HomeMy WebLinkAbout2017-02-09; Housing Commission; ; GPA 16-02 - 2017 Housing Element UpdateThe C1~ o:I! Ca.i-.lsbad ~ou.s1:ng & N'e1g.hbor.hood Sei"Yrl.ces
A REPORT TO TH:E H:OUSING
COJWlWISSIOX
DATE: February 9, 2017
S~ff: Scott Donnell
SENIOR PLANNER
Item No. 1
SUBJECT: GPA 16-02 -2017 Housing Element Update -Request for a recommendation of
approval of a General Plan Amendment to revise the General Plan Housing
Element. As an element of the General Plan, the Housing Element is a policy
document applicable city-wide.
I. RECOMMENDATION
That the Housing Commission ADOPT Housing Commission Resolution No.2017-001
RECOMMENDING APPROVAL of General Plan Amendment GPA 16-02 to the City Council
based on the findings contained therein.
II. BACKGROUND AND DISCUSSION
A. Overview
The city is updating its Housing Element, one of seven state-mandated elements of the General
Plan. The current Housing Element was approved as part of the General Plan in September
2015. Although the approved element provides an eight-year housing plan for the planning period
2013-2021, state law (SB 575, Steinberg) requires the city to develop a mid-planning period (four-
year) Housing Element Update. Thus, the current element provides the housing plan for the first
half of the planning period, or through April 29, 2017. The proposed update will provide the
housing plan for the second half of the planning period, or from April 30, 2017 through April 29,
2021.
Public participation in the update process began in September 2016 with a Housing Commission
workshop on housing issues. The city created a project website and released the first draft of the
updated element in early November and submitted the document to the California Department of
Housing and Community Development (HCD) for initial review as required by state law. In
December, HCD determined the draft update, revised as required by the agency, met the statutory
requirements of state housing element law (Attachment 2). The 2017 Housing Element Update
document, revised as required by HCD, is an exhibit to the recommended Housing Commission
resolution. Staff posted the revised document on the project website on January 18 and
distributed it to the libraries and other city facilities the following day. On January 23 and 24, the
city issued a news release and stakeholder mailing that provided project updates and advised of
upcoming meetings on the project, including the February 9 Housing Commission meeting.
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In addition to Housing Commission review of the project, the Planning Commission on February
15 will also consider and make a recommendation on GPA 16-02 to the City Council. If the City ·
Council approves the housing element update, staff will again submit it to HCD for a final
compliance review. An adopted housing element is due to the state by April 30, 2017.
Overall, the proposed changes to the Housing Element can be characterized as more technical
update than overhaul, primarily because the recently approved General Plan remains relevant
and effective. While numerous tables and charts have been revised to reflect recent
demographics and other information, no significant changes to policies or programs are
recommended and no land use changes are necessary. Furthermore, the proposed update
demonstrates the city continues to produce affordable housing and meet its Regional Housing
Needs Assessment (RHNA) obligations. RHNA is discussed in a separate section below.
B. Purpose and Contents
The Housing Element 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, including
farmworkers, is a priority of the highest order.
Per state law, the Housing Element has two main purposes:
1. To provide an assessment of both current and future housing needs and constraints in
meeting these needs; and
2. To provide a strategy that establishes housing goals, policies, and programs.
As noted, the Housing Element provides an eight-year housing plan (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. Additionally, its mandated review by the state is
unique.
The existing and proposed Housing Element identify strategies and programs that focus on:
1. Conserving and improving existing affordable housing;
2. Maximizing housing opportunities throughout the community;
3. Assisting in the provision of affordable housing;
4. Removing governmental and other constraints to housing investment; and
5. Promoting fair and equal housing opportunities.
Similar to the current Housing Element, the proposed 2017 Housing Element Update has the
following major components:
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1. An introduction to review Housing Element requirements, the public participation process,
and the document's relationship to the Community Vision and other General Plan elements
(Section 10.1);
2. A profile and analysis of the city's demographics, housing characteristics, and existing and
future housing needs (Section 10.2);
3. 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, and opportunities for energy conservation (Section 10.3);
4. An analysis on housing production and maintenance constraints, such as market,
governmental, and environmental limitations to meeting the city's identified housing needs
(Section 10.4);
5. An evaluation of housing programs, construction and preservation (Section 10.5);
6. A statement of the Housing Plan to address the city's identified housing needs, including
formulation of housing goals, policies, and programs (Sections 10.6 and 10.7);
7. A table of the city's quantified housing objectives from 2010 to 2020, identifying units the
city expects will be constructed, rehabilitated, conserved and assisted (Section 10.8);
8. Appendices supporting the analysis of housing programs. construction and preservation
found in Section 10.5 (Appendix A) and the sites inventory introduced in Section 10.3
(Appendix B).
C. Proposed Revisions
Following is a summary of changes proposed to each of the Housing Element sections and
appendices described above. The summary helps underscore that the proposed element is truly
more technical update than comprehensive overhaul.
1. Section 10.1 (Introduction) -Revisions identify new state land use laws (not affecting the
housing element) the city will need to address; also, staff has added new text regarding
the approval of the current housing element as well as the public outreach and participation
related to this update.
2. Section 10.2 (Housing Needs Assessment) -In the current Housing Element, the
significant amount of demographic information in this section, based on the Census, the
American Community Survey and various state and local sources, is now generally a few
to several years old. Staff has updated this data and other information, such as local and
regional homeless counts and the list of homeless shelters and services providers in
Tables 10-10, 10-12 and 10-13.
3. Section 10.3 (Resources Available)-As with Section 10.2, staff has updated information
to reflect new projects and improvements. This section also identifies how the city, through
recently constructed and approved projects and available vacant and underutilized land,
continues to comply with its RHNA growth estimates. Supporting the data is a revised map
-Figure 10-1 -that identifies all vacant and underutilized sites. This sites inventory is
supported by Appendix Band is updated through April 30, 2016. Additionally, at the end
of Section 10.3, staff has reviewed the "Opportunities for Energy Conservation" discussion
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to include new or recent information on the seawater desalination plant, the city's recycled
water network, and the Climate Action Plan.
4. Section 10.4 (Constraints and Mitigating Opportunities) -Again, recommended revisions
update facts and figures, such as vacant residential property costs in Carlsbad and the
city's development fee schedule; staff has also added a comparison of city development
fees to the total development costs for single-and multi-family construction. Further,
existing text has been expanded or clarified, for example, to include a summary of the
inclusionary housing ordinance and discussions on the flexibility that exists in meeting
development standards and the city's program to defer development impact fees.
5. Section 10.5 (Review of Housing Programs) -To the existing section data on housing
construction and progress in the prior (2003-2012) RHNA cycle, staff has added new
figures that report construction and progress in the current (2010-2020) RHNA cycle
through April 30, 2016. A table analyzing residential development in the Coastal Zone and
information on housing preservation also have been updated. Since Carlsbad's housing
stock is new and/or in good condition, housing preservation primarily focuses on protecting
the affordability of units.
6. Section 10.6 (Housing Plan Overview) and Section 10.7 (Housing Plan Goals, Policies,
and Programs) form the Housing Plan, which consists of the city's long-term housing goals
and a menu of shorter-term objectives, policy positions, and programs to achieve the long-
term goals. No revisions are recommended to any goals or policies. Instead, changes
proposed are updates and clarifications, which demonstrate the continued effectiveness
of the city's Housing Plan. Programs 3.3 and 3.15, for example, have added or updated
text to describe new state legislation regarding density bonus regulations and accessory
dwelling units (formerly known as second dwelling units) and the city's objectives and time
frames to comply as necessary with the legislation. Otherwise, no substantive
modifications are proposed to these or other important programs that have their basis in
the Housing Plan, such as Program 2.1: Adequate Sites to Accommodate RHNA; Program
3.1: lnclusionary Housing Ordinance; and Program 3. 7: Housing Trust Fund.
Staff is proposing deletion of one Housing Element program (Program 1.5: Preservation of
At-Risk Housing). This deletion is recommended simply because the program is no longer
necessary. Please see further discussion below.
7. Appendix A (2013-2015 Accomplishments) -This completely revised appendix reviews
the city's accomplishments toward the Housing Plan during 2013-2015, or the first three,
complete years of the current housing cycle. It replaces entirely the Appendix A in the
current Housing Element, which reviewed accomplishments during the previous housing
cycle.
8. Appendix B (Sites Inventory Supporting Documentation)-This appendix comprehensively
identifies, on a parcel by parcel basis, vacant and underutilized properties available for
lower, moderate, and above moderate-income housing development. The information
presented in this appendix updates, through April 30, 2016, the data in the current
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Appendix B that was prepared in 2013 and then adjusted in September 2015 with adoption
of the General Plan and corresponding land use changes. All parcels listed in Appendix B
are mapped on Figure 10-1 in Section 10.3.
All recommended changes are shown in the 2017 Housing Element Update document (an exhibit
to the recommended Planning Commission resolution) in underline and strikeout format.
D. RHNA
Demonstrating compliance with RHNA, or the Regional Housing Needs Assessment, is a
significant component of a housing element. Developed by the state and allocated by SANDAG,
RHNA is expressed as the number of housing units needed to accommodate estimated growth
over a specified time period and for all economic segments. San Diego County's current RHNA
determination of 161,980 units corresponds to the housing needs for an 11-year period (January
1, 2010 through December 31, 2020). It is allocated among all county jurisdictions.
The City of Carlsbad's share of the RHNA is 4,999 housing units, or about 3 percent of the overall
regional housing need. While RHNA does not obligate jurisdictions to build housing, it does
require them to demonstrate availability of residential sites at appropriate densities and
development standards to accommodate these units. For its share, Carlsbad must show it can
accommodate the 4,999 units according to the following income distribution:
• Very Low Income: 912 units (18 percent)
• Low Income: 693 units (14 percent)
• Moderate Income: 1,062 units (21 percent)
• Above Moderate Income: 2,332 units (47 percent)
Generally, the state considers vacant and underutilized land zoned for multi-family housing at
densities of 20-30 units per acre or more as appropriate for development of housing affordable to
lower income families. (Underutilized sites refer to properties whose residential capacity is not
fully realized, such as an older home on a lot designated for apartments.) Therefore, the city must
prove it has sufficient high density land to accommodate over 1,600 units of very low and low
income housing based on the RHNA numbers above. Some constructed units, typically those
that are income restricted and required due to the city's lnclusionary Housing Ordinance, also can
help fulfill RH NA.
Staff has revised Table 10-30 from Housing Element Section 10.3 to reflect housing approved,
under construction, and built in Carlsbad from January 1, 2010, the beginning of the current RHNA
period, to April 30, 2016. Similarly, the revised table identifies vacant and underutilized residential
sites in the city as of April 30, 2016 (these sites exclude vacant or underutilized sites with an
approved, but not yet built development project). Based on Table 10-30, Table 1 below
demonstrates the city's continued compliance with the current RHNA determination. The
numbers stated represent potential dwelling units that could be built at densities considered
appropriate for each income category.
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TABLE 1 -ADEQUACY OF SITES IN MEETING RHNA, BY HOUSEHOLD INCOME1
Site Type Very Low Low Moderate Above Moderate Total
Development Projects2 46 319 182 2,108 2,655
Vacant3 112 376 575 881 1,944
U nderuti I ized3 1,024 96 399 374 1,893
Total 1,182 791 1,156 3,363 6,492
RHNA 912 693 1,062 2,332 4,999
Surplus/Deficit 270 98 94 1,031 1,493
1Table is derived from Housing Element Table 10-30.
2"Development projects" represent housing built, approved and under construction since
January 1, 2010. More detail is contained in Housing Element Table 10-24.
3More detail about vacant and underutilized sites is contained in Housing Element Table 10-
29.
E. Deletion of Program 1.5: Preservation of At-Risk Housing
Goal 10-G.1 of the current and proposed Housing Elements, listed at the beginning of Section
10.7, states, "Carlsbad's existing housing stock preserved, rehabilitated, and improved with
special attention to housing affordable to lower-income households." In the current element,
Housing Program 1.5 was included to help implement this goal by focusing on the preservation
of at-risk housing. At-risk housing can include apartments subject to losing their affordability
restrictions and converting to market rate rents. One project, Santa Fe Ranch, was identified in
the current element as being at-risk.
A large apartment project near Stagecoach Park in La Costa, Santa Fe Ranch featured market
rate units as well as 64 rent-restricted, low-income units. It was approved prior to the effective
date of the city's lnclusionary Housing Ordinance and thus was not subject to its 55-year
affordability restrictions. However, the units were subject to affordability restrictions the city
received in exchange for issuing tax-exempt bonds for the project in 1985; these restrictions would
remain in place for 30 years or as long as the bonds were outstanding.
In 2016, the 64 units in Santa Fe Ranch converted from affordable to market rate apartments
following repayment of the bonds. While unsuccessful in preserving the Santa Fe Ranch
affordable housing (the owner had the option to pay off the bonds at any time and without notice
to the city), the city was able to assist in the rent negotiations for 26 of the 64 households affected
so that these households could remain despite the rent increases.
Table 10-21 in Section 10.2, included in both the current and proposed elements, inventories over
1,600 apartments that are presently affordable to lower income families, with affordability assured
pursuant to the city's lnclusionary Housing Ordinance or other requirement. Table 10-21 in the
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proposed Housing Element deletes the Santa Fe Ranch project and its units but shows that
affordability restrictions for all other units are guaranteed through at least the year 2051. This
enables all of Carlsbad's remaining affordable rental stock to be in compliance with Goal 10-G.1.
As there are no other affordable housing projects in danger of converting, Program 1.5 is
recommended for deletion.
F. Public Participation
An important component of the Housing Element Update process is public participation. Section
10.1 discusses the public outreach that has occurred through 2016, including the Housing
Commission workshop on housing issues held September 22, 2016, and the draft element's
release for public review. This section will be updated to reflect subsequent actions, including
public hearings before the Housing Commission, Planning Commission, and City Council held to
consider adopting the element.
Section 10.1 summarizes the remarks made at or in response to the Housing Commission
workshop and includes staff's responses to the remarks. Two of the comments were made via
email instead of spoken at the meeting, and they are attached. Staff received an additional email
on the Housing Element Update prior to the workshop; the email and staff's response are
attached.
Following the workshop, staff released the first draft of the 2017 Housing Element Update for
public review and requested input during a 30-day review period beginning November 15 and
ending December 15. In response, two people provided comments, which are replied to by staff
below and also attached.
• December 2 comment from Jean Diaz, Executive Director for the San Diego Community
Land Trust. This letter encourages the city to add housing element language encouraging
the use of community land trusts (CL T), as the letter explains. In response, staff believes
a CL T could be a tool to provide affordable housing in Carlsbad and it could help implement
various programs, such as Program 1.3 (Acquisition/Rehabilitation of Rental Housing),
Program 3.6 (Land Banking), and Program 3.7 (Housing Trust Fund). However, a CLT
has not been proposed in Carlsbad and staff is unaware of any pending applications for its
use. While adding language specifically regarding CL Ts is not recommended as it is not
a utilized tool, staff will continue to monitor for its use.
• December 8 comment from Robin Ferencz-Kotfica, a Lakeshore Gardens resident. The
comment requests that Carlsbad make a reasonable effort to assist those living in zones
designated as affordable housing, such as by establishing rules limiting rent increases.
Also requested is city assistance in establishing a requirement that managers of affordable
housing properties provide resource referrals to anyone needing assistance regarding their
health and safety and that managers personally connect their clients with the County of
San Diego Aging and Independence Services and the City of Carlsbad Housing Office,
where appropriate. These requests are made by many Lakeshore Gardens residents in
the form of a signed petition.
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In reply, the first part of this comment is responded to in Section 10.1, which states
Carlsbad does not have "zones designated as affordable housing" and proposes no
programs recommending any kind of rent control. However, the Housing Plan (Sections
10.6 and 10. 7) identifies goals, policies and programs to not only develop but also preserve
affordable housing; specifically, see Program 1.2: Mobile Home Park Preservation.
The comment's second part regards requiring managers of affordable housing properties
to provide resource referrals. Staff notes that Lakeshore Gardens is not an affordable
housing property. Further, we do not recommend proposing such a requirement as it
would be difficult to regulate and enforce. Additionally, while affordable housing property
managers have an interest in ensuring persons and families with low incomes successfully
find and occupy housing, they typically do not have the skills or means to provide resource
referrals. Adequate means may require additional personnel and special funding.
The city does make efforts to help address this latter concern by providing resource
information to assist people in making decisions about agencies and organizations to
contact. Additionally, the city periodically conducts trainings to assist market rate and/or
affordable property managers. Trainings topics have included fair housing laws, first aid
and mental health.
