveys,
and vouchers for weather-based irrigation controllers. The district is a signatory to the California
Urban Water Conservation Council Memorandum of Understanding, which seeks to implement
14 best management practices that have received a consensus among water agencies and
conservation advocates as the best and most realistic methods to produce significant water
savings from conservation.
In addition, in 2010, the city adopted a water-efficient landscape ordinance to promote water
conservation through design, installation and maintenance of more efficient landscape and
irrigation systems.
A nearly $1 billion, SO-mi llion gallon a day seawater desalination plant is currently under
construction in Carlsbad, which is intended to supply the San Diego region with approximately
10 percent of its drinking water needs, and Carlsbad with about 12.5 percent of its drinking water
needs. The project will be the first large scale desalination plant in the United States and the
largest of its kind in the Western Hemisphere.
General Plan Goals and Policies
Other elements in the General Plan discuss policy measures to reduce energy consumption
through land use, transportation, and conservation efforts.
• The General Plan seeks development of pedestrian-oriented shopping centers that are located
to maximize accessibility from residential neighborhoods. Where appropriate, these centers
would also include high and medium density housing surrounding the retail uses or integrated
in mixed-use buildings.
4.3-22
'-r,v •• ~ESOURCES AVAILABLE
• The General Plan seeks to reduce reliance on driving by promoting safe walking and biking
access. The plan outlines improvements to pedestrian and bicycle systems. Opportunities for
a safe pedestrian crossing across the railroad and Chestnut Avenue will be explored.
Pedestrian priority zones around key centers and other places-such as schools-are
outlined, to foster pedestrian comfort and safety.
• The General Plan supports continuation of the open space and park planning efforts by the
city. Any future development located in areas adjacent to sensitive biological resources, such
as lagoons and hillsides, must comply with the city's Habitat Management Plan and open
space regulations to ensure that habitats are preserved and open space is provided.
4.3-23
ENVISION CARLSBAD
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4.3-24
4.4
Constraints and Mitigating
Opportunities
A variety of factors can encourage or constrain the development, maintenance, and improvement
of housing in Carlsbad, particularly for low and moderate income households. The city's coastal
location and mesa/canyon topography imposes physical and regulatory constraints, and results in
high land costs that present challenging market constraints.
This section provides an analysis of various potential and actual constraints to housing
development and preservation in Carlsbad. When an actual constraint is identified, the Housing
Element must consider actions and opportunities that can mitigate the constraint. Whi le certain
factors, such as construction/labor costs, may increase the costs of housing, their impacts are
similar throughout the region and therefore do not impose disadvantages on the city. These
factors are considered potential, but not actual constraints.
4.4.1 Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing investments
and can potentially hinder the production of new affordable housing.
Land Cost
In most cities, land costs vary with site location, availability of infrastructure, and offsite
conditions. In Carlsbad, location is the single greatest factor determining land prices. Carlsbad is
a highly desirable place to live and many properties have coastal views. Proximity to freeway
access, public facilities, and community image also contribute to the high land costs in the city.
As of October 2012, there were only a small number of for-sale listings for land zoned for
residential. According to Loopnet, a 1.2 acre property (zoned RD-M which allows multi-family)
was listed for $2.75 million, including approvals of a conceptual pl.an for 26 condo units. As
shown in Table 4.4-1, available land zoned for single-family homes averaged $1.3 million per
acre. The lack of availability and the cost of vacant residential land in Carlsbad is a substantial
market constraint to the production of new affordable housing.
ENVISION CARLSBAD
Table 4.4-1: Vacant Land Prices October 2012
Type
Single-Family
Average Price (Weighted)
Average per Acre
Source: Loopnet, October 2012.
Mitigation Opportunities
Lot Size Advertised Price (acres)
0.17 $339,000
0.23 $299,900
0.29 $395,000
0.35 $332,988
0.47 $700,000
1.10 $799,000
0.44 $599,848
1.00 $1 ,304,537
The city offers several opportunities to mitigate the impact of land costs on affordable housing
development. Specifically:
• Adequate Sites Inventory: The city ensures, through land use planning actions, that an
adequate supply of residential sites is availabl.e to meet the c ity's projected housing needs.
This discussion is contained in Section 4.3, Resources Available.
• Density Bonus/Increase: The city offers density bonuses for qualified projects, pursuant to
state law, to increase the yield (number of units) that can be achieved above the maximum of
the density range on a property. Also, through the city's ordinances, the city offers density
increases to assist in providing affordable housing. Density bonuses and increases reduce the
per-unit land cost.
• Land Banking/Surplus Land: The city may acquire land and reserve it for future residential
development. 1n addition to privately-held properties, surplus land owned by the city and
other public agencies offers additional opportunities for affordable housing. The acquired
land can be resold with entitlement to a nonprofit developer at a reduced price to provide
housing affordable to lower-income households. The city may also accept land as an in-lieu
contribution by a developer to fulfill the inclusionary housing requirement.
Construction and Labor Costs
The International Code Counci l (ICC) provides estimates on labor and material costs by type of
construction. According to 2012 ICC estimates, the average per-square-foot cost for "good"
quality housin.g is approximately $101 per square foot for multi-family housing and $11 3 for
single-family homes in the United States. Estimates are based on "good" quality Type VA, wood-
frame construction, providing materials and fixtures well above the minimum required by state
and local building codes. For San Diego County, RSMeans estimates for 2008 are slightly
higher-at $125-$148 for a one-to-three story apartment, assuming union labor.
Historically, labor costs are relatively stable and fixed in comparison to land and improvement
costs. However, in January 2002, Senate Bill 975 expanded the definition of public works and the
4.4-2
4.4: CONSTRAINTS AND~--. __ ATION OPPORTUNITIES
application of the state's prevailing wage requirements to such projects. It also expanded the
definition of what constitutes public funds and captured significantly more projects beyond just
public works (such as housing) that involve public/private partnerships. Except for self-help
projects, per SB 972, payment of prevailing wages are required for most private projects
constructed under an agreement with a public agency providing assistance to the project. As a
result, the prevailing wage requirement substantially increases the cost of affordable housing
construction (though it also increases the income of the worker who may seek housing in
Carlsbad or elsewhere in the region).
Mitigating Opportunities
Both construction and labor costs are similar throughout the region. While these costs add to the
overall cost of housing, they do not pose an actual constraint to housing development in Carlsbad.
Nevertheless, the city offers a number of incentives and assistance to help reduce the cost of
construction for affordable housing. These include: density bonuses/incentives, and direct
financing assistance using the Housing Reserve Fund and the Housing Trust Fund.
Home Financing
Although interest rates have reached historically low levels over the past few years, access to
credit has tightened in the wake of the financial crisis of 2007-08 and finance reform. The new
lending environment can have a substantial impact on prospective purchasers. An additional
obstacle for homebuyers continues to be the down payment required by lending institutions.
These factors often affect demand for ownership housing, driving up or depressing housing
prices.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose
information on the disposition of loan applications by the income, gender, and race of the
applicants. This applies to all loan applications for home purchases and improvements, whether
financed at market rate or through government-backed programs. The primary concern in a
review of lending activity is to see whether home financing is generally available to all income
groups in the community.
Subsidies
Given the market conditions in southern California, particularly in the San Diego region, housing
affordable to lower-income households cannot be accommodated by the market without some
form of financial subsidy (affordable housing projects shown in Table 4.3-4 were achieved with
financial subsidies from the city.) Average per-unit subsidy of subsidized units was about
$69,771. This level of subsidy is modest and less than that for most affordable housing projects in
the north San Diego County area at densities around 20 units per acre.
As discussed with developers during a developer forum held as part of the General Plan and
Housing Element update process, development above 23-25 units per acre would typically
necessitate subterranean parking, which substantially increases the average subsidy required to
make the units affordable to lower-income households. The cost savings from economies of scale
for housing production do not usually break even until the density is substantially increased to
beyond 30 units per acre. To expand the capacity for additional development, at appropriate
4.4-3
ENVISION CARLSBAD
locations, the city permits development in the Village at up to 35 units per acre and within the R-
30 land use designation density bonuses/increases can be granted to allow densities above 30
units per acre.
Conventional Lending
Overall, 4,473 households appli ed for mortgage loans for homes in Carlsbad in 2011 , over two-
thirds of which were refinancing applications. Of the applications for conventional mortgage
loans, approximately 75 percent were approved (Table 4.4-2). The denial rate was 12 percent,
while 13 percent of the applications were withdrawn or closed for incompleteness.
Among the 90 applications for home improvement loans in 2011 , 69 percent were approved, 14
percent were denied, and 17 percent were withdrawn or closed for incompleteness. Approval
rates were slightly higher, at 85 percent, for the San Diego-Carlsbad-San Marcos MSA as a
whole.
Government-Backed Lending
In addition to conventional mortgages, HMDA tracks loans for government-backed financing
(e.g. FHA, VA, or FSA/RHS). 1 To be eligible for these loans, households must meet established
income standards and homes must be under a maximum sales price. However, home prices in
Carlsbad often exceed the maximum home values established by these government-backed
programs, which makes it difficult for households to take advantage of these types of loans.
In 2011, 144 households applied for government-backed home mortgage loans for properties in
Carlsbad (Table 4.4-2). Of these applications, 72 percent were approved, 13 percent were denied,
and 15 percent were withdrawn or closed for incompleteness. Application and approval rates have
improved substantially since the last Housing Element review in 2003 when only one application
for a government-backed home improvement loan was processed and the loan was approved. ln
2011, 103 government-backed loans were approved. Approval rates were sli ghtly higher, at 86
percent, for the San Diego-Carlsbad-San Marcos MSA as a whole.
Government-backed financing includes those backed by Jhe Department of Veteran Affairs (VA), Federal I-lousing
Administration (FHA), and Farm Service Agency/Rural Housing Services (FSA/RHS). Down payment
assistance, silent second, and other mortgage assistance programs offered by local jurisdictions are not tracked by
HMDA.
4.4-4
4.4. CONSTRAINTS AND~-. _ATION OPPORTUNITIES
Table 4.4-2: Disposition of Home Purchase and Home Improvement Loan Applications in
Census Tracts Partially or Wholly Within Carlsbad 2011
Government Backed Conventional Home Improvement
# % # % # %
Approved1 103 72% 451 75% 62 69%
Denied 19 13% 72 12% 13 14%
Other2 22 15% 78 13% 15 17%
Total Applications 144 601 90 . . 1. • Approved" includes loans originated or approved, but not accepted .
2. "Other" includes files closed for incompleteness, and applications withdrawn.
Source: Home Mortgage Disclosure Act (HMDA), 2011.
Mitigating Opportunities
To address potential private market lending constraints and expand homeownership and home
improvement opportunities, the city offers and/or participates in a variety of home buyer, down
payment assistance, and rehabilitation assistance programs. These programs assist extremely-low,
very-low, low, and moderate-income residents by increasing access to favorable loan terms to
purchase or improve their homes.
4.4.2 Government Constraints
Local policies and regulations can affect the price and availability of housing. Land use controls,
the Growth Management Plan, development standards, site improvements, fees and exactions,
permit processing procedures, and other issues may present potential and actual constraints to the
maintenance, development, and improvement of housing.
Land Use Controls
The Land Use and Community Design Element of the General Plan sets forth policies for guiding
local development. The distribution of land use designations within the city are based on several
geographical and locational constraints. These constraints include: McClellan/Palomar Airport,
San Diego Gas & Electric power plant, Encina wastewater treatment plant, regional commercial
areas along Interstate 5 and Highway 78, open space reserves, habitat, beaches and lagoons, as
well as the city's overall mesa/canyon topography. The airport, power plant and wastewater
treatment plant could preclude residential development in close proximity due to potential public
health and safety concerns. The natural constraints such as hilly topography, beaches and lagoons
also limit the extent and density of residential uses due to environmental factors.
Carlsbad's Land Use and Community Design Element establishes six residential designations
(excluding the Village) ranging in density from 1.0 dwelling unit per acre to 30.0 dwelling units
per acre (Table 4.4-3)). The R-30 land use designation was added to the General Plan in February
2013 and allows up to 30 dwelling units per acre.
In the Village, a separate land use designation applies (V -Village). This designation permits
both residential and non-residential uses. Depending on the district within the Village, the
4.4-5
ENVISION CARLSBAD
minimum density is 18 units per acre {districts 5-9) or 28 units per acre (districts 1-4) and the
maximum density permitted is 23 or 35 units per acre, respectively.
To further ensure that development adheres to the densities specified, the Land Use and
Community Design Element requires development at or above the minimum density specified in
Table 4.4-3.
As discussed below, the Growth Management Control Point (GMCP) density ensures adherence
to the residential dwelling unit limits established by Carlsbad's Growth Management Program.
Certain findings regarding the provision of adequate facilities and the densities of neighboring
developments must be made to allow residential development to exceed the GMCP density.
Table 4.4-3: Land Use Designations and Implementing Zones
Land Use Designation Allowed Density GMCP Implementing Zone (du/ac) (du/ac)
R 1.5 -Residential 0.0 -1.5 1.0 R-1 , R-A, PC1, RMHP
R 4 -Residential 0.0 -4.0 3.2 R-1, R-A, PC 1, RMHP
R 8 -Residential 4.01 -8.00 6.0 R-1 , R-2, RD-M, PC1, RMHP
R 15 -Residential 8.01 -15.00 12.0 R-3, RD-M, PC1, RMHP, R-P
R 23 -Residential 15.0-23.00 20.0 R,3, RD-M, PC1, RMHP, R-P, R-W
R 30 -Residential 23.01 -30.00 25.0 R,3, RD-M, PC1, RMHP, R-P
V -Village Dist. 1-4: 28-35 n/a2 V-R Dist. 5-9: 18-23 max
Subject to an approved master plan.
2 Requires an allocation of "excess dwelling units"; 828 "excess dwelling units" are currently reserved for
the Village.
Source: Carlsbad Draft General Plan update, November 2012.
Growth Management Plan
ln the mid-l 980s, Carlsbad experienced a construction boom. Annual growth rates exceeded ten
percent and developers completed the most homes in the city's history prior to that time -2,612 -
in 1986. Further, Carlsbad's General Plan, in effect at that time, established a residential capacity
exceeding 100,000 units, which potentially meant over 80,000 more homes could be built. With
the above in mind, residents expressed concern over the loss of small town identity,
disappearance of open space, and potential for growth to outstrip public facilities and services.
Aware that development was creating public facility impacts on the communjty, the city began
working on its Growth Management Plan. Among the first actions taken was reduction of the
General Plan's residential capacity by approximately one-half in 1985. Subsequent actions
included the adoption of a series of interim ordinances to restrict development while the formal
Growth Management Plan was finalized. In 1986, Carlsbad adopted a citywide Facilities and
Improvements Plan that established much of the foundational aspects of the program. That year,
the program was pennaoently enacted by ordinance.
4.4-6
4.4: CONSTRAINTS AND M,, ,..,ATION OPPORTUNITIES
The Growth Management Plan ensures that adequate public facilities and services are guaranteed
at all times as growth occurs. This program establishes performance standards for eleven public
facilities. The eleven public facilities addressed are city administration, library, waste-water
treatment, parks, drainage, circulation, fire, open space, schools, sewer collection, and water
distribution. The program requires that the appropriate public facilities must be available in
conformance with the adopted performance standards in an area when new development occurs.
Unless each of these eleven public facility standards has been complied with, no new
development can occur.
Compliance with the Growth Management Plan is planned for and provided through a three-
tiered or phased planning process:
• Citywide Facilities and Improvements Plan, which adopted eleven public facility
performance standards, defined the boundaries of 25 local facility management zones, and
detailed existing public facilities and projected the ultimate public facility needs.
• local Facilities Management Plans are prepared in each of the 25 zones and impl.ement the
provisions of the Growth Management Plan. These plans phase all development and public
facilities needs in accordance with the adopted perfonnance standards, provide a detailed
financing mechanism to ensure public facilities can be provided, are reviewed by city staff for
accuracy, and are approved by the City Council after a public hearing.
• Individual Projects must comply with the provisions of the Local Facilities Management
Plans, as well as implement provisions of the citywide plan. The third phase of the program
includes the review of individual projects to ensure compliance with all performance
standards prior to the approval of any development permits.
The 1986 Citywide Facilities and Improvements Plan estimated the number of dwelling units that
could be built as a result of the application of the General Plan density ranges to individual
projects. For the entire city at buildout, the estimate was 54,599 dwelling units (21 ,121 existing
units plus 33,478 future units), which resulted in an estimated buildout population of 135,000.
The plan further divided the estimated future dwelling units among four city quadrants (the axis
of the quadrants is El Camino Real and Palomar Airport Road), as follows: Northwest Quadrant-
5,844 units; Northeast Quadrant--6,166 units; Southwest Quadrant-10,667 units; Southwest
Quadrant-10,801 units.
The purpose of this estimate was to provide an approximate ultimate number of future dwelling
units and population citywide and for each quadrant for facility planning purposes. The city's
Capital Improvement Plan, Growth Management Plan, and public facilities plans are all based on
this estimate. To ensure that all necessary public facilities will be available concurrent with the
need to serve new development, it was necessary to set a limit on the number of future residential
dwelling units which can be constructed in the city based on the estimate.
On November 4, 1986, Carlsbad voters passed Proposition E, which ratified the Growth
Management Plan and "locked in" the maximum future dwelling units in each of the four city
quadrants per the estimates specified in the Citywide Facilities and improvements Plan.
Proposition E also mandated that the city not approve any General Plan amendment, zone change,
tentative subdivision map or other discretionary approval. that could result in future residential
4.4-7
ENVISION CARLSBAD
development above the dwelling unit limit in any quadrant. This mandate will remain in effect
unless changed by a majority vote of the Carlsbad electorate.
Local Facilities Management Plan
To facilitate effective implementation of the Growth Management Plan, the city is split into 25
different facility zones, each of which requires the preparation of a Local Facilities Management
Plan (LFMP) prior to approving development in the affected zone. The LFMP seeks to ensure
that development does not occur unless adequate public facilities and services exist or will be
provided concurrent with new development. These plans are not seen as a constraint to
development, but rather as a vehicle to provide information upfront about the capacity and
avai lability of infrastructure. LFMPs have been adopted for all 25 facility zones.
Growth Management Control Point Density
Before Proposition E was drafted in 1986, one major concern was how best to link development
to the provision of public faci lities and also assure that once the facilities were installed
subsequent development would not exceed their capacities. When Proposition E was drafted, it
created for each residential general plan designation a "Growth Management Control Point"
(GMCP) density (dwelling units per acre) at approximately the mid-point of the associated
density range (Table 4.4-3).
The purpose of the GMCP density is to ensure residential development does not exceed the
dwelling unit caps established for each quadrant. A development may not exceed the GMCP
density unless the following three findings can be made:
• The project will provide sufficient public facilities for the density in excess of the GMCP to
ensure that the adequacy for the city's public faci lities plans will not be adversely impacted;
• There have been sufficient developments approved in the quadrant at densities below the
GMCP to cover the units in the proj ect above the control point so that approval will not result
in exceeding the quadrant dwelling unit limit; and
• All necessary public faci lities required by the Growth Management Plan will be constructed
or are guaranteed to be constructed concurrently with the need for them created by the
development and in compliance with adopted city standards.
The Growth Management Plan does not prohibit densities that exceed the maximum of the R-30
designation; instead the program requires the findings above to be made.
Excess Dwelling Units
To ensure dwelling unit caps in each of the quadrants are not exceeded, Carlsbad developed a
tracking system to account for projects approved both below and above the GMCP. Projects that
have developed below the GMCP, fo r example, generate "excess dwelling units." Likewise,
proposals approved at a density above the GMCP can use these excess units as long as the use of
excess units does not cause the quadrant dwelling unit limit to be exceeded. City Council Policy
Statement No. 43 specifies that residential projects must provide the minimum amount of
affordable housing required by the city's lnclusionary Housing Ordinance to be eligible for an
4.4-8
4.4: CONSTRAINTS AND~", '""ATION OPPORTUNITIES
allocation of excess dwelling units. An allocation of excess dwelling units is considered an
incentive and, therefore, the council's policy is applicable to both ownership and rental housing
projects. Limiting the use of excess dwelling units to projects that provide affordable housing
supports the city's ability to achieve the programs of this Housing Element.
The following projects approved over the past five years provide a good representation of the
developments that have contributed and utilized excess dwelling:
•
•
•
•
•
•
•
•
•
Ocean Street Residences (2008) -A 35 unit condominium project including seven affordable
units; approved below the GMCP of 11.5 du/ac; created 15 excess dwelling units.
Seascape (2008) -Twelve lot single fami ly residential subdivision that included two
affordable housing units; approved above the GMCP of 3.2 du/ac; utilized five excess
dwelling units.
Tabata Ranch (2009) -General Plan amendment changed the land use designation from RM
(4-8 du/ac) to RLM (0-4 du/ac); created 12 excess dwelling units.
Tavarua Senior Apartments (2011)-A 50 unit affordable senior housing project; approved at
55.5 du/ac, above the GMCP of 6 du/ac; utilized 44 excess dwelling units.
Dos Colinas (2012) -A 305 unit continuing care community including 24 affordable housing
units; created 111 excess dwelling units.
Rancho Milagro (20 l 2) -A 19 unit single family subdivision; required to construct three
affordable dwelling units or purchase credits for three units in an affordable housing project;
approved below the GMCP of 3.2 du/ac; created 34 excess dwelling units.
Vista La Costa Apartments (2012) -A 19 unit apartment project approved at 21.6 du/ac,
above the GMCP of 19 du/ac; required to purchase credits for three units in an affordable
housing project; utilized excess dwelling units.
Housing Element Program 2. I Barrio (2013) -General Plan amendment and zone change to
increase allowed densities throughout the Barrio area; included the creation of the R-30 (23-
30 du/ac) land use designation; implemented Program 2.1 of the 2005-2010 Housing
Element; utilized 574 excess dwelling units.
Quar,y Creek Master Plan -General Plan amendment, zone change and master plan to allow
for the development of 340 dwelling units at a density of 22.2 du/ac, 95 units at 16.7 du/ac,
and 221 units at 14.2 du/ac; implemented Program 2.1 of th e 2005-20 IO Housing Element;
utilized 363 excess dwelling units.
As the above list demonstrates, excess dwelling units are created (when development is approved
below the GMCP) and utilized (when development is approved above the GMCP); the list also
demonstrates that affordable housing can be achieved even when a project is approved at a
density below the GMCP, due to the city's lnclusionary Housing Ordinance. Prior to 2004,
development below the GMCP was primarily due to housing market conditions, including the
desirability of building low density projects. Other reasons for developing below the GMCP
include environmental constraints, such as topography and sensitive habitat. However, approving
densities below the GMCP is now more difficult due to Government Code Section 65863, which
4.4-9
ENVISION CARLSBAD
incorporates state legislation (SB 2292) passed in 2004. More details about this law may be found
in the section below on mitigating opportunities.
Mitigating Opportunities
The capacity (number of units) for each site appropriate for lower and moderate income housing
identified in the sites in ventory in Section 4.3 assumes development will take place at the
minimum density of the density range. Therefore, none of the sites require the use of excess
dwelling units to accommodate the RHNA. As a result, the Growth Management Plan and GMCP
density do not serve as constraints to development.
As shown in Table 4.4-4, the capacity of the General Plan, including the sites inventory for this
Housing Element, does not exceed the dwelling unit limits established by the Growth
Management Plan and Proposition E. General Plan capacity in Table 4.4-4 is based on the GMCP
density for all sites, including those that can accommodate the R.HNA; as mentioned above, the
capacity used for the sites inventory for this Housing Element is based on minimum density,
which further demonstrates that the sites can accommodate the RHN A and not be constrained by
the dwelling unit limits in each quadrant.
Table 4.4-4: Analysis of Identified Sites Compared to Quadrant Dwelling Unit limits
Existing Units General Plan Quadrant Dwellln~
Quadrant Capaclty1 Unit Limit
Northwest 12,228 15,097 15,370
Northeast 5,933 9,0423 9,042
Southwest 10,151 11,337 12,859
Southeast 16,128 16,549 17,328
1 Includes existing units and undeveloped General Plan capacity (based on GMCP).
2 Based on Proposition E (1986).
Remaining
Future Units
273
03
1,522
779
3 When the General Plan update, including this Housing Element, is approved by the City Council, the
capacity of one or more of the sites in the sites inventory may need to be reduced to ensure
compliance with the Growth Management dwelling unit limit for the northeast quadrant. The "General
Plan Capacity" and "Remaining Future Units" referenced above will be updated upon approval of the
General Plan update; in no event will the quadrant dwelling unit limit be exceeded; also, the sites
inventory will remain adequate to accommodate the city's RHNA.
Government Code 65863
California Government Code Section 65863 prohibits local governments, with certain exceptions,
from approving residential projects at a density below that used to demonstrate compliance with
Housing Element law. For Carlsbad, this Housing Element utilizes the minimum density (for
lower and moderate income sites) to demonstrate compliance with Housing Element law.
lf a reduction in residential density for any parcel would result in the remaining sites identified in
the Housing Element not being adequate to accommodate the city's share of the regional housing
need, the city may reduce the density on that parcel provided it identifies sufficient additional,
adequate, and available si.tes with an equal or greater residential density so that there is no net loss
of residential unit capacity.
4.4-10
4.4: CONSTRAINTS AND~ .. , ,~ATION OPPORTUNITIES
Provisions for a Variety of Housing Types
Carlsbad's Zoning Ordinance accommodates a range of housing types in the community. Housing
types permitted include standard single-family and multi-family housing, mobile homes, second
units, mixed-use opportunities, as well as housing to meet special housing needs, such as farm
labor housing, and housing for persons with disabilities. Table 4.4-5 summarizes and the
following text describes the types of housing pennitted in each residential and commercial zone.
4.4-11
ENVISION CARLSBAD
Table 4.4-5: Housing Types by Zoning Category
Uses E-A R-E R-A R-1 R-2 R-3 R.P R-W R-DM R-T RMHP C-1, C-2, C-L PC
Single Family Homes {detached) A p p p p p3 p1,2 p1 p1,2 p p
Single Family Homes {attached) p3 p p p4 p p p p
Multi-Family Housing pS,6 p6 p6 p6 p6 p p7 p6
Second Dwelling Units AB AB AB AB AB AB Aa As AB As
Mobile Homes A p p p p p1 p1 p1 p1 p p p
Large Residential Care Facility {>6 C c 4 C C persons)
Small Residential Care Facility {S6 A p p p p p p4 p p p9 p9 p9 p persons)
Supportive Housing {>6 persons) cg c g cg c g
Supportive Housing {s6 persons) pg pg p9 pg pg pg pg pg p9 p9 p9 p9
Transitional Housing {>6 persons) c g c g c g c g
Transitional Housing {s6 persons) p9 p9 p9 p9 p9 p9 p9 pg pg p9 pg pg
Notes: A=Perm1tted Accessory Use; P=Permitted Use; C=Conditionally Permitted Use
1 Single-family dwellings are permitted when developed as two or more detached units on one lot. Also, one single -family dwelling shall be permitted on any
legal lot that existed as of September 28, 2004, and which is designated and zoned for residential use.
2 When the zone implements the R-8 land use designation.
3 Subject to approval of a planned development permit.
4 When the zone implements the R-15 or R-23 land use designation.
5 A multi-family dwelling with a maximum of four (4) units may be erected when the side lot line of a lot abuts R-P, commercial or industrial zoned lots, but in no
case shall the property consist of more than one lot, or be more than 90 feet in width.
6 Development of four or more multi-family dwellings requires approval of a site development plan.
7 Permitted when located above the ground floor of a multistory commercial building and subject to approval of a site development plan.
8 Accessory to single-family dwelling only.
g As adopted by the City Council, October 2, 2012. Coastal Commission review expected in 2014.
Sources: City of Carlsbad Municipal Code, 2011; Carlsbad Planning Division, 2012.
4.4-12
4.4 CONSTRAINTS AND l'v .. , ,~ATION OPPORTUNITIES
Multi-Family Units
Multi-family units comprise roughly 29 percent of Carlsbad's housing stock and are
permitted in six of the city's residential zones. Two-family units are permitted in the R-2, R-
3, R-DM, R-W, and PC zones, while multi-family uses up to four units are permitted in the
R-2 zone when the side lot line of a lot abuts R-P, commercial, or industrial zoned lots.
Larger multi-family projects are permitted in the R-3, R-DM, R-W, and PC zones with
approval of a Site Development Plan.
Second Dwelling Units
Second dwelling units are permitted as an accessory use to a one-family dwelling in the R-E,
R-A, R-l, R-2, R-3, R-P, R-W, R-DM, and R-T zones.
Manufactured Housing and Mobile Homes
State housing law requires communities to allow manufactured housing by right on lots zoned
for single-family dwellings. However, the city can regulate the architectural design of a
manufactured home or mobile home. The city's current requirements for manufactured
housing and mobile homes comply with state law. Mobile home parks are also permitted in
the RMHP zone.
Transitional Housing and Supportive Housing
Transitional housing is a type of housing used to facilitate the movement of homeless
individuals and families to permanent housing. Transitional housing can take several forms,
including group quarters with beds, single-family homes, and multi-family apartments and
typically offers case management and support services to return people to independent living
(usuall y between 6 and 24 months).
Supportive housing has no limit on length of stay and is linked to onsite or offsite services
that assist the supportive housing resident in retaining housing, improving his or her health
status, and maximizing his or her ability to live and, when possible, work in the community.
Target population includes adults with low incomes having one or more physical or
development disability, including mental illness, HIV or AlDS, substance abuse, or other
chronic health conditions. This may also include families with children, elderly persons,
young adults aging out of the foster care system, iodjviduals exiting from institutional
settings, veterans, or homeless people.
Similar to transitional housing, supportive housing can take severaJ forms, including group
quarters with beds, single-family homes, and multi-family apartments. Supportive housing
usually includes a service component either on-or off-site to assist the tenants in retaining the
housing, improving his or her health status, and maximizing his or her ability to live and,
when possible, work in the community.
In order to implement Program 3.15 of the 2005-2010 Housing Element, the City Council
adopted a Zoning Ordinance amendment in October 2012 that identified transitional and
supportive housing as either permitted by right or conditionally permitted uses in all
residential zones, as shown in Table 4.4-5, and in commercial zones where residential is
4.4-13
ENVISION CARLSBAD
permitted. However, during its review of this Housing Element, HCD noted that the amended
ordinance does not meet the full requirements of SB2. Specifically, the ordinance could
potentially impose conditions on transitional and supportive housing (i.e., occupancy limits)
that it does not impose on other residential dwellings of the same type in the same zones. As a
result, this Housing Element includes a program (Program 3.14) to amend the city's Zoning
Ordinance to fully comply with state law.
Emergency Shelters
An emergency shelter is a facility that houses homeless persons on a limited short-term basis.
In order to implement Program 3.14 of the 2005-2010 Housing Element and comply with
SB2, the city adopted a Zoning Ordinance amendment in September 2012 to permit
emergency shelters by right in the industrial zones, which are well served by major
transportation and bus routes and have some commercial services. (The La Posada de
Guadalupe homeless shelter discussed below is in the Heavy Industrial (M) Zone.) In these
zones, year-round shelters with up to 30 persons or beds are permitted by right; larger shelters
are conditionally permitted. The amendment also provided basic standards. The city
anticipates the Coastal Commission will act on the amendment in early 2014.
Within the Planned industrial (P-M) and M zones there are at least 27 acres that may be
appropriate for emergency shelters. These sites are vacant and not constrained by airport
noise and safety hazards; or private conditions, covenants, and restrictions or a zoning
overlay that prohibit residential uses. lo addition, following a period of significant office and
industrial construction in the early 2000s, the city has high vacancy rates for both office and
industrial uses (29.3 percent and 14.6 percent, respectively)2, providing an opportunity for
emergency shelters to locate in vacant buildings. While the existing La Posada de Guadalupe
homeless/farmworker housing facility accommodates the current estimates of homeless
persons in the city (110 in 2012, as described in Section 4.2), there may be additional need
(e.g., for women and families) in the future that can be accommodated on these sites.
As with all uses locating in the P-M or M zones, siting an emergency shelter will require
consideration be given to the presence of surrounding industrial uses that may employ
chemicals or hazardous materials or procedures that could pose a threat. Such surrounding
uses may render a potential emergency shelter location as unsuitable or may require
additional building requirements. It is not possible to determine if such conditions exist until
a specific site is identified.
In 2012, Catholic Charities began construction to rebuild and expand the current year-round La
Posada de Guadalupe homeless shelter to provide additional farmworker housing. The project is
funded in part by a Community Development Block Grant and a $2 million grant from the
city's Agriculture Conversion Mitigation Fund (see Section 4.3 for more information).
Following reconstruction, this facility will feature 50-70 beds for farmworkers in addition to the
50-beds that currently serve farmworkers and homeless men. Additionally, the city's funding
grant stipulated that the farmworker portion of the shelter expansion be converted to
2 City of Carlsbad, "Working Paper #2, The Local Economy, Business Diversity and Tourism", 2010.
4.4-14
4.4: CONSTRAINTS AND~ .. , ,..JATION OPPORTUNITIES
accommodate homeless persons, including families, should agriculture in Carl sbad ever
diminish to the point that farmworker housing is unnecessary.
The city has also provided funding to North County Solutions for Change (Solutions) to assist
them in the development of affordable housing to be used by families graduating from their
homeless prevention program. Approximately l O Carlsbad residents are served by the
prevention program each year. ln 2012, the City Council authorized Solutions to use city
allocated funds to assist them in acquiring an existing 47 unit apartment complex in the City
of Vista (the high cost of land made it difficult to find a cost effective site in Carlsbad).
Solutions completed the rehabilitation of the apartments in Vista and is moving formerly
homeless families into the complex.
The city also participates in regional homeless programs. Most recently, Carlsbad supported
through funding the multi-jurisdictional North County Regional Winter Shelter Program. One
of the shelters participating in this Program is La Posada de Guadalupe. Carlsbad is also
served by other homeless shelters and programs as identified in Table 4.2-12.
Farm Labor Housing
The city permits agriculture as a permitted use in many zones, including:
•
•
•
•
•
•
•
Exclusive Agricultural (E-A)
Residential Agricultural (R-A)
Rural Residential Estate (R-E)
One-Family Residential (R-1)
Two-Family Residential (R-2)
Multiple-Family Residential (R-3)
Open Space (O-S)
While the city has established a zoning district of Exclusive Agricultural (E-A), only three,
small scattered properties are zoned E-A.
Pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code),
employee housing for agricultural workers consisting of no more than 36 beds in a group
quarters or 12 units or spaces designed for use by a single family or household is permitted by
right in an agricultural land use designation. Therefore, for properties that permit agricultural
uses by right, a local jurisdiction may not treat employee housing that meets the above
criteria any differently than an agricultural use.
Furthermore, any employee housing providing accommodations for six or fewer employees
shall be deemed a single-family structure with a residential land use designation, according to
the Employee Housing Act. Employee housing for six or fewer persons is permitted where a
single-family residence is permitted. No conditional or special use permit or variance is
required.
4.4-15
ENVISION CARLSBAD
To comply with Health and Safety Code Section 17021.6 and implement Program 3.13 in the
2005-2010 Housing Element, a Zoning Ordinance amendment was adopted by the City
Council in October 2012. The amendment permits farmworker housing by right or
conditionally where agricultural uses are also permitted by right or conditionally,
respectively. The city anticipates that the Coastal Commission will act on the amendment in
early 2014.
Alternative Housing
State law requires housing elements to identify zoning to encourage and facilitate housing for
extremely low income households, including single-room occupancy units (SROs).
To implement Program 3 .13 in the 2005-20 IO Housing Element and expand housing
opportunities for extremely-low-income households, in September 2012 the City Council
approved an amendment to the Village Master Plan and Design Manual to conditionally
permit and establish standards for managed living units" in certain districts of the Village
area. A managed living unit is designed and intended for transient occupancy of daily, weekly
or longer tenancy or permanent residency, providing sleeping or living facilities for one or
two persons, in which a full bathroom and a partial kitchen are provided.
The amendment fu lfilled program objectives by providing standards for a viable housing
option for lower-income persons. The city anticipates that the Coastal Commission will act
on the amendment in early 2014. The city has not identified any additional barriers to the
development of alternative housing solutions for very and extremely low income housing.
Licensed Community Care Facilities
The California Health and Safety Code requires that certain community care facilities serving
six or fewer persons be permitted by right in residential zones. Moreover, such facilities
cannot be subject to requirements (development standards, fees, etc.) more stringent than
single-family homes in the same district. The Carlsbad Zoning Ordinance states that residents
and operators of a residential care facility serving six or fewer persons are considered a
"family" for purposes of any zoning regulation relating to residential use of such faci lities.
Therefore, small residential care facilities are permitted under the same conditions and in the
same locations as detached and attached single-family and multi-family dwellings.
Residential care facilities serving more than six persons are conditionally permitted in the R-
3, R-D-M and C-2 zones and the R-P zone when that zone implements the RlS, R23, or R30
land use designation.
The city has no distance requirements for residential care facilities. Conditions for approval
relate to setback and parking requirements, compatibility with surrounding uses,
ingress/egress, consistency with the General Plan and other city plans, requirements by the
city's Fire Department, and compliance with State Department of Social Services licensing
requirements. Furthermore, the Zoning Ordinance provides that, on appeal, the City Council
may modify these requirements provided that the modifications would not impact the health
and safety of the residents. The city's conditions for approval have not served to constrain the
development of residential care facilities in Carlsbad. According to the State Department of
Social Services Licensing Division, 31 licensed residential care facilities for elderly and
4.4-1 6
4.4: CONSTRAINTS AND~ ... ,vATION OPPORTUNITIES
adults are located in Carlsbad, providing over 2,200 beds. Among these facilities, 11 have
more than six beds.
Housing for Persons with Disabilities
The State Housing Element law requires a jurisdiction review its policies and regulations
regarding housing for persons with disabilities.
Zoning and Land Use: The city of Carlsbad complies with the State law, allowing small
licensed community care facilities for six and fewer persons by right. Facilities serving more
than six persons are conditionally permitted in the R-3, R-D-M, C-2 and R-P zones (see
discussion above under "Licensed Community Care Facilities").
Furthermore, the Carlsbad Zoning Ordinance provides for the development of multi-family
housing in the R-2, R-3, R-P, R-W, R-DM, and P-C (as provided through master plans)
zones. Regular multi-family housing for persons with special needs, such as apartments for
seniors and the disabled, are considered regular residential uses permitted by right in these
zones. The city's land use policies and zoning provisions do not constrain the development of
such housing.
Definition of Family: Although the city does not differentiate between related and unrelated
individuals living together in its definition of "family," HCD commented in the last Housing
Element update that the terms in the definition, "reasonable number of persons" and "bona
fide housekeeping unit", posed a constraint to housing and were potentially discriminatory.
The city removed these terms from the definition of "family" to eliminate any potential or
perceived constraint to development. The amendment was adopted by City Council in 2010
and approved by the Coastal Commission in 2011.
Building Codes: The city enforces Title 24 of the California Code of Regulations that
regulates the access and adaptability of buildings to accommodate persons with disabilities.
No unique restrictions are in place that would constrain the development of housing for
persons with disabilities. Compliance with provisions of the Code of Regulations, California
Building Standards Code, and federal Americans with Disabilities Act (ADA) is assessed and
enforced by the Building Division as a part of the building permit submittal.
Reasonable Accommodation Procedure: Both the Fair Housing Act and the California Fair
Employment and Housing Act direct local governments to make reasonable accommodations
(i.e. modifications or exceptions) in their zoning laws and other land use regulations when
such accommodations may be necessary to afford disabled persons an equal opportunity to
use and access housing. To provide individuals with disabilities such reasonable
accommodation, the city adopted a Zoning Ordinance amendment in 2011 to establish a
procedure for requests for reasonable accommodation. The amendment was approved by the
Coastal Commission in March 2013.
4.4-17
ENVISION CARLSBAD
Mitigating Opportunities
The city recognizes the importance of providing a variety of housing options to meet the
varied needs of its residents. With respect to emergency shelters, the city will continue to
participate financially in regional programs, such as the North County Regional Winter
Shelter Program, which utilizes the La Posada de Guadalupe men's homeless/farmworker
shelter in Carlsbad and other emergency shelters to provide emergency shelter in the local
area. The city's regulations do not represent a constraint to development of the other housing
types described above.
Residential Development Standards
Carlsbad regulates the type, location, appearance, and scale of residential development
primarily through the Zoning Ordinance. Zoning regulations are designed to maintain the
quality of neighborhoods, protect the health, safety, and general welfare of the community,
and implement the policies of the city's General Plan. Table 4.4-6 summarizes the residential
development standards in Carlsbad.
Overall, the city's development standards are typical and consistent with a community that is
constrained by its hilly topography. Density is regulated by the General Plan land use
designation as demonstrated in Table 4.4-6.
4.4-18
4.4 CONSTRAINTS AND MITIGATION OPPORTUNITIES
Table 4.4-6: Basic Residential Development Standards
Characteristic of Lot, R-E R-A R-1 R-2 R-3 RD-M R-W R-T R.P RMHP V-R Location and Height
Minimum Net Lot Area 43,560 7,500-6,000-6,000-7,500 6,000-5,000 7,500 7,500 3,000-n/a
(in square feet) (1 acre) 21,780 21,780 7,500 10,000 3,500
Minimum Lot Width (feet) 300' 60'-80' 60'-80' 60'-80' 60' 60' 40' 60'-80' 50' nla
Maximum Lot Coverage 20% 40% 40% 50% 60% 60% 75% 60% 75% 60-100%8
Minimum Setbacks (feet)
Front 70' 20'1 20'1 20'1 20'1 10'-20'3 10' 20' 20'1 5' 0'-20'8
Side 15'-50' 5'-10'2 5'-10'2 5'-10'2 5'-10'2 0'-10'5 4'-8'6 5'-10'7 5'-10'2 3' 0'-10'8
Rear 30' 10'-20' 10'-20' 10'-20' 10'-20' 10' 8' 20' 20'4 3' 0'-10'8
Maximum Height (in feet) 35' 24'-35' 24'-35' 24'-35' 35' 35' 35' 35' 35' 30'-45'8
Notes:
1 For key lots and lots which side upon commercially or industrially zoned property, the minimum setback is 15 feet.
2 Interior lot side yards must have a minimum setback of 10 percent of the lot width, but not less than 5 feet and need not exceed 10 feet. Corner lot side yards
facing the street must be 10 feet and extend the length of the lot.
3 A minimum of 15-foot setback permitted providing carport or garage openings do not face the front yard: a minimum of 1 O feet permitted, provided carport or
garage openings do not face the yard and that the remaining front yard is landscaped with a combination of flowers, shrubs, trees, and irrigated with a
sprinkler system.
4 Equal to 20 percent of lot width, need not exceed 20 feet.
5 Interior lot side yards must have a minimum setback of 5 feet. Corner lot side yards facing the street must be a minimum of 1 O feet; exceptions can be made
to allow a 0-foot interior side yard setback and 5-foot street side yard setback on a corner lot.
6 Interior lot side yards must have a minimum setback of 4 feet. Corner lot side yards facing the street must be a minimum of 8 feet.
7 Interior lot side yards must have a minimum setback of 10 feet on one side of the lot and a minimum of 5 feet on the other side. Corner lot side yards facing
the street must be 10 feet and extend the length of the lot.
8 In the Village Review (V-R) Zone, development standards vary by district. Additionally, the City Council may modify standards on a case-by-case basis, in
order to facilitate affordable housing or promote "green building" (e.g., LEED certification) design.
Source: City of Carlsbad, 201 1.
4.4-19
ENVISION CARLSBAD
Parking
Parking requirements in Carlsbad vary depending on housing type and anticipated parking needs
(Table 4.4-7). The city's parking standards are the same as or lower than many communities in
the San Diego region and therefore do not serve to constrain residential development.3
Furthermore, the city has a demonstrated history of making concessions (i.e. reduced parking
requirements) in order to facilitate affordable housing development. The city has also approved
reduced parking standards and increased densities to foster redevelopment in the Village.
Table 4.4-7: Parking Requirements
Uae
Detached and attached single family
dwellings in R-1, R-A, E-A and RE
Zones
Planned Unit Developments or
Condominiums
Apartments
Mobile homes in mobile home parks
Second dwelling units
Residential care facilities
Parking Requirement
2 spaces per unit in a garage.
Detached or attached single family dwellings: 2 spaces per unit
in a garage.
Condominiums:
-Studio and 1-bedrom: 1.5 covered spaces per unit
-2+Bedrooms: 2.0 covered spaces per unit
Guest parking: 0.3 spaces per unit (<10 units); 0.25 spaces per
unit (over 10 units)
Studio and 1-bedroom: 1.5 spaces per unit
2+ Bedrooms: 2.0 spaces per unit
Guest parking: 0.3 spaces per unit (<10 units); 0.25 spaces per
unit (over 10 units)
2.0 spaces per mobile home plus 1.0 guest space per 4 units.
1.0 space per unit.
2.0 spaces plus one guest space per three beds.
Housing for seniors 1.5 spaces per unit plus one guest space per five units.
Source: City of Carlsbad Municipal Code, 2012.
On-and Off-Site Improvements
Requirements for on-and off-site improvements vary depending on the presence of existing
improvements, as well as the size and nature of the proposed development. In general, most
residential areas in Carlsbad are served with existing infrastructure. Developers are responsible
for all on-site improvements, including parking, landscaping, open space development,
walkways, and all utility connections.
On-and off-site improvement standards are specified in the General Design Standards developed
by the city's Land Development Engineering Division. The General Design Standards provide
Parking standards for the cities of Escondido, Oceanside, San Marcos, Santee, and Vista, and the County of San
Diego were reviewed. These communities have adopted parking standards that are similar, indicating fairly
consistent parking requirements in the region.
4.4-20
4.4: CONSTRAINTS AND ti. .. , ,.JATION OPPORTUNITIES
standards for: public streets and traffic; private streets and driveways; drainage and storm drains;
sewer lines; and grading and erosion controls.
The city's fee structure includes some on-and off-site improvements. Off-site improvement fees
include drainage and sewer facility fees, school fees, park land fees, and public facility fees,
among others.