G. Accomplishments
Despite the loss of affordable rental units at Santa Fe Ranch, Carlsbad's housing programs
continue to assist in the production of housing affordable to all economic segments. Housing
highlights from 2013 through April 30, 2016, include the following:
• Projects contributing to the city's affordable housing stock and completed since 2013
include Tavarua (50 units) and Costa Pointe (nine units). Since passage of the
lnclusionary Housing Ordinance in 1991, nearly 2,500 affordable units have been
developed in Carlsbad.
• In addition to those units already completed, development of more affordable housing
continues. In 2015, the city approved 101 senior restricted, low-income units and 56
moderate income units in Robertson Ranch. In March 2016, 64 low income apartments
were approved at the Preserve (formerly Quarry Creek). All of these units are now under
construction.
• Catholic Charities completed a 50-70 bed expansion of La Posada de Guadalupe, an
existing 50-bed facility for farmworkers in 2013. A Community Development Block Grant
and a $2 million grant from the city's Agricultural Conversion Mitigation Fund helped fund
the project. Additionally, the city's funding grant stipulated that the farmworker portion of
the shelter expansion be converted to accommodate homeless persons, including families,
should agriculture in Carlsbad ever diminish to the point that farmworker housing is
unnecessary.
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• Following a two-year trial period beginning in 2013, the ability to defer specified
development impact fees was made a permanent developer option in 2015. This option
can be an economic stimulator as it offers builders flexibility in how and when certain fees
are paid.
• Through development projects and vacant and underutilized parcels, the city continues to
provide adequate housing sites at appropriate densities and for all economic segments
consistent with its RHNA.
Housing Element Appendix A outlines accomplishments achieved from 2013-3015 under the
city's various housing programs.
Ill. ANALYSIS
The 2017 Housing Element Update is consistent with state housing law and all Carlsbad
regulatory and policy documents, including the other elements of the General Plan, the Growth
Management Program, and the Local Coastal Program. A summary of the consistency analysis,
contained in detail in the attached Planning Commission resolution, is provided below in Table 2.
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TABLE 2-COMPLIANCE WITH REGULATORY AND POLICY DOCUMENTS
STATE HOUSING LAW
The 2017 Housing Element Update:
a. Is necessary to ensures consistency with state housing law.
b. Ensures the city will continue to provide all required and necessary affordable housing
programs, policies and regulations.
C. Maintains compliance with RHNA growth projections.
Further, the 2017 Housing Element Update meets the statutory requirements of state housing
element law as the State Department of Housing and Community Development has determined.
GENERAL PLAN
The 2017 Housing Element Update makes no substantive changes to the Housing Element or
its housing plan adopted as part of the General Plan on September 22, 2015. It also makes no
changes to existing land uses, land use patterns, or densities. Therefore, the update maintains
consistency with the land use program approved as part of the General Plan on September 22,
2015, and by extension does not conflict with the goals and policies of the elements that have
bearing on or are impacted by residential land uses, such as the Mobility Element, Open Space,
Conservation, and Recreation Element, Public Safety Element, and Sustainability Element.
GROWTH MANAGEMENT
The 2017 Housing Element Update is consistent with the City's Growth Management Program
in that it does not conflict with Growth Management dwelling unit limitations and performance
standards to ensure public facilities and services keep pace with development; and is consistent
with a purpose and intent of the Growth Management Program, which is to provide quality
housing opportunities for all economic segments of the community and to balance the housing
needs of the region against the public service needs of Carlsbad's residents and available fiscal
and environmental resources.
LOCAL COASTAL PROGRAM
The 2017 Housing Element Update is consistent with the City's Local Coastal Program in that
none of the proposed policies or programs allow for degradation of sensitive coastal resources,
agriculture, or public views or access. The update also maintains a program intending to
preserve and/or replace affordable housing within the Coastal Zone, as required by state law.
IV. ENVIRONMENTAL IMPACT
As part of its approval of the Comprehensive General Plan Update on September 22, 2015, the
City Council adopted City Council Resolution 2015-242, certifying Environmental Impact Report
EIR 13-02 and adopting Findings of Fact, a Statement of Overriding Considerations, and a
Mitigation Monitoring and Reporting Program. The proposed update to the Housing Element is
within the scope of the prior environmental review documents, and no further environmental
documentation is required per Section 15162 of. the California Environmental Quality Act
Guidelines.
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V. EXHIBITS
1. Housing Commission Resolution No. 2017-001 including attachment: City of Carlsbad
Draft 2017 Housing Element Update
2. December 20, 2016 State Department of Housing and Community Development letter of
compliance
3. Correspondence submitted in response to the September 22, 2016 Housing Commission
workshop
a. September 15, 2016 email from Mariana Cisneros and staff's response
b. September 21, 2016 letter from Mark Irving
c. September 22, 2016 email and petition from Robin Ferencz Kotfica
4. Correspondence submitted in response to the 30-day public review period of the draft 2017
Housing Element Update
a. December 2, 2016 email and letter from Jean Diaz
b. December 8, 2016 email, comments, and petition from Robin Ferencz Kotfica
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HOUSING COMMISSION RESOLUTION NO. 2017-001
A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE HOUSING ELEMENT OF THE GENERAL PLAN TO
ADOPT AN UPDATE OF THE HOUSING ELEMENT FOR THE 2013-2021
HOUSING CYCLE AS REQUIRED BY THE CALIFORNIA GOVERNMENT CODE.
CASE NAME: 2017 HOUSING ELEMENT UPDATE
CASE NO: GPA 16-02
WHEREAS, the City of Carlsbad, "Applicant," has filed a verified application with the City
of Carlsbad to adopt a General Plan Amendment for the 2017 Housing Element Update, a document that
affects properties throughout Carlsbad; and
WHEREAS, although the current Housing Element of the General Plan, adopted
September 2015, provides an eight-year housing plan for the planning period 2013-2021, state law (SB
575, Steinberg) requires the city to develop a mid-planning period (four-year) Housing Element Update;
and
WHEREAS, the 2017 Housing Element Update serves as the mid-planning period update
and will provide the housing plan for the second half of the eight-year planning period, or from April 30,
2017, through April 29, 2021; and
WHEREAS, because the recently approved General Plan and the Housing Element remain
relevant and effective, the 2017 Housing Element Update includes no significant changes to programs or
policies and no land use changes and derponstrates that Carlsbad continues to meet its share of the Regional
Housing Needs Assessment (RHNA); and
WHEREAS, the city submitted the document to the California Department of Housing and
Community Development (HCD) for initial review as required by state law. On December 20, 2016, HCD
determined the draft update, revised as required by the agency, met the statutory requirements of state
housing element law; and
WHEREAS, the city has provided the public with opportunities to review and comment on
housing issues and the 2017 Housing Element Update, including (1) a noticed Housing Commission
workshop (with workshop notices mailed to stakeholders and interested parties) to discuss housing issues
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on September 22, 2016; (2) the release of the first draft of the update via an October 27, 2016 posting on
the city's website as part of a webpage with project-related information; (3) the placement of paper copies
of the first draft of the update at the city's libraries, Faraday Center, Senior Center, and the city clerk's
office on November 10, 2016; (4) notice of the update's availability for public review and comment and
locations where it could be reviewed in a news release, newspaper ad, a city website posting, and in a
mailing, all on November 14; (5) in the November 14 notice, announcement of a 30-day public review and
comment period from November 15 to December 15, 2016; (6) a city website posting of the 2017 Housing
Element Update, revised according to the changes required by HCD, on January 18, 2017, and its
distribution to city libraries and other city facilities the following day; and, (7) a news release and
stakeholder mailing on January 23 and 24, 2017, that provided project updates and advised of upcoming
public hearings on the proposed project; and
WHEREAS, additional opportunities for public review and input will occur as part of the
Housing Commission, Planning Commission, and City Council public meetings to consider adopting the
2017 Housing Element Update;
WHEREAS, implementation of the City of Carlsbad's housing programs have significantly
contributed to the production of affordable housing as nearly 2,500 housing units affordable to lower
income families have been developed in the city since passage of the lnclusionary Housing Ordinance in
1991;
WHEREAS, said verified application constitutes a request for a General Plan Amendment
as shown on Exhibit A dated January 2017, attached hereto and on file in the Carlsbad Planning Division,
2017 HOUSING ELEMENT UPDATE-GPA 16-02, 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 February 9, 2017, hold a public meeting as
prescribed by law to consider said request; and
PC RESO NO. 7228 -2-
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WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said 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:
1. That the above recitations are true and correct.
2. That based on the information provided within the Housing Commission staff report and
testimony presented during the public meeting of the Housing Commission on February 9, 2016,
the Housing Commission hereby ADOPTS Resolution No. 2017-001, recommending APPROVAL to
the City Council of General Plan Amendment GPA 16-02, based on the following findings:
Findings:
1.
2.
3.
4.
5.
The 2017 Housing Element Update is necessary to ensure the General Plan Housing Element
remains consistent with state housing law as found in the California Government Code,
commencing with Section 65580.
Through its Housing Plan, the 2017 Housing Element Update 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."
The 2017 Housing Element Update maintains the city's compliance with growth projections as
determined by the State Department of Housing and Community Development and as allocated
by the San Diego Association of Governments through the RHNA process.
The 2017 Housing Element Update, revised by the city according to California Department of Housing
and Community Development comments and incorporated as Exhibit A to this resolution, meets the
statutory requirements of state housing element law.
The 2017 Housing Element Update is consistent with the applicable elements of the General Plan
as demonstrated by analysis of the project with the following Land Use and Community Design
Element goals.
A. Goal 2-G.1 ("Maintain a land use program with amount, design and arrangement of varied
uses that serve to protect and enhance the character and image of the city as expressed
in the Carlsbad Community Vision, and balance development with preservation and
enhancement of open space."}. The update makes no substantive changes to the Housing
Element or its housing plan adopted as part of the General Plan on September 22, 2015,
and makes no changes to existing land uses, land use patterns, or densities. Therefore,
the update maintains consistency with the land use program approved as part of the
General Plan on September 22, 2015, and by extension does not conflict with the goals
and policies of the elements that have bearing on or are impacted by residential land uses,
such as the Mobility Element, Open Space, Conservation, and Recreation Element, Public
PC RESO NO. 7228 -3-
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6.
7.
B.
C.
Safety Element, and Sustainability Element.
Goal 2-G.4 ("Provide balanced neighborhoods with a variety of housing types and density
ranges to meet the diverse demographic, economic and social needs of residents, while
ensuring a cohesive urban form with careful regard for compatibility.") The update
promotes housing for all economic segments at various densities, in different forms, and
in locations throughout the city.
Goal 2-G.14 ("Participate with other cities in the county, through the San Diego
Association of Governments, in working towards solution of regional issues.") The update
maintains compliance with Carlsbad's share of the RHNA for the 2013-2021 housing cycle.
RHNA, an estimate of housing needed to accommodate forecasted growth, is allocated
by SANDAG across the San Diego region as a way to address regional housing issues.
The 2017 Housing Element Update is consistent with the City's Local Coastal Program in that none
of its policies or programs allow for degradation of agricultural or scenic resources, encroachment
into environmentally sensitive areas, restriction of coastal access, or creation of geologic
instability or erosion. The update also maintains a program intending to preserve and/or replace
affordable housing within the Coastal Zone, as required by state law.
The 2017 Housing Element Update is consistent with the City's Growth Management Program in
that it does not conflict with Growth Management dwelling unit limitations and performance
standards to ensure public facilities and services keep pace with development; and is consistent
with a purpose and intent of the Growth Management Program, which is to provide quality
housing opportunities for all economic segments of the community and to balance the housing
needs of the region against the public service needs of Carlsbad's residents and available fiscal
and environmental resources.
PC RESO NO. 7228 -4-
1
2 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Housing Commission of
3 the City of Carlsbad, California, held on the 9th of February, 2017, by the following vote, to wit:
4 AYES:
5 NOES:
6 ABSENT:
7 ABSTAIN:
8
9
10
SUSAN IGOE, CHAIRPERSON
11 CARLSBAD HOUSING COMMISSION
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14 DEBBIE FOUNTAIN,
HOUSING AND NEIGHBORHOOD SERVICES DIRECTOR
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PC RESO NO. 7228 -5-
$TATE QF CAI IEQBNJA -6ll$INES$ CONSUMER 5EBYIGE5 ANO HOUSING AGENCY
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
December 20, 2016
Mr. Don Neu, Planning Director
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008-7314
Dear Mr. Neu:
ATTACHMENT 2
RE: Review of the City of Carlsbad's 5th Cycle (2013-2021) Four-Year Update, Draft
Housing Element
Thank you for submitting the City of Carlsbad's four .. year draft housing element update that
was received for review on October 27, 2016 along with additional revisions received on
December 9, 12, 15 and 19, 2016. Pursuant to Government Code (GC) Section 65585(b),
the Department is reporting the results of its review. Our review was facilitated by multiple
telephone conversations with Mr. Scott Donnell, Senior Planner, and Mr. Dave de Cordova,
Principal Planner.
The draft four-year update meets the statutory requirements of State housing element law.
The element will comply with State housing element law (GC, Article 10.6) when adopted
and submitted to the Department, in accordance with GC Section 65585(9).
Senate Bill 375, {Chapter 728, Statutes of 2008), amended GC Section 65588(e)(4) to
requires a jurisdiction that failed to adopt its housing element within 120 calendar days
from the statutory due date to revise its element every four years until adopting at least
two consecutive revisions by the applicable due dates. The City of Carlsbad did not meet
the requirements of GC 65588(e)(4); therefore, it is subject to the four-year revision
requirement until the City has adopted at least two consecutive updated revisions by the
applicable due dates. Provided the City adopts a compliant housing element on or before
April 30, 2017, it will meet the first four-year update requirement.
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
For your information, some other elements of the general plan must be updated on
or before the next adoption of the housing element. The safety and conservation
elements of the general plan must include analysis and policies regarding fire and flood
hazard management (GC Section 65302(g)). Also, the land-use element must address
Mr. Don Neu, Planning Director
Page 2
disadvantaged communities (unincorporated island or fringe communities within spheres
of influence areas or isolated long established legacy communities) based on available
data, including, but not limited to, data and analysis applicable to spheres of influence
areas pursuant to GC Section 56430. Additional information can be obtained from these
two Technical Advisories issued by the Governor's Office of Planning and Research at:
http://opr.ca.gov/docs/SB244 Technical Advisory.pdf
http://opr.ca.gov/docs/Final 6.26.15.pdf.
Also, on January 6, 2016, HCD released a Notice of Funding Availability (NOFA) for the
Mobilehome Park Rehabilitation and Resident Ownership Program (MPRROP). This program
replaces the former Mobilehome Park Resident Ownership Program (MPROP) and allows
expanded uses of funds. The purposes of this new program are to loan funds to facilitate
converting mobilehome park ownership to park residents or a qualified nonprofit corporation,
and assist with repairs or accessibility upgrades meeting specified criteria. This program
supports housing element goals such as encouraging a variety of housing types, preserving
affordable housing, and assisting mobilehome owners, particularly those with lower-incomes.
Applications are accepted over the counter beginning March 2, 2016 through March 1, 2017.
Further information is available on the Department's website at:
http://www. hcd .ca .gov/fina ncial-assistance/mobilehome-park-rehabilitation-resident-:
ownership-program/index.html .
The Department appreciates the hard work and dedication Mr. Donnell and Mr. de Cordova
provided in preparation of the housing element and looks forward to receiving Carlsbad's
adopted housing element. If you have any questions or need additional technical
assistance, please contact Robin Huntley, of our staff, at (916) 263-7422.
~A~-
Glen A. Campora
Assistant Deputy Director
From:
To:
Subject:
Date:
Hello,
Scott Donnell
"Mariani Cisneros Via propbox"
RE: Housing
Monday, September 19, 2016 11:34:00 AM
ATTACHMENT 3a
Senior housing and the city's aging population are topics that are discussed in the housing element.
There is a program in the approved housing element (Program 3.10) specifically about senior
housing; it specifically calls for the construction of at least 50 units of senior low-income housing
between 2013 and 2020.
Along those lines, we do have two senior projects that were approved in 2015 and 2016 in the
Robertson Ranch master planned community. One features 101 apartments that are rent-restricted
to low income individuals; it is now under construction. The other has 98 units with 20 of the units
rent-restricted. It is along the south side of Cannon Road but is not under construction.
We've also approved Dos Colinas, a large senior project near Rancho Carlsbad mobilehome park. It is
an "age in place" project similar to but not as big as La Costa Glen. Though approved quite some
time ago, there is no start date for Dos Colinas' construction. It too will have market rate and
income restricted apartments.
Thank you for your interest.
Scott Donnell
Senior Planner
1635 Faraday Avenue
Carlsbad, CA 92008-7314
www.carlsbadca.gov
760-602-4618 I 760-602-8560 fax I scott.donnell@carlsbadca.gov
From: Mariani Cisneros Via Dropbox [mailto:mariani_cisneros@yahoo.com]
Sent: Thursday, September 15, 2016 10:27 AM
To: Scott Donnell <Scott.Donnell@carlsbadca.gov>
Subject: Housing
I got and email informing me about the Housing Element Update. I'm hoping the discussion about
55 and older housing comes up or maybe is already a topic you guys are going to address.
Please keep me informed about that.
I'm really looking forward to stay in Carlsbad but we need an increase in affordable and smaller
houses in the area for active adults. I recently visited Del Sur and they are building an Active
Adult community and is beautiful. It's not too affordable by any means but the concept is
amazing.
Thank you so much for your attention,
Mariani Cisneros
Carlsbad resident
September 21, 20 16
Mr. Scott Donnell
Senior Planner
City of Carlsbad
1635 Faraday Avenu~
Carlsbad, CA 92008
Re: Housing Element Upaate
Elimjnation of Housing Quadrants
Dear Scott:
AlTACHMENT 3b
COMMUNITIES
As a resident of Carlsbad and a developer of affordable housing, I would be supportive, of the
elimination of the housing quadrant requirements related to development of inclusionary
affordable housing. I believe that the ability to develop inclusionary affordable housing
throughout Carlsbad would result in a greater number of affordable units built and the units
built sooner than they otherwise would be developed within a market rate project.
The opportunity cost to develop inclusionary affordable housing often exceeds the effective
cost to develop nearly twice as many units on alternative sites. This is particularly true in the
Southwest Quadrant where a few larger projects are currently proposed. In this quadrant, the
alternative sites are for the most part, non-existent, typically between industri al buildings. The
ability to apply funds throughout the City would allow the consolidation of inclusionary
requirements to larger and more efficient projects.
The ability to develop affordable housing throughout the city will motivation market rate
developers to address their affordable requirements sooner. In part, there will be a fear of
missing out, as well as the desire and ability to more economically fulfill their affordable
requirements in other areas. .
Allowing for the development of inclusionary affordable housing requirements throughout
Carlsbad instead of within specific quadrants would result in more affordable units that would
be developed sooner than the number of inclu sionary units would otherwise be developed
within a market rate project. I would be in support of elirrunation of the housing quadrant
requirement.
Thank you,
!::i:v& I:>
7439 Capstan Dr.
Carlsbad, CA 92011
Director of Land Planning
uhcllc .net 2000 E Founh Street. Suite 1205
Santo Ano Cl\ 92705
rel 714.835.3955
fox / 111.835.3275
From:
To:
Cc:
Subject:
Date:
Attachments:
Robin fereng Kotfica
Scott Donnell
Jessica Padilla Bowen
Housing element plan discussion
Thursday, September 22, 2016 4:14:35 PM
Housing Commission request 2-22-16 Qdf
Dear Scott Donnell and Jessica Padilla Bowen,
ATTACHMENT 3c
Many of us are concerned that affordable housing may become unaffordable for seniors who are living there. Please
see the attached tile with some of our concerns we hope you may be able to handle at no cost to the City of
Carlsbad. Please share them with others as appropriate.
Hope to see you at the meeting tonight.
Thanks for your help.
Sincerely,
Robin Ferencz Kotfica
7015 San Carlos St
Carlsbad, CA 92011
The Housing Commission has invited public comment regarding the housing clement update for
the housing plan for 2017-202 l and we thank you for thal.
The residents of Lakeshore Gardens Mobile Home Park, a senior community. has concerns about
the future. W c would like the Housing Commission to consider our views.
In order to conserve existing affordable housing, the City of Carlsbad should make a
reasonable effort to assist those for whom affordable housing alternatives were established. This
effort should include establishing a rule whereby the rents for seniors. disabled, low income
families and others living in zones designated as affordable housing may not be increased by
landlords arbitrarily, hut should he limited to Consumer Price Index increases. unless an
additional need for increase in rent is demonstrated. This rule should be included in the housing
element. Also, if landlords fail to comply with this reasonable request, those properties
designated as affordable housing should be subject to eminent domain takeover by the City, and
the management of those properties should be subsequently supervised by the City of Carlsbad's
Department of Housing and Neighborhood Services.
In the interest of preserving the health and safety of the "protected" classes of people living in
affordable housing. managers of affordable housing properties should be required to provide
resource referrals to anyone needing assistance regarding their health and safety. They should
personally connect their clients with the County of San Diego Aging and Independence Services
800-510-2020 and the Cit.y of Carlsbad Housing Office 760-434-2810. where appropriate.
Thank you for your consideration.
LAKESHORE GARDENS MOBILEHOME PARK
CITY OF CARLSBAD HOUSING COMMISSION
HOUSING ELEMENT UPDATE PLAN 2017-2021
The undersigned hereby request the Housing Commission to include in the Housing Element update Plan 2017-2021 the fol' )h
1. Establish a rule whereby the rents for seniors, disabled, low income families and others living in zones designated as
affordable housing may not be increased by landlords arbitrarily, but should be limited to the Consumer Price Index increc
unless an additional need for increase in rent is demonstrated. This rule should be included in the housing element.
2. If landlords fail to comply with this reasonable request, those properties designated as affordable housing should be subj•
eminent domain takeover by the City, and the management of those properties should be subsequently supervised by the Ci
Carlsbad Department of Housing and Neighborhood Services.
3. In the interest of perserving the health and sof ety of the "protected" classes of people living in affordable housing, monos
of affordable housing properties should be required to provide resource referrals to anyone needing assistance regarding·
health and safety. They should be personally connectiheir clients with the County of San Diego Aging and Independence
services and the City of Carlsbad Housing Off ice, where appropriate.
)
NAME ADDRESS
Page 2 of 4
NAME
L.
ADDRESS SIGNATURE
q20,1
From:
To:
Subject:
Date:
Attachments:
Jean Diaz Execytjye p;rector
Scott Donnell
Comments on Draft Housing Element
Friday, December 02, 2016 4:46:21 PM
P@fi cu Housing Element Language Qdf
ATTACHMENT 4a
Hello Scott. I am the Executive Director for the San Diego Community Land Trust. We have met with
housing staff some time ago but I'm not sure that you know about community land trusts and the
important role that they can play in providing permanently affordable ownership opportunities for
low and moderate income families. Attached is a paper providing some background and suggested
language for inclusion into Housing Elements. Affordable home ownership is virtually impossible for
families even earning up to 120% of area median income and that is our target. We currently have
two projects: 9 3 bedroom attached homes in Lemon Grove and 16 3 and 4 bedroom homes in San
Diego. The homes will be priced to be affordable to families earning from 80% to 120% of San Diego
Area Median Income. I would love to answer any questions you may have.
fJeate Via,, Executive Director
n (~·:~'\\\;t;\;l (, ~ l.:\>.U I Hus·1
10620 Treena Street, Suite 230
San Diego, CA 92131
858-375-894 7
jeandiaz@sddt org
Draft Housing Element Language
Adding the Community Land Trust Model to First Time Homebuyer Options
by
San Diego Community Land Trust
First-time Homebuyer Programs for Low and Moderate Income Households
Cities and counties in California have traditionally enabled low and moderate income households to
purchase their first homes using the Mortgage Credit Certificate Program and providing silent second
home loans that are re-paid when the home sells. Some cities have also required market-rate
homebuilders to sell a percentage of their developments to low & moderate income homeowners.
This document proposes to add an additional program that cities can use to meet their home
ownership goals: the Community Land Trust model of home ownership.
How a Community Land Trust Works
A community land trust is a nonprofit organization formed to hold title to land to preserve its long-
term availability for affordable housing and other community uses. A land trust typically receives
public or private donations of land or uses government subsidies to purchase land on which housing
can be built.1 The homes are sold to lower-income families, but the CLT retains ownership of the land
and provides long-term ground leases to homebuyers. The CLT also retains a long-term option to
repurchase the homes at a formula-driven price when homeowners later decide to move.
The "classic" CLT balances the multiple interests of homeowners, neighborhood residents, and the
city as a whole in serving as the steward for an expanding stock of permanently affordable, owner-
occupied housing. Homeowners leasing and living on the CLT's land (leaseholder representatives),
residents of the CL T's service area (general representatives), and individuals representing the public
interest (which may include municipal officials) each make up a third of a typical board of directors.
This tripartite structure ensures that different land-based interests will be heard, with no single set of
interests allowed to dominate.
On an operational level, CL Ts take on a range of responsibilities for developing and stew~rding their
lands. Some focus on creating only homeownership units, while others take advantage of the model's
flexibility to develop rental housing, mobile home parks, commercial space, and other community
facilities. Most CLTs initiate and oversee development projects with their own staff, but others
confine their efforts to assembling land and preserving the affordability of any buildings located upon
it.
In their capacity as stewards, CL Ts provide the oversight necessary to ensure that subsidized units
remain affordable, that occupants are income-eligible, and that units are kept in good repair. Because
they retain permanent ownership of the land under housing and other structural improvements, CL Ts
are closely connected to the homes and to the households that live in them. And as the landowner,
1 See the Lincoln Institute Policy Report "The City-CLT Partnership: Municipal Support for Community Land Trusts", June
2008, available for download: http://www.lincolninst.edu/pubs/1395_ The-City-CLT-Partnership.
1
the CLT collects a modest monthly ground lease from every homeowner, allowing the CLT to monitor
its assets, protect its investment, and support residents who experience financial difficulties.
Although specific stewardship roles differ from one community to the next, nearly every CLT
performs the following tasks:
• assembling and managing land;
• ensuring that owner-occupied homes remain affordably priced;
• marketing the homes through a fair and transparent process;
• educating prospective buyers about the rights and responsibilities of owning a resale-
restricted home;
• selecting income-eligible buyers for the homes;
• monitoring and enforcing homeowner compliance with contractual controls over the
pccupancy, subletting, financing, repair, and improvement of their homes;
• verifying that homeowners maintain property insurance and pay all taxes;
• managing resales to ensure that homes are transferred to other income-eligible households
for no more than the formula-determined price; and
• intervening in cases of a homeowner's mortgage default.
At least one California City has included this model in their most recent housing element. The City of
Petaluma has identified that the Housing Land Trust of Sonoma County will be the primary means
that they achieve their home ownership goals.
Proposed Housing Element Policy/Program Language
The following language can be used as a model for each jurisdiction to add to their housing element.
The city shall encourage the use of community land trusts (San Diego Community Land Trust) for first
time homebuyers in the following manner:
1. Donate city-owned residential property for the development and/or rehabilitation and sale of
homes for first-time homebuyers with a ground lease held by the community land trust.
2. Grant local, state or federal funds designated for first-time homebuyer subsidy to the CLT to
acquire homes to be sold to first-time homebuyers with a ground lease held by the community
land trust.
3. Encourage market rate developers that have an inclusionary requirement to partner with a
community land trust to develop, market and steward the for sale units required by the
inclusionary ordinance with a ground lease held by the community land trust.
4. Provide grants or contracts to the community land trust to improve the capacity of the land trust
to develop and provide the ongoing stewardship of the land trust properties.
5. Consider contracting with the community land trust to monitor compliance of all outstanding city
first-time homebuyer loans and other agreements with long term affordability requirements that
are enforceable by the city.
2
From:
To:
Cc:
Subject:
Date:
Attachments:
Robin ferencz-Kotfica
Scott ponneu
wnmot Barb; Debbie fountain
Comments on Draft Housing element plan
Thursday, December 08, 2016 7:14:16 AM
Comments on the Draft Element doc Housjnq commjssjon request 2-22-16 pdf
Subject: Re: Comments on Housing element plan
Dear Scott Donnell,
Our Lakeshore Gardens Residents Association has reviewed the attached
Comments on the Draft Housing Element plan and would like it included in the
public responses to it.
I also attached our original appeal at the discussion meeting including many
signatures.
Thank you for your help.
Sincerely,
Robin Ferencz Kotfica
7015 San Carlos St
Carlsbad, CA 92011
760-431-2093
-----Original Message-----
From: Scott Donnell
Sent: Thursday, November 10, 2016 2:37 PM
To: Robin Ferencz Kotfica
Subject: RE: Housing element plan discussion
Hello Ms. Ferencz Kotfica,
I'm writing to let you know the draft housing element has been released and
is available for review at city facilities such as the libraries and online
at
bttp· //www caclshadca 1:ov/scrvjccs/dcpt s/plaooi 01:lbousioflelemcntypdate asp.
Next week, you will receive a notice in the mail about the release.
Comments on the draft element are being collected through December 15.
On pages 10-11 and 10-12 of the element, city staff has provided brief
responses to the items raised at the September 22 Housing Commission
meeting, including a response to your comment about the city making a
reasonable effort to assist those living in zones designated for affordable
housing.
Thank you.
Scott Donnell
Senior Planner
1635 Faraday Avenue
Carlsbad, CA 92008-7314
www .carlsbadca.gov
ATTACHMENT 4b
Comments on the Draft Element
On pages 1.0-11 and 10-12 of the element, city staff has provided brief responses to the items
raised at the September 22, 2016 Housing Commission meeting, including a response to
comments about the city making a reasonable effort to assist those living in zones designated for
affordable housing.
The Draft included the following regarding Public Participation 2016-2017
on page 10-1 1.
• The request (from a mobile home park resident) that Carlsbad make a reasonable effort
to asc_:,ist those living in zones des1gn;1ted as affordable housing, such as by establishing
rules limiting rent increases. Reply: Carlsbad does not have "zones designated as
2fforcfable hcJUsing" and proposes no progr,rn1s recommending any kind of rent control.
HowE·ver .. the Housing Plan (Sections 10.6 .rnd 10. 7) identifies goals, policies and
programs to not only develop but i"ilso preserve affordt1ble housing; specifically, see
Progr~rn1 1.2: lVlobtle Horne Park Preservation.
The request from a mobile home park resident was accompanied by a letter signed by 66 other
Carlsbad residents and included a request to consider helping to preserve the health and safety of
the "protected" classes of people living in affordable housing. A recommendation was made to
require managers of affordable housing properties to provide resource referrals to anyone
needing assistance regarding their health and safety. It is recommended that managers should
personally connect their clients with the County of San Diego Aging and Independence Services
800-510-2020 and the City of Carlsbad I lousing Otlice 760-434-2810, ,vhere appropriate.
This portion or the puhlic comments made was not responded to by the City of Carlsbad.
Comments and assistance to legislate this ne,\'· procedure would be welcomed.
The Housing Commission has invited public comment regarding the housing clement update for
the housing plan for 2017-2021 and we thank you for that.
The residents of Lakeshore Gardens Mobile Home Park, a senior community, has concerns about
the future. We would like the Housing Commission to consider our views.
In order to conserve existing affordable housing, the City of Carlsbad should make a
reasonable effort to assist those for whom affordable housing alternatives were established. This
effort should include establishing a rule whereby the rents for seniors. disabled, low income
families and others living in zones designated as affordable housing may not be increased by
landlord:-. arbitrarily, but should he limited to Consumer Price Index increases. unless an
additional need for increase in rent is demonstrated. This rule should be included in the housing
elemenl. Also, if landlords fail to comply with this reasonable request, those properties
designated as affordable housing should be subject to eminent domain takeover by the City, and
the management of those properties should be subsequently supervised by the City of Carlsbad's
Department of Housing and Neighborhood Services.
In the interest of preserving the health and safety of the "protected" classes of people living in
affordahle housing. managers of affordable housing properties should be required to provide
resourc\ referrals to anyone needing assistance regarding their health and safety. They should
personally connect their clients with the County of San Diego Aging and Independence Services
800-510-2020 and the City of Carlsbad Housing Office 760-434-28 l 0. where appropriate.
Thank you for your consideration.
LAKESHORE GARDENS MOBILEHOME PARK
CITY OF CARLSBAD HOUSING COMMISSION
HOUSING ELEMENT UPDATE PLAN 2017-2021
The undersigned hereby request the Housing Commission to include in the Housing Element update Plan 2017-2021 the for )it
1. Establish a rule whereby the rents for seniors, disabled, low income families and others living in zones designated as
affordable housing may not be incr~sed by landlords arbitrarily, but should be limited to the Consumer Price Index increc
unless an additional need for increase in rent is demonstrated. This rule should be included in the housing element.
2. If landlords fail to comply with this reasonable request, those properties designated os affordable housing should be subj•
eminent domain takeover by the City, and the management of those properties should be subsequently supervised by the Ci
Carlsbad Deportment of Housing and Neighborhood Services.
3. In the interest of perserving the health and safety of the "protected" classes of people living in affordable housing, manas
of affordable housing properties should be required to provide resource referrals to anyone needing assistance regarding ·
health and safety. They should be personally connec4tiheir clients with the County of San Diego Aging and Independence
services and the City of Carlsbad Housing Off ice, where appropriate.