Mitigating Opportunities
Pursuant to state density bonus law, the city offers density increases above the maximum of the
density range and/or in-lieu incentives in order to facilitate the development of housing affordable
to lower and moderate income households. Depending on the percentage of affordable units and
level of affordability, a maximum density bonus of 35 percent may be achieved. Pursuant to the
c ity's Zoning Ordinance, incentives in-lieu of density increases may include the following:
• A reduction in site development standards or a modification of Zoning Ordinance
requirements or architectural design requirements that exceed the minimum building
standards approved by th.e State Building Standards Commission;
•
•
•
•
•
Approval of mixed use zoning in conjunction with the housing development;
Other regulatory incentives or concessions proposed by the developer or the city which result
in identifiable cost reductions;
Partial or additional density bonus;
Subsidized or reduced planning, plan check or permit fees; and
Direct financial aid including, but not limited to the city's Affordable Housing Trust Fund,
Community Development Block Grant funding, or subsidizing infrastructure, land cost or
construction costs or other incentives of equivalent financial value based upon the land costs
per dwelling unit.
Furthermore, developments meeting state density bonus requirements may use the state's parking
standards:
•
•
Studio and one-bedroom: one parking space
Two-and three-bedroom: two parking spaces
Four or more bedrooms: 2.5 parking spaces
These requirements include guest and handicapped parking.
To grant a state density bonus, the city must be able to make the findings specified in state
density bonus law. An allocation of excess dwelling units (discussed previously in this section)
must also be granted. To be eligible for a state density bonus, a project must include the
development of affordable housing; therefore, the project is also eligible for an allocation of
excess dwelling units. The city's policy regarding excess dwelling units does not conflict with
the city's ability to grant a state density bonus.
4.4-21
ENVISION CARLSBAD
Development Review Process
City Review
One of the City Counci l's four key priorities for fiscal year 2011-2012 was to streamline city
processes to support faster development review processing times and more efficient handling of
business requests and services. To that end, the City Council directed city staff to find ways to
forge a stronger partnership with the development community and improve the efficiency of the
development review process for the developer, community members, and city staff.
A working group developed a set of initiatives including reducing the time period for project
reviews, extending the validity period for permits, changing rules for decision-making, and
creating manuals and guidelines to clarify and illustrate regulations. In addition, a Development
Review Team meets monthly to monitor major projects and make sure th.ey stay on track.
Another city ini tiative was the consolidation of most of the staff involved in development review
(Housing and Neighborhood Services, Planning, Land Design Engineering, Building, and
Economic Development) into a single department, Community & Economic Development. This
clarified communication lines for both proj ect applicants and city staff. Most of the initiatives
have been implemented. One initiative that requires an amendment to the Zoning Ordinance will
become effective when the Coastal Commission acts on the related Local Coastal Program
Amendment (anticipated in 2014).
Carlsbad's review process depends on the project type and complexity, and whether a major
variation in development standards, land use, or operating conditions is requested. lf the proposed
project involves ownership units, then either a tentative tract map or parcel map is required. If
condominium ownership is proposed, then a Planned Unit Development (PUD) permit is
required. This PUD process allows review of project design features, such as architecture, site
design, landscaping, and recreation areas. Zoning Ordinance Chapter 21.45 contains the standards
required for projects subj ect to a PUD; the chapter also provides the necessary approval findings
and references applicable City Council policies specifying architectural and neighborhood design.
The discretionary review process for rental apartments is more straightforward. Apartment
projects with no more than four units are allowed by right in multi-family zones, provided they
meet General Plan density thresholds. Since only a building permit is required, apartment
complexes with four or fewer units provide an opportunity for infill of underutilized sites.
Apartment developments with more than four units must submit a Site Development Plan (SDP)
application that is subject to approval by the Planning Commission. The Planning Commission
review of the SOP pertains only to design features of the development since the residential use is
allowed by right.
According to Zoning Ordinance Section 21.53.120, SDPs are also required for rental or
ownership affordable housing projects of any size. "Affordable housing" is defined in the Zoning
Ordinance as "housing for which the allowable housing expenses for a for-sale or rental dwelling
unit paid by a household would not exceed thirty percent of the gross monthly income for target
income levels, adjusted for household size." Review of SDPs for affordable housing projects
follows the timeframes discussed below. Processing of SDPs is explained in Zoning Ordinance
Chapter 2 1.06.
4.4-22
4.4: CONSTRAINTS AND N ATION OPPORTUNITIES
As mentioned previously, review of the SDP focuses only on design features, not the residential
use. An identification of these design features or development standards is listed in Section
21.53.120 (c) as follows:
• The development standards of the underlying zone and/or any applicable specific or
master plan, except for affordable housing projects as expressly modified by the SOP.
• The SDP for affordable housing projects may allow less restrictive development
standards than specified in the underlying zone or elsewhere provided that the project is
consistent with all applicable policies (such as the General Plan) and ordinances
• 1n the Coastal Zone, any project requiring a SOP shall be consistent with all certified
local coastal program provisions, with the exception of density.
• Through the SDP process, the Planning Commission or the City Council may impose
special conditions or requirements that are more restrictive than the development
standards in the underlying zone or elsewhere that include provisions for, but are not
limited to the following:
Density of use;
Compatibility with surrounding properties;
Parking standards;
Setbacks, yards, active and passive open space required as part of the entitlement
process, and on-site recreational facilities;
Height and bulk of buildings;
Fences and walls;
Signs;
Additional landscaping;
Grading, slopes and drainage;
Time period within which the project or any phases of the project shall be completed ;
Points of ingress and egress;
Other requirements to ensure consistency with the General Plan or other adopted
documents; and
On-or off-site public improvements.
To assist applicant certainty regarding the standards that would be applied, documents such as the
Zoning Ordinance and other planning requirements applicable to multi-family developments are
available from the Carlsbad Planning Division via mail, email, online, or in person. Applicable
4.4-23
ENVISION CARLSBAD
provisions as well as application forms and fee information may be found on the division's
website at http://www.carlsbadca.gov/planning/index.html.
4.4-24
4.4: CONSTRAINTS AND~ _ATION OPPORTUNITIES
Additionally, Zoning Ordinance Section 21.06.020 establishes the approval findings for SOPs.
These fi ndings are as follows:
I. That the requested use is properly related to the site, surroundings and environmental
settings, is consistent with the various elements and objectives of the General Plan, will
not be detrimental to existing uses or to uses specifically permitted in the area in which
the proposed use is to be located, and will not adversely impact the site, surroundings or
traffic circulation;
2. That the site for the intended use is adequate in size and shape to accommodate the use;
3. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to
adjust the requested use to existing or permitted future uses in the neighborhood will be
provided and maintained, and;
4 . That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use.
These findings, and the development standards that are applicable to multi-family development,
are specific to the design of the project and its site, and the project's compatibility with its
surroundings and serving infrastructure. Furthermore, they are readily available to a project
applicant. Sites for high density development in the city are located according to General Plan
standards to help ensure they are in locations compatible with their surroundings and
appropriately located near adequate services and transportation networks.
Carlsbad offers a preliminary review process to potential applicants. For a reduced application fee
and minimal submittal requirements, applicants will receive detailed information on the standards
and processing applicable for their anticipated projects, including comments from the city's
Community and Economic Development Department (Building, Land Development Engineering,
and Planning Divisions), and Fire Prevention.
The timeframe for processing required permits can vary, depending on the size and type of
development, permits required, and approving entity (Table 4.4-8). Typical processing time for a
single-family home is two to three weeks, while larger subdivisions can take eight to 12 months
(from the application date to approval date).
4.4-25
ENVISION CARLSBAD
Table 4.4-8: Discretionary Reviews for Residential Projects
Processing
Type of Development Permits Required Approving Entity Time
Single-Family House Building Permit Building Official 2 -3 weeks (1 Unit)
Single-Family Standard Tentative Parcel Map City Planner1 3 -6 months Subdivision (1-4 Units)
Single-Family Small-lot Subdivision Tent. Parcel Map City Planner1 4-8 months
(1-4 Units) PUD Permit
Single-Family or Multi-family Tent. Parcel Map City Planner1 4 -8 months Condominiums
(1-4 Units) PUD Permit
Single-Family or Multi-family
Apartments Building Permit Building Official1 3 -5 weeks
(1-4 Units)
Single-Family Standard Tent. Tract Map Planning Commission 6-9 months Subdivision (5+ Units)
Single-Family Small-lot Subdivision Tent. Tract Map Planning Commission 6 -11 months (5+ Units) PUD Permit
Single-Family or Multi-family Tent. Tract Map Condominiums Planning Commission 6 -11 months
(5+ Units) PUD Permit
Single-Family or Multi-family
Apartments Site Development Plan Planning Comm ission 6 -11 months
(5+ Units)
Affordable housing projects of any size require approval of a SOP by the Planning Commission.
Source: City of Carlsbad, 2013.
California Coastal Commission
The city has obtained Coastal Development Permit jurisdiction for five of the six Local Coastal
Plan (LCP) segments (excluding the Agua Hedionda LCP segment) within its boundaries.
Development within these five LCP segments of the coastal zone consistent with the Local
Coastal Program is not required to be reviewed by the Coastal Commission.
Proposed changes to the LCP or ordinances that implement the LCP, such as the Carlsbad Zoning
Ordinance, require the filing of a LCP amendment with the Coastal Commission after all city
approvals have occurred. The Coastal Commission must review and approve these changes
before they become effective in the Coastal Zone. This additional review may add a year or more.
Since the requirement to file a LCP amendment is applicable to all jurisdictions with Coastal
Zones, it is not unique to the City of Carlsbad and does not constitute an actual constraint to
housing development.
4.4-26
4.4: CONSTRAINTS AND ~ ATION OPPORTUNITIES
San Diego Regional Airport Authority
Carlsbad is home to the McClellan-Palomar Airport, a public aviation facility, owned by the
County of San Diego. Pursuant to state law, all GPAs, Zoning Ordinance amendments, and
Master and Specific Plan amendments that affect land withjn the airport's influence area in
Carlsbad must be reviewed by the San Diego County Regional Airport Authority (SDCRAA).
The SDCRAA has 60 days for the review. However, the City Council has the authority to
override the SDCRAA review with a four-fifths vote. Since this requirement is applicable to all
jurisdictions located near airports/airfields, this requirement is not unique to the City of Carlsbad
and does not constitute an actual constraint to housing development. Other potential constraints
associated with the airport are discussed in Section 4.4.3.
Mitigating Opportunities
The city complies with state requirements for streamlining the permit processing procedures. In
addition, the city offers priority processing for affordable housing projects, reducing the review
time for discretionary permits.
Building Codes
On January 1, 2011, the 20 IO California Building Code and appendices became effective and
were adopted by the city, along with local amendments related to administrative procedures (e.g.,
permit expiration and exemptions). This includes applicable green building, electrical,
mechanical, plumbing and fire regulations. Applicants' plans are reviewed for compliance with
the building code before permits are issued.
Fees and Exactions
The City of Carlsbad collects planning and development fees to cover the costs of processing
permits. The city also charges impact fees to recover the cost of providing the necessary public
services, infrastructure, and facilities required to serve new residential development. Typical
permit fees are presented in Table 4.4-9.
Table 4.4-9: Development Impact and Permit Issuance Fee Schedule
Type
Administrative Variance
Affordable Housing
Impact
In-Lieu
Coastal Development Permit
Single Family Lot
2-4 Units or Lots
5+ Units or Lot Subdivision
Environmental Impact Report
General Plan Amendment
0-5 Acres
Over 5 Acres
FM
$724
$2,915/du
$4,515/du
$1 ,039
$2,104
$3,425
$19,351
$4,117
$5,939
4.4-27
ENVISION CARLSBAD
Table 4.4-9: Development Impact and Permit Issuance Fee Schedule
Type
Habitat Management Permit
Minor
Major
Hillside Development Permit
Single Family
Other (Multiple Lots)
Local Coastal Program Amendment
Local Facilities Management Zone Plan / Amendment
Master Plan
Master Plan Pre-Filing Submittal
Planned Development
Minor (4 or fewer units)
Major (5-50 units)
Major (51 + units)
Sewer Connection Fee
Site Development Plan
Minor (<4 units)
Major (all non-residential)
Specific Plan
Tentative Tract Map (Major Subdivision)
5-49 Units/Lots
50+ Units/Lots
Traffic Impact Fee
Single Family Detached
Condominiums
Apartments
Zone Change
<5 acres
5+ acres
Source: City of Carlsbad, September 2012
Fee
$533
$3,770
$1 ,198
$2,424
$6,019
$10,000.00/Fee+ Min.
Increments Of $5,000.00
$40,311
$6,855
$2,908
$8,064
$12,741
$1 ,096
$4,309
$10,930
$33,669
$7,947
$15,883
$2,390-$2,810/unit
$1 , 192-$2,248/unit
$1,434-$1,686/unit
$4,730
$6,408
On average, permit and development impact fees total to $54,400 for a typical single-family
home and $20,600 for a multi-family unit.
It is difficult to compare fees across different communities, since they tend to have different types
of fees. For example, Carlsbad may have some fees that are higher, but the city does not have a
design review fee as in most adjacent communities. Still, a comparative assessment has been
undertaken. According to the respective city's draft housing elements, the neighboring City of
Oceanside describes $32,829 -$36,109 for single-family homes and $22,832 -$23,488 per unit
for a multi-family project; in the City of San Marcos, fees are estimated at approximately $55,717
4.4-28
4.4: CONSTRAINTS AND tv ... __ ATION OPPORTUNITIES
per unit in single-family subdivisions and $33,632 per unit for a typical multi-family project; and
the City of Escondido estimates that a developer can expect to pay $39,860 for a typical single-
family dwelling unit and $24,247 per unit for a multi-family project.
Mitigating Opportunities
Carlsbad's development fees do not unduly constrain the development of affordable housing in
the city. Although the city does not waive fees for affordable housing projects, the city provides
financial assistance to most affordable housing projects constructed in Carlsbad using a variety of
funding sources, including the Housing Trust Fund, CDBG and HOME Housing Funds.
4.4.3 Environmental Constraints
Environmental constraints to residential development typically relate to the presence of sensitive
habitat, water supply, topography, and other environmental hazards that can limit the amount of
development in an area or increase the cost of development. This section analyzes these potential
constraints.
Endangered Species/Sensitive Habitat
Carlsbad contains many areas where native habitat hosts endangered or sensitive species.
Protection of many of the species is mandated by federal and state laws. The presence of sensitive
or protected habitat and/or species can constrain the amount of developable land. With the high
price of land in Carlsbad, this type of constraint on otherwise developable land would make the
construction of affordable housing less feasible.
Mitigating Opportunities
With the adoption of the Habitat Management Plan (HMP) in 2004, the processing time for
housing development and associated costs are reduced.
Water Supply
Although Carlsbad and the San Diego County Water Authority (SDCW A) do not foresee short-
term water supply problems, the city cannot guarantee the long-term availability of an adequate
water supply. Recent state law requires that the local water purveyor prepare a water supply
assessment for larger subdivisions to ensure adequate long-term water supply for single-year and
multi-year drought conditions prior to issuance of a building permit. The city also actively
implements several water conservation programs and has an extensive network for the collection,
treatment, and circulation of recycled water for non-potable uses throughout the city. The
Carlsbad Desalination project, approved in November 20 I 2, will provide a portion of the potable
water needs of the Carlsbad Municipal Water District (CMWD), which serves most of the city.
The CMWD Board approved an intent to enter into a 30-year agreement with SDCWA to
purchase 2,500 acre-feet/year of desalinated water. This represents 12.5 percent of the long-term
projected water demand, and is an important component of the water district's strategy to ensure
long-term water supply under drought conditions. The desalination project is under construction
and is due to be completed in 20 I 6.
4.4-29
ENVISION CARLSBAD
Mitigating Opportunities
Pursuant to state law, affordable housing projects should be given priority for water and sewer
services if supply or capacity becomes an issue.
The CMWD serves approximately 75 percent of the city, providing sewer service to the same
area. Both the city and CMWD have adequate capacity and facilities to serve the portion of the
city's remaining RHNA that is within their service areas.
The portions of Carlsbad not served by CMWD or the city are located in the southeastern part of
Carlsbad, including the community known as "La Costa." For much of this area, the Leucadia
Wastewater District provides sewer service and the Olivenhain Municipal and Vallecitos water
di stricts provide water service (Vallecitos also provides sewer service). None of the sites the city
has identified to meet its RHNA are located in the Yallecitos service area and fewer than l 0
potential units are located in the Olivenhain district. According to the city's latest Growth
Management Monitoring Report (FY 2011-12), both districts have indicated their ability to
provide sewer and water services to the RHNA units within their respective service areas.
Topography
Certain topographic conditions can limit the amount of developable land and increase the cost of
housing in Carlsbad. For safety and conservation purposes, Carlsbad's Hillside Development
Ordinance does not allow significant amounts of grading without regulatory permits. In addition,
land that has slopes over 40 percent is precluded from the adequate sites inventory in Section 4.3.
Development on slopes greater than 25 percent but less than 40 percent is permitted on an area
equivalent to half the site area to ensure safety and avoid erosion.
Thousands of acres of land in Carlsbad are constrained by topography. Where residential
development is permitted on moderate slopes, the cost of improvement and construction in these
areas increases and can affect the end price of the unit. For safety concerns and the community
goal of preserving the unique scenic qualities of hillside topography, these policies on hillside
development are necessary.
McClellan-Palomar Airport
The McClellan-Palomar Airport is located east of the 1-5 and north of Palomar Airport Road
within the city limits. The significant restrictions to residential development are the airport's
safety zones (1-6) and within certain projected noise contour levels. The safety zones identify
areas restricted from certain uses due to potential crash hazards. The projected noise contour
levels are used to quantify noise impacts and to determine compatibility with land uses. State
noise standards have adopted the 65 CNEL (Community Noise Equivalent Level) as the exterior
noise environment not suitable for residential use.
Mitigating Opportunities
The Carlsbad General Plan Land Use Element designates the area around the airport primarily for
industrial and office uses. Multi-family residential development may be permitted in Safety Zone
6 without restriction, and in Safety Zones 3 and 4 provided density is limited to not more than 20
4.4-30
4.4: CONSTRAINTS AND M .. ,_,\TION OPPORTUNITIES
dwelling units per acre and additional open land is maintained. Any multi-family housing within
the 65 CNEL is subject to a noise study and required mitigation measures. None of the city's sites
identified to meet its RHNA are located within a restricted safety zone or 65 CNEL airport noise
contour.
4.4-31
ENVISION CARLSBAD
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4.4-32
4.5
Review of Previous Housing
Element
Before devising a new housing plan for the 2013-2020 Housing Element, the city reviewed the
housing programs contained in the previous Housing Element (2005-2010, extended through
2012 by SB 575) for effectiveness and continued appropriateness. Appendix A provi.des a
program-by-program discussion of achievements since 2005. The continued appropriateness of
each program is also noted.
Section 4.6, Housing Plan, of this 2013-2020 Housing Element was subsequently developed
based on the program-by-program review of the previous Housing Element, assessment of current
demographic and housing conditions in the community (Section 4.2), resources available (Section
4.3), and constraints present (Section 4.4).
The following summarizes the achievements of the previous Housing Element in terms of
housing constructed and preserved.
4.5.1 Housing Construction and Progress toward RHNA
The following Table 4.5-1 summarizes the city 's progress in housing construction from 2003
through 2012.The RHNA for the previous planning period totaled 8,376 dwelling units. During
this time, there were 6,534 dwelling units constructed in the city. Units were constructed at a
range of income levels, though primarily for market-rate housing. However, due to the decline in
sales price in Carlsbad since 2006, even market rate units may have been affordable to moderate
income households, as shown in Table 4.3-1 . Although not reflected in the table below, the city
also helped to finance 50 to 70 additional shelter beds for homeless men and farmworkers.
ENVISION CARLSBAD
Table 4.5-1: Progress toward Meeting the RHNA 2003-2012
Very Low Low Moderate Above Total Moderate
RHNA 1,922 1,460 1,583 3,411 8,376
Accomplishments
Units Constructed 231 841 459 5,003 6,534
Units Rehabilitated 0 0 0 0 0
Units Conserved 0 0 0 0 0
Total 231 841 459 5,003 6,534
Source: City of Carlsbad, 2012 Annual Housing Element Progress Report.
4.5.2 Housing in the Coastal Zone
Pursuant to state law, the city monitors housing activities in the Coastal Zone. According to state
law, coastal zone demolitions that meet certain criteria are not required to be replaced. One
criterion is the demolition of a residential structure containing fewer than three dwelling units or
the demolition of multiple residential structures containing 10 or fewer total dwelling units. A
total of 13 units have been demolished in Carlsbad's Coastal Zone durin g the previous Housing
Element period. Among these units, none were subject to replacement requirements.
The city's Inclusionary Housing program resulted in the construction of affordable units in the
Coastal Zone or within three miles of the Coastal Zone. Detailed in Table 4.5-2 is a tabulation of
the housing units constructed and demolished in Carlsbad's Coastal Zone from 1991 to 2012.
Between 2005 and 2012, 687 housing units were added to the Coastal Zone, of which 25 ( 4
percent) were affordable to lower-income households.
Table 4.5-2: Coastal Zone Residential Development
Slngle-famlly Multifamily
Date 2-4 5+ Mobile Affordable
Attached Detached units units HomH Demolitions Units
1991-1999
(July 1, 1991 to June 30, 134 2,041 307 366 0 16 344
1999)
1999-2005
(July 1, 1999 to June 30, 60 2,381 305 4,837 0 8 456*
2005)
2005-2012
(July 1, 2005 to December 367 12 82 226 0 13 25
31, 2012)
*Includes 17 second dwelling units
Source: City of Carlsbad, 2013
4.5-2
4.5: REVIEW OF PRL. __ us HOUSING ELEMENT
4 . 5. 3 Housing Preservation
Overall, the city's housing stock is new and/or in good condition; therefore, housing preservation
activities focused primarily on preserving the affordability of the units. Between 2005 and 2012,
the city implemented the following preservation programs:
• In 20 I 0, the city approved the conversion of a mobile home park from rental to a resident-
owned park. Affordability of the units is protected pursuant to state law.
• In 2012, the City Council approved a $7.4 million residual receipts loan from the Housing
Trust Fund for the acquisition of 42 l 950's era duplex units in the Barrio. The intent of the
property acquisition is to consolidate the parcels and construct a new 140 unit high density
(minimum 23 du/ac) lower income affordable housing development.
4.5-3
ENVISION CARLSBAD
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4.5-4
4.6
Housing Plan
This section of tbe Housing Element sets out the city's long-term housing goals and identifies a
menu of shorter-term objectives, policy positions, and programs to achieve the long-term goals.
The goals, objectives, policies, and programs comprise a broad-based Housing Plan for the
creation of housing opportunities throughout the city. Through this Housing Plan the city
demonstrates its understanding of housing needs, as well as its commitment of city resources to
accommodate those needs.
Fiscal Considerations
While the city affirms its commitment towards meeting the community's housing needs, it is
nevertheless incumbent on the city to acknowledge that the Housing Plan is but one of a large
number of programs competing for the finite fiscal resources of the city. As such, it is not
possible to subject this Housing Plan to strict budgetary scrutiny. In addition, there may be legal
requirements affecting future encumbrances of funds, as well as demands in other areas requiring
the city to make difficult decisions on budgetary priorities.