)
NAME ADDRESS
?,·,
'.,J 'I I
POCJe 2 of 4
NAME
L ) . ' \· f. ,:! ~ -. )
L _ .. -·
ADDRESS SIGNATURE
q2£...), 1
(city of
Carlsbad
Californ i a
Exhibit A
Draft 201 7
Housing Element Update
(Chapter 10 of the City of Carlsbad General Plan)
Note: This is a draft document that shows text and graphic changes to the
Housing Element adopted as part of the General Plan on September 22, 2015.
Proposed additions are underlined and proposed deletions a re stricken.
Please note that Figure 10-1: Housing Element Sites Inventory is replaced
entirely; changes to it are not indicated by underlines or strikeouts. Please
refer to Appendix 8 fo r a complete li st of changes to the sites inventory.
January 2017
I 0.1 Introduction
Purpose of the Housing Element
The Housing Element of the General Plan is designed to provide the city with a coordinated
and comprehensive s trategy for promoting the production of safe, decent, and affordable
housing within the community. _A priority of both state a nd local governments, Government
Code Section 65580 states the intent of creating housing elements:
The availability of housing is of vital statewide importance, and the early attainment of decent
housing and a suitable living environment for every Californian family is a priority of the highest
order.
Per state law, the Housing Element has two main purposes:
1. To provide an assessment of both current and future housing needs and
constraints in meeting these needs; and
2. To provide a strategy that establishes housing goals, policies, and programs.
This Housing Element is an e ight-year plan for the 2013-2021 period (April 30, 2013 -April
29, 2021), which differs from the city's other General Plan elements that cover a much longer
period. _The Housing Element serves as an integrated part of the General Plan, but is updated
more frequently to ensure its relevancy and accuracy. _The Housing Element identifies
strategies and programs that focus on:
1. Conserving and improving existing affordable housing;
2. Maximizing housing opportunities throughout the community;
3. Assisting in the provision of affordable housing;
4. Removing governmental and other constraints to housing investment; and
5. Promoting fair and equal housing opportunities.
Element Organization
The Housing Element has the following major components:
• An introduction to review the requirements of the Housing Element, public
participation process, and data sources (Section 10.1);
• A profile and analysis of the city's dem ographics, h ousing characteristics, and existing
and future housing needs (Section 10.2);
• 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 10.3);
• An analysis of constraints on housing production and maintenance, including market,
governmenta l, and environmental limitations to meeting the city's identified needs
(Section 10.4);
I 0-3
• An evaluation of accomplishments under the 2005-2010 Housing Element (Section
10.5); and
_• _A statement of the Housing Plan to address the city's identified housing needs,
including an assessment of past acco mplis hments, and a formulation of housing goals,
policies, and programs (Section~ 10.6 and 10.7).
• An identification of the city's quantified objectives for the 2010-2020 RHNA period.
by income group, based on growth estimates. past and anticipated development, and
income data (Section 10.8).
A series of appendices provide additional documentation. _Appendix A supports the
assessment of the 2005-2010 Housing Element synthesized in Section 10.5. _Appendix B
describes the sites inventory introduced in Section 10.3.
Relationship to State Law
The Ca lifornia Legislature has identified the attainment of a decent home and suitable living
environment for every resident as the state's major housing goal. _Recognizing the important
role of local planning programs in pursuing this goal, the legislature has mandated that all
cities and counties prepare a housing element as part of their comprehensive general plan.
Government Code Section 65302(c) sets forth the specific components to be contained in a
community's housing element.
Plan ning Period
State law now requires housing elements to be updated every eight years to reflect a
community's changing housing needs, unless otherwise extended by state legislation. _The
previous (2005-2010) housing element cycle for the San Diego region was extended by state
legislation (SB 575) to align local housing elements with regional transportation planning.
Therefore, the 2005-2010 Carlsbad Hous ing Element covered the period spanning July 1,
2005 through April 29, 2013. _This Housing Element covers the planning period of April 30,
2013 through April 29, 2021.
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. This mid-planning period update.
providing the housing plan for the second half of the eight-year planning peri od (April 30.
2017. to April 29. 2021). is anticipated by Housing Element Program 3.18 in Section 10.7.
Hereafter . th is u1;date will be referred to as the "2017 Housing Element Update."
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 2013~2021 Housing Element.
10-4
SB 375 requires alignment of regional transportation planning and local land use and housing
plans. _This 2013-2021 Housing Element (the fifth housing element cycle) is beingwas
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 loca l 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 (2005-2013). the city redesignated sufficient sites at appropriate
densities to accommodate all of its RHNA. Section 10.S and Appendi>c A desc ribe how the city rnet
its obligation.
AB 2511: _Th e 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, orb) the city
identifies an additional site(s) that can accommodate the remaining RHNA. _ This provision is
addressed in Sections 10.4 and 10.e-l_{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
~~pecial Needs Households section of Section 10.2, the Housing for Persons with Disabilities
discussion of Section 10.3, and in Program 3.11 of Section 10.Z,
The city is required to address each of the following state laws before the adoption of this housing
element update (due April 30, 2017). However, these laws do not actually req uire review or
revis ion of the housing element itself.
• SB 244 requires the city to review and revise as necessa ry its General Plan Land Use and
Community Design Element to address "disadvantaged communities." These
communities can be unincorporated island or fringe co mmunities within spheres of
influence or isolated and long established "legacy" comm unities that may lack basic
infrastructure.
• SB 1241 requires the city to review and revise as necessary its General Plan Public Safety
Element to address the risk of fire in state responsibility areas and very high fire hazard
severity zones.
• AB 162 requires the city to review and revise as necessary its General Plan Open Space,
Conservation, and Recreation Element and Public Safety Element to identify areas that
may accommodate floodwater for purposes of groundwater recharge and stormwater
management and to discuss information and policies regarding flood hazards and
protection.
10-5
Regional Housing Needs Assessment (RHNA)
A critical measure of compliance with state housing element law is the ability of a jurisdiction to
accommodate its share of the region's housing needs---the RHNA. _For San Diego County, the state
projected the region's growth for an 11-yea r period between Jan. 1, 2010 and Dec. 31, 2020, which
coordinates with the Regional Transportation Plan. Therefore, while the Housing Element is an eight-
year document, the city must accommodate t he full 11 year RHNA. _Table 10-1 presents Carlsbad's
allocation of the region's housing needs by income group as determined by SAN DAG.
TABLE 10-1: _-2010-2020 RHNA
INCOME GROUP CARLSBAD REGION
L It % # %
Very Low (<50% AMI) 912 18% 36,450 23% --
Low (50-80% AM I) 693 14% 27,700 17%
~derat e (80-120% AM I) 1,062 21% 30,610 19%
Above Moderate (>120% AMI) 2,332 47% 67,220 41%
TOTAL 4,999 100% 161,980 100%
Sources: SAN DAG, 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 SO percent of the very low income units as
extremely low income. _Approximately ~,610 extremely low income and ~3.250 very
low income Carlsbad households were identified in the 2009-2013 Comprehensive Housing
Affordability Strategy (2013 CHAS) data prepared by the Census Bureau for the U.S. Department
of Housing and Urban Development,..... CHAS data demonstrate the extent of housing problems
and housing needs, particularly for low income households, and rely on the American Community
Survey. These household totals equate to 4J-~and &7-4...J....percent, respectively, of the total
extremely low and very low income households. _These percentages suggest that of Carlsbad's
RHNA sha re of 912 very low income households, at least ~538 units should be available for
extremely low income and ~374 units for very low income households. See Section 10.2 for a
more detailed analysis.
Relationship to Community Vision
The Housing Element is most close ly related to the following core va lues in the Carlsbad Commu nity
Vision:
Core Value 1: _Small Town Feel, Beach Community Character, and Connectedness._ Enhance Carlsbad's
defining attributes-ifs small town feel, and beach community character.
Core Value 9:_ Neighborhood Revitalization, Community Design and Livability. Revitalize
neighborhoods and enhance citywide livability. _Promote a greater mix of uses citywide, more
activities along the coastline, and link density to public transportation.
10-6
Relationship to Other General Plan Elements
To promote a uniform and compatible vision for the development of t he community, California
law requires the General Plan be internally consistent in its goa ls and policies. _The Housing
Element is a component of the General Plan (u pdated in parallel with this Housing Element); as a
result, the Housing Element is consistent with the vision of the General Plan and is supported by
goa ls and policies of the other General Plan elements. _General Plan elements and policies that
affect housing are summarized below:
The Land Use and Community Design Element directs the location, amount, and type of residential
development in the city. _It presents the desirable pattern for the ultimate development of the
city, and reflects the community's evolution and changing demographics over the General Plan
horizon._ The element ensures the availability of sufficient residential land at appropri ate densities
to meet the city's housing needs identified in this Housing Element.
The Mobility Element contains policies to minimize traffic volumes and speeds in residential
neighborhoods, wh ile improving connectivity to schools, parks, services, and other destinations,
with an emphasis on pedestrian, bicycle and transit mobility.
The Ope n Space, Conservation and Recreation Element establishes goals and polices to: _protect
sensitive resources from development impacts; maintain and improve appropriate access to open
space; and ensure park and recreation opportunities are sufficient to meet the needs of future
residents.
Th e Noise and Public Safety Elements contain policies to protect residents from unacceptable
noise levels and safety concern s by guiding future development away from significant noise
sources and potential hazards and by enforcing mitigations when necessary.
Public Participation (2009-2015)
The Housing Element was prepared as part of Envision Carlsbad, w hich was the city's program to
update its General Plan (incl uding the Housing Element). _The first phase of Envision Carlsbad
included an extensive community participation campaign that laid the foundation for the updat e.
Approximately 8,000 co mmunity 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 Ca rlsbad Community Vision, which articulated what the community va lues most for Carlsbad's
future, including the following re lated 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.
I 0-7
As part of the stakeholder outreach specific to housing, from January through May 2009, the city
conducted severa l small group meetings with for-profit and not-for-profit housing providers, as
well as organizations working with homeless individuals and people with disabilities. _The city also
held a developer forum (June 2011) to understand potential constraints to the production of
housing (market rate and affordable), and a housing stakeholder forum (March 2012) specifically
focused on affordable and multi-family housing and the Housing Element. _The city encouraged
participation by representatives of organizations se rving low-income and specia l needs groups.
Following is a co mplete 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 mem bers, 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 t he 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.
Final ly, many participants emphasized the need to promote walkabi lity through location of activities,
design of neighborhoods, and pedestrian-friendly development.
Community Vision Su rvey
In 2009, t he city initiated a survey to assess residents' perceptions regarding the quality of life in
their neighborhood and the city,-.:.._Surveys were mailed t o every household in the city (a total of
over 41,600 households) and nea rly 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 ha lf of all residents (51%) believe that providing a range of housing options of
different types and price levels within Carlsba d is a medium or high priority for the city.
• In addition, over half of all res idents (53%) believe that providing food and shelter for
homeless families both in the city and the region is a medium or high priority.
10-8
• Nearly two-thirds of all residents (64%) believe that developing more housing choices to
give seniors additional options for living in Carlsbad as they get older is a medium or high
priority for the city.
Barrio Workshop
On March 10, 2011, the city conducted a workshop to discuss issues specific to the Barrio
community in Carlsbad. Approximately 85 community members participated in the workshop to
discuss a range of topics, such as the culture and historic character of the neighborhood,
streetscape and connectivity improvements, and potential land use opportunities. _Participants
debated the merits of increasing densities and allowing more multi-family housing in the
neighborhood. _While some participants did not want to see increased density or multi-family
development, most were either supportive or at least will ing to identify preferable locations for
such housing. _Many supported locating new multi-family housing along the periphery of the
neighborhood, while protecting the small-scale single and two-family character of the Barrio core.
General Plan Developer Forum
On June 8, 2011, the city hosted a forum with developers active in Carlsbad to understand
development/business community issues and perspectives relating to future development in
Carlsbad; discuss major land use and development opportunities; and id entify 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 t hat assist
special needs groups and low-income residents, and who develop and manage affordable housing,
including shelters, senior, and family housing. _The city invited the following representatives and
groups:
• Farmers and landowners with active farming;
• Advocates and organizations representing farmworkers, homelessness, the poor, mental
and physical health, and the elderly;
• Local developers of market rate housing (those based or active in Carlsbad);
• Affordable housing developers; and
• Representatives from government agencies (e.g. military, SAN DAG, adjacent jurisdictions,
school districts, infrastructure providers)
Eleven participants ultimately took part in t he workshop providing their feedback on future housing
needs and constraints to housing production. _Key issues and ideas that emerged from the workshop
and which the Housing Element will address were as follows:
10-9
• Current market and development trends favor multi-family residential rentals0
• Affordable hous ing should be transit accessible so that residents can access jobs and
services0
• Potential development barriers include lack of available land and high cost of land
(especially for infill development). _Still, Carlsbad was praised for having a clearly laid-out
development review process0
• Participants suggested allowing more flexibility in zoning, such as allowing parking
unbundling and reductions in parking requirements in appropriate locations0
• Participants recommended that for homeless families, there needs to be a focus on more
permanent solutions, such as affordable rental housing, rather than shelters.
General Plan Land Use Plan Alternatives and Pref erred Plan Development
Following visioning workshops and the survey described above, a range of meetings with decision-
makers, the Envision Carlsbad Citizens Comm ittee (EC3), and the com munity at-large helped to
debate and shape the land use plan and location of appropriate housing sites for the Housing
Element.
• On May 11, 2011 and Aug. 10, 2011, the EC3 helped to brainstorm and then refine various
land use concepts for where housing shou ld be located along with commercial
developments and other uses.
• In parallel, on July 13, 2011 and Aug. 17, 2011, the Planning Commission held its own set
of meetings to consider land use and housing options. _These meetings included t ime for
public com ment.
• Two community workshops were subsequently held on Jan. 31, 2012 and Feb. 2, 2012,
and an online survey was administered during a two-month period to educate community
members on plan options and seek their feedback 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, 2012. _This "Preferred Plan" was discussed and
refined by the Planning Commission over a series of four meetings (May 2, 2012, May 16,
2012, June 20, 2012, and July 18, 2012) and ult imately recommended to the City Council.
• The City Cou nci l endorsed and provided further direction on this Preferred Pla n during
their Sept. 11, 2012 meeting, setting the stage for preparation of the General Plan and
establishing the Housing Element's sites inventory described herein.
Decision-Maker Housing Element Workshops/Hearings
On March 20, 2012, the City Counci l conducted a workshop on housing issues. _At this workshop, the
co unci l 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 Genera l Plan and this Housing Element.
10-10
On September 19, 2013, the Housing Commission conducted a public hearing on the draft Housing
Element and recommended approval of the plan to the Planning Commission and City Council.
On July 24, 2015, the Planning Commission held a public hearing on the General Plan, including the
Housing Element, and recommended its approval to the City Council.
The City Council, based on the recommendations of its commissions and input from the public,
approved the General Plan, including the Housing Element, on September 22, 2015.
Public Participation (2016-2017)
Following the extensive public participation over the past seve ral years that resulted in the parallel
adoption of the General Plan and the Housing Element, the city conducted additional public outreach
as part of the 2017 Housing Element Update.
Annual Housing Element Progress Report
The city presented its annual Housing Element Progress Report at the May 17, 2016, City Council
meeting. This report fulfills state reporting requirements and Housing Element Program 3.18 (see
Section 10.7) and informs the element update.
Housing Element Workshop
On September 22, 2016, the city's Housing Commission he ld an evening public workshop on the
2017 Housing Element Update. To gain a wide variety of input on housing development, policy
and issues in Carlsbad, the city posted a news release on the its website and mailed over 200
workshop notices to service providers, affordable and market-rate housing developers,
government agencies, farming interests, and interested residents.
The workshop began with a staff presentation on the housing element process and proposed
update. A written staff report, accessible on the Commission's website prior to the workshop,
supported the information presented.
The following public comments were made at the meeting or in correspondence written in
response to the meeting. After each comment is a city reply that identifies where related
discussion occurs in the 2017 Housing Element Update.
• The request (from a mobile home park resident) that Carlsbad make a reasonable effort
to assist those living in zones designated as affordable housing, such as by establishing
rules limiting rent increases. Reply: Carlsbad does not have "zones designated as
affordable housing" and proposes no programs recommending any kind of rent control.
However, the Housing Plan (Sections 10.6 and 10. 7) identifies goals. policies and
programs to not only develop but also preserve affordable housing; specifically, see
Program 1.2: Mobile Home Park Preservation.