Defining Goals and Policies
The Goals, Policies and Programs section ( 4.6.1) of the Housing Plan establishes a policy
framework to guide city decision making to meet identified goals. The housing programs outlined
later represent actions the city will undertake to promote housing opportunities for all segments of
the community.
The housing goals are articulated as a general "end condition statement," which states a desired
outcome. The goals do not contain an action verb as they reflect a final statement of what the city
will hope to achieve. How the goal will be achieved is established via the subordinate policies
and programs.
Policies are statements on the pos1t1on the city takes to implement an objective. Policies
contained in the Housing Element are important statements as they reflect the city's official
position on a matter. Future development must be consistent with these policies.
ENVISION CARLSBAD
Designing Housing Programs
The housing goals and policies address Carlsbad's identified housing needs, and are implemented
through a series of housing programs offered by the city. Housing programs define the specific
actions the city will undertake to achieve the stated goals and policies. Each program identifies
the following:
Funding: Indicates the sources of funds to be used for each program. When these funds become
unavailable, implementation of these programs may not be possible.
Lead Agency: Indicates the agency, department, division or authority responsible for the
program. When more than one agency is listed it is a joint or cooperative effort. The City Council
functions as the Housing Authority in carrying out various housing programs. Administration and
actual staffing of housing programs are carried out by the Housing and Neighborhood Services
Division.
Objectives: Indicates the specific objectives to be achieved. Whenever possible, the objectives
would be quantified.
Time Frame: Indicates the time span for the programs and target year for specific
accomplishments or milestones. Unless otherwise stated, the time frame for program
implementation is April 30, 2013 through April 29, 2021.
4.6.1 Goals, Policies, and Programs
Preservation
Preserving the existing housing stock and avoiding deterioration that often leads to the need for
substantial rehabilitation is one of the city's goals. In addition, it is important to preserve
affordable housing units in the community to maintain adequate housing opportunities for all
residents.
Goal 1:
Policy I.I:
Policy 1.2:
Policy 1.3:
Policy 1.4:
4.6-2
Carlsbad's existing housing stock preserved, rehabilitated, and improved with
special attention to housing affordable to lower-income households.
Withhold approval of requests to convert existing rental units to condominiums
when the property contains households of low and moderate income, unless
findings can be made that a reasonable portion of the units will remain affordable
after conversion, or the loss of affordable units is mitigated.
Set aside approximately 20 percent of the rental units acquired by the city or
Housing Authority for rehabilitation purposes for households in the very low
income range.
Monitor the status of assisted rental housing and explore options for preserving
the units "at risk" of converting to market-rate housing.
Seek to reduce or eliminate net loss of existing mobile home rental opportunities
available to lower and moderate income households.
Policy 1.5:
Policy 1.6:
Policy 1.7:
Policy 1.8:
Policy 1.9:
4.6: HOUSING PLAN
Aim to retain and preserve the affordability of mobile home parks.
Survey residential areas periodically to identify substandard and deteriorating
housing in need of replacement or rehab ii itation.
Provide rehabilitation assistance, loan subsidies, and rebates to lower-income
households, special needs households, and senior homeowners to rehabilitate
deteriorating homes.
When feasible, acquire rental housing from private owners by utilizing various
local, state, and federal funding sources, and rehabilitate deteriorated structures if
needed. If acquisition is not feasible, provide incentives to property owners to
rehabilitate deteriorating rental units that house lower income households.
Provide a reasonable number of rental units acquired by the city or Housing
Authority for rehabilitation purposes to be affordable to households in the
extremely and/or very low income range.
Program 1.1: Condominium Conversion
The city will continue to discourage and/or restrict condominium conversions when such
conversions would reduce the number of low or moderate income housing units available
throughout the city. All condominium conversions are subject to the city's lnclusionary Housing
Ordinance; the in-lieu fees or actual affordable units required by the ordinance would be used to
mitigate the loss of affordable rental units from the city's housing stock.
Funding: Housing Trust Fund
Lead Agency: Planning Division
Objectives and Time Frame:
• Continue implementation of the lnclusionary Housing Ordinance and impose inclusionary
housing requirements on condominium conversions.
Program 1.2: Mobile Home Park Preservation
The city will continue to implement the city's Residential Mobile Home Park zoning ordinance
(Municipal Code Chapter 21.37) that sets conditions on changes of use or conversions of mobile
home parks, consistent with Government Code Section 66427.5.
The city will also assist lower income tenants of mobile home parks to research the financial
feasibility of purchasing their mobile home parks so as to maintain the rents at levels affordable
to its tenants.
Funding: Housing Trust Fund, state grants and loans
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
4.6-3
ENVISION CARLSBAD
• Continue to regulate the conversion of mobile home parks in Carlsbad, as pennitted by state
law.
• As appropriate, provide information to mobile home park tenants regarding potential tenant
purchase of parks and assistance available.
Program 1.3: Acquisition/Rehabilitation of Rental Housing
The city will continue to provide assistance o n a case-by-case basis to preserve the existing stock
of lower and moderate income rental housing, including:
• Provide loans, grants, and/or rebates to owners of rental properties to make needed repairs
and rehabilitation.
• As financially feasible, acquire and rehabilitate rental housing that is substandard,
deteriorating or in danger of being demolished. Set-aside at least 20 percent of the
rehabilitated units for extremely-and/or very low income households.
• As appropriate and detennined by City Council, provide deferral or subsidy of planning and
building fees, and priority processing. Priority will be given to repair and rehabilitation of
housing identified by the city's Building Division as being substandard or deteriorating, and
which houses lower income and in some cases moderate income households.
Funding: State grants and loans, Housing Trust Fund, CDBG
Lead Agency: Housing and Neighborhood Services Division, Building Division
Objectives and Time Frame:
• Assist in the acquisition and/or rehabilitation of 44 rental housing units between 2013 and
2020.
• Contact nonprofit housing developers annually to explore opportunities for
acquisition/rehabilitation of rental housing.
• As appropriate and as financially feasible, make funding available to non-profit organizations
to assist in the acquisition and rehabilitation of existing rental housing.
Program 1.4: Rehabilitation of Owner-Occupied Housing
As the housing stock ages, the need for rehabilitation assistance may increase. The city will
provide assistance to homeowners to rehabilitate deteriorating housing. Eligible activities under
this program include such things as repairing faulty plumbing and electrical systems, replacing
broken windows, repairing tennite and dry-rot damage, and installing home weatherization
improvements. Assistance may include financial incentives in the form of low interest and
deferred payment loans, and rebates. Househo lds targeted for assistance include lower-income
and special needs (disabled, large, and senior) households.
Funding: Housing Trust Fund, CDBG, state loans and grants
Lead Agency: Housing and Neighborhood Services Division
4.6-4
4.6: HOUSING PLAN
Objectives and Time Frame:
• Continue to implement the city's Minor Home Repair Program to provide grants to up to 10
low income households to help improve their single-family homes.
Program 1.5: Preservation of At-Risk Housing
One project within the city-Santa Fe Ranch Apartments-may be considered as at risk if the
owner pays off bonds early. While this is unlikely since the current income at affordable levels is
not substantially lower than the potential income at market rates, the city will nonetheless monitor
its status. Through monitoring, the city will ensure tenants receive proper notification of any
changes. The city will also contact nonprofit housing developers to solicit interest in acquiring
and managing the property in the event this or any similar project becomes at risk of converting
to market rate.
Funding: Housing Trust Fund, CDBG, state loans and grants
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
•
•
•
Periodically monitor the at-risk status of the 64 units at Santa Fe Ranch Apartments .
Ensure that the tenants receive proper notification for any action related to rent increases .
Provide tenants with information about other available rental assistance programs .
Housing Opportunities
A healthy and sustainable community relies on its diversity and its ability to maintain balance
among different groups. The city encourages the production of new housing units that offer a
wide range of housing types to meet the varied needs of its diverse population. A balanced
inventory of housing in terms of unit type (e.g., single-family, apartment, condominium, etc.),
cost, and architectural style will allow the city to fulfill a variety of housing needs.
Goal 2:
Policy 2.1:
Policy 2.2:
Policy 2.3:
New housing developed with diversity of types, prices, tenures, densities, and
locations, and in sufficient quantity to meet the demand of anticipated city and
regional growth.
Ensure the availability of sufficient developable acreage in all residential
densities to accommodate varied housing types to meet Carlsbad's 2010-2020
Regional Housing Needs Assessment (RHNA), as discussed is Section 4.3
(Resources Available).
Ensure that housing construction is achieved through the use of modified codes
and standards while retaining quality design and architecture.
Provide alternative housing opportunities by encouraging adaptive reuse of older
commercial or industrial buildings.
4.6-5
ENVISION CARLSBAD
Policy 2.4:
Policy 2.5:
Encourage increased integration of housing with nonresidential development
where appropriate.
Encourage the use of innovative techniques and designs to promote energy
conservati on in residential development.
Program 2.1: Adequate Sites to Accommodate the RHNA
The city will continue to monitor the absorption of residential acreage in all densities and, if needed,
recommend the creation of additional residential acreage at densities sufficient to meet the city's
housing need for current and future residents. Any such actions shall be undertaken only where
consistent with the Growth Management Plan.
The analysis in Section 4.3 (Resources Available) identifies examples of how housing has been
built on very small sites, such as in the Village and Barrio. However, to expand opportunities for
additional affordable housing, the city will encourage the consolidation of small parcels in order
to facilitate larger-scale developments that are compatible with existing neighborhoods.
Specifically, the city will continue to make available an inventory of vacant and underutilized
properties to interested developers, market infill and redevelopment opportunities throughout the
city, including th e Village and Barrio, and meet with developers to identify and discuss potential
project sites.
Funding: Departmental budget and Housing Trust Fund
Lead Agency: Housing and Neighborhood Services Division, Planning Division
Objectives and Time Frame:
• Maintain adequate residential sites to accommodate the 2010-2020 RHNA ..
• Post the inventory of vacant and underutilized properties on the city's website or in a public
notification area of the city's Planning Division within one year of Housing Element
adoption.
Program 2.2: Flexibility in Development Standards
The Planning Division, in its review of development applications, may recommend waiving or
modifying certain development standards, or propose changes to the Municipal Code to
encourage the development of low and moderate income housing. The city offers offsets to assist
in the development of affordable housing citywide. Offsets include concessions or assistance
including, but not limited to, direct financial assistance, density increases, standards
modifications, or any other financial, land use, or regulatory concession that would result in an
identifiable cost reduction.
Funding: Department budget
Lead Agency: Planning Division
Objectives and Time Frame:
4.6-6
•
•
4.6: HOUSING PLAN
Continue to offer flexibility in development standards to facilitate the development of lower
and moderate income households.
Periodically review the Municipal Code and recommend changes that would enhance the
feasibility of affordable housing, while maintaining the quality of housing.
Program 2.3: Mixed Use
The city will encourage mixed-use developments that include a residential component. Major
commercial centers should incorporate, where appropriate, mixed commerc.iaVresidential uses.
Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
• Periodically review development standards and incentives that would encourage mixed-use
developments.
• Identify areas and properties with potential for mixed-use development and provide
information to interested developers.
Program 2.4: Energy Conservation
The city has established requirements, programs, and actions to improve household energy
efficiency, promote sustainability, and lower utility costs. The city shall enforce state
requirements for energy conservation, including the latest green building standards, and promote
and participate in regional water conservation and recycling programs.
• Create a coordinated energy conservation strategy, including strategies for residential uses, as
part of a citywide Climate Action Plan.
• In the Village, encourage energy conservation and higher density development by the
modification of development standards (e.g. parking standards, building setbacks, height, and
increased density) as necessary to:
Enable developments to quali fy for silver level or higher LEED (Leadership in Energy
and Environmental Design) Certification, or a comparable green building rating, and to
maintain the financial feasibi lity of the development with such certification.
Achieve densities at or above the minimum required if the applicant can provide
acceptable evidence that application of the development standards precludes development
at such densities.
• Facilitate resource conservation for all households by making available, through a
competitive process, CDBG funds to non-profit organizations that could use such funds to
replace windows, plumbing fixtures, and other physical improvements in lower-income
neighborhoods, shelters, and transitional housing.
4.6-7
ENVISION CARLSBAD
• Encourage infill development in urbanized areas, particularly in the Village and Barrio,
through implementation of the Village Master Plan and Design Manual and the allowed
density ranges in the Barrio.
Objectives and Time Frame:
• Continue to pursue energy efficient development and rehabilitation of residential units
through incentives, funding assistance, and city policies.
• Continue to explore additional incentives to facilitate energy efficient development.
Goal 3:
Policy 3.1:
Policy 3.2:
Policy 3.3:
Policy 3.4:
Policy 3.5:
4.6-8
Sufficient new, affordable housing opportunities in all quadrants of the city to
meet the needs of current lower and moderate income households and those with
special needs, and a fair share proportion of future lower and moderate income
households.
Pursuant to the lnclusionary Housing Ordinance, require affordability for lower
income households of a minimum of 15 percent of all residential ownership and
qualifying rental projects. For projects that are required to include 10 or more
units affordable to lower income households, at least l O percent of the lower
income units should have three or more bedrooms (lower income senior housing
projects exempt).
Annually set priorities for future lower-income and special housing needs. The
priorities will be set through the annual Consolidated Plan, which is prepared by
the Housing and Neighborhood Services Division with assistance from the
Planning Division and approved by the City Council. Priority given to the
housing needs for lower-income subgroups (i.e., handicapped, seniors, large-
family, very-low income) will be utilized for preference in the guidance of new
housing constructed by the private sector and for the use of city funds for
construction or assistance to low income projects.
Any proposed General Plan Amendment request to increase site densities for
purposes of providing affordable housing, will be evaluated relative to the
proposal's compatibility with adjacent land uses and proximity to employment
opportunities, urban services or major roads, and other policies applicable to
higher density sites that are identified in the General Plan Land Use and
Community Design Element.
Adhere to City Council Policy Statement 43 when considering allocation of
"excess dwelling units" for the purpose of allowing development to exceed the
Growth Management Control Point (GMCP) density, as discussed in Section 4.3
(Resources Available). With limited exceptions, the allocation of excess dwelling
units will require provision of housing affordable to lower income households.
Address the unmet housing needs of the community through new development
and housing that is set aside for lower and moderate income households
consistent with priorities set by the Housing and Neighborhood Services
Division, in collaboration with the Planning Division, and as set forth in the
city's Consolidated Plan.
Policy 3.6:
Policy 3. 7:
Policy 3.8:
Policy 3.9:
Policy 3.10
4.6: HOUSING PLAN
Encourage tbe development of an adequate number of housing units suitably
sized to meet the needs of lower and moderate income larger households.
Ensure that incentive programs, such as density bonus programs and new
development programs are compatib le and consistent with the city's Growth
Management Plan.
Maintain the Housing Trust Fund and explore new funding mechanisms to
facilitate the construction and rehabilitation of affordable housing.
Consistent with state law, establi sh affordable housing development with priority
for receiving water and sewer services when capacity and supply of such services
become an issue.
Pursuant to state law, identify and monitor housing units constructed, converted,
and demolished in the Coastal Zone along with information regarding whether
these units are affordable to lower and moderate income households
Program 3.1: lnclusionary Housing Ordinance
The city will continue to implement its Inclusionary Housing Ordinance, which requires a
minimum of 15 percent of all ownership and qualifying rental residential projects of seven or
more units be restricted and affordable to lower income households. This program requires an
agreement between all residential developers subject to this inclusionary requirement and the city
wb ich stipulates:
• The number of required lower income inclusionary units;
• The designated sites for the location of the units;
• A phasing schedule for production of the units; and
• The term of affordability for the units.
For all ownership and qualifying renta l projects of fewer than seven units, payment of a fee in
lieu of inclusionary units is permitted. The fee is based on a detailed study that calculated the
difference in cost to produce a market rate rental unit versus a lower-income affordable unit. As
of 20 13, the in-lieu fee per market-rate dwelling unit was $4,515. The fee amount may be
modified by the City Council from time-to-time and is collected at the time of building permit
issuance for the market rate units. The city will continue to utilize inclusionary in-lieu fees
collected to assist in the development of affordable units.
The city will apply lnclusionary Housing Ordinance requirements to rental projects if the project
developer agrees by contract to limit rent as consideration for a "direct financial contribution" or
other form of assistance specified in density bonus law; or if the project is at a density that
exceeds the applicable GMCP density, thus requiring the use of "excess dwelling units," as
described in Section 4.3 (Resources Available).
The city will also continue to consider other in-lieu contributions allowed by the lnclusionary
Housing Ordinance, such as an irrevocable offer to dedicate developable land.
4.6-9
ENVISION CARLSBAD
Funding: Departmental budget
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• Based on SANDAG's Regional 2050 Growth Forecast and current housing estimates, the city
anticipates 3,847 new housing units to be developed between 20 l O and 2020, potentially
generating 577 inclusionary units.
• Adjust the inclusionary housing in-lieu fee as necessary and appropriate to reflect market
conditions and ensure fees collected are adequate to facilitate the development of affordable
units.
Program 3.2: Excess Dwelling Units
Pursuant to City Council Policy Statement 43, the city will continue to utilize "excess dwelling
units," described in Section 4.3 (Resources Available), for the purpose of enabling density
transfers, density increases/bonuses and General Plan amendments to increase allowed density.
Based on analysis conducted in Section 4.4 (Constraints and Mitigating Opportunities), the city
can accommodate its 2010-2020 RHNA without the need to utilize excess dwelling units to
accommodate the RHNA at each household income level.
Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
• Consistent with City Council Policy 43, continue to utilize the excess dwelling units to
provide affordable housing to lower income households.
Program 3.3: Density Bonus
Consistent with state law (Government Code sections 65913.4 and 65915), the city continues to
offer residential density bonuses as a means of encouraging affordable housing development. In
exchange for setting aside a portion of the development as units affordable to lower and moderate
income households, the city will grant a density bonus over the otherwise allowed maximum
density, and up to three financial incentives or regulatory concessions. These units must remain
affordable for a period of no less than 30 years and each project must enter into an agreement
with the city to be monitored by the Housing and Neighborhood Services Division for
compliance.
The density bonus increases with the proportion of affordable units set aside and the depth of
affordability (e.g. very low income versus low income, or moderate income). The maximum
density bonus a developer can receive is 35 percent when a project provides 11 percent of the
units for very low income households, 20 percent for low income households, or 40 percent for
moderate income households.
4.6-10
4.6: HOUSING PLAN
Financial incentives and regulatory concessions may include but are not limited to: fee waivers,
reduction or waiver of development standards, in-kind infrastructure improvements, an additional
density bonus above the requirement, mixed use development, or other financial contributions.
The city is currently amending its density bonus regulations (Municipal Code Chapter 21 .86) to
ensure consistency with recent changes to state density bonus law.
Funding: Departmental budget, Housing Trust Fund
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
•
•
•
Complete the pending amendment to Carlsbad Municipal Code Chapter 21.86 by June 30,
2014 to ensure consistency with recent changes to state density bonus law.
Apply the city's Density Bonus Ordinance, consistent with state law .
Encourage developers to take advantage of density bonus incentives .
Program 3.4: City-Initiated Development
The city, through the Housing and Neighborhood Services Division, will continue to work with
private developers (both for-profit and non-profit) to create housing opportunities for low, very
low and extremely low income households.
Funding: Housing Trust Fund, CDBG, and other federal, state and local funding
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• Work with a private, non-profit affordable housing developers to create at least 70 city-
initiated or non-inclusionary affordable housing units for lower income households between
2013 and 2020.
Program 3.5: Affordable Housing Incentives
The city will consider using Housing Trust Funds on a case-by-case basis to offer a number of
incentives to facilitate affordable housing development. incentives may include:
•
•
•
•
Payment of public facility fees;
lo-kind infrastructure improvements, including but not limited to street improvements, sewer
improvements, other infrastructure improvements as needed;
Priority processing, including accelerated plan-check process, for projects that do not require
extensive engineering or environmental review; and
Discretionary consideration of density increases above the maximum pennitted by the
General Plan through review and approval of a site development plan (SOP).
4.6-11
ENVISION CARLSBAD
Funding: Departmental budget, Housing Trust Fund, CDBG
Lead Agency: Planning Division, Housing and Neighborhood Services Division, Finance
Division
Objectives and Time Frame:
• Assist in the development of 150 affordable units between 2013 and 2020 (inclusive of units
to be assisted under Program 3.4 -City-1nitiated Development, and Program 3.10 -Senior
Housing).
Program 3.6: Land Banking
Tbe city will continue to implement a land banking program to acquire land suitable for
development of housing affordable to lower and moderate income households. The land bank
may accept contributions of land in-lieu of housing production required under an inclusionary
requirement, surplus land from the city or other public entities, and land otherwise acquired by
the city for its housing programs. This land would be used to reduce the land costs of producing
lower and moderate income housing by the city or other parties.
The city bas identified a list of nonprofit developers active in the region. When a city-owned or
acquired property is available, the city will solicit the participation of these nonprofits to develop
affordable housing. Affordable housing funds will be made available to facilitate development
and the city will assist in the entitlement process.
Funding: CDBG, Housing Trust Fund
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
•
•
•
Solicit nonprofit developers when city-owned or acquired property becomes available for
affordable housing.
Provide land fo r development of affordable housing .
Consider private-public partnerships for development of affordable housing .
Program 3. 7: Housing Trust Fund
The city will continue to maintain the Housing Trust Fund for the fiduciary administration of
monies dedicated to the development, preservation and rehabilitation of affordable housing in
Carlsbad. The Housing Trust Fund will be the repository of all collected in-lieu fees, impact fees,
housing credits, loan repayments, and related revenues targeted for proposed housing as well as
other local, state and federal funds.
The city will explore additional revenue opportunities to contribute to the Housing Trust Fund,
particularly, the feasibility of a housing impact fee to generate affordable rental units when
affordable units are not included in a rental development.
4.6-12
4.6: HOUSING PLAN
Funding: lo-Lieu fees, impact fees, housing credit revenues, HOME/CDBG Housing Reserve,
local, state and federal funds
Lead Agency: Housing and Neighborhood Services Division, Finance Division
Objectives and Time Frame:
• Explore the feasibility of a rental housing impact fee within one year of adoption of this
Housing Element.
• Actively pursue housing activities to encumber and disburse monies within the Housing Trust
Fund that are specifically designated for the development of affordable housing for low
income households.
Program 3.8: Section 8 Housing Choice Vouchers
The Carlsbad Housing Authority will continue to administer the city's Section 8 Housing Choice
Voucher program to provide rental assistance to very low income households.
Funding: Federal Section 8 funding
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to provide rental assistance to approximately 600 extremely low and very low
income households.
Program 3.9: Mortgage Credit Certificates
The city participates in the San Diego Regional Mortgage Credit Certificate (MCC) Program. By
obtaining a MCC during escrow, a qualified homebuyer can qualify for an increased loan amount.
The MCC entitles the homebuyer to take a federal income tax credit of 20 percent of the annual
interest paid on the mortgage. This credit reduces the federal income taxes of the buyer, resulting
in an increase in the buyer's net earnings.