I 0-11
• The reasonableness of co unting properties west of Interstate 5 as potential affordable
housing sites due to high land costs, and possible alternatives to these properties. Reply:
The city acknowledges the high cost of land throughout Carlsbad (Section 10.4 and Table
10-31). Nevertheless. the city's sites inventory (Section 10.3, Appendix B) does count
pa rcels west of t he freeway as they do represent affordable housing opportunities and do
provide income-restricted residences. typically because of the city's inclusionary housing
requirements; Poinsettia Station, Rooseve lt Gardens, and Seagrove are projects with
units affordable to lower income households west of Interstate 5. Further, and although
broader in area than just west of the Interstate, Table 10.41 notes that in the city's Coastal
Zone. 830 affordable housing units (including second dwelling units) were built between
Ju ly 1, 1991, and December 31, 2015.
In realization of the high land values, the city has used and will continue to use its
resources and regu lations to faci litate affordable housing construction and monitor the
success of progra ms regarding the same (Section 10.7. Programs 2.1 to 2.3; 3.1 to 3.18).
Furthermore, the city will continue to meet with and assist developers regarding the
location of affordable housing sites (Section 10.7, Programs 2.1 to 2.3).
• The need to respect community interests in the siting of development, including new
residential projects. Reply: Carlsbad's development review process ens ures public input
(Section 10.4, Table 10-38).
• The lengthy processing times for development projects. Reply: Over the past few years.
the city has streamlined its development review process while still respecting the need
for public input (Section 10.4).
• Any recourses available for people frequently rejected for Section 8 housing. Reply: The
city's Housing and Neighborhood Services Department is available to assist people in this
regard.
• Homelessness in general and the need for a homeless shelter in the Village (downtown
Carlsbad). Reply: Carlsbad's response to homelessness in the city is discussed throughout
the 2017 Housing Element Update (e.g .• Section 10.2, Tables 10-12 and 10-13, and Section
10.7, Programs 3.13 and 3.14). Of note are the recent ly co mpleted expansion of the La
Posada de Guadalupe homeless/farmworker shelter in Carlsbad, efforts by local and
regional organizations serving the homeless, such as Catholic Charities. Interfaith
Community Services. and Solutions for Change, and city funding to support these efforts.
• The request for the elimination of the requirement to develop inclusionary affordable
housing in the quadrant of market rate development. Reply: The city supports its
lnclusionary Housing Program (Section 10.7, Program 3.1) to require affordable housing
development in the same city quadrant in which the related ma rket-rate construction is
occurring. Overall, this ensures affordable housing is dispersed, not concentrated, and
occurring generally where and when development occurs. While affordable housing must
be located within the same quadrant, it does not have to be built on the same site as t he
market-rate project.
I 0-12
Housing Element Posting an d Distribution
The 2017 Housing Element Update was posted on t he city's website on October 27, 2016. It is
accessib le at www.carlsbadca.gov/planning and is part of a webpage with project-related
information, including an overview and link to receive project updates via email. The city also
provi ded paper copies of the update at its libraries, city clerk's office, Senior Center, and Faraday
Center on November 10, 2016.
On November 14, notice of the update's avai lability was provided in a news release, a website
posting, and in a mailing to stakeholders and interested parties. The notice included the website
link to the update and a listing of the city facilit ies at which the document could be viewed.
Additionally, the notice announced a 30 day public review period of the updated element
beginning November 15 and ending December 15. This notice was also published in the
newspa per on November 15.
Decision-Maker Housing Element Hearings
(To be completed following Council action.)
I 0-13
10.2 Housing Needs Assessment
The City of Ca rlsbad is committed to the goal of providing adequate housing for its present and future
residents .• To implement this goal, t he 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 t he nature and extent of housing needs in Carlsbad.
Population Characteristics
Population Growth
Since its incorporation in 1952, Ca rlsbad 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 117,700118,241 in 2020 (Table 10-2), an increase of 12 percent over the 2010
population. According to the state Department of Finance, Carlsbad's population on January 1, 2016,
was 112,930.
Between 2000 and 2010, Carlsbad's proportional change in population was over three times that for
the region as a whole. _San Marcos was the only neighboring jurisdiction to have a greater
proportional increase than Carlsbad during this period. _According to SAN DAG, Carlsbad's projected
growth in population from 2010 to 2020 will be modest, similar to neighboring
jurisdictionsunincorporated county areas and the region as a whole, but less than Escondido and San
Marcos.
10-14
TABLE 10-2:_-POPULATION GROWTH
I POPULATION PERCENT CHANGE --------------2020 2010-2020
JURISDICTION __(.._ 2000 _ 2mt (PROJECTED) .~00-2010 PROJECTED)
b rlsbad
--
78,247 105,328 117,700 35% 12%
118,241 . ---Encinitas 58,014 59,518 ~ 3% 1-§§_%
I I 62,829 ------Escondido I 133,559 143,911 1§4,300 8% -715%
--165,051 -Oceanside I 161,0291--167,086 1 193,§00 I 4% -!+§_%
177,929 -----------
Poway 48,044 1 47,811 1 §4.,±00 0% H~%
--50,010
San Marcos 54,977 83,781 W;8GG 52% &18%
f
93,834 1
98,940 __
Vista 89,857 ±00,000 4% +1%
--------__ 96,973 ------Unincorporated County 442,919 486,604 1 §4§,300 10% ~12%
543,471 ----------REGION TOTAL 2,813,833 3,095,313 ~;3~3;000 10% -1411%
I 3,435,713
Sources: U.S. Census, 2000 and 2010; and SANDAG 2050 Regional Growth Forecast (prejectieRs).
10-15
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 ca n 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 t o age in place.
As summarized in Ta ble 10-3, the median age for Carlsbad residents was 40.4 in 2010-one of the
highest of northern San Diego County cities and nearly six yea rs higher than the median age for
county residents as a whole._ In 2010, Carlsbad residents under 18 yea rs of age represented 24
percent of the city's population, while seniors (over 65) represented 14 percent-similar to the
city's perce nt sha re in 2000.
Reflective of the city's relatively high median age, the proportion of residents age d 45 to 64
increased between 2000 and 2010, w hile the proportion of residents 25 to 44 yea rs of age
declined (Chart 10-1). _This latter group tends to consist of young families with children.
American Community Survey 5-yea r estimates for 2010-2014 (2014 ACS est imates) indicat e
percentages similar to the 2010 Census as exp ressed in t he table and chart below and show an
increase in Carlsbad's med ian age to 41.4.
TABLE 10-3: AGE CHARACTERISTICS AND PERCENT SHARE OF TOTAL POPULATION
Ca rlsbad
Encin itas
Escondido
Oceanside
Poway
San M arcos
ista
I
J
UNDER 18 YEARS OVER 65 YEARS ---------
2000 2010 2000 ---
# % It % # %
18,2401 23% 25,384 24% 10 980 14%
13,401 23% 12,261 21% 6,055_ 10%
It
14 798
Z,643
15,084 39,667 30% ~19
44,444 28% ~766
28%
24%
14,720 11%
21,859 14% _11_,501
201~
%
14%
13%
11%
13%
]6750~ 11,953 25% 4,138 9%
15,998( 29% 23,291 28% 6,525, 12%
5,900_ 12%
8 527 10% -----r I -i
26,688 30% 25,054 27o/d ~,006 10% 8,673
723 155 26% 724,303 23% 313,750 11% 351 425
9%
11%
Sources: U.S. Census, 2000 and 2010.
10-16
MEDIAN AGE
201
40.4 -41.5
32.5 -35.2
41.3
32.91
31.J!
34.6
Chartl0-1: __ -AGE DISTRIBUTION 2000-2010
35%
C: 0 30% ;:; n,
:::, a. 25% 0 a.
~ 20% -~ 15% ....
0 -10% C: Cl> u 5% '-Cl> a.
0%
Under 5 5 to 19 20 to 24 25 to 44 45 to 64
•2000 6.4% 18.7% 4.3% 31.9% 24.6%
6.0% 20.0% 4.5% 26.7% 28.8%
Race and Ethnicity
65 and
over
14.0%
14.0%
Carlsbad did not experience substantial race/ethnicity changes between 2000 and 2010. In 2010,
75 percent of Carlsbad residents were White, 13 percent Hispan ic/Latino, and 7 percent Asian.
Black/African American and other races/ethnicities comprised just 1 and 3 percent of the
population, respectively (Table 10-4). 2014 ACS estimates indicate percentages similar to t hose
for 2010.
TABLE 10-4:-_RACE/ETHNICITY 2000 AND 2010
#
2000 J 2010
%1 # ....,........ __ % RACE/ETHNICITY
White
Hispanic/Latino
63,013
9,170
3,403
691
1,769
81% 78,879 75%
sian/Pacific Islander
Black/African American
Other
L----
Total percentage may not sum to 100% due to rounding.
Sources: _U.S. Census, 2000 and 2010.
12% i
4%
<1% j
2%
---
13,988 13%
7,518 7%
1,232 1%
3,440 3%
10-17
Employment Characteristics
Employment has an important impact on housing needs. Incomes associated w ith different jobs
and the number of workers in a household determines the type and size of housing a household
can afford._ In some cases, the types of the jobs themselves can affect housing needs and demand
(such as in communities with military installations, college campuses, and large amounts of
seasonal agriculture). _Employment growth typically leads to strong housing demand, while the
reverse is true when employment contracts.
Occupation and Wage Scale
As of ~2014, the two largest occupational categories for city residents were
Managerial/Professional and Sales/Office occupations (Table 10-5). _These categories accounted
for more than 79 percent of occupations held by Carlsbad residents and approximately be--65
percent of jobs held countywide by all San Diego County employed residents.
Management occupations are the highest paid occupations in t he San Diego region, while food
preparation, pe rsonal care and service related, and cleanup and maintenance are the lowest paid
(Table 10-6). _The high proportion of Managerial/Professional occupations accounts for Carlsbad's
relatively high median household income.
TABLE 10-5:_-EMPLOYMENT PROFILE FOR CARLSBAD EMPLOYED RESIDENTS
b ATIONS OF EMPLOYED RESIDENTS
CARLSBAD SAN DIEGO COUNTY ---
# % # %
----------I Managerial/Professional ~27,002 ~55% li~li,&lie575,,955 4G41%
6ales/Office H;-8%12,075 ~24% 34 4,;!Q4341 275 ~24%
iService .§.,W-76,080 12% J4&,77n75,521 ±&19%~
Production/Transportation/Material Moving ~2,342 5% 1Q&,lli4116,591 8%
' Construction/Extraction/Maintenance ~1,899 ~% 111,091 111,983 8%
frotal1 4&,±G449,398 I 100% ;H4&,G771,421,325 100%
1Civilian population 16 years and over. _Total percentage may not sum to 100% due to rounding.
Source: _American Community Survey 21}(}6 21}1(} .Ci••e l'eer e5tiFRete 2014 ACS estimatess.
I 0-18
TABLE 10-6:_-AVERAGE ANNUAL SALARY BY OCCUPATION
bccUPATIONS AVERAGE SALARY I
_Management ---i-$~70125.268
~egal __ __ ___ l·---------~196112.781
i-':!-ealthcare Practitioners and Technical _j_~94.612
c rchitecture and Engineering $~93,810
~Computer and Mathematical ___ $+9;&992l&QQ
P'2_ysical and Social Scienc<:_ $~82.478
.Business and Financial Operations _ __ $~1.2,,fill
~cation, Training and Library T ____ ____ $60,482~
t.r:ts, Design, Entertainment, Sports and Media ---~-$~57.481
Construction and Extraction $~54.418
I
!Community and Social Service $4&;%950.025
MEDIAN1 $4&,-44855,180 I
Protective Service ___ $~~
Installation, Maintenance and Repair $4S,3e448,312 ______ _,_ __________ _..:.,__;,_-====-
Sa I es $~39.949 t----I
Office and Administrative Support ___ $~39,583
Production $~TI,_ZQ_§_
r ransportation and Material Moving t $~33,333
Healthcare Support $3G;4&,l-36,282 ---
.Farming, Fishing and Forestry __ $~~
~ilding Grounds Cleanup and Maintenance I $~~
Personal Care and Service ___ ~----$~27.880
Food Preparation and Serving Related _j~26.982
1Median of salaries reported by EDD.
Sources: _State Employment Development Department (EDD}, Occupational Employment & Woge Doto~ 2016-1"
ill[.
Employment Trends
SANDAG has projected that Ca rlsbad's employment base will grow by over ~12.400 jobs
between ~2010 and 2020. _Table 10-7 provides SANDAG's employment projections for
Carlsbad and the San Diego region (county-level). _These data show that Carlsbad's share of
regional employment growth would be .§.....§_percent; in rn2010, Carlsbad had an estimat ed
~65,000 jobs, or over 4 percent of the county t otal.
10-19
TABLE 10-7: EMPLOYMENT PROJECTIONS
CHANGE (-20032010-2020)
JURISDICT ION ~2010 2020 # %
San Diego Region 1.411,800 I ,SI S,300 I 03,SOO +l.1%
1,421,94 1 1,624,124 202,183
City of Carlsbad ~64,956 70,JOO 77 43 1 8,300 12,475 -l-JJ..2%
Source:_ SANDAG 2050 Regional Growth Forecast.
Household Characteristics and Special Needs Groups
House hold 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 chara cteristics 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 10-8, 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 perce nt were non-family households. _Among the non-family house holds, almost half were
single-households and almost one-third were elderly living alone. _In fact, senior households saw
the highest growth rate am ong households: _growing by 46 percent between 2000 and 2010. _The
city had a relative ly low average household size of 2.53 in 2010, increased slight ly from 2.46 in
2000. _Countywide, the average household size was slightly larger, at 2.75 in 2010.
2014 ACS estimates suggest an approximately 3 percent increase in the number of households (to
42,516), reflective of Carlsbad's more modest growth since 2010. Percentages of family
households, including those with children, and non-family househo lds, including those with
singles aged 65 years and over, are similar to the percentages noted for 2010 in Table 10-8.
I 0-20
TABLE 10-8:_-HOUSEHOLD CHARACTERISTICS
2000 20 10 %CHANGE
HOUSEHOLD TYPE # % # % (2000-20 I 0)
Households 31,410 100% 41 ,345 100% 32%
Family Households 21,067 67% 27,968 68% 33%
Married-WWith 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 2,61 3 8% 3,487 8% 33%
Aver age H ousehold Size 2.46 2.53 3%
Sources:_ U.S. Census, 2000 and 2010.
Household Income
Income is t he most important facto r affecting housing opportunities, determining the ability of
households to balance housing costs with ot her basic necess ities. _The 2006 20102014 /\merican
Community Sur.cey (ACS} Five Year Estimates estimates, which are pa rt of an ongoing, yearly
survey prepared by t he Census, reported that the median household income in Carlsbad was
$84;-+-2,&87,416. _Compared t o neighboring jurisdictions, this media n 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 w hole (Chart 10-2).
For purposes of the Housing El ement and other state housing programs, the Ca lifornia
Department of Housing and Community Development (HCD) has established five income
ca tegories 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 10-2, is
applicable to all jurisdi ctions in San Diego County and changes with the cost of living. _The AMI for
San Diego County is $75,900 (~2016), and t he five income categories based on t he AM I are:
• Extremely Low Income (0-30 perce nt AMI)
• Very Low Income (31-50 perce nt AMI)
• Low Income (51-80 percent AMI)
• Moderate Income (81-120 percent AM I)
_• _Above Moderate Income (>120% percent AMI)
10-21
CHART 10-2:_-MEDIAN HOUSEHOLD INCOME 2006-2010-2014
$100,000
$90,000
$80,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
$0
$87 416
Carlsbad
$92 564
$58 385 $56139
Encinitas Oceanside Poway San Marcos
Source: 2014ACSestimates.
CMART 1Q 2; MrnlAN MOYSEMObD l~lCOMf 2QQe 2Q1Q
s C.1bt>.d (1101111•• Oct'on9dc Powov S.n
MbrCO\:
• Median tfO<Js~hold Income S84,728 $86,845 $63,577 $97,285 $58,897
Se1;J,<ce: ACS 2QQ6 2{)10 .Ci,•e Yesr f stiffistes.
$90 579
Solana
Beach
Solana
Oc0<;h
$86,908
$63 996
$47 782
Vista
~2,602
San Diego
County
Son D,ogo
County
$63,069
According to the Comprehensive l=-lo~sing Affordability Strategy (2013 CHAS} data prepared by the
Census Bureau for the U.S. Department of Housing and Urban Deve lopment (HUD), in -2GG&2013,
e-1l_percent of Carlsbad households earned extremely low incomes, 8 percent of households
ea rned very low incomes, and .g_11._percent earned low incomes (Table 10-9). _Lower income
households were fairly evenly split between owner-and renter-house holds, with slightly more
renters (54%)._ However, the majority of moderate and above moderate income households were
I 0-22
owner-households. Note that the CHAS data does not provide an above-moderate income
category (more than 120% AMI) as establis hed by HCD; instead, it is simply grouped as part of
household income above 100% of AMI, as reflected in Table 10-9.
The Housing Element must project housing needs for extremely low income households as a
portion of the ve ry low income household RHNA target. For Carlsbad, approximately -2,44,G4,610
(43-~percent) extremely low inco me households and ~3,250 (&7-4_.1.__percent) very low
in come households were identified in the 2013 CHAS data. _This suggests that of Carlsbad's RHNA
share of 912 very low income households, at least J&9-538 units (~~percent) should be
available for extremely low income and up to ~374 units (~_l_percent) for very low income
households. Source: Comprehensive Housing Affordability Strategy (CHAS), HUD, January 2008.
This is essentially a reversal of the 2008 CHAS data-presented in the Housing Element adopted as
part of the General Plan in 2015 and prepared for the first half (2013-2017) of the current eight
yea r planning period. However, as indicated in this 2017 Housing Element Update (e.g., see
Section 10.3), the city continues to help meet the need for affordable housing by providing
adequate sites and financial assistance and by approving affordable housing projects, including
modification of development standards as necessary.
TABLE 10-9:_-HOUSEHOLDS BY TENURE AND HOUSEHOLD TYPE ~2013
OWNER RENTER TOTAL % OFTOTAL1
Extremely Low gg...2,265 ~2,345 ~4,610 &11%
Income
Very Low Income ~1,430 ±;-9001,820 ~3.250 8%
Low Income ~2.165 ~2.790 4,9-W4,955 -l-3-12%
Moderate Income ~1.740 ~1.520 ~3.260 8%
(81-100% AMI)
Aaeve ~ ~6.575 ~26.025 &462%
Moderate/Above 19.450
Moderate Income
(above 100% AMI)
TOTAL! ~ ~15,050 38,6S042.100 100%
27.050
1Total 12ercentage does not sum to 100% due to rounding.
Source5: 2013 Gefflt,rei'leR5i>'e /.lec15iR!J .4ffen#1aiJit;· ~trateg;• {CHAS.sf..gJg), J.16/Q, laRc1er/ WQ8.
Special Needs Households
Certain groups have greater difficulty finding decent, affordable housing due to special
circumstances. _Specia l circumstances may be related to one's income, family characteristics, and
disability status among others. _In Ca rlsbad, persons and fa milies with special needs inclu de
10-23
seniors, persons with disabilities, large households, single-parent families, homeless,
farmworkers, students, and military personnel. _Table 10-10 summarizes t he presence of special
needs groups in the city and the following discussion summarizes their housing needs.
Senior Households
Senior households have special housing needs due to t hree concerns -income, health care costs,
and disa bilities. _According t o the Census and the Cla4AS study2014 ACS est imat es, -14;-7-9&16,266
se ni ors (aged 65 and up) resided in the city in rn2014 and ~9,899 households were headed
by seniors. _Among t he senior-headed households, 8+-78 percent were owners and .g..22 percent
were renters. The 2006 20102010 2014 ACS reported that seniors 65
10-24
TABLE 10-10:_ -SPECIAL NEEDS GROUPS IN CARLSBAD
i)PECIAL NEEDS GROUPS
!Seniors
Disabled Persons
Persons in Large Householdsl
Persons in Single Parent Householdsl
Homeless Persons
~griculture, Forestry, Fishing and Hunting and Mining
••1::·'·-• Workers2
·• ... :--students;
.• ""•--·::.Milita!}'.2
1Based on number of households multiplied by average household size
2 I PereeAt ef eimployed workforce 16 years and older~
NUMBER % OF TOTAL
POPULATION
±4;+9816,266 -±415%
~8.258 e8%
~6.914 6%
§.;M±13,248 -1312%
-l-W108 <1%
~158 <1%
~6.638 ~6%
-±,±4e917 2%
3 2 PereeAt ef 13Population three ·;ears aAel eleler enrolled -in college or graduate school frern 2QQe 2Q1Q.
Sources: _U.S. [eRHJ5, 2Q1/J; Regional Tosk Force on the Homeless, 20ll§; 2QQ6 2Q1/J /1,ffle.cicaR [afflfflblRity
S-!ff.,.,ey2014 ACS 5 }'ear fstifflatesest imotes.
The 2010-2014 ACS reported t hat se niors 65 and over earned a median income of $~62,622
(nearly two thirdsthree-q uarters of the citywide median income, as reported by the Census
Bureau). m-J.!l..addition, approximately ~l2._percent of the senior population also experiences
one or more disabilities, which affects housing needs and potential costs.
Carlsbad is a popular retirement community, which includes facilities that provide assisted living,
nursing and specia l care, and general services to seniors. _As of ~Joyember June 201l§, Carlsbad
had ~2.237 beds within ~J.1..licensed se nior residential care facilities, according to the
California Department of Social Services, Community Care Licensing Division. _Almost 95 percent
of these beds were provided in -H-nine complexes having more than six beds, including three
continuing care retirement communities (CCR().
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 Ty ler 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 SO-unit project that provides housing to low and very low-
income seniors. _Construction was completed in spring 2013.
In 2015, t he city approved 101 senior low income apartments in Robertson Ranch that is part of
a large, mixed-income rental project . Through early 2016, the city also reviewed plans for a 98-
unit senior apartment project on the west side of Ca nnon Road and also in Ro bertson Ra nch;
10-25
twenty of the apartments would be ava ilable to low -income senior households only; this project
was app roved in May 2016.
Persons with Disabilities
Disabled pe rsons have special housing needs because of their often fixed and limited income, lack
of accessible and affordable housing, and t he medical costs associated with their disabilities. _The
Census defines a "disa bility" as "a long-last ing physical, mental, or emotional condition. _ This
condit ion can make it difficult for a person to do activities such as walking, climbing stairs,
dressing, bathing, learning, or remembering. _This condition ca n 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 20102014 ACS estimates, ~8.217 persons wit h one or more disability
resided in Carlsbad in 201~, representing more than ~~percent of the city's residents over five
yea rs of age. _Of the population wit h disabilities, ~.571 (4455%) were seniors. _Individuals with
cognitive, ambulatory, or independent living difficulties represented the most common disabilities,
as reported in Table 10-11.
For t hose of working age, disabilities can also restrict t he type of work performed and income earned,
.,_In fact, according to the 2008 20102014 ACS estimates, ~n_percent of individua ls over 16 wit h a
reported disability were not in t he labor force; µll_percent were employed; and &-1._percent were
unemployed (i.e., looking for work).
Persons with Developmental Disabilities
Chapter 507, Statutes of 2010 (SB 812) amended state housing element law to require the analysis
of the disabled to include an evaluation of t he 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 cont inue, 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 disabilit ies. _In the San
Diego region, the San Diego Regional Center, with a satellite office in Carlsbad, 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 2012January 2016. the San Diego Regiona l Center served approximately ±8,40022,400
clients w ith developmental disabilities who live in San Diego County, with the Carlsbad satellite office
serving 23 percent._This includes -147--151 clients who live in Carlsbad; sixty-seven j~st over half of
these individuals are children under the age of 18 who live w ith t heir parents,...,_ The remaining 9984
clients are adults over the age of 18; jt:15t-over half (5~Z percent) of these individuals live with their
parents, while 24J live in their own apartments with "come-in support" and assistance and 1l_5e',<€,R
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.
10-26
TABLE 10-11_: _+-INDIVIDUALS WITH DISABILITIES IN CARLSBAD
11,d;v;doals Report;,g Ooe o, Moce rnsab;l;t;es
With hearing difficulty
YOUTH (AGE 5 -17) ADULTS (AGE 18 -64) SENIORS (AGE 65+) TOTAL
,...,~--/--------~ a,8+a4...,lli I """
8.217 ____,
±;4Q42,144 ~
3,058
With vision difficulty @9639 ~
1.169
r ;th cog,;t;ve d;rncoltv
Wi th ambulatory difficulty
~2~ ~1.2_5_7_,_ ___ ~_ 993 L2,4 77 I _J__ 2,459
~6 ~l.150 ~2.512 -2,&+4
3,708
With self-care difficulty
,--
With independent living difficulty N/A ~2.006 ¥-74
~~~~~~~~ 3,081~
Columns do not sum to total individuals row because individuals may report more than one disability.
Sources: 2014-ACS estimates. 2/J/JB WW.
While some developmentally disa bled individuals can live and work independently within a
conventional housing environment, more severely disa bled 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
designed to look like a big house and is compatible with and appropriate for existing residential
neighborhoods with good access to transit and services.
In 2008, the city provided Community Development Block Grant funds to TERI, Inc. for property
acquisition for a residential care home for developmentally disabled adults. _TERI operates two such
homes in Carlsbad.
Incorporating 'barrier-free' design in all new multifamily housing (as required by California and
Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled
residents. In 2011, the city adopted a reaso nable accommodation ordinance to provide flexibility in
development standards for hou sing for perso ns with disabilities.
The most severely affected individuals may require an institutional environment where medical
attention and physica l 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 adu lt.
10-27
Large Households
Large households are defined as households with five or more persons in the unit._ Lower income
large households are a special needs group because of their need for larger units, which are often in
limited supply and therefore command higher rents. _In order to save for the necessities of food,
clothing, and medical care, it is common for lower income large households to reside in smaller units,
frequently resulting in overcrowding.
According to the 200€i 20082013 CHAS data, ~710 households were considered large households
with lower income levels, or Oto 80 percent AMI. _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 200€i 20102014 ACS estimates, the city's housing stock included ~28,689 units
with three or more bedrooms. Among these large units, ~21,828 were owner-occupied and
~5,468 were renter-occupied, suggesting that rental units may be competitive to attain.
Single-Parent Households
Carlsbad was home to ~2,790 single-parent households with children under age 18 in ~2014,
according to the 2014 ACS estimates._ Of these, ~2.097 (+J.-Zi_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. _In fact, according to the rn2014 ACS Five Year figstimates, ~26
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-:
l. 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 resid ence is an institution that provides a temporary residence for individuals
that should otherwise be institutionalized; or
L 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 lea ding authority on the region's homeless population is the Regional
Task Force on the Homeless (RTFH). Based on the RTFH's "We All Count," a point-in-time count of
San Diego County homeless conducted annually, information provided by individual jurisdictions, the
majority (96%) of the region's homeless is concentrated in the incorporated, urban areas, but a
sizeable number of homeless persons also make their temporary residence in rural, unincorporated
10-28
areas and pockets of open space, such as creeks and hillsides. (Table 10 ). _Rural homeless tend to be
individuals and migrant farmworkers/day laborers._ The RTFH estimated -1-W-108 homeless persons
in Carlsbad in ~2016, including *4_Lunsheltered individuals (*~percent). Since 2011, and
based on the annual point-in-time counts. the number of those unsheltered in the city has averaged
about 41 persons per year, with a low of about 20 persons in 2014 to a high of approximately 80
persons in 2013.
In the North San Diego County area, the majority of homeless persons congregate in the cities of
Oceanside, Vista, and Escondido (Table 10-12}.-LThis is reflected in the number of shelters and
service agencies in those communities (Table 10-13), some of which are also in Carlsbad. In addition,
several transitional housing facilities and service agencies are located in Carlsbad. _~As La Posada
de Guada lupe anticipated to provide~ between 100 and 120 beds by the middle of 2013, the
unsheltered need should be sufficiently accommodated in the city.
TABLE 10-12:_ -HOMELESS POPULATION BY JURISDICTION ~2016
SHELTERED
UNSHELTERED EMERGENCY TRANSITIONAL SAFE HAVENS TOTAL % UNSHELTERED
SHELTERS HOUSING
Carlsbad ~..11. 48..fil 0 0 +-1-0 I 08 ~.18.%
Encinitas !W54 JJ.Ia Oil .J..JQ ill..21 66~%
Escondido ~225 7875 +0224 m.a 4J0532 J042%
Oceanside ,U.!).392 ~60 .5.0.ll ~ 4&667 45%
San Diego City ~ ~885 ~J...11.2 ~ ~ ~54%
2,745 5.093
San Marcos J.744 0 055 0 J.799 400 44%
Solana Beach ~z 0 0 0 ~.1 100%
Vista 88.M 6-l-ill 0247 JJ4Q ~423 +8JJ.%
San Diego +8+336 0 o.a 0 +8+ 344 400 98%
County
Unincorporated
Source5:_ San Diego Regional Task Force an the Homeless, We All Count Point-In-Time Count, ~2016.
10-29
TABLE 10-13:_ -HOMELESS SHELTERS AND SERVICES, NORTH SAN DIEGO COUNTY
I NAME AGENCY TARGET POPULATION
1
Emergency Shelters
House of Brother Benno's Women, women -with
Martha and Foundation children
Mary
r ommunity I Libre! Women, women-with
_Resource Center children ----Carol's House Community Resource Women, women with
F<ter children
I en's omen's Women, women -with
urce Center ~source Center children
Casa Raphael Alpha Project Adult men
Transitional She lters
J Brother Benno's Brother Benno's Adult men and women
_Recovery _Foundation
House of Dorothy Brother Benno's Women
Fo11nci.'ltion _
Casa Raphael Alpha Project for l Adult men
the Homeless
Centro Community Families
.__ __ Hn11sin1Lof N_C ____ _
I Family Recovery E.Y.E. Women with
_Center _ children
House of James
~ahn __ _
I
Solutions Intake
and Access Center
Brother Benno's
Fo 1c1nElM.i.Qn_
~
~
Solutions for
Change I sada de -1· Catholic Charities
dalupe
Mary's House YMCA
L _J
10-30
AEl1c1lt men
Family homeless
Adult men
You ng women
1 -.
SPECIAL NEEDS LOCATION # BEDSl
--'----
Homeless Oceanside GZ
Domest ic J Encinitas 1~1
violence
Domestic violence Encinitas 24
Domestic
violence
Homeless
Homeless/Low-
income
Substance abuse
Home I ess/Low-
income
Homeless
Substance abuse
Homeless
Homeless
Homeless
Emancipated
foster/probation
youth
Oceanside 2-e28
--,-
Vista 24
Oceanside n.a. l
Oceanside 6
Vist a ~140.
Vist a A-:-a-:51
Oceanside--1-
0ceanside
90
Vist a
Carlsbad ~120~1
+--
Oceanside
_L _J
TABLE 10-13:_ -HOMELESS SHELTERS AND SERVICES, NORTH SAN DIEGO COUNTY
NAME AGENCY TARGET POPULATION SPECIAL NEEDS LOCATION
Oz North Coast Y.M.C.A. Homeless youth Homeless Oceanside
Transition House Women's Families Homeless Oceanside
Resource Center
Transitional House Community Fa'milies Homeless Encinitas
_Program -Resource Center
LifeSoring House North County Lifeline Young adults Homeless Vista
Day Shelters
Brother Benno's Brother Benno's General Homeless/Low-income Oceanside
Center Foundation -
N.C. Regional M.I.T.E. General SMI and substance Oceanside
Recovery C!nt er abuse
~I.G. Sate Ma,..eRs ~13isee13a l Gemffi. ~ H,~I aRs s1,113staRee GeeaRsise
~ ~ ~
G13tieRs Day ~ ~ Su13staRee al3use GeeaRsise
+FeatffleR~
Stand U [! For Kids Stand U [! For Kids Youth Homeless Oceanside
Social Services
Case North Coastal General Homeless Oceanside
Management ~egional Center
Agency
~211San YRitee Way2-1-1 Sa n General Homeless/General ~San Diego
Diego Diego County
North County Lifell ne Lifeline General Homeless Vist a
Community
Services
Oceanside Family Salvation Army General Homeless Oceanside
Services
Social Services Community General Homeless Carlsbag_e,l
Resources Center Encinitas
Social Services Interfaith Community General Homeless/General North County
Services
n.a. = Not Available
1 Ba s e d upon the number of shelter beds available each night.
'This facility Is operated as part of ~""'*'t-lolutlons for Change (~SF() 1000-day Solutions Unlveriity program. A 32-unit em<rgency
shelter address immediate homeles,; needs for up to 90 days; f~amllies can then transition~ into the program and are tFaAsitiaAed te
campus·style apartment housing ~for up to 500 days, where services, counseling and training are providing. Once families successfully
complet e this portion of the program, they become eligible to move to permanent off-campus affordable housing during the second half of the
program. Currently, ~SFC owns and manages mgre than a1:11:1reniFRately qg 80 units throughout North County lnc;luding16 units inCarlsba~
receRtlj' a&(1w0red aAetlur qg YRits te e11~aF1EI tReir pregraFR.
2 IA 2Qll, CatRelicCl=1arities .e-e· eil fwr1El1Pg il'ld parmi55iBA iraM t~e cit, ta atiwllB ar::Eil enpa1116 tRa e1 istiAg iaEilit, ta pre Eile tiJ; te 1 "'C ~edt
iar iarA~• •erlters -r~ geRer-' l=>eFRelau waP ,aRstnutieR i1 aRSe •, ilAd Is 111puted t a he EBFRfllet:d Ii, 'wl1 .,g,3
Sources: Son Diego Regional Task Force on the Homeless, ~?QI§; BRfl clt1· 9j(9rl·hfl, 2gg 'sondieqo.networkofcore.orq ond
www.2llsondleqo.org. both accessed July 2016.