Funding: San Diego County MCC allocations
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to promote the MCC program with the objective of assisting at least two households
annually.
Program 3.10: Senior Housing
The city will continue to encourage a wide variety of senior housing opportunities, especially for
lower-income seniors with special needs, through the provision of financial assistance and
4.6-13
ENVISION CARLSBAD
regulatory incentives as specified in the city's Housing for Senior Citizens Ordinance (Municipal
Code Chapter 21 .84). Projects assisted with these incentives will be subjected to the monitoring
and reporting requirements to assure compliance with approved project conditions.
ln addition, the city has sought and been granted Cali fornia Constitution Article 34 authority by
its voters to produce up to 200 senior-only, low-income restricted housing units. The city would
need to access its Article 34 authority only when it provides financial assistance and regulates
more than 51 percent of the development.
Funding: Departmental budget, Housing Trust Fund, Private financing, state public financing
Lead Agency: Housing and Neighborhood Services Division, Planning Division
Objectives and Time Frame:
•
•
Periodically review the senior housing provisions in Municipal Code Chapter 21 .84 to expand
housing opportunities for seniors.
Work with senior housing developers and non-profit organizations to locate and construct at
least 50 units of senior low-income housing between 2013 and 2020.
Program 3.11: Housing for Persons with Disabilities
The city has an adopted ordinance to provide individuals with disabilities "reasonable
accommodation" in land use, zoning and building regulations. This ordinance seeks to provide
equal opportunity in the development and use of housing for people with disabilities through
flexibility in regulations and the waiver of certain requirements in order to eliminate barriers to
fulfilling this objective.
The city will continue to evaluate the success of this measure and adjust the ordinance as needed
to ensure that it is effective. Moreover, the city w ill seek to increase the availability of housing
and supportive services to the most vulnerable population groups, including people with
disabilities through state and federal funding sources, such as HUD's Section 811 program and
CDBG funding.
Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
•
•
Evaluate the use and effectiveness of the reasonable accommodation ordinance through the
annual Housing Element Progress Reports.
Continue to provide opportunities for the development of affordable housing for seniors and
persons with disabilities.
4.6-14
4.6: HOUSING PLAN
Program 3.12: Housing for Large Families
In those developments that are required to include 10 or more units affordable to lower-income
households, at least l O percent of the lower income units should have three or more bedrooms.
This requirement does not pertain to lower-income senior housing projects.
Funding: Departmental budget
Lead Agency: Planning Division; Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to implement this requirement as part of the lnclusionary Housing Ordinance.
• Achieve the construction of 35 dwellings that can accommodate lower income large families.
Pursuant to Section 4.2, there are 10,625 lower income households in Carlsbad, 620 (6
percent) of which are large families. Six percent of the city's objective for construction of
new lower income dwellings (577 dwellings per subsection 4.6.2) is 35 dwellings.
Program 3.13: Housing for the Homeless
Carlsbad will continue to facilitate and assist with the acquisition, for lease or sale, and
development of suitable sites for emergency shelters and transitional housing for the homeless
population. This facilitation and assistance will include:
• Participating in a regional or sub-regional summit(s) including decision-makers from north
San Diego County jurisdictions and SANDAG for the purposes of coordinating efforts and
resources to address homelessness;
• Assisting local non-profits and charitable organizations in securing state and federal funding
for the acquisition, construction and management of shelters; and
• Continuing to provide funding fo r local and sub-regional homeless service providers that
operate temporary and emergency shelters.
Funding: Housing Trust Fund, CDBG
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• Provide funding for homeless shelter providers through the annual Action Plan process for
the use of CDBG funds.
• Annually participate financially in regional programs, such as the North County Regional
Winter Shelter Program, which utilize shelters such as the La Posada de Guadalupe men's
homeless/farmworker shelter in Carlsbad.
4.6-15
ENVISION CARLSBAD
Program 3.14: Transitional and Supportive Housing
Currently, the city's Zoning Ordinance provides for transitional housing and supportive housing;
however, the ordinance distinguishes and regulates such housing based on the number occupants
(i .e., transitional and supportive housing for six or fewer persons are allowed by right in all
residential zones, but transitional and supportive housing for more than six persons is allowed with
a conditional use permit only in multi-family residential zones). The city will amend the Zoning
Ordinance to allow transitional housing and supportive housing in all zones allowing residential
uses, and subject only to the same limitations that apply to other residential dwellings of the same
type in the same zone.
Funding: None Required
Lead Agency: Planning Department
Objectives and Time Frame:
• By June 30, 2014, amend the Zoning Ordinance to allow transitional housing and supportive
housing in all zones allowing residential uses, and subject only to the same limitations that
apply to other residential dwellings of the same type in the same zone.
Program 3.15: Supportive Services for Homeless and Special
Needs Groups
The city will continue to provide CDBG funds to community, social welfare, non-profit and other
charitable groups that provide services for those with special needs in the north San Diego
County area.
Furthermore, the city will work with agencies and organizations that receive CDBG funds to offer
a city referral service for homeless shelter and other supportive services.
Funding: CDBG
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
•
•
Provide funding for supportive service providers through the annual Action Plan process for
the use of CDBG fu nds.
Continue to operate the city's 211 referral service .
Program 3.16: Alternative Housing
The city will continue to implement its Second Dwelling Unit Ordinance (Section 21.10.015 of
the Carlsbad Municipal Code) and will continue to support alternative types of housing, such as
hotels and managed living units to accommodate extremely-low income households.
Funding: Federal, state, and local loans and grants, private funds
4.6-16
4.6: HOUSING PLAN
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to monitor underutilized properties and sites in the community that have potential
for alternative housing options and offer the information to interested developers.
Program 3.17: Military and Student Referrals
The city will assure that information on the availability of assisted or below-market housing is
provided to all lower-income and special needs groups. The Housing and Neighborhood Services
Division will provide information to local military and student housing offices of the availability
of low-income housing in Carlsbad.
Funding: Departmental budget
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• Periodically update the city's inventory of assisted or below-market housing and make the
information available on print and on the city's website.
Program 3.18: Coastal Housing Monitoring
As a function of the building permit process, the city will monitor and record Coastal Zone
housing data including, but not limited to, the following:
• The number of housing units approved for construction, conversion or demolition within the
coastal zone after January 1, 1982.
• The number of housing units for persons and families of low or moderate income, as defined
in Section 50093 of the Health and Safety Code, required to be provided in new housing
developments within the coastal zone.
• The number of existing residential dwelling units occupied by persons and families of low or
moderate income that are authorized to be demolished or converted in the coastal zone
pursuant to Section 65590 of the Government Code.
• The number of residential dwelling units occupied by persons and families of low or
moderate income, as defined in Section 50093 of the Health and Safety Code that are
required for replacement or authorized to be converted or demolished as identified above.
The location of the replacement units, either onsite, elsewhere within the city's coastal zone,
or within three miles of the coastal zone in the city, shall be designated in the review.
Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
4.6-17
ENVISION CARLSBAD
• Continue to maintain records and prepare a summary report annually.
Program 3.19: Housing Element Annual Progress Report and
Mid-Planning Period Housing Element Update
First, to retain the Housing Element as a viable policy document, the Planning Division will
review the Housing Element annually and schedule an amendment if necessary. As required by
state law, city staff will prepare and submit annual progress reports to the City Council,
SAND AG, and California Department of Housing and Community Development (HCD).
Second, Senate Bill 575 requires that a jurisdiction revise its housing element every four years,
unless it meets both of the following criteria: (1) the jurisdiction adopted the fourth revision of the
element no later than March 31, 201 O; and (2) the jurisdiction completed any rezoning contained
in the element by June 30, 2010. While implementation of the city's 2005-2010 Housing Element
satisfied the first criterion, it did not meet the second. Although rezoning was completed before
the end of the extended Housing Element period (April 30, 2013) to satisfy the adequate sites
program, it was not completed in time to meet the SB 575 requirement.
The city will build on the annual review process to develop a mid-planning period (four-year)
Housing Element update that includes the following:
• Review program implementation and revision of programs and policies, as needed;
• Analysis of progress in meeting the R.HNA and updates to the sites inventory as needed;
• Outcomes from a study session that will be held with the Planning Commission to discuss
mid-period accomplishments and take public comment on the progress of implementation.
The city will invite service providers and housing developers to participate.
Funding: Departmental Budget
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
•
•
•
Prepare an annual progress report (APR) that reports on implementation of the Housing
Element.
Submit the APR to the City Council, HCD, and SANDAG .
Prepare and complete a mid-planning period update, including public outreach, by April 30,
2017.
Fair Housing
Equal access to housing is a fundamental right protected by both state and federal laws. The city
is committed to fostering a housing environment in which housing opportunities are available and
open to all.
4.6-18
4.6: HOUSING PLAN
Goal 4: All Carlsbad housing opportunities (ownership and rental, market and assisted)
offered in conformance with open housing policies and free of discriminatory
practices.
Policy 4.1: Support enforcement of fair housing laws prohibiting arbitrary discrimination in
the development, financing, rental, or sale of housing.
Policy 4.2: Educate residents and landlords on fai r housing laws and practices through the
distribution of written materials and public presentations.
Policy 4.3: Contract with a fair housing service provider to monitor and respond to
complaints of discrimination in housing.
Policy 4.4: Encourage local lending institutions to comply with the Community
Reinvestment Act to meet the community's credit needs and develop partnerships
where appropriate. Reevaluate the city's relationship with lending institutions
that are substantiall y deficient in their CRA ratings.
Policy 4.5: Periodically review city policies, ordinances, and development standards, and
modify, as necessary, to accomm odate housing for persons with disabilities.
Program 4.1: Fair Housing Services
With assistance from outside fair housing agencies, the city will continue to offer fair housing
services to its residents and property owners. Services include:
•
•
•
•
•
Distributing educational materials to property owners, apartment managers, and tenants;
Making public announcements via different media (e.g. newspaper ads and public service
announcements at local radio and television channels);
Conducting public presentations with different community groups;
Monitoring and responding to complaints of discrimination (i.e. intaking, investigation of
complaints, and resolution); and
Referring services to appropriate agencies .
Funding: CDBG, Section 8 Rental Assistance, Housing Trust Fund
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• All ocate annual funding for fair housing services through the Action Plan process for the use
of CDBG funds.
• Participate in regional efforts to mitigate impediments to fair housing choice.
4.6-19
ENVISION CARLSBAD
4.6.2 Quantified Objectives by Income
The following Table 4.6-1 summarizes the city's quantified objectives for the 20 I 0-2020 RHNA
period, by income group.
Table 4.6-1: Quantified Objectives 2010-2020
RHNA1
Units to be
Constructed2'3
Units to be Rehabilitated
Units to be Conserved
Households to be
Assisted4
Total
Notes:
Extremely Very
Low Low
389
18
0
0
240
258
523
93
64
360
517
Low
693
466
31
0
0
497
Above
Moderate Moderate Total
1,062 2,332 4,999
200 3,054 3,847
23 0 54
0 0 64
10 0 600
233 3,054 4,565
1 As described in Section 4.2, the city estimates that of the 912 very low income households identified for
Carlsbad in the RHNA, at least 389 units (43%) should be available for extremely low income and up to
523 units (57%) for very low income households.
2 Affordable units to be constructed are estimated based on SANDAG's 2050 Regional Growth Forecast,
analysis of recently-approved and anticipated near-term development, and land use designation
changes that are part of the General Plan update. Units to be constructed include 150 city-initiated
affordable housing (Program 3.5, Affordable Housing Incentives) and 427 anticipated inclusionary housing
units (Program 3.1, lnclusionary Housing). Income distribution of these anticipated lower income units is
based on the same proportions realized by projects constructed over a previous 8-year period (2003-
2010). A general assumption of 200 moderate income units is used.
3 Based on past experience, the city estimates 80 second units may be developed during the planning
period at rates affordable for moderate income households. Pursuant to City regulations, they are a
permitted by right, accessory use to one-family dwellings. Between 2005 and 2012, a total of 57 second
dwelling units were built in the city.
4 40 percent of the Section 8 voucher holders are assumed to be extremely low income households.
4.6-20
CODE KEY
Status:
C Completed =
0 Ongoing =
In Process =
p Pending =
D Delete =
Appendix A: 2005-2010
Accomplishments
Department or Division:
One-time project for which all work has been completed 8-Building Division
Completed program , but one that requires recurring activity CED-Community and Economic
Staff work is well under way and program will be implemented soon Development Department
(including any necessary hearings) HNS-Housing and Neighborhood Services
Program for which preliminary work needs to be initiated, or program is Division
in early stages of work P-Planning Division
Program that may no longer be necessary or relevant due to another
program, changed circumstances, or policy change F-Finance Division
ENVISION CARLSBAD
Table A-1 · 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
Appropriateness # Program Summary of Action Status Responsible Meeting Objectives
The city will
Discourage and/or restrict condominium For the previous Housing Element continue to
consider Condominium conversions when such conversions planning period, the city approved condominium would reduce the number of low-or 0 p 1.1 Conversion conversions of 32 rental units to conversions on a moderate-income housing units condominiums. case-by-case available throughout the city.
basis.
In 2010, the City Council approved the
conversion of the Lanikai Lane mobile
home park from rental to a resident-The city will Continue to implement regulations in the owned park. The conversion was continue to zoning ordinance that sets conditions on approved in compliance with applicable implement the changes of use or conversions of Mobile provisions of local ordinances, the mobile home
Mobile Home Home Parks. Subdivision Map Act, and Government zoning ordinance
P, HNS Code Section 66427.5, which governs and assist tenants 1.2 Park Assist lower-income tenants to research 0
mobile home park conversions. seeking to Preservation the financial feasibility of purchasing purchase their their mobile home parks so as to The city has been working with the mobile homes with maintain the rents at levels affordable to Lanikai Lane mobile home tenants and technical its tenants. new owners to maintain affordable rents. assistance.
The new owner has agreed to minimal
increases in new leases.
A-2
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
On November 6, 2012 the City Council
Provide loans, grants, and/or rebates to approved a $7.4 million residual receipts
owners of rental properties to make loan from the Housing Trust Fund for the
needed repairs and rehabilitation. acquisition and rehabilitation of 42 Requests for 1950s-era duplex units in the Barrio.
Acquisition/ Acq~ire and rehabilitate rental housing Rehabilitation will include substantial acquisition/rehabilit
1.3 Rehabilitation that 1s substandard, deteriorating or in improvements to the interior and exterior ation of rental
of Rental danger of being demolished. Objective 0 HNS, BCE of the units and the addition of site properties will
Housing of assisting 50 households/units. amenities such as enhanced continue to be
landscaping, community garden, considered on a
Provide deferral or subsidy of planning children's play area, community room case-by-case
and building fees, and priority with laundry facilities, and an on-site basis.
processing. manager's office. The units will be rent-
restricted for 55 years to low-income
households (50-60% AMI).
Provide assistance to homeowners to
rehabilitate deteriorating housing. The city has implemented a home repair Assistance will include financial The city will
Rehabilitation incentives in the form of low interest and program for owner occupied properties
1.4 of Owner-deferred payment loans, and rebates. that provides loans which are forgiven continue offer this
Occupied Households targeted for assistance 0 HNS after five years. For the Housing Element program to
Housing include lower-income and special needs planning period, the city aided six low-qualified low-
(disabled, large, and senior) income households with home repair income
households. Objective of assisting 25 loans up to $5,000 each. homeowners.
households/units.
A-3
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city will
continue to notify
tenants and work
with property
Monitor the status of projects such as owners in advance
Seascape Village, ensure tenants Notices to tenants at Seascape Village of subsidy
receive proper notification of any were monitored and city staff worked with expiration
Preservation changes and are aware of available owners of Seascape Village in an deadlines to
1.5 of At-Risk special Section 8 vouchers, and contact C/0 HNS attempt to extend the affordability preserve
Housing nonprofit housing developers to solicit restrictions for the 42 units. Property was affordable units
interest in acquiring and managing at sold and new owners declined to work through technical
risk projects. with the city further. assistance and
helping to
determine potential
financing
resources and
options.
The city reviews residential development
applications for compliance with meeting
the minimum densities on which the city This is an ongoing relies to meet its share of regional
housing needs. Consistent with state law activity. The city
and the city's land use policies, the city will continue to
The city will continue to monitor the shall not approve applications below the monitor the
absorption of residential acreage in all minimum densities established in the absorption of
Adequate densities and, if needed, recommend Housing Element unless it makes the residential acreage
2.1 the creation of additional residential 0 P, HNS in all densities and, Sites acreage at densities sufficient to meet following findings: if needed,
the city's housing need for current and • The reduction is consistent with the recommend the
future residents. adopted general plan, including the creation of housing element. additional • The remaining sites identified in the residential acreage housing element are adequate to at densities accommodate the City's share of the
regional housing need pursuant to
Government Code Section 65584.
A-4
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1 : 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept. Progress and Effectiveness in
# Program Summary of Action Status Reaponalble Meeting Objectives Appropriateness
The city shall process a general plan The City Council approved General Plan amendment(s) to redesignate a land use and zoning amendments for the minimum net acreage of each site in Quarry Creek area in March 2013. The Table 6-1 to RH. amendments redesignated sites to RH.
Table 6-1
The changes result in increased capacity
to accommodate 340 lower-income units
Adequate Acres to be at 22.2 units per acre. Completed. Delete 2.1 Redesignated Density C P, HNS Sites Property to RH Yield The redesignations related to the Ponto from program.
Ponto 6.4 128 property were not completed because
Quarry the Quarry Creek and Barrio (see below)
Creek 15.0 300 redesignations resulted in greater
Commercial capacity than identified in Program 2.1
and are sufficient to accommodate the Mixed Use RHNA without the Ponto property. Ponto 2.8 28
The city shall process a general plan
amendment(s) to redesignate a
minimum net acreage of each site in
Table 6-2 to RMH. The City Council approved General Plan
land use and zoning amendments for the
Adequate Quarry Creek area in March 2013. The
2.1 Table 6-2 General Plan Amendment C P, HNS amendments redesignated sites to RMH. Sites (RMH):Quarry Creek The changes result in increased capacity Completed. Delete
Acres to be to accommodate 316 moderate-income from program.
Redesignated Density units at 16.7 and 14.2 units per acre.
Property to RMH Yield
Quarry
Creek 17 200
A-5
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city shall process general plan
amendments to establish minimum The minimum densities zoning ordinance
Adequate densities of 12 units per acre and 20 amendment was approved by the City Completed. Delete 2.1 Sites units per acre for the RMH and RH land C P, HNS Council in January 2012, and is currently from program. use designations, respectively, except pending approval by the Coastal
for those RH designated properties in Commission.
the Beach Area Overlay Zone.
The city shall process amendments to
the Village Redevelopment Master Plan
and Design Manual and/or other Amendments to the master plan were planning documents as necessary to approved by the City Council in Adequate establish, for residential projects and Completed. Delete 2.1 Sites mixed use projects with residential C P, HNS November 2012, and are currently from program. pending approval by the Coastal components within the Village Commission. Redevelopment Area, minimum
densities equal to 80% of the maximum
of the density range.
The city shall amend its zoning
ordinance, general plan, and other land
use documents as necessary to permit
residential in a mixed use format on
shopping center sites and commercial The mixed use zoning ordinance
Adequate areas with a General Plan designations amendment was approved by the City Completed. Delete 2.1 Sites of "CL" and "R" and zoning designations C P, HNS Council in January 2012, and is currently from program. of "C-L," "C-1 • and "C-2," and/or other pending approval by the Coastal
general plan and zoning designations as Commission.
appropriate. Mixed use residential on
shopping center and commercial sites
shall be at a minimum density of 20
units oer acre.
A-6
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A 1 · 2005-201 0 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The City Council approved General Plan The city shall process amendments to land use and zoning amendments to the the general plan and zoning ordinance Barrio area in February 2013. The and process other planning documents amendments redesignated sites to RMH Completed. Delete Adequate as necessary to establish and permit the C P, HNS at a minimum of 12 units per acre, and to from program. 2.1 Sites minimum densities, areas, and land R30 at a minimum of 25 units per acre. uses as described in Section 3 and The changes result in increased capacity specified in Tables 3-4, 3-6 and 3-9 for to accommodate 353 lower-income units the Barrio Area. and 13 moderate-income units.
The city will encourage the consolidation
of small parcels in order to facilitate The city will
larger-scale developments. Specifically, continue offer this
program to the city will make available an inventory For the Barrio Area, the city maintains an facilitate lot of vacant and underutilized properties to inventory of vacant and underutilized consolidation and 2.1 Adequate interested developers, market infill and 0 P,HNS properties, which is available to to provide Sites redevelopment opportunities throughout developers. incentives for the city, particularly in the Village
Redevelopment Area and proposed green building.
Barrio Area, and meet with developers
to identify and discuss potential project
sites.
A-7
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
On Jan. 29, 2013, the City Council
authorized financial assistance ($7.4
million) to assist a developer acquire
existing duplex units located in an area of The development
the Barrio comprised of 27 parcels along of additional
For the Barrio Area, incentives shall be Harding Street, Carol Place and incentives for lot
developed to encourage the Magnolia Avenue. The intent of the consolidation will
Adequate consolidation of parcels and thus the property acquisition is to consolidate the be considered as
2.1 Sites feasibility of affordable housing. These 0 P, HNS parcels and construct a new 140 unit part of the
incentives shall include increased high density (minimum 23 du/ac) lower-comprehensive
density and other standards income affordable housing development. General Plan and
modifications. In February 2013, the city increased Zoning Ordinance
allowed densities in the Barrio; the city update currently in
can approve additional density increases process.
and standards modifications through the
lnclusionary Housing and Density Bonus
Ordinances.
The city recently approved amendments The city will
To facilitate development in the Village to the Village Master Plan and Design continue to Manual to raise minimum densities in the Redevelopment Area, modification of Village Area including a statement consider standards
standards (including increased density) modifications and
Adequate are permitted for affordable housing, encouraging lot consolidation. For the waivers in the 2.1 Sites "green" buildings, and projects which 0 P, HNS Housing Element planning period, two Village to assist in
meet the goals and objectives of the projects in the Village designed to meet the development of
Village (which include residential and LEED Silver certification were approved affordable housing
mixed use developments). (one mixed use with nine units, one non-and green residential) that received modifications to buildings. standards.
A-8
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1 : 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progren and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city considers waivers and
modifications to development standards
to assist in the development of affordable
housing on a case by case basis. In
2011 , the Tavarua Senior Apartments
were approved by the Planning
Commission and building permits were
issued. The project was approved with
(1) reduced parking, (2) reduced building
setbacks, and (3) handicapped parking in
the setbacks. In addition, the project The city will received a density increase and has a The Planning Department, in its review project density of approximately 55 continue to
of development applications, may consider standards
Flexibility in recommend waiving or modifying certain du/ac, which exceeds the project's modifications and allowed density range (the project site is 2.2 Development development standards, or propose 0 p
designated in the General Plan as waivers to assist in
Standards changes to the Municipal Code to Residential Medium Density, which the development of
encourage the development of low and affordable housing
moderate-income housing. allows a range of 4-8 du/ac). on a case-by-case
Tavarua Senior Apartments project basis.
exceeds the 15% inclusionary housing
requirement by income restricting all 49
residential rental units. Furthermore, the
project exceeds the inclusionary housing
low-income affordability requirement in
that 10 of the apartments are restricted to
the extremely-low-income category, 25
are restricted to the very-low-income
category, and 14 are restricted to the
low-income cateaory.