10-31
# ernsl
~
17
12
13
--
--
--
-
---
--
--
--
--
--
Farmworkers
/\nalysis conducted in 2008 during the Envision CarlsbadBased on the environmental impact
report prepared for the General Plan as well as recent development primarily in Robertson Ranch,
process identified 935 there are approximately 650 acres of agricultural land in Carlsbad (including
active or fallow). a red uction of about 300 acres from that estimated in 2008. _According to
California Regional Economies Employment data for ~2013, 9,6989,&2-9 persons were
employed in agriculture (including forestry, fishing, and hunting) in Sa n Diego County, earning
average annual wages of $~31,086, substantially lower than the area median income (AMI)
of the county ($75,900t {]:this data compares individual income versus household income and
does not necessarily co nstitute the agricultural worker's entire income; also, please note that the
$75,900 AMI for San Diego County has remained t he same since 2012j.
According to the Census 2014 ACS estimates, only ~158 persons who lived in Carlsbad were
employed in the farming, forestry, and fishing occupations in 201Q1. _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 perso ns. _In 2010, 89 of the city's homeless persons were farmworkers or day
laborers, further underscoring the needs of this grou p of residents/workers.
In 2008, the City Council approved $2 million in Agricultural Conversion Mitigation Fee funding to
rebuild and expa nd the city's existing homeless/farmworker shelter, La Posada de Guadalupe.
Reconstruction of the shelter is no11t' underway. V'/hen ~eompleted in July 2013, the expansion WHI
pro't'ideprovides SO to 72 beds specifica lly for farmworkers in addition to the SO beds the shelter
already RSW-provides for other homeless persons (which may include farmworkers). _More
information about this project and the funding may be found in Section 10.3.2, Financial Resources.
Students
Typically, students have low incomes and therefore can be impacted by a lack of affordable housing,
which can often lead to overcrowding within this special needs group. _Carlsbad is located in proximity
to California State Unive rsity at Sa n Marcos, Mira Costa Community College, and Palomar Community
College. _In addition, the University of Ca lifornia at San Diego is located approximately 20 miles to the
south, and the private University of Sa n Diego, as well as the region's largest unive rsity, San Diego
State University, are locat ed within a 30-minute drive from Carlsbad. According to Census and ACS
estimates in 4+-2010 and 2014, respectively, approxim ately 24 percent of Carlsbad residents were
enrolled in a college or graduate school.
M ilitary
Th e U.S. Marine Corps Ca mp Pendleton is located within five miles north of Carlsbad, adjacent to the
city of Oceanside._ As a result, there is demand for housing for military personnel within Carlsbad.
This demand has two components: _active military personnel seeking housing near the base, and
retired military remaining near the base after serving. _Most enlisted military individuals earn incomes
10-32
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 18 months, depending on rank, the number of bedrooms requested and
various other factors. _In 2010, tihe 2014 ACS estimates~ reported that ±;-±46917 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.
In 2016, the city received proposals to build two very low income apartment projects specifically for
veterans and totaling 50 units. If approved, these projects would be constructed in the Village and
Barrio neighborhoods, south of Carlsbad Village Drive.
Housing Characteristics
Housing Type
According to SANDAG and the Census estimates, Carlsbad had 44,42246,022 housing units as of
201G2 . Among these units, as indicated in Chart 10-3, two-thirds (67 percent) were single-family,
including 49~ perce nt co nsisting of single-family detached units and l~_percent single-family
attached units; multi-family dwelling units comprised 30 percent of the city's housing stock in 201G2
and the remaining 3 percent were mobile homes.
CHART 10-3: -HOUSING TYPES 2015
Source: SANDAG. 2015
Multi-family'\.
dwelling '\
30%
Single-family
attached dwelling ___..-/
18%
Mobile home/other
----3%
Single-family
detached dwelling
49%
I 0-33
CM A RT 1Q ~i
MOblSl~l(; TYPl!S 2Q1Q
Single Family -
Detached
52%
501:Jrce: SANDl'.G, 2010
Mobile Home and
Other
3% Single Family-
Multiple-Unit
15%
Multi-Family
30%
Between 2000 and 2010, the housing stock in Carlsbad increased 31 percent (over 10,000 homes).
Much of that increase was due to the significant increase in multi-family units. Since T Through
20001.Q, 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 10-14, below), suggesting
a trend toward more compact development and opportunities for more affordable housing; this
trend continued through 2015, particularly in the form of single family attached housing. The pace
of growth, however, declined as the housing stock only increased by 1,600 units. or almost 4 percent.
TABLE 10-14: -HOUSING UN ITTYPE 2000-2015 ANQ 2Q1Q
2000 2010 2015
HOUSING UNIT TYPE J! % J! ~ J! ~ -=..
Single Family Det ached 17,824 53% 22.847 52% 22.ss21 49% r----J_ -----
Single Family Attached 5.728 17% 6,765 15% 8.512 18%
Multifamily 8.937 26% 13,511 30% 13.643 30% ----
Mobile -HomesLOther 1,309 4% 1.299 3% 1,315 3%
TOTAL 33,798 1000/o 44,422 100% 46,022 100%
'The decrease from 2010 to 2015 in singie family detached housing units is due to use of different data sources (SANDAG vs. U.S. Census) and is not an
indicator or significant demolition or loss of housing units.
Sources: SAN DAG, 2015; U.S. Census 2000 and 2010.
10-34
MOUSING UNIT TYPE
Smgle Family Detached
~ngle Family Attached
Multifamily ,__ ------
Mel:lile F4emes/Other ----TOTAL
.-
~ t-#
~ n.M+
47-% ~ ":F--~
~
100°4 4 4,4~~
The trend toward increased multi-family construct ion is forecast to be county-wide and long-
lasting: SANDAG's Series 13: 2050 Regional Growth Forecast est imates 84 pe rcent of housing
growth by 2050 will be multi-family.
Housing Tenure
From 2000 to 2010, the tenure distribution (owner versus re nter) in Carlsbad shifted slightly
toward renters, while owner-occupied units still represent the majority; 2014 data suggests this
trend is co ntinuing. _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-
househo lds increased to 35 percent, while the proportion of homeowners decreased to 65
perce nt, w hich was higher than the average homeownership rate of San Diego County in 2010,
where only 54 percent of the households were owner-occupied. 2014 ACS estimates appea r to
suggest a similar or slight ly higher percentage of renters as reported in 2010.
Housing Vacancy
A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting
t he current dema nd for housing in a community. _Vacancy rates of 5 to 6 percent for rental
housing and 1.5 to 2 perce nt for ownership housing are genera lly 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 esca lation of housing prices.
While t he overall vacancy rates in t he city were-was 7.4-.2._percent in .;w,w2014, the t rue vacancy
rates were-was substantially lower (Table 10-15). _Due t o its des irable location and the various
amenities offered in t he 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 sa le or for rent . _Of those units
available, the for-sa le vacancy rate was G,.&1.1 percent in 201G.1, and rental vacancy rate was l.el_
pe rcent. _These low vacancy rates suggest that the for-sa le and rental markets are competitive
and that sa le prices and market-rate rents may increase.
10-35
~I
@%
+a% ~1
~
100°4
TABLE 10-15:-_-HOUSING VACANCY ~2014
TYPE
-~592 % i E---
For Rent -±,e-l.2%
For Sa le r-496 Fu% __
!Seasonal/Recreational Use-~1,475 -3-S-3.2%
---------
Other Vacant! 48&-905 _r1.9%
!OVERALL VACANCY ~3,468 -7.4-7.5%
11 n c I u des units that are rented or sold, but not occupied {i.e .• abandoned or otherwise vacant)
Sources: 2014 ACS estimates2{1{1/; ;ww asd IJ ! Cesrn,, 2{1J{I,
I 0-36
;
Housing Age and Condit ion
Housing age and condition affect the quality of life in Carlsbad. _Like any other tangible asset, housing
is subject to gradual deterioration over time._ If not properly and regu larly 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 10-4), 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 co nstructed after 1980, including 21 percent
that was constructed after 2000.
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, th+s-Census estimates included 13 units with incomplete plu mbing 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.
CHART 10-4:_-YEAR STRUCTURE BUILT 2010
30.0%
• Carlsbad
25.0%
20.0%
]5.0%
l0.0%
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 1970
to to
1989 1979
26.1% 25.0%
19.2% 24.7%
Sources: _U.S. Census, 2000; and American Community Survey 5-year rnimores f.91..2006-2010.
1960 1950 1940 1939
to to to or
1969 1959 1949 earlier
5.4% 3.2% 0.6% 0.6%
13.0% 11.7% 4.1% 4.4%
10-37
Housing Costs and Affordability
If housing costs are re latively 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
CarlsbadL.._ and then decreased early this decadein recent years with the housing market and
economic downturn. and then experienced an upswing. _From 20~10 through early 2012, Carlsbad
median sales prices dropped 15 percent. Since. prices in the city have increased about 33 percent. or
approximately $175,000Aug. 30, 2010, average home sales prices in Carlsbad increased overall by 42
percent (Chart 10-5). A•.,erage sales prices peaked in 200e at $77e,710 before ret1:1rning to 2003/2004
average sales prices by 2010.
The upwarddownward trend in home prices continued between ~2015 and -201±--2016 is
characteristic.not only for Carlsbad, but most other North County cities as well (Table 10-16). Median
home prices in Carlsbad declined climbed .§1 percent between ~2015 and ~2016. At 24
percent. Solana Beach experienced the largest year over year decline increase in value.
CHART 10-5:_-MEDIAN HOME SALES PRICES IN CARLSBAD1
$800,000
$700,000 $678,000 $687,000
$644,000
$600,000 $591,000 $587,000 $558,000
$513,000
$500,000
$400,000
$300,000
$200,000
$100,000
$0
2010 2011 2012 2013 2014 2015 2016
1 0at a is as o f January: of each y:eari sales reg;or t ed include single f amil~ homes and
condominiums.
Source: www .zillow.com, July 2016
10-38
•
CM ART lQ §; /WHtO,(;f MOM~ li/1,bfli PRICfS IN C.O.Rblil!l,O,g~
$900,000
$800,000
$700,000
$600,000
$500,000
$300,000
$200,000
$100,000
$-
..
2001 2002 2003 2004
'010 data is lmed ea re,ideatial sal05 a; er >wg 30, 2010
2 ResiileRtial sales iA&lwSe siRgle ~mill ~sme aFH~ EBfHleFRiRit1FR sales
$01Jr,e: r-,,r •medcBR C6<el9g;c '4erre,rnn EletebB,e •
2005 2006 2007 2008 2009 2010
10-39
TABLE 10 16 MEDIAN HOME SALES PRICES ig1g iou201s 20161 : -
~2015 ~2016 %CHANGE
~
~2015-LOTI,
Carlsbad $580,000 $552,500 --§1%
710 000 740 000
Encinitas $630,000 $606,500 --41_%
938,250 975,000
Escondido $288,000 $275,000 ..§11%
410,000 456,750
Oceanside $297,000 $283,000 ..§}%
420,909 432,750
Poway $451,250 $427,000 ..§22%
547,500 665,000
San M arcos $347,000 $342,500 41%
531,000 543,000
Solana Beach $1,050,000 $831,000 -2-124%
780,000 97 0,000
Vist a $295,000 $280,000 ..§J%
455,000 462,500
SAN DIEGO COUNTY $~~1,§QQ $~W,QOQ -61%
459,000 490 000
Pnces as of May of each year listed.
Source: GatB G•ie',, W11www.dqnews.com,, July 2016.
Rental Market
Internet resources were co nsulted to understand the rental housing market in Carlsbad (Table 10-
17). Zillow.com indicates that as of Augu st 2016, the year over year rent increase in Carlsbad is 4.7%,
a figure which is based on the midpoint of estimated rents in the city. Other North County cities' year
over year rent increases as estimated by Zillow.com include Encinitas (0.8%). Escondido (4.8%),
Poway (4.2%), Oceanside (5.3%), San Marcos (5.5%}. Solana Beach (2.7%}. and Vista (5.6%).
In addition, W~ebsites were sea rched in July .m.R--2016 and rental price information was collected
for 10 apartment complexes within the city._ Rents for studio apartments ranged from ~1,480
to $±;-999 2,027 per month, while one-bedroom units rented for $±;03,Gl,485 to$~ 2,930. _Larger
units were slightly more expensive; two-bedroom units were offered at rents ra nging from
$±,WGl,635 to $3,600 5,090, while three-bedroom units ranged from $±;+002,519 to $~6,427
per month. _It should be noted that these rental rates were derived from units in large apartment
complexes t hat are often ma naged by management companies. _As such, t hese units generally
command higher rents t han units in older an d smaller complexes.
10-40
TABLE 10-17: APARTMENT RENTAL RATES JULY ~2016
APARTMENT TYPE RENTAL PRICE RANGE
Studio
1-bedroom
2-bedroom
3-bedroom
---~
-,-----------
Sources: Apartments.com, Realtor.com, s•d •eRtRet.esR1, July ~~.
Housin g Affordability by Househo ld Income
$1,GJG 1,9991 .480-2.027
$1,G3G 3,G751,485-2,930
$1,G3G 3,6GG 1 .635-5.090
$1,210 2,94 G2.519-6.427
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.
HU D conducts annual house hold 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 inco me category. _Households in the lower end of each category can
afford less by compariso n than those at the upper end. _The ma ximum affordable home and rental
prices for residents of San Diego County are shown in Table 10-18.
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 in cludes seniors, homeless, persons with disabilities, farmworkers, and t hose
in the workforce making minimum wages. _Based on the rental data presented in Table 10-17 and
maximum affordable rental payment in Table 10-18, 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 t hose earning between 31 and 50 percent of the
AMI._ Based on the rental data presented in Table 10-17 and maximum affordable rental payment
in Table 10-18, very low income house holds 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 t he purchase price of any
adequately sized market-rate home in the city.
Low Income Households
Low income households earn 51 to 80 percent of the AMI._ Based on the sales data provided by
DataQuick, low income households would have a similar problem as very low income households
in purchasing adequately sized and affordable housing, either single-family homes or
condominiums.
10-41
Low income households have a better chance of securing rental market rate housing in Carlsbad
than very low income households._ However, only the low end of the advertised rental rate ranges
for #H:eetwo-bedroom apartments would be affordable for some low income households,
indicating that securing adequately sized and affordable market-rate rental housing may be very
difficult for larger low income households in Carlsbad.
I 0-42
TABLE 10-18:_ -AFFORDABLE HOUSING COSTS ~2016
I
INCOME GROUP AND
HOUSEHOLD SIZE
Extremely Low
One-Pe rson
I Two-Pe rson
AFFORDABLE PAYMENT
MAXIMUM I AFFORDABLE
ANNUAL INCOME PAYMENT
HOUSING COSTS
UTILITIES TAXES AND
INSURANCE
$50
$75
$100
-$125 .
MAXIMUM AFFORDABLE PRICE
SALE RENT
$e3,4SQ -~39~
68 850
$~ $4G&435
' ------~72_,200
~638 I ~$100 $150 $e8;±00 --r-~5~3 I Four-Person
f Five-Person
Very Low
I Oae-P,n oo
Two-Person
Four-Person
Five-Person
__ 90,350
$W3711 $150 $~ $W3611
$50
$100
$150 1
$150
107,300 ____ ----;
$128,9QQ $7G4750
139,750
$175 1 ~
__ 172,150
$1S8,QQQ
191.650
$175
b
One-Person $~7,600 ~.$. $75 $175 $~ $1,GW.!...112_
I
----1,190 _ --------,----=2=18.850 ~
Two-Person ~54.400 ~ I $125 $200 $~ $±;™ll.235
________ -----+-_Ll6o I ~.@.95~o __ _
~6s.ooo S±,4-% r $200 $225 ~ ~1.500 Four-Person
l Five-Person
Moderate
[ One-Person
Two-Person
Four-Person
r Five-Person
~
j $e3,8QQ 63,750 I
I $72,900 T
-islQ.,00091.100
$9±;±00-98,400
.L._~2016 Area Median Income {AMI) = $75,900
1 700 296 850
$200 $225 $~
----=3=28~50=0c.-------;
$1,595 I s100
$1,823~
$~ $250
2. 278
~ $250
2.460
$225 _l
$275
$325
$325 -l
$~
295 500
$~
319.700
$~
396 750
$1,648
---, $1,8002,028 1
$2-;WS2.210
L Utllity cost! for renters assumed at SSO·S250 per month
3. Monthly affordable rent based on paymenU 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
monthl'l.P•vment of 3°".Jtross household Income. _
10-43
Sources: U.S. Department of Housing and Urban Development, FY ~2016, and state Deportment of Housing and Community
Development. 2016.