The city will encourage mixed-use The mixed use zoning ordinance
developments that include a residential amendment was adopted by the City
2.3 Mixed Use component. Major commercial centers C p Council in January 2012, and is currently Completed
should incorporate, where appropriate, pending approval by the Coastal program.
mixed commercial/residential uses. Commission.
Major industrial/office centers where not
A-9
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
precluded by environmental and safety
considerations, should incorporate
mixed industrial/office/residential uses.
As described in Program 2.1 , the city
shall amend the zoning ordinance and
other necessary land use documents to
permit residential mixed use at 20 units
per acre on shopping center sites and
commercial areas.
During the Housing Element period, two Modify program to projects in the Village designed to meet include the latest LEED Silver certification were approved standards and (one mixed use with nine units, one non-technologies for residential), that received modifications resource to standards. conservation and
The comprehensive update to the green building.
The program landscape manual to implement the should also be Water Efficient Landscape Ordinance modified for
The city of Carlsbad encourages and was adopted by the City Council in May consistency with 2012.
Energy enforces a range of requirements, the General Plan
2.4 Conservation programs, and actions to improve 0 P, BCE The 2010 Building Code, which includes update and
household energy efficiency, promote Climate Action
sustainability, and lower utility costs. the California Green Building Standards, Plan, underway. was adopted by the City Council in 2011 .
There are four areas in Carlsbad Move discussion of
designated as a "smart growth existing
requirements into opportunity site" on SANDAG's Smart a separate section Growth Concept Map: the Village and on Opportunities Barrio areas, Plaza Camino Real, Quarry for Energy Creek and Ponto. Each of these areas
was identified in the 2005-2010 Housing Conservation in
the body of the Element Program 2.1 Adequate Sites Element. oroQram as contributinQ units toward the
A-10
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
RHNA Land use planning for the Barrio
was completed in February 2013. A
master plan for Quarry Creek, another
designated potential smart growth
opportunity site, was approved in March
2013.
The city continues to make available
excess dwelling units for qualifying
projects (also see program 3.2 below)
such as transit-oriented developments
and senior and affordable housing.
The city will continue to implement its The city continues to implement its
lnclusionary Housing Ordinance that lnclusionary Housing Ordinance.
requires 15 percent of all residential
units within any Master Plan/Specific To comply with recent case law
Plan community or other qualified (Palmer/Sixth Street Properties, L.P. v.
subdivision (currently seven units or City of Los Angeles), the city amended
more) be restricted and affordable to its inclusionary housing requirements.
lower-income households. The amendment, which results in only lnclusionary minor changes, is primarily needed to
For all subdivisions of fewer than seven clarify that inclusionary requirements housing program is
lnclusionary units, payment of a fee in lieu of apply to rental projects only if the project one of the City's
most effective 3.1 Housing inclusionary units is permitted. The fee 0 P, HNS developer agrees by contract to limit rent programs to build Ordinance is based on a detailed study that as consideration for a "direct financial affordable housing calculated the difference in cost to contribution" or any other forms of and should be produce a market rate rental unit versus assistance specified in density bonus continued. a lower-income affordable unit. The city law.
will continue to utilize inclusionary in-lieu
fees collected to assist in the Between, 2005 and 2012, $450,855 was
development of affordable units. collected in in-lieu fees and 357 units
were constructed using funds from in-lieu
The city will also continue to consider fees.
other in-lieu contributions allowed by the (Hunters Point, Bressi, Village by the Sea
lnclusionarv Housina Ordinance, such and Glen Ridge)
A-11
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progl'899 and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
as an irrevocable offer to dedicate In 2011 , building permits for nine low-
developable land. income units were issued as part of the
La Costa Condominiums project (CT 02-
28), and the City Council approved the
Dos Colinas project, which includes 20
future low-income units. Also, two
projects receiving building permits in
2011 purchased lnclusionary Housing
credits at existing affordable apartments.
CT 04-01 purchased 3 credits at Villa
Loma, and CT 05-10 purchased 5 credits
at Carlsbad Family Housing.
The city will continue to maintain,
monitor and manage the Excess
The city will Dwelling Unit Bank, composed of Through its continued implementation of continue to "excess units" anticipated under the the Growth Management Plan, the city maintain, monitor city's Growth Management Plan, but not
Excess utilized by developers in approved tracks development and the Excess and and make
3.2 Dwelling Unit projects. The city will continue to make 0 p Dwelling Unit Bank in its monthly "excess units"
Bank excess units available for inclusion in Development Monitoring Report. available for
other projects using such tools as "Banked" units are available for qualifying qualifying projects,
density transfers, density bonuses and projects, which include affordable including
changes to the General Plan land use housing and density bonuses. affordable housing
designations per Council Policy projects.
Statement 43
The city will continue to offer residential 136 units were produced as a result of The city will
3.3 Density density bonuses as a means of 0 P, HNS the density bonus program during the continue to Bonus encouraging affordable housing previous planning period (125 for Bressi implement this development. and 11 for Village by the Sea) program.
A-1 2
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1 · 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city assisted two projects during the
previous planning period: The city will
continue to provide
Roosevelt Gardens Condos information and The city, through the Housing and • $47,000 Redevelopment Low/ work with Redevelopment Department, will Moderate Income Housing Fund developers to City-Initiated continue to work with private developers 0 P, HNS • $621,000 CDBG assist them in 3.4 Development (both for-profit and non-profit) to create • $1,066,000 HOME creating additional housing opportunities for low, very low housing and extremely low-income households. Cassia Heights Apartments opportunities for
• $250,000 CDBG lower-income
• $262,000 HOME households.
• $941 ,000 Redev Low Mod.)
The city uses Redevelopment Housing
Set-Aside Funds and Housing Trust
Funds to offer a number of incentives to
facilitate affordable housing The city assisted the following projects Continue program,
Affordable development. Incentives may include: between 2005 and 2012: Density bonus but remove • Payment of public facility fees P, HNS, F provided to Bressi Ranch (plus reference to 3.5 Housing In-kind infrastructure improvements 0 • $2,000,000 in assistance) and Village by redevelopment Incentives • Priority processing the Sea (plus $200,000 in assistance). funds. • Discretionary consideration of
density increases above the
maximum permitted by the General
Plan
A-13
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city will continue to implement a
land banking program to acquire land The city will suitable for development of housing continue to affordable to lower and moderate-implement a land income households. The Land Bank Between 2005 and 2012, the city worked banking program may accept contributions of land in-lieu with Habitat for Humanity to develop 11 to acquire land
3.6 Land Banking of housing production required under an 0 CED, HNS condos and with another developer on suitable for inclusionary requirement, surplus land construction of 56 unit Cassia Heights development of from the city or other public entities, and Apartments. (Both on land purchased by housing affordable land otherwise acquired by the city for the city.) to lower-and its housing programs. This land would moderate-income be used to reduce the land costs of households. producing lower and moderate-income
housing by the city or other parties.
The city will continue to maintain the
various monies reserved for affordable The city will
housing, and constituting the Housing continue to collect
Trust Fund, for the fiduciary and distribute
administration of monies dedicated to The city continues to maintain the funds from the
3.7 Housing Trust the development, preservation and 0 HNS, F Housing Trust Fund, which had an Housing Trust
Fund rehabilitation of housing in Carlsbad. available balance of approximately $6.1 Fund to support
The Trust Fund will be the repository of million as of December 31, 2012. the development
all collected in-lieu fees, impact fees, and maintenance
housing credits and related revenues of affordable
targeted for proposed housing as well housing.
as other local, state and federal funds.
The Housing Authority continues to The Carlsbad
Housing Authority The Carlsbad Housing Authority will operate Section 8 Housing Choice will continue to Section 8 continue to operate the city's Section 8 Voucher Program. operate the
3.8 Housing Housing Choice Voucher program to 0 HNS Section 8 Housing Choice provide rental assistance to very-low-Between 2005 and 2012, 159 new Choice Voucher Vouchers income households. vouchers issued. (Voucher program Program, subject assists total of approximately 600 to continued households per year.) federal fundino.
A-14
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1: 2005-201 O Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
The city participates in the San Diego
Regional Mortgage Credit Certificate
(MCC) Program. By obtaining a MCC The city continues to participate in MCC The city will during escrow, a qualified homebuyer Program with one certificate issued in continue to
Mortgage can qualify for an increased loan 2011. participate in the amount. The MCC entitles the 0 HNS San Diego 3.9 Credit homebuyer to take a federal income tax Between 2005 and 2012, 28 MCCs were Regional Mortgage Certificates credit of 20 percent of the annual issued with average of $39,450 Credit Certificate interest paid on the mortgage. This assistance per buyer. Program. credit reduces the federal income taxes
of the buyer, resulting in an increase in
the buyer's net eaminQs.
The city will continue to encourage a
wide variety of senior housing The city has provided a loan of $3.75 The city will opportunities, especially for lower-million to assist in the development of the continue to income seniors with special needs, 50 unit Tavarua Senior Apartments. encourage senior through the provision of financial Building permits were issued on 12/16/11 housing
3.10 Senior assistance and regulatory incentives as 0 P, HNS with construction anticipated to be opportunities Housing specified in the city's Senior Housing completed in early 2013. The apartments through financial Overlay zone. Projects assisted with will be affordable to seniors at 30%, 40%, assistance and these incentives will be subjected to the 50% and 60% of the Area Median regulatory monitoring and reporting requirements Income. incentives. to assure compliance with approved
project conditions
The city will adopt an ordinance to The zoning ordinance amendment to Program establish a formal policy on offering remove the definition of "family" was completed. reasonable accommodations to persons adopted by the City Council in 2010 and Remove and with disabilities with regard to the approved by the Coastal Commission in revise to evaluate construction, rehabilitation, and 2011. effectiveness of Housing for improvement of housing. The ordinance C P, BCE new policy and 3.11 Persons with will specify the types of requests that The reasonable accommodations zoning consider other Disabilities may be considered reasonable ordinance amendment was adopted by ways to facilitate accommodation, the procedure and the City Council in April 2011 . The housing for reviewing/approval bodies for the Coastal Commission approved the persons with requests, and waivers that the city may amendment with suggested modifications disabilities. offer to facilitate the development and in October 2012. The City Council
A-1 5
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progreu and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
rehabilitation of housing for persons with approved the suggested modifications in
disabilities. November 2012. The ordinance will
become effective once the Coastal
Commission accepts the final
amendment, anticipated to occur in early
2013.
In 2008, the city provided CDBG funds to
TERI, Inc. for property acquisition for a
residential care home for
develoomentallv disabled adults.
In those developments that are required The city continues to implement this to include 10 or more units affordable to
lower-income households, at least 10 program as part of its inclusionary The city will
Housing for percent of the lower-income units should housing ordinance. continue to support
3.12 Large have three or more bedrooms. This 0 p the development of
Families requirement does not pertain to lower-134 affordable housing units with three or housing for large
more bedrooms were developed families. income senior housing projects. between 2005 and 2012.
Pursuant to the State Employee A zoning ordinance amendment to
Housing Act, the city permits by right comply with Health and Safety Code
employee housing for six or fewer in all Sec. 17021 .6 was adopted by the City
residential zones where a single-family Council in September 2012. The
residence is permitted. Farm labor amendment permits farmworker housing
housing for 12 persons in a group by right or conditionally where
quarters or 12 units intended for families agricultural uses are also permitted by
Farm Labor is permitted by right on properties where right or conditionally. The amendment Program
3.13 Housing agricultural uses are permitted. In 2004, C CED, P also provides standards. Staff anticipates completed.
the city amended the Zoning Code to the Coastal Commission will act on the Remove.
conditionally permit farm labor housing amendment in early 2014.
for more than 12 persons in a group
quarters or 12 units/spaces for Through the Agricultural Mitigation Fee,
households in the E-A, 0 , C-1, C-2, C-T, the City committee $2 million to fund La
C-M, M, P-M, P-U, O-S, C-F and C-L Posada de Guadalupe project, under
zones. construction in 2012. This project will
expand the number of beds for homeless
A-16
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
men and farmworkers from 50 to 100-
120.
A zoning ordinance amendment to permit
emergency shelters by right in the
Planned Industrial and Industrial zones
was adopted by the City Council in
Carlsbad will continue to facilitate the October 2012. In these zones, year-
acquisition, for lease or sale, of suitable round shelters with up to 30 persons or
sites for emergency shelters and beds are permitted by right; larger
transitional housing for the homeless shelters are conditionally permitted. The
population. This facilitation will include: amendment also provides basic
standards. Staff anticipates the Coastal
Participating in a regional or sub-Commission will act on the amendment
regional summit(s) for the purposes of in early 2014.
coordinating efforts and resources to Zoning
address homelessness; In 2010, the city received an application amendment
3.14 Housing for Assisting local non-profits and charitable C/O CED, P to expand the existing La Posada de complete.
the Homeless organizations in securing state and Guadalupe homeless shelter from a Continue other
federal funding for the acquisition, temporary 50 bed facility to a permanent facilitation
construction and management of 100-120 bed facility. The application was activities.
shelters; recommended for approval by the
Continuing to provide funding for local Planning Commission and approved by
and sub-regional homeless service the City Council in 2011 . In addition, the
providers that operate temporary and city has committed $2,000,000 in
emergency shelters; and financial support for the La Posada de
Identifying a specific zoning district in Guadalupe expansion from money
the city where emergency shelters will collected through its Agricultural
be permitted by right Mitigation Fee program ($54,000 given
to-date for project design costs). Also, in
Dec. 2011 , the city increased its total
CDBG contribution to $661 ,000 for this
project. Construction is underway.
A-17
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
Currently, the city's Zoning Ordinance
does not address the provision of An ordinance amendment to address the
transitional housing and supportive provision of transitional and supportive
housing. The city will amend the Zoning housing was adopted by City Council in
Ordinance to clearly define transitional September 2012. The amendment
Transitional housing and supportive housing. When fulfilled program objectives and identified Program 3.15 and such housing is developed as group C p transitional and supportive housing as completed. Supportive quarters, they should be permitted as either permitted or conditionally permitted Remove. Housing residential care facilities. When uses in all residential zones and in
operated as regular multi-family rental commercial zones where residential is
housing, transitional and supportive permitted. Staff anticipates the Coastal
housing should be permitted by right as Commission will act on the amendment
a multi-family residential use in multi-in early 2014.
family zones.
In 2012, the city provided CDBG
assistance to 13 social service providers
The city will continue to provide CDBG in North County and serves as a referral
agency for homeless shelters and funds to community, social welfare, non-support services. The city will profit and other charitable groups that continue to support Supportive provide services for those with special The city provided approximately the development of Services for needs in the North County area. $375,000 in assistance between 2005 housing and Homeless 3.16 and Special Furthermore, the city will work with 0 HNS and 2010. supportive
services for Needs agencies and organizations that receive The city also contributed $18,778 from homeless and Groups CDBG funds to offer a City Referral the Housing Trust Fund in 2012 to the other special Service for homeless shelter and other
supportive services. Alliance for Regional Solutions' winter needs groups.
shelter program. This program sponsors
one site in Carlsbad as well as rotating
sites at local churches throughout the
county.
The city will continue to implement its The city continues to implement the Zoning Program
Alternative Second Dwelling Unit Ordinance Second Dwelling Unit Ordinance and complete.
3.17 Housing (Section 21 .10.015 of the Carlsbad C/O P, HNS consider alternative types of housing. 57 Implement per
Municipal Code) and will continue to second units were permitted between ordinance and
consider alternative tvoes of housino, 2005 and 2012. continue to provide
A-18
APPENDIX A: 2005-2010 ACCOMPLISHMENTS
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness in
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
such as hotels and managed living In September 2012, the City Council information about
units. approved an ordinance amendment to potential sites to
the Village Master Plan and Design developers.
Manual to conditionally permit and
establish standards for managed living
units in certain districts of the Village
area. The amendment fulfilled project
objectives by providing standards for a
viable, housing option for lower-income
persons. Staff anticipates the Coastal
Commission will act on the amendment
in early 2014.
The city will assure that information on The city will the availability of assisted or below-The city provides infonnation on assisted continue to reach market housing is provided to all lower-and below market housing to individuals out to students and Military and income and special needs groups. The and groups needing that infonnation members of the 3.18 Student Housing and Redevelopment Agency 0 HNS through pamphlets, the city's website, military to provide Referrals will provide infonnation to local military and distribution of info at community housing and student housing offices of the events and workshops. opportunities in the availability of low-income housing in city. Carlsbad.
The city will monitor and record Coastal
Zone housing data including:
• Housing units approved for • 589 units were constructed in the construction after January 1, 1982. Coastal Zone between 2005 and • Housing units for persons and 2012. 11 ,020 units have been
Coastal families of low-or moderate-income developed since 1991 . Continue as per 3.19 Housing in new housing developments. 0 CED • 25 affordable units. state law. Monitoring • Dwelling units occupied by persons • O demolitions authorized . and families of low-or moderate-• 0 replacements . income that are authorized to be
demolished or converted
• Dwelling units occupied by persons
and families of low-or moderate-
income that are required for
A-19
ENVISION CARLSBAD
Table A-1: 2005-2010 Housing Element Program Implementation Status
2005-2010 Dept Progress and Effectiveness In
# Program Summary of Action Status Responsible Meeting Objectives Appropriateness
replacement or authorized to be
converted or demolished as
identified above
To retain the Housing Element as a
viable policy document, the Planning
Department will undertake an annual
Housing review of the Housing Element and The City most recently submitted an
Element schedule an amendment if required. As annual report on progress in 3.20 Annual required, staff also monitors the city's 0 p implementing the Housing Element in Continue.
Report progress in implementing the Housing 2011 . Element and prepares corresponding
reports to the City Council, SANDAG,
and California Department of Housing
and Community Development annuallv.
The city will
continue to support
The city contracts with The San Diego fair housing
With assistance from outside fair services through
Fair Housing housing agencies, the city will continue County Center for Social Advocacy fair information 4.1 Services to offer fair housing services to its 0 HNS housing agency to provide their services dissemination,
residents and property owners. to Carlsbad residents and property monitoring, and owners. partnerships with
fair housing
service providers.
A-20
Appendix B: Sites Inventory
Supporting Documentation
This appendix documents the parcel by parcel sites inventory for the 2013-2020 Housing
Element. The inventory is summarized into the fo llowing four tables:
• Table B-1: Vacant Sites for Lower and Moderate Income Housing
• Table 8-2: Underutilized Sites for Lower and Moderate Income Housing -Category l
(Parking Lot and Agricultural Sites)
Also includes site photos of largest sites
• Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2 (Other
Underutilized Uses)
• Table B-4: Vacant and Underutilized Sites for Above Moderate Income Housing
Vacant Sites
Table 8-1: Vacant Sites for Lower and Moderate Income Housing
Unit Capacity, by
Site Household Income
General Plan Zoning Size Very
APN Designation 1 District (Acres) Low Low Moderate
16805036003 R30 RO-M 4.30 99
1683601600
(Robertson Ranch PA
22)2,3 R30 PC 3.76 86
2030540700 V (01-4) V-R 0.15 2
2031100100 V (D5-9) V-R 0.29 3
2031 104800 V (05-9) V-R 0.18 2
2031730200 V(D1-4) V-R 0.29 4
2032930600 V (01-4) V-R 0.17 2
2033051000 V (D1-4) V-R 0.20 3
2041600200 R30 RD-M 0.20 4
2080104100
(Robertson Ranch PA 7 R23
andPA8)2 (22.7 and 21 du/ac) PC 16.90 364
20912001003 R30 RO-M 6.12 141
2121100100to
2121 100700 R30 RO-M 8.40 193
ENVISION CARLSBAD
Table B-1: Vacant Sites for Lower and Moderate Income Housing
Unit Capacity, by
Site Household Income
General Plan Zoning Size Very
APN Designation 1 District (Acres) Low Low Moderate
2161404300 (Ponto) R30 P-C 6.5 150
GC (Mixed Use) 4 P-C 3 11
2161701400 R23 RD-M 0.44 7
2161701500 R23 RD-M 0.42 6
2161701900 R23 RD-M 0.46 7
2162900900 R23 RD-M 0.41 6
2162902000 R23 RD-M 0.27 4
2162902100 R23 RD-M 0.53 8
2163000400 R23 RD-M 0.39 6
2163000500 R23 RD-M 0.41 6
2163000600 R23 RD-M 0.40 6
2163001200 R23 RD-M 0.41 6
2163001300 R23 RD-M 0.30 5
22188106003
2218811600 R30 RD-M 18.22 419
R15 (14.2 du/ac) P-C 15.6 221
1670402100 R23 (16.7 du/ac) P-C 5.7 95
(Quarry Creek)5 R23 (22.2 du/ac) P-C 15.3 340
Grand Total 1,1 03 704 399
Notes:
1. Sites with a General Plan designation "V" are located in the Village area. The "V" land use
designation permits mixed-use development; however, development of stand-alone high-density
residential projects is also permitted and would yield even more units. To account for non-residential
uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50
percent of developable area could be used for non-residential uses.
2. A master plan for Robertson Ranch was approved in 2006 to provide for a residential community with
over 1,300 housing units, open space, and a commercial center. Approval of land subdivision and
architecture needs to be obtained before construction. The property is currently vacant and
considered appropriate for development.
3. These sites are located in the northeast quadrant of the city. Per the city's Growth Management
Program, a maximum of 9,042 dwelling units are allowed in the northeast quadrant. When the
General Plan update, including this Housing Element, is approved by the City Council, the capacity of
one or more of these sites may be reduced to ensure compliance with the Growth Management
Program, but the sites inventory will remain adequate to accommodate the city's RHNA. Any change
to the sites inventory during adoption of the General Plan will be reflected in this appendix.
4. Residential capacity is calculated based on 25 percent of the site developable acreage at a density of
15 du/ac.
5. A master plan for Quarry Creek was approved in March 2013 to provide for a residential community
with 656 housing units, open space and community facilities. Approval of land subdivision and
architecture needs to be obtained before construction. The property is currently vacant and
considered appropriate for development.
Source: City of Carlsbad, Dyett & Bhatia, 2013.
8-2
APPENDIX B: SITES INVENTORY SUP _ TING DOCUMENTATION
Underutilized Sites
Table B-2: Underutilized Sites for Lower and Moderate Income Housing -Category 1
(Parking Lot and Agricultural Sites)
Unit Capacity, by
Site Household Income
Existing General Plan Zoning Size Very Site
APN Use Designation 1 District (Acres) Low Low Moderate Photo
2031013600 Parking Lot V (D5-9) V-R 0.21 2
2031730500 Parking Lot V(D1-4) V-R 0.25 4
2031730800 Parking Lot V (D1-4) V-R 0.33 5
2031811600 Parking Lot V (D1-4) V-R 0.22 3
2032321300 Parking Lot V (D5-9) V-R 0.35 3
2032960600 Parking Lot V (D1-4) V-R 0.37 5
2033020100 Parking Lot V(D1-4) V-R 0.14 2
2033040200 Parking Lot V (D1-4) V-R 0.16 2
2033040500 Parking Lot V(D1-4) V-R 0.17 2
2033040900 Parking Lot V(D1-4) V-R 0.25 4
2033041700 Parking Lot V (D1-4) V-R 0.16 2
2033041800 Parking Lot V (D1-4) V-R 0.16 2
2033042000 Parking Lot V (D1-4) V-R 0.16 2
2033043100 Parking Lot V(D1-4) V-R 0.18 3
2033051400 Parking Lot V(D1-4) V-R 0.24 3
2033051600 Parking Lot V (D1-4) V-R 0.57 8
2033061200 Parking Lot V (D1-4) V-R 0.24 3
2033521200 Parking Lot V (D1-4) V-R 0.29 4
2040310900 Parking R30 RD-M 0.20 4
2041112000 Parking R30 RD-M 0.80 18
2041502100 Parking R23 R-3 0.46 7
2120405600 Agriculture R30 RD-M 8.96 206 #1
Grand Total 282 0 12
Note:
1. Sites with a General Plan designation "V" are located in the Village area. The "V" land use
designation permits mixed-use development; however, development of stand-alone high-density
residential projects is also permitted and would yield even more units. To account for non-residential
uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50
percent of developable area could be used for non-residential uses.
Source: City of Carlsbad, Dyett & Bhatia, 2013.
B-3
ENVISION CARLSBAD
The largest site in the Table B-2 underutilized
inventory is also depicted in the photo at right to
demonstrate that the site is underutilized and
appropriate for residential development.
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
(Other Underutilized Uses\
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation 1 District (Acres) Low Low Moderate
1551702400 Residential R23 R-3 0.34 4
1551702500 Residential R23 R-3 0.26 2
1552000400 Office V V-R 0.89 12
1552000700 Office V V-R 0.39 5
1552001000 Office V V-R 0.52 7
1552211100 Office V V-R 0.33 5
1552211200 Office V V-R 0.56 8
2030410200 Private School V V-R 7.23 65
2030510300 Private School V V-R 2.79 25
2030510400 Commercial V V-R 0.54 5
2030520100 Private School V V-R 0.35 3
2030520200 Private School V V-R 0.77 7
2030530100 Private School V V-R 0.9 8
2030540100 Commercial V V-R 0.24 3
2030540300 Industrial V V-R 0.24 3
2030541400 Commercial V V-R 0.13 2
2030541800 Industrial V V-R 0.22 3
2030541900 Commercial V V-R 0.49 7
2030542000 Industrial V V-R 0.25 4
2030542100 Office V V-R 0.25 4
2030542200 Office V V-R 0.5 7
2030542400 Commercial V V-R 0.23 3
2030542500 Industrial V V-R 0.23 3
2030542600 Commercial V V-R 0.25 4
2030542700 Industrial V V-R 0.36 5
2031010100 Industrial V V-R 0.31 4
B-4
APPENDIX B: SITES INVENTORY SUP. -· .TING DOCUMENTATION
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
(Other Underutilized Uses)
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation 1 District (Acres) Low Low Moderate
2031010300 Commercial V V-R 0.15 2
2031010400 Industrial V V-R 0.24 3
203101 1100 Industrial V V-R 0.24 3
203101 1200 Commercial V V-R 0.21 3
2031 01 1400 Office V V-R 0.23 2
2031011500 Industrial V V-R 0.21 3
2031011600 Commercial V V-R 0.23 3
2031011800 Residential V V-R 0.31 2
2031011900 Industrial V V-R 0.18 3
2031012000 Residential V V-R 0.24 2
2031012100 Office V V-R 0.2 2
2031012200 RV Camp Site V V-R 0.93 12
2031012300 Office V V-R 0.44 4
2031012400 Commercial V V-R 0.47 7
2031012500 Industrial V V-R 0.23 3
2031012800 Residential V V-R 0.24 2
2031012900 Commercial V V-R 0.87 12
2031013400 Office V V-R 0.19 3
2031020500 Office V V-R 0.43 4
2031021400 Residential V V-R 0.42 3
2031021500 Office V V-R 0.43 4
2031023400 Office V V-R 0.45 4
2031023500 Office V V-R 0.29 3
2031 100900 Office V V-R 0.53 5
2031103800 Office V V-R 0.17 2
2031 103900 Office V V-R 0.17 2
2031420600 Private School V V-R 0.5 5
2031430100 Office V V-R 0.35 3
2031430200 Office V V-R 0.18 2
2031430700 Church V V-R 2.16 19
2031730400 Commercial V V-R 0.19 3
2031730900 Commercial V V-R 0.35 5
2031740600 Commercial V V-R 1.78 25
2031740700 Commercial V V-R 1.79 25
2031750100 Commercial V V-R 0.28 4
8-5
ENVISION CARLSBAD
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
tOther Underutilized Uses)
Unit Capacity, by HouHhold
Income
General Plan Zoning Site Size Very
APN Existing Use Designation 1 District (Acres) Low Low Moderate
2031750200 Commercial V V-R 0.16 2
2031750300 Commercial V V-R 0.45 6
2031750400 Office V V-R 0.23 3
2031750500 Residential V V-R 0.23 2
2031750600 Commercial V V-R 0.23 3
2031750700 Residential V V-R 0.25 3
2031750800 Commercial V V-R 0.16 2
2031810400 Commercial V V-R 0.31 4
2031810500 Commercial V V-R 0.15 2
2031810700 Commercial V V-R 0.23 3
2031810800 Office V V-R 0.22 3
2031810900 Commercial V V-R 0.22 3
2031811200 Commercial V V-R 0.59 8
2031811300 Commercial V V-R 0.35 5
2031811900 Commercial V V-R 0.71 10
2031820400 Commercial V V-R 2.36 33
2031820800 Post Office V V-R 1.43 20
2032020700 Commercial V V-R 0.16 2
2032021300 Office V V-R 0.16 2
2032021800 Commercial V V-R 0.95 13
2032320400 Commercial V V-R 0.52 5
2032320800 Commercial V V-R 0.18 2
2032321600 Commercial V V-R 0.46 4
2032500600 Commercial V V-R 0.37 3
2032600500 Residential R23 R-3 0.39 2
2032610300 Residential V V-R 0.34 4
2032610700 Office V V-R 0.66 9
2032910100 Commercial V V-R 0.21 3
2032910300 Commercial V V-R 0.31 4
2032920100 Commercial V V-R 0.24 4
2032920500 Commercial V V-R 0.16 2
2032920700 Commercial V V-R 0.24 3
2032920800 Commercial V V-R 0.17 2
2032920900 Commercial V V-R 0.16 2
2032921000 Office V V-R 0.16 2
B-6
APPENDIX 8 : SITES INVENTORY SUP TING DOCUMENTATION
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
lOther Underutilized Uses)
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation 1 District (Acres) Low Low Moderate
2032921100 Commercial V V-R 0.16 2
2032921800 Commercial V V-R 0.16 2
2032922100 Commercial V V-R 0.41 6
2032930400 Commercial V V-R 0.17 2
2032930500 Commercial V V-R 0.16 2
2032930800 Commercial V V-R 0.17 2
2032950100 Commercial V V-R 0.23 3
2032960700 Commercial V V-R 0.15 2
2032960800 Commercial V V-R 0.26 4
2032970200 Commercial V V-R 0.16 2
2032970300 Commercial V V-R 0.16 2
2032970500 Commercial V V-R 0.14 2
2033010500 Commercial V V-R 0.73 10
2033020200 Commercial V V-R 0.22 3
2033020400 Residential V V-R 0.21 2
2033032100 Office V V-R 0.33 5
2033032400 Commercial V V-R 0.48 7
2033032600 Office V V-R 0.48 7
2033032700 Office V V-R 0.32 4
2033032800 Office V V-R 0.49 7
2033041900 Office V V-R 0.16 2
2033042600 Commercial V V-R 0.2 3
2033042700 Commercial V V-R 0.24 3
2033043000 Office V V-R 0.17 2
2033051100 Office V V-R 0.24 3
2033051300 Office V V-R 0.4 6
2033051500 Office V V-R 0.56 8
2033060200 Commercial V V-R 0.14 2
2033060900 Commercial V V-R 0.16 2
2033510300 Office V V-R 0.17 2
2033510700 Office V V-R 0.16 2
2033511100 Office V V-R 0.16 2
20335 11 200 Office V V-R 0.16 2
2033511300 Office V V-R 0.16 2
2033511600 Commercial V V-R 0.16 2
B-7
ENVISION CARLSBAD
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
/Other Underutilized Uses\
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation 1 District (Acres) Low Low Moderate
2033511800 Commercial V V-R 0.48 7
2033512000 Office V V-R 0.16 2
2033521300 Commercial V V-R 0.16 2
2033521800 Church V V-R 0.64 9
2033530400 Office V V-R 0.16 2
2033530900 Commercial V V-R 0.48 7
2033540100 Office V V-R 0.16 2
2033540500 Office V V-R 0.17 2
2033540700 Office V V-R 0.22 3
2033541300 Office V V-R 0.24 3
2033541500 Office V V-R 0.73 10
2033541900 Office V V-R 0.57 8
2033550400 Commercial V V-R 0.32 4
2033550500 Commercial V V-R 0.32 4
2040310300 Residential R30 ROM 0.16 3
2040310400 Residential R30 ROM 0.17 3
2040700900 Residential R30 ROM 0.5 9
2040701000 Residential R30 ROM 0.17 3
2040840600 Residential R30 ROM 0.16 2
2040840800 Residential R30 ROM 0.24 5
2041100100 Residential R30 ROM 0.28 4
2041110200 Residential R30 ROM 0.43 8
2041110600 Residential R30 ROM 0.39 7
2041111300 Residential R30 ROM 0.18 2
2041111400 Residential R30 ROM 0.42 6
2041111500 Residential R30 ROM 0.2 4
2041111700 Residential R30 ROM 0.4 7
2041310300 Residential R23 R-3 0.5 6
2041311200 Residential R23 R-3 0.27 3
2041320500 Residential R23 R-3 0.26 3
2041320600 Residential R23 R-3 0.27 3
2041321700 Residential R23 R-3 0.57 6
2041501700 Residential R23 R-3 0.31 3
2041600300 Residential R30 ROM 0.17 3
2041600900 Residential R30 ROM 0.69 2
B-8
APPENDIX B: SITES INVENTORY SUP TING DOCUMENTATION
Table B-3: Underutilized Sites for Lower and Moderate Income Housing -Category 2
(Other Underutilized Uses\
Unit Capacity, by Houu hold
Income
General Plan Zoning Site Size Very
APN Existing Uae Designation 1 District (Acres) Low Low Moderate
2041910500 Residential R30 RDM 0.41 7
2041920500 Residential R30 RDM 0.27 4
2041920600 Residential R30 RDM 0.27 5
2041920700 Residential R30 RDM 0.26 5
2041920900 Residential R30 RDM 0.23 4
2042340100 Residential R23 R-3 0.24 3
2042340200 Residential R23 R-3 0.25 3
2042341200 Residential R23 R-3 0.27 3
2042401300 Residential R23 R-3 0.29 3
2042401400 Residential R23 R-3 0.31 3
2042402200 Residential R23 R-3 0.88 12
2042800100 Residential R30 RDM 9.66 124
2042800200 Residential R30 RDM 1.9 26
2042800500 Residential R30 RDM 0.44 8
2042802600 Residential R30 RDM 0.24 5
2042910100 Residential R30 RDM 0.16 2
Various2 Residential R30 RDM .13 to .37 140
2042912700 Residential R30 RDM 0.16 2
Grand Total 820 140 252
Notes:
1. Sites with a General Plan designation "V" are located in the Village area. The ·v· land use
designation permits mixed-use development; however, development of stand-alone high-density
residential projects is also permitted and would yield even more units. To account for non-residential
uses, a conservative 50 percent of the potential capacity of units is assumed, while the other 50
percent of developable area could be used for non-residential uses.
2. Harding Street Neighborhood, LP parcels (APNs: 2042911400 to 1700, 2042911900 to 2700,
2042920100 to 0200, 2042921000 to 1400, and 2042921600 to 2200).
Source: Dyett & Bhatia, City of Carlsbad, 2013.
B-9
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Uae Dealgnatlon Zoning Dlatrtct (Acrn) Income)
1683700300 Vacant RS P-C 0.16 1
1683700400 Vacant RS P-C 0.13 1
1683702000 Vacant RB P-C 0.21 1
1683702500 Vacant RB P-C 0.16 1
1683702600 Vacant RB P-C 0.16
1683730100 Vacant RB P-C 0.13
2060920800 Vacant R15 R-2 0.30 2
2061200100 Vacant R15 RD-M-Q 0.48 4
2061200200 Vacant R15 RD-M-Q 0.50 4
2071012800 Agriculture R15 ROM 14.94 120
2080104100 Vacant OS/R4/R8/L PC 65.8 308
Residential/
2090604800 Stables R15 ROM 13.40 104
2152403600 Vacant R15 RD-M 3.50 28
2231704500 Vacant R15 RD-M-Q 0.40 3
1551016800 Vacant R1 .5 R-1-30000 0.29 1
1551702000 Residential R23 R-3 0.22 2
1551702100 Residential R23 R-3 0.17 2
1551702900 Residential R15 R-3 0.32 2
1551802300 Residential R15 R-3 0.52 3
1551901500 Vacant R1 .5 R-1-30000 1.09
1551901600 Vacant R1 .5 R-1-30000 0.39 1
1552210500 Vacant R4 R-1-10000 0.55 2
1552231800 Residential R15 R-3 0.73 5
1552511800 Residential R15 R-3 0.26 1
1552511900 Residential R15 R-3 0.28 1
1552512000 Residential R15 R-3 0.23 2
1552512100 Residential R15 R-3 0.23 1
1552512200 Residential R15 R-3 0.22 1
1552711500 Residential R15 R-3 0.20 1
1552711700 Residential R15 R-3 0.31 1
1552711900 Residential R15 R-3 0.28
1552712000 Residential R15 R-3 0.28
1552712100 Vacant R15 R-3 0.16 1
1552712800 Residential R15 R-3 0.24 1
1560511800 Vacant R4/0S R-1 1.04 3
1560511900 Vacant R4/OS R-1 1.90 6
B-10
APPENDIX B: SITES INVENTORY SUP TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income}
1560512200 Residential R4 R-1 1.14 2
1560512300 Vacant R4 R-1 2.03 6
1560521200 Vacant R4 R-1 0.17 1
1560524700 Vacant R4 R-1 0.17 1
1560904100 Vacant R8 RD-M 2.69 11
1561108300 Vacant R4 R-1 0.24 1
15611 08400 Vacant R4 R-1 0.27 1
1561301800 Residential R4 R-1 0.48 1
1561 302600 Vacant R4 R-1 0.51 2
1561303200 Vacant R4 R-1 0.14 1
1561420300 Residential R4 R-1 1.14
1561420800 Residential R4 R-1 0.49 1
1561424800 Vacant R4 R-1 0.29 1
1561425100 Vacant R4 R-1 0.20 1
1561425400 Vacant R4 R-1 0.20 1
1561425600 Vacant R4 R-1 0.65 2
1561521000 Residential R4 R-1-9500 0.48 1
1561521200 Residential R4 R-1-9500 0.47
1561521300 Residential R4 R-1-9500 0.71
1561522900 Vacant R4 R-1-9500 0.28 1
1561523700 Vacant R4 R-1-9500 0.17 1
1561901100 Vacant R4 R-1-10000 0.51 2
1561901800 Residential R4 R-1-10000 0.71 1
1561902400 Vacant R4 R-1 0.15
1561903200 Residential R4 R-1 0.68 1
1561903400 Garage R4 R-1-10000 0.28 1
1562000100 Vacant R4 R-1 0.29 1
1562000200 Vacant R4 R-1 0.30 1
1562001300 Residential R4 R-1-10000 0.54 1
1562002900 Vacant R4 R-1-10000 0.20
1562003100 Vacant R4 R-1-10000 0.22
1562003200 Vacant R4 R-1-10000 0.21 1
1562120400 Vacant R4 R-1 1.90 6
1562120500 Vacant R4 R-1 1.72 6
1562121100 Residential R4 R-1-10000 1.58 4
1562122500 Vacant R4 R-1 0.18 1
1562200200 Residential R4 R-1-9500 3.08 9
B-11
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income}
1562313600 Vacant R4 R-1 0.19 1
1562314100 Residential R4 R-1 0.49 1
1562314800 Vacant R4 R-1 0.20 1
1562317000 Vacant R4 R-1 0.18 1
1562706200 Residential R4 R-1 0.56 1
1563500100 Vacant R4/OS R-1 0.30 1
1563510100 Vacant R4/OS R-1 0.90 3
1563510300 Vacant R4 R-1 0.60 2
1563510700 Residential R4 R-1 1.20 3
1563510800 Vacant R4 R-1 3.48 11
1563511300 Residential R4 R-1 1.03 2
1563511900 Vacant R4 R-1 0.37 1
1670307300 Driving Range R8/OS R-1-10000 6.00 24
1670520600 Residential R4 R-A-10000 0.64 1
1670531900 Vacant R4 R-A-10000 0.12 1
1670532000 Vacant R4 R-A-10000 0.39 1
1670701200 Vacant R4 R-A-10000 0.26 1
1670703100 Residential R4 R-A-10000 0.69 1
1670803300 Vacant R4 R-1-10000 0.45 1
1670803400 Vacant R4 R-1-10000 0.47 1
1670803500 Vacant R4 R-1 -10000 0.52 2
1670803600 Vacant R4 R-1-10000 0.54 2
1670804100 Vacant R4 R-1-1 0000 1.00 3
1670804200 Vacant R4 R-1-10000 0.44 1
1670804600 Vacant R4 R-1-10000 0.17 1
1671120500 Residential R4 R-A-10000 1.08 2
1671241000 Vacant R4 R-A-10000 0.28 1
1672302400 Vacant R4 P-C 0.70 2
1672302500 Vacant R4 P-C 0.85 3
1672500600 Vacant R4/R15 R-A-10000 0.30 1
1675705100 Residential R8 RD-M-Q 0.60 1
1675805100 Vacant R4 R-A-10000 0.37 1
1680505700 Vacant R4/OS OS/R-1-0 .SQ 13.50 43
1683700100 Vacant R8 P-C 0.14 1
1683700200 Vacant R8 P-C 0.14
1683700500 Vacant R8 P-C 0.12
1683700600 Vacant R8 P-C 0.13 1
B-12
APPENDIX 8: SITES INVENTORY SUP TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Sita Size Moderate APN Existing Use Dasl9nation Zoning District (Acres) Income)
1683700700 Vacant RB P-C 0.13 1
1683700800 Vacant RB P-C 0.12
1683700900 Vacant RB P-C 0.12
1683701000 Vacant RB P-C 0.11
1683701100 Vacant RB P-C 0.11
1683701200 Vacant RB P-C 0.11
1683701300 Vacant RB P-C 0.12
1683701400 Vacant RB P-C 0.13
1683701500 Vacant RB P-C 0.13
1683701600 Vacant RB P-C 0.13
1683701700 Vacant RB P-C 0.11
1683701800 Vacant RB P-C 0.11
1683701900 Vacant RB P-C 0.12
1683702100 Vacant RB P-C 0.16
1683702200 Vacant RB P-C 0.16
1683702300 Vacant RB P-C 0.20
1683702400 Vacant RB P-C 0.20
1683702700 Vacant RB P-C 0.15
1683702800 Vacant RB P-C 0.15
1683704900 Vacant RB P-C 0.11
1683705000 Vacant RB P-C 0.11
1683705100 Vacant RB P-C 0.11
1683705200 Vacant RB P-C 0.11
1683705300 Vacant RB P-C 0.15
1683705400 Vacant RB P-C 0.11
1683705500 Vacant RB P-C 0.16
1683705600 Vacant RS P-C 0.14
1683705700 Vacant RB P-C 0.14
1683705800 Vacant RS P-C 0.14
1683705900 Vacant RB P-C 0.12
1683706000 Vacant RB P-C 0.12
1683706100 Vacant R8 P-C 0.11
1683706200 Vacant RB P-C 0.11
1683706300 Vacant RB P-C 0.11
1683706400 Vacant RB P-C 0.11
1683706500 Vacant RB P-C 0.11 1
1683706600 Vacant RB P-C 0.12 1
8-13
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
1683707700 Vacant RB P-C 0.15 1
1683707800 Vacant R8 P-C 0.14
1683707900 Vacant RB P-C 0.14 1
1683708000 Vacant RB P-C 0.14 1
1683708100 Vacant R8 P-C 0.16 1
1683708200 Vacant R8 P-C 0.31 1
1683710100 Vacant RB P-C 0.14 1
1683710200 Vacant RB P-C 0.14 1
1683710300 Vacant RB P-C 0.13 1
1683710400 Vacant RB P-C 0.11 1
1683710500 Vacant RB P-C 0.12 1
1683710600 Vacant R8 P-C 0.18 1
1683710700 Vacant R8 P-C 0.20 1
1683710800 Vacant RB P-C 0.17 1
16837 10900 Vacant R8 P-C 0.16 1
1683711000 Vacant RB P-C 0.16 1
1683711100 Vacant RB P-C 0.16
168371 1200 Vacant RB P-C 0.16
168371 1300 Vacant R8 P-C 0.18 1
168371 1400 Vacant RB P-C 0.13 1
168371 1500 Vacant RB P-C 0.13
168371 1600 Vacant RB P-C 0.12
1683711700 Vacant RB P-C 0.11
1683711800 Vacant R8 P-C 0.12
1683711900 Vacant RB P-C 0.13 1
1683712000 Vacant R8 P-C 0.12 1
1683712100 Vacant RB P-C 0.12 1
1683712200 Vacant R8 P-C 0.13 1
1683712300 Vacant R8 P-C 0.13 1
1683712400 Vacant RB P-C 0.13 1
1683712500 Vacant R8 P-C 0.14 1
1683712600 Vacant RB P-C 0.14 1
1683712700 Vacant RB P-C 0.12
1683712800 Vacant R8 P-C 0.13
1683712900 Vacant RB P-C 0.15
1683713000 Vacant R8 P-C 0.17
1683713100 Vacant RB P-C 0.22
8-14
APPENDIX 8 : SITES INVENTORY SUP. -·. TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) lncomel
1683713200 Vacant R8 P-C 0.12 1
1683713300 Vacant R8 P-C 0.12 1
1683713400 Vacant R8 P-C 0.12 1
1683713500 Vacant R8 P-C 0.15
1683713600 Vacant R8 P-C 0.13
1683713700 Vacant R8 P-C 0.12 1
1683713800 Vacant R8 P-C 0.12 1
1683713900 Vacant R8 P-C 0.13 1
1683714000 Vacant R8 P-C 0.13 1
1683714400 Vacant R8 P-C 0.14 1
1683714500 Vacant R8 P-C 0.12 1
1683714600 Vacant R8 P-C 0.12 1
1683714700 Vacant R8 P-C 0.15 1
1683714800 Vacant R8 P-C 0.12 1
1683714900 Vacant R8 P-C 0.11 1
1683715000 Vacant R8 P-C 0.11 1
1683715400 Vacant R8 P-C 0.16 1
1683715500 Vacant R8 P-C 0.13 1
1683717000 Vacant R8 P-C 0.75 3
1683717100 Vacant R8 P-C 0.23 1
1683720700 Vacant R8 P-C 0.14 1
1683721100 Vacant R8 P-C 0.17
1683721200 Vacant R8 P-C 0.15
1683721300 Vacant R8 P-C 0.13 1
1683721400 Vacant R8 P-C 0.13
1683721500 Vacant R8 P-C 0.13
1683721600 Vacant R8 P-C 0.13 1
1683721700 Vacant R8 P-C 0.12 1
1683721800 Vacant R8 P-C 0.12
1683721900 Vacant R8 P-C 0.12 1
1683722000 Vacant R8 P-C 0.12 1
1683722100 Vacant R8 P-C 0.18 1
1683722200 Vacant R8 P-C 0.12 1
1683722300 Vacant R8 P-C 0.11 1
1683722400 Vacant R8 P-C 0.11 1
1683722500 Vacant R8 P-C 0.1 1
1683722600 Vacant R8 P-C 0.11
B-15
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
1683722700 Vacant R8 P-C 0.11 1
1683722800 Vacant R8 P-C 0.12 1
1683722900 Vacant R8 P-C 0.12 1
1683723000 Vacant R8 P-C 0.11 1
1683725100 Vacant R8 P-C 0.15 1
1683725200 Vacant R8 P-C 0.16 1
1683725300 Vacant R8 P-C 0.17
1683725400 Vacant R8 P-C 0.15
1683725500 Vacant R8 P-C 0.15
1683725600 Vacant R8 P-C 0.15
1683725700 Vacant R8 P-C 0.15 1
1683725800 Vacant R8 P-C 0.15
1683725900 Vacant R8 P-C 0.14
1683726000 Vacant R8 P-C 0.14
1683726100 Vacant R8 P-C 0.14
1683726200 Vacant R8 P-C 0.14 1
1683730200 Vacant R8 P-C 0.12 1
1683730300 Vacant R8 P-C 0.13 1
1683730400 Vacant R8 P-C 0.11 1
1683730500 Vacant R8 P-C 0.12
1683730600 Vacant R8 P-C 0.12
1683730700 Vacant R8 P-C 0.12 1
1683730800 Vacant R8 P-C 0.14 1
1683733100 Vacant R8 P-C 0.12
1683733200 Vacant R8 P-C 0.11 1
2030210300 Residential R15 R-3 0.25 1
2031302500 Residential R15/0 R-3 0.20 1
2031302600 Residential R15/0 R-3 0.21 1
2031440300 Hotel R15 R-3 0.62 5
2032020300 Parking Lot R15 R-3 0.40 3
2040310100 Vacant R30 ROM 0.10 2
2040310200 Vacant R30 ROM 0.09 2
2040321000 Residential R30 ROM 0.15
2040701500 Residential R30 ROM 0.14 2
2040840400 Residential R30 ROM 0.15 1
2041101200 Vacant R30 ROM 0.14 3
2041103200 Residential R30 ROM 0.13 2
B-16
APPENDIX B: SITES INVENTORY SUP. __ .TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capaclty(Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2041111000 Residential R30 ROM 0.14 2
2041111100 Residential R30 ROM 0.14 2
2041111200 Residential R30 ROM 0.14 2
2041711000 Vacant R15 ROM 0.08 1
2041712300 Residential R15 ROM 0.24
2041720400 Vacant R15 ROM 0.08
2041721400 Residential R15 ROM 0.33 2
2041722700 Residential R15 ROM 0.20 1
2041722800 Residential R15 ROM 0.21
2041910800 Residential R30 ROM 0.14
2041921000 Residential R30 ROM 0.09 1
2042100300 Residential R15 ROM 0.45 3
2042100400 Residential R15 ROM 0.19 1
2042101100 Residential R15 ROM 0.22 1
2042101200 Residential R15 ROM 0.19 1
2042910300 Residential R30 ROM 0.14 1
2042910400 Residential R30 ROM 0.15 1
2042910500 Residential R30 ROM 0.15 1
2042910700 Residential R30 ROM 0.15 1
2042910800 Residential R30 ROM 0.15 1
2042912800 Residential R30 ROM 0.14 2
2042912900 Residential R30 ROM 0.15 1
2050200300 Residential R4/R8 R-1 0.41 1
2050200400 Residential R4/R8 R-1 0.43
2050201800 Residential R4 R-1 0.53
2050202700 Residential R8 R-1 0.63 2
2050202900 Residential R8 RD-M-Q 0.42
2050203200 Residential R8 RD-M-Q 0.46 1
2050203300 Residential R8 RD-M-Q 0.44 1
2050204300 Vacant R4/R8 R-1 0.24 2
2050520800 Residential R4 R-1 0.56 1
2050604200 Vacant R4 R-1 0.26 1
2050607800 Vacant R4 R-1-10000 0.35 1
2051122300 Residential R4 R-1 0.49 1
2051124600 Vacant R4 R-1 0.19 1
2051201800 Residential R4 R-1 1.02 2
2051302100 Residential R4 R-1 0.74 1
B-17
ENVISION CARLSBAD
Table 8-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing UH Designation Zoning District (Acres) Income)
2051601600 Vacant R4 R-1-10000 0.20 1
2051900600 Residential R4 R-1 0.47 1
2052102100 Vacant R4 R-1 0.55 2
2052102200 Residential R4 R-1 0.47 1
2052103000 Residential R4 R-1 0.91 2
2052103100 Vacant R4 R-1 0.45 1
2052107100 Vacant R4 R-1-10000 0.28 1
2052109600 Vacant R4 R-1 0.22 1
2052200700 Residential R4 R-1 0.50 1
2052201500 Residential R4 R-1 0.66 1
2052201600 Vacant R4 R-1 0.67 2
2052209300 Residential R4 R-1-10000 1.32 2
2052207300 Vacant R4 R-1 0.16
2052208600 Vacant R4 R-1 0.32
2052300400 Vacant R4 R-1 0.39
2052301400 Residential R4 R-1 0.72 1
2052604000 Vacant R4 R-1 0.23 1
2052701300 Residential R4 R-1 0.98 2
2052803200 Vacant R4 R-1-10000 0.24 1
2052805600 Vacant R4 R-1 0.20 1
2052807400 Vacant R4 R-1 0.27 1
2060422800 Residential R4 R-1 0.92 2
2060424700 Vacant R4 R-1 0.15
2060801300 Residential R15 RD-M 0.27 1
2060801500 Residential R15 RD-M 0.39 2
2060801600 Residential R15 RD-M 0.29 1
2060801700 Residential R15 RD-M 0.24 1
2060910800 Residential R15 R-2 0.35 2
2060920300 Residential R15 R-2 0.25 1
2060920900 Residential R15 R-2 0.64 4
2061200700 Residential R4 R-1 0.50
2061 201600 Vacant R4 R-1-15000 1.43 4
2061201800 Vacant R8 RD-M/R-T 0.34
2061 202100 Residential R8/TR/OS RD-M/R-T 0.43 1
2061 202300 Residential R15 RD-M 0.36 2
2061202900 Boat Launch TR/R8/OS RD-M/R-T 0.30 1
2061203600 Boat Launch R8/TR/OS RD-M/R-T 1.45 6
B-18
APPENDIX B: SITES INVENTORY SUP. -· .TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income}
2061203900 Residential R15 RD-M-Q 0.36 1
2061204000 Residential R15 RD-M-Q 0.46 3
2061501200 Residential R4 R-1-15000 1.73 5
2061502600 Vacant R4 R-1-15000 0.38
2061600200 Residential R4 R-1-15000 0.75
2061600300 Residential R4 R-1-15000 0.94
2061601000 Residential R4 R-1-15000 0.75 1
2061601100 Residential R4 R-1-15000 0.75 1
2061601300 Residential R4 R-1-15000 1.30 3
2061710300 Vacant R4 R-1-15000 0.85 3
2061710800 Vacant R4 R-1-15000 0.38
2061710900 Vacant R4 R-1-15000 0.51 1
2061720100 Vacant R4 R-1-15000 0.66 2
2061720200 Vacant R4 R-1-15000 0.49
2061720300 Vacant R4 R-1-15000 0.40 1
2061720400 Vacant R4 R-1-15000 0.30 1
2061720500 Vacant R4 R-1-15000 1.30 4
2061720600 Vacant R4 R-1-15000 2.00 6
2061720700 Vacant R4 R-1-15000 1.40 4
2061803200 Vacant R4 R-1-15000 1.15 4
2061804000 Vacant R4 R-1-15000 0.35
2061804100 Vacant R4 R-1 -15000 0.42
2061805000 Vacant R4 R-1 -15000 0.46
2061805100 Vacant R4 R-1-15000 0.46
2061920700 Vacant R4 R-1 -15000 0.80 2
2061921400 Vacant R4 R-1-15000 0.76 2
2061923100 Vacant R4 R-1-15000 0.28
2061923800 Vacant R4 R-1-15000 0.30
2061924100 Vacant R4 R-1 -15000 0.30
2061924500 Vacant R4 R-1-15000 0.50
2061924800 Vacant R4 R-1-15000 0.63
2061924900 Vacant R4 R-1-15000 0.42 1
2062000100 Vacant R4/OS R-1-15000 0.30 1
2062000300 Vacant R4 R-1 -15000 0.38 1
2062000400 Vacant R4 R-1-15000 0.41 1
2070210300 Residential R4 R-1 0.53
2070210400 Residential R4 R-1 0.47 1
B-19
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2070215400 Residential R4 R-1 0.49 1
2070221100 Vacant R4 R-1 0.26 1
2070226500 Vacant R4 R-1 0.25 1
2070226700 Vacant R4 R-1 0.26
2070615400 Vacant R4 R-1-15000 0.34
2070634800 Vacant R4 R-1-15000 0.34 1
2070730600 Vacant R4 R-1-15000 0.35 1
2070730900 Residential R8 R-A-10000 0.55 1
2070840600 Residential R4 R-1-15000 0.47 1
2070901900 Residential R4 R-1-10000 1.00 2
2070902000 Vacant R4/OS R-1-10000 0.77 2
2071004800 Vacant R4/OS R-1-8000/OS 2.66 9
2071010900 Vacant R4 R-A-10000 1.45 5
2071204000 Residential R4 R-1 0.53 1
2071206800 Vacant R4 R-1 0.18 1
2071207000 Vacant R4 R-1 0.26 1
2071207100 Vacant R4 R-1 0.26 1
2071207300 Vacant R4 R-1 0.18 1
R-1-10000/R-1-
2071307300 Residential R4 7500 1.05 2
2071500100 Vacant R23 R-W 0.13 2
2071500200 Vacant R23 R-W 0.10 2
2071500300 Vacant R23 R-W 0.11 2
2071501500 Vacant R23 R-W 0.11 2
2071505700 Vacant R4 R-1-15000 0.16 1
2071507300 Vacant R23 R-W 0.11 2
2071800800 Vacant R4 R-1-15000 0.40 1
2071800900 Vacant R4 R-1-15000 0.53 2
2071801000 Vacant R4 R-1-15000 0.18
2071801200 Vacant R4 R-1-15000 0.43
2072607700 Vacant R4 R-1 0.18 1
2073852000 Vacant R4 R-A-10000 0.18 1
2080401200 Vacant R4 R-A-10000 0.91 3
2080401500 Vacant R4 R-A-10000 0.81 3
2081840900 Vacant R8 RD-M-Q 1.69 7
2090402700 Vacant R4 R-A-2.5 3.30 2
2090602300 Residential R4/OS L-C 3.20 9
B-20
APPENDIX B: SITES INVENTORY SUP. -· ,TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) lncomel
2090606100 Vacant R4/OS R-1-0.5-Q/OS 16.62 19
2090606500 Vacant R4/OS L-C 7.00 22
2090606800 Vacant R4/OS L-C 1.50 5
2090700300 Vacant R1 .5 R-A-10000 3.84 4
2090700700 Vacant R1 .5/OS R-E 83.00 83
2090701300 Vacant OS/R4/R15 R-1-0.5-Q/OS/L-C 32.75 105
2090701600 Agriculture R1 .5/OS L-C 65.91 66
2100201600 Vacant R4/OS R-1 0.29 1
2100330900 Vacant R4 R-1 0.13 1
2100620900 Vacant R4 R-2 0.14 1
2101150800 Vacant R4 R-1 0.16 1
2101150900 Vacant R4 R-1 0.16 1
2101151900 Vacant R4 R-1 0.16
2101203100 Vacant R4/OS R-1 0.30 1
2120100300 Vacant R1 .5/OS R-1-30000/OS 5.47 5
2120503300 Vacant R4 R-1 8.00 26
2130501600 Vacant R4 E-A-Q 1.50 5
2132500600 Vacant R4 P-C 0.52 2
2132501100 Vacant R4 P-C 0.56 2
2132501200 Vacant R4 P-C 0.68 2
2140210400 Vacant R8 R-1-10000 0.11
2140211100 Vacant R8 R-1-10000 0.11 1
2140220100 Vacant R8 R-1-10000 0.10 1
2140220400 Vacant R8 R-1-10000 0.11 1
2140230400 Vacant R8 R-1 -10000 0.13 1
2140231300 Vacant R8 R-1 -10000 0.12 1
2144731600 Vacant RS RD-M-Q 0.17 1
2146302000 Vacant R4 R-1 0.49 2
2146312100 Vacant R4 R-1 1.10 4
2150200700 Vacant R4 L-C 16.00 51
2150400900 Vacant R4/OS R-1/OS 1.76 6
2150401100 Vacant R4/OS R-1 /OS 1.13 4
2150501200 Vacant R4/OS L-C 4.58 15
2150502100 Vacant R4/OS L-C 6.60 21
2150502200 Vacant R4/OS L-C 5.00 16
2150504400 Vacant R4/OS R-1 2.50 8
2150504500 Vacant R4/OS R-1 2.45 8
B-21
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capaclty(Above
Plan Site Size Moderate APN Existing Use Designation Zoning District (Acres) Income}
2150504600 Vacant R4/OS R-1 2.00 6
2150504700 Vacant R4/OS R-1 3.50 11
2150510400 Residential R4/OS P-C 12.00 36
2150702300 Vacant R4 L-C 0.74 2
2150703800 Vacant R4 L-C 8.19 26
2150704300 Vacant R4 L-C 1.76 6
2150704400 Vacant R4 L-C 0.73 2
2150704500 Vacant R4 L-C 2.00 6
2150705100 Vacant R4 R-1-Q 0.19 1
2150705200 Vacant R4 R-1-Q 0.23 1
2151303200 Vacant R4 R-1 0.20 1
2152202400 Vacant R4 R-1-10000 0.53 2
2152205900 Vacant R4 R-1 -10000 0.66 2
2152311200 Vacant R4 R-1-10000 0.50 2
2152320100 Vacant R4 R-1-10000 0.31 1
2152500900 Vacant R4 R-1 0.95 3
2152700400 Vacant R4 R-1 0.30 1
2153004000 Vacant R8 R-2 0.18
2153100500 Vacant R8 R-2 0.25
2153203600 Vacant R8 R-2 0.24
2153504200 Vacant R4 R-1 0.28
2153504800 Vacant R4 R-1 0.29
2153702800 Vacant R4 R-1 1.80 6
2153903500 Vacant R4 R-1/P-C 0.33
2154001100 Vacant R1 .5 R-1-15000 0.56 1
2154001500 Vacant R1 .5 R-1-15000 0.63 1
2154400200 Vacant R1 .5 R-1-15000 0.62 1
2154401300 Vacant R1 .5 R-1-15000 0.86 1
2154401900 Vacant R1 .5 R-1-15000 1.66 2
2154501800 Vacant R1.5 R-1-15000 0.58 1
2154600200 Vacant R1 .5 R-1-15000 0.63 1
2154600500 Vacant R1 .5 R-1-15000 0.74 1
2154600600 Vacant R1 .5 R-1-15000 0.73 1
2154910900 Vacant R1 .5 P-C 0.77 1
2154911200 Vacant R1 .5 P-C 0.78
2154913600 Vacant R1 .5 P-C 0.78
2154913900 Residential R1 .5 P-C 2.42
B-22
APPENDIX 8: SITES INVENTORY SUP. -· .TING DOCUMENTATION
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate APN Existing Use Designation Zoning District (Acres) Income}
2154915000 Vacant R1 .5 P-C 1.06 1
2154920200 Vacant R1 .5 P-C 1.40 1
2154931400 Vacant R1 .5 P-C 1.94 2
2154931500 Residential R1 .5 P-C 1.95 1
2154931800 Vacant R1 .5 P-C 0.66 1
2154942200 Vacant R1 .5 P-C 0.49 1
2156002300 Vacant R4 P-C 0.17 1
2156002400 Vacant R4 P-C 0.17 1
2156002500 Vacant R4 P-C 0.18 1
2156002600 Vacant R4 P-C 0.20 1
2156002700 Vacant R4 P-C 0.32 1
2156100600 Vacant R4 P-C 0.22 1
2156101100 Vacant R4 P-C 0.23 1
2156102000 Vacant R4 P-C 0.36 1
2156102800 Vacant R4 P-C 0.25 1
2156102900 Vacant R4 P-C 0.24 1
2156110500 Vacant R4 P-C 0.25 1
2156111900 Vacant R4 P-C 0.38 1
2156112500 Vacant R4 P-C 0.44 1
2159503900 Vacant R4 R-1 0.27 1
2159504000 Vacant R4 R-1 0.26 1
2159504100 Vacant R4 R-1 0.27 1
2159504200 Vacant R4 R-1 0.25 1
2159504300 Vacant R4 R-1 0.23 1
2159504400 Vacant R4 R-1 0.23 1
2159504500 Vacant R4 R-1 0.22 1
2159504600 Vacant R4 R-1 0.20 1
2159504700 Vacant R4 R-1 0.26 1
2159504800 Vacant R4 R-1 0.24 1
2159504900 Vacant R4 R-1 0.26 1
2159505000 Vacant R4 R-1 0.26 1
2159505100 Vacant R4 R-1 0.22 1
2159505200 Vacant R4 R-1 0.26 1
2159505300 Vacant R4 R-1 0.22 1
2159505400 Vacant R4 R-1 0.23 1
2161212200 Vacant RB/OS P-C 12.07 48
2161600500 Vacant R4 R-1 0.30 1
B-23
ENVISION CARLSBAD
Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income}
2161601000 Vacant R4 R-1 0.24 1
2161601800 Vacant R4 R-1 0.30
2161602300 Vacant R4 R-1 0.44 1
2161900100 Vacant R4 R-1 0.21 1
2161902000 Vacant RS R-2 0.30 1
2161902100 Vacant RS R-2 0.29 1
2161902200 Vacant RS R-2 0.26 1
2161903900 Vacant RS R-2 0.26 1
2162201000 Vacant R4 R-1 0.22 1
2162306200 Vacant R4 R-1 0.27 1
2162401800 Vacant RS R-2 0.31 1
2162506300 Vacant R4 R-1 0.35 1
2162801200 Vacant R4 R-1 0.24 1
2162801900 Vacant R4 R-1 0.26 1
2163600900 Vacant R4 R-1 0.30 1
2165930900 Vacant R4 P-C 0.89 3
2230507100 Vacant RS/OS P-C 5.2 32
2230507400 Vacant L/R4/OS P-C 20 63
2230610200 Vacant R4/OS R-1-10000/OS 25.84 56
2231200100 Vacant R4 R-1 0.24
2231200200 Vacant R4 R-1 0.25
2231200300 Vacant R4 R-1 0.25
2231305000 Vacant R4 R-1 0.23 1
2231701800 Residential R15 RD-M-Q 0.77 8
2232500700 Vacant R4 P-C 0.60 2
2232501200 Vacant R4 P-C 0.75 2
2232501400 Vacant R4 P-C 0.75 2
2232601100 Vacant R4 P-C 0.96 3
2237921800 Vacant R4 P-C 0.21 1
2237922000 Vacant R1 .5 P-C 0.33 1
2238300100 Vacant R4 P-C 0.15 1
2238300200 Vacant R4 P-C 0.15
2238300300 Vacant R4 P-C 0.17
2238300700 Vacant R4 P-C 0.16 1
2238300800 Vacant R4 P-C 0.15 1
2238300900 Vacant R4 P-C 0.16
2238301000 Vacant R4 P-C 0.16 1
B-24
APPENDIX B: SITES INVENTORY SUP TING DOCUMENTATION
Table 8-4: Vacant and Underutilized Sites for Above Moderate Income Households
General Capaclty(Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income}
2238301100 Vacant R4 P-C 0.16 1
2238301200 Vacant R4 P-C 0.14 1
2238301300 Vacant R4 P-C 0.14 1
2238301400 Vacant R4 P-C 0.27 1
2238301500 Vacant R4 P-C 0.17 1
2238301600 Vacant R4 P-C 0.16 1
2238301700 Vacant R4 P-C 0.16 1
2238301800 Vacant R4 P-C 0.1 8 1
2238301900 Vacant R4 P-C 0.17 1
2238302300 Vacant R4 P-C 0.17 1
2238302400 Vacant R4 P-C 0.16 1
2238302500 Vacant R4 P-C 0.23 1
2238302900 Vacant R4 P-C 0.13 1
2238303000 Vacant R4 P-C 0.13 1
2238303400 Vacant R4 P-C 0.14 1
2238303500 Vacant R4 P-C 0.12 1
2238303600 Vacant R4 P-C 0.17 1
2238303700 Vacant R4 P-C 0.12 1
2238303800 Vacant R4 P-C 0.12 1
2238304100 Vacant R4 P-C 0.28 1
2238411800 Vacant R4 P-C 0.17 1
223841 1900 Vacant R4 P-C 0.24 1
2238412100 Vacant R4 P-C 0.26 1
2238412400 Vacant R4 P-C 0.18 1
2238421500 Vacant R4 P-C 0.17 1
2238421600 Vacant R4 P-C 0.16 1
2238421700 Vacant R4 P-C 0.23
2238421800 Vacant R4 P-C 0.24 1
2238421900 Vacant R4 P-C 0.16 1
2238423700 Vacant R4 P-C 0.20 1
Grand Total 2,172
Source: Dyett & Bhatia, City of Carlsbad, 2013
B-25
ENVISION CARLSBAD
Table B-5: Vacant and Underutilized Commercial Mixed Use Sites for Moderate Income
Households
General Site Size
APN Existing Use Plan Zoning (Acres)
1563010600, 1563011000, Plaza Camino Real 57
1563011100, 1563021400, (parking
1563022400 R C-2 lot only)
1563011600 North County Plaza OS/R C-2-Q/OS 12
2060501600,2060501700, Von's Center
2060501800,2060502000 L C-1 5
2071012400,2071012500 Country Store L C-2/C-2-Q 5
2161241600,2161241700 Von's Center L, L/OS C-1-Q 8
Grand Total
Source: Dyett & Bhatia, City of Carlsbad, 2013.
B-26
Capacity
(Moderate
Income)
214
45
19
19
30
338
DYETT & BHATIA
Urban and Regional Planners
755 Sansome Street. Suite 400
San Francisco, California 941 I I
(0 415 956 4300 ~ 415 956 7315