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 condomini1:1ms are within the affordable price range of moderate income
ho1:1seholds. Regarding for-sale units. DataQuick reports median sales prices for condominium resales
averaging $352,000540,750 in May 2016. While this isA1:1g1:1st 2012 _substantially lower than the
resales of single-family homes which averaged $862,500€i31,000 that mont h, it indicates that many
condominiums would likely be out of reach of moderate income households .
Overcrow ding
Overcrowding is typica lly 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 t here 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 fa cilities designed for the neighborhood.
In ~2014, fewer than 2 percent of Carlsbad households lived in overcrowded or severely
overcrowded conditions (Table 10-19). _Overcrowding disproportionately affected renters (J.,.92.3
percent of renters versus 0.4-JLpercent of owners), indicating overcrowding may be the result of an
inadequate supply of larger-sized and affordable rental units. _While approximately 94-TI_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 (~11..percent or nearly ~1,600 units) were renter-occupied.
TABLE 10-19: -OVERCROWDING CONDITIONS ~2014
TYPE
Total Occupied Units
Overcrowded -Units (> 1 person /room)
% Overcrowded
OWNER-OCCUPIED RENTER-OCCUPIED ---~26.617
400186 ----<1%
~15.899
---~2381 --:
1.6§%
~127
TOTAL
38,65042.516
~24
<1%
Severely Overcrowded-Units
(>1. 5 persons/room)
% Severely Overcrowded
10-44
<1% <1%
Overpayment
A household is considered to be overpaying for housing (or cost burdened) if it spends more t han 30
percent of its gross income on housing._ Severe housing cost burden occurs when a household pays
more than SO percent of its income on housing. _The prevalence of overpayment varies significantly
by income, tenure, household type, and household size.
According to the ~2013 CHAS data,~ approximately 42 percent (&;-+-M17,648 householdsl
of all households were overpaying for housing (Table 10-20). Overall, more owners t han renters
experienced a cost burden; among lower income households the opposite was true. Extremely low-
income households were more likely to have a cost burden of more than SO 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. Additionally, a high percentage of renters overpaying for
housing in the moderate and above moderate income catego ries were likely to have a cost burden
betw een 31 and SO percent.
TABLE 10-20: HOUSING ASSISTANCE NEEDS OF LOWER INCOMEALL HOUSEHOLDS
HOUSEHOLD BY TYPE, INCOME RENTERS {with cost burden) OWNERS {with cost burden)
AND HOUSING PROBLEM ___ +-
Extremely Low Income (0-30% AMI)
5%/
TOTAL
% with cost burden 301 -4950% I
% with cost burden > 50% 95% gg950fo ----~--------Very Low Income (31-50% AMI) 4,74G1 .680 ~840 ~2.520
% with cost burden 301-§Q49%
% with cost burden > 50%
-:--------42-2_7_%-------~-3-9-%---,-I ----~;D.%
---------+e61% &469%
Low Income (51-80% AMI) 4;+4a1 .3oo I ~M§.1
~30% aa4_2::% % with cost burden ~Jl-49§Q%
% with cost burden > 50%
~2.354
84fil%
4949% -------------
Total Lower Income Households
% with cost burden ~Jj_-4950%
% with cost burden > 50%
4-;e+a5. 4 94
4932% -----a+68%
Moderate Income (81-100% AMI)
1
1 __
~%~w~it~h~c~o~s~t=b=u~rd=e~n~3~1-~5=0~%~---+------~91% __
% with cost burden > 50% 9%
--------------~-------Above Moderate Income (> 100%)
% with cost burden 31-50%
% with cost burden > 50%
Total All Incomes
% with cost burden 31 -50%
% with cost burden > 50%
L
Sourus: llb/Q c,,..,p,e~e••i •e l'eer;•!I q{J-,,,,J.,l,ilit) H steg) (C'I<>/, '"""" J W(l8 2013 CHAS data.
+570 % 4+fil%
---+---
~3.260 ~8 754
~%+1-----3-7-2-9-0/i-o
W76% eJZ1%
50% _70%
-50% I --_3_0_%
5.300 6.795
79%
+-----
21%
10-45
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 April 30, ~2016, Carlsbad had ~]JLmulti-family rental projects that offer a
total of ~1,682 units affordable to lower income households via various federa l, state, or local
programs. _ The city's lnclusionary Housing Ordinance is responsible for producing ±;e4e-1,485 of
Carlsbad's affordable housing units in le2 developments as shown in Table 10-21.
In addition, Table 10-21 identifies four affordable projects not produced through inclusionary
requirements. One is the city-owned Tyler Court that offers 75 affordable units to extremely low and
very low income seniors; the ~three other non-inclusionary affordable housing developments are
Cassia Heights, Tavarua, and an existing 16-unit apa rtment complex acquired by Solutions for Cha nge
as part of its program to solve family homelessness. All three projects. totaling 197 units, are rent-
restricted and have been constructed or acquired through various ~funding mechanisms..,
including Community Development Block Grants, the city Housing Trust Fund, Housing Reserve Fund
and then-Redevelopment Agency housing set-aside proceeds ta>< exempt bonds.
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 req ui red to maintain affordability
restrictions for 55 yea rs; these restrictions also apply to Cassia Heights, Tavarua and the Solutions for
Change apartment complex. The only project within the City that ~has been considered as at
risk is Santa Fe Ranch, which +s-was approved prior to the effective date of t he city's inclusionary
housing ordinance and thus not subject to the 55-year restriction. Instead, Santa Fe Ranch was
subject to tax exempt bonds that.-aRa when those bonds are repaid, would enable 64 affordable
units .!Q_may-convert to market rate. Upon bond repayment and following a one-year notice to
tenants, the units converted to market rate rents in 2016.
In 1985, the City Council issued Multifamily Housing Revenue Bonds to provide construct ion financing
for t he 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 Cou nty
area median income or below).
In May of 1993, the City Council agreed to assist with the refinanci ng of the outstanding bonds for
the subject project and allow the owner to take advantage of lower interest rates. _At that time, t he
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City issued its Variable Rate Demand Multifamily Housing Revenue Refunding Bonds, which curreRtly
havehad an outstanding principal balance of $15.9 million. J}he affordability restrictions on the 12
one-bedroom and 52 two-bedroom units remained in place for 30 years, or as long as the bonds
ai=ewere outstanding. Once the bonds ai=ewere pa id in full, the regu latory agreement with the City
expired, enablings-aM the property owner to may-increase the rents.
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TABLE 10-21: l~NVENTORY OF ASSISTED RENTAL HOUSING
PROJECT NAME QUADRANT ASSISTED UNITS RESTRICTING PROGRAM! EARLIEST DATE OF CONVERSION #-YNm
Archstone Pacific View Northwest 111 lnclusionary Year 2058 G
5162 Whitman Way _tiousing
Bluwater Apartments Northeast 12 lnclusionary Year 2064 G
6797 Embarcadero Lane • _Housing
Cassia Heights Southeast 56 Regulatory Year 2060 G
2029 Cassia Way Agreement
Glen Ridge Northeast 78 lnclusionary Year 2062 G
3555 Glen Avenue .Housing __ ------+-----
Hunter's Pointe Southeast 168 lnclusionary Year 2061 G
1 7270 Calle Plat a Housing
Laurel Tree Southwest 138 lnclusionary Year 2055 G
1307 Laurel Tree Lane .Housing
~ Southwest 9 lnclusionary Year 2066 G
CoAelOFRiAil:lFRSCosta Pointe _Housing
7600 Sitio Del Mar ~
1--(0AStfl:lCtiOA] L 1
La Paloma Southeast 180 lnclusionary Year 2060 G
1953 Dove Lane _Housing t
Marbella Northeast 29 lnclusionary Year 2061 G
I 2504 Marron Road .• Housing I ,,ac ,as, Mariposa/Calavera Hills Northeast 106 i lnclusionary G
4651 Red Bluff Place _µ:!Qusing
Pacific View/Kelly Ra REA Northwest m IAEll:lsioAary ¥ear 2GS9 G
SHi~ Wl=lii:FRr1A W;:i•~
Poinsettia Station Southwest 92 lnclusionary Year 2055 G
6811 Embarcadero Lane Housing
Rancho Carrillo Southeast 116 lnclusionary Year 2055 G
6053 Paseo Acom po
;a Ata ~e RaAel=l Sel:ltl=least e4 'A'l=leA i3o Aels are re13aiel 1 e4
34G2 Calle Oelessa
Solution for Change Northwest 16 R~latocv Aereement Year 2069
945 Chestnut Avenue
Sunny Creek Northeast so lnclusionary Year 2057 G
5420 Sunny Creek Road Housing
Tavarua Senior Apt. Northwest so Regulatory Year 2067 G
3658 Harding Street _Agreement --The Traditio ns Southwest 24 lnclusionary Year 2060 G
11901 Cassia Way _Housing
Tyler Court Northwest 75 City Owned If sold, cit y would -require G
3363 Tyler Street 55_· year restriction on all
unit s ------
Villa Loma Southwest 344 lnclusionary Year 2051 G
~421 Tobria Terrace _Housing
Vist a Las Flores Southwest 28 lnclusionary Year 2056 G
6408 Halyard Place Housing
I 0-48
I TOTAL ~1.682 1 _J ~----~-----------------------'----1Units restricted through the city's lnclusionary Housing program require 55-year rent restrictions.
Sources: 'lb'& rem,,. ·ese"' ;,.e f.l.a~,;R!J 'VJ., ·,Jel; 'lit) lt ste!l) (C<t 4!), 'a•~s-y 2GQ8City of Carlsbad, 2016.
TABLE 10-22: -RENT SUBSIDY ANALYSIS
SANTA FE RANCH APARTMEN~ UNIT MiX MARKET RENT1 AFFORDABLE RENP REQUIR ED SUBSIDY
One-bedroom 12 $1 ,159 $1,156 $36
I Two-bedroom 52 $1,520 $1 ,384 $7,072 ---Total Monthly Required Subsidy $7,108 I
Total Annual Required Subsidy I $85,296 I
'Market rent based on City of Carlsbad 2012 Fair Market Rent Payment Standards
2 M o n 1 h I y maximum rents as of Sept. 2013 (80% AMI).
Source: City of Cor/sbod, Housing and Neighborhood Services
While these units are not in any immediate risk of con>Jersion, the owner had the option may choose
to pay off bonds at any time subject to provisions in bond documentsL, +!he city has_g_ no knowledge
of owner interest in doing so, and considereds prepayment to be unlikely since market rate rent
values afe-were not significantly higher than the current affordability level~. _However, as described
in the Section 10.fiAppendix A review of :-{Program 1.St (Preservation of at-risk housing), the city
monitored the status of the Santa Fe Ranch Apartments to ensure continued affordability as long as
possible and also assisted in rent negotiations to enable 26 ( 40%) of the affected tenants to stay.
As part of its monitoring efforts, the city had previously considered the options of preservation and
replacement of the affordable units at Santa Fe Ranch Apartments. Details regarding each are
discussed below and in Tables 10-22 and 10-23, which were prepared in 2013.
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.
Another option would be for the city to provide a rent subsidy. _The subs idy amount would equal the
difference between market rent and affordable rent. '_As shown in Table 10-22 above, annual
subsidies of about $85,300 would be required to bridge the "affordability gap" of the at-risk units at
Santa Fe Ranch.
Replacement
One option for replacing the 64 units at Santa Fe Ranch would be to pu rchase similar units in Carlsbad
and maintain them as long term affordable housing. _Using ru le-of-t humb assumptions, the market
va lue of the at-risk units is estimated at $10.6 million, as shown in Table 10-23 below,
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Construction of Replacement Units
Another replacement option would be to construct new units. _The cost of deve loping new housing
depends on a variety of factors such as density, size of units, location and related land costs, and t ype
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.
TABLE 10-23: -MARKET VALUE OF AT-RISK HOUSING UNITS!
SANTA FE RANCH APARTMENTS
One-bedroom
Two-bedroom
Total Units
Annual Operating Costs
Gross Annual Income
Net Annual Inco me
Market Value
lMarket 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 = Sl.170; Two-bedroom• Sl.620
Vacancy rate: 5"
Annual operating expenses: SS.0/square foot
Net annual income: gross annual Income less annual operating costs leu vacancy allowance
REQUIRED SUBSIDY
12
52
64
$273,000
$1,179,360
$847,392
$10,592,400
Market value: net annual income times multiplication factor (12.S for a building in good/excellent condition)
Cost Comparisons
Th e above analysis attempts to estimate the cost of preserving the at-risk units under various options.
In 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 affordability of the units.
Summary -Santa Fe Ranch
Santa Fe Ranch had a rent restriction requirement for low income households for 30 years due to the
tax exempt bonds. Unfortunately, the City had no other jurisdiction to extend any rent restrictions
on the Santa Fe Ranch development and the property owner did not seek to extend the term of the
bonds. The property also was not made available for purchase and the owner sought no land use
permits or additional financing from the city that may have given the city legal authority to add any
additional years to the rent restrictions.
Despite the loss of affordable units at Santa Fe Ranch, the city's Hous ing and Neighborhood Services
Division helped negotiate rents so 26 of the 64 households affected could remain in their homes even
10-50
with the rent increases. Each household assisted was a Section 8 client. In addition, since completion
of Santa Fe Ranch, nearly 2,500 affordable units have been developed in Carlsbad; as noted in Table
10-21, none of the affordable rental projects in Carlsbad are at risk of converting to market-rate
housing. Nevertheless, t he city acknowledges that demand for affordable housing far exceeds
~
Resources for Preservation
While not an issue in this housing cycle, DP-reservation of at-risk housing requires not only financial
resources but also administrative capacity of nonprofit organizations. _These resources are discussed
in Sections 10.3.2 and 10.3.3 of this Housing Element.
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10.3 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 2013~2021 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 Hou sing Element; and a description of the requirements and
resources Carlsbad has to encourage energy efficient and healthy households.
Residential Development Potential
State law requires local jurisdictions to plan t heir residential land and standards to ensure adequate
housing is available to meet the expected population growth in the region. _Specifically, a jurisd iction
must demonstrate in the Housing Element that its residential land inventory is adequate to
accommodate its Regional Housing Needs Assessment (RHNA). _This section assesses the adequacy
of Carlsbad's vacant and underutilized land inventory in meeting future housing needs.
Future Housing Needs
The State Department of Housing and Community Development (HCD) projected a need for 161,980
new housing units in the San Diego region for an 11-yea r period between January 1, 2010 and
December 31, 2020. _ The Sa n 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 ca pacity
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 in come distribution:
Very Low lncome:1
Low Income:
Moderate Income:
Above Moderate Income:
912 units (18 percent)
693 units (14 percent)
1,062 units (21 percent)
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
'According to 2008-2013 CHAS data. 594J percent of the City's very low income households fall within the extremely low
income category (also see Table 10-9)._ Therefore the City's RHNA of 912 very low income units may be split into ~538
extremely low and ~374very low income units.
10-52
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 10-24 provides a detailed accounting of the affordable units, including moderate-
income units, approved, under construction or built between January 1, 2010 and December 31,
~April 30, 2016.
Units Constr ucted 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 10-24)._ Specifically, 46 very low income
and ~2.Llow in come units have been constructed or are under const ruction, and are subsidized
through the inclusionary program or otherwise affordable due to anticipated -rentsales/rental price.
Three of the low income units are second dwelling units whose owners have identified rents
affordable to that income group.
In addition, ±W-§I_units have been or will be produced for moderate income households thro1:1gh
the incl1:1sionary program, or in the case of 14 including 58 second dwelling units, through anticipated
market rents. _At the market rate level for above moderate income households, ~l, 766 dwelling
units have been constructed since Jan uary 1, 2010 or are under construction.
Units Approved
In addition to units constructed, several residential development projects have been approved by t he
city (Table 10-24). _These approvals include-7&266 dwelling units available for low income households
and 4-G-120 units for moderate income households, based on the city's inclusionary housing program
or anticipated sales pricesrent.
10-53
TABLE 10-24:_-HOUSING PRODUCTION JANUARY 1, 2010 THROUGH Q~C~M8~R. 51, 2Q12 APRIL 30,
2016
HOUSEHOLD INCOME
PROJECT NAME VERYl LOW I MODERATEI ABOVE TOTAL SUBSID_Y/NOTES
LOW I MODERATE
Completed/Under Construction
Various Market Rate
Costa Pointe Condominiums
Tavarua Senior Apartments 17
La Costa Bluffs _J
Vitalia flats
------1-,.;4-Qi See notes below
4-0J62 ~1.766 1,927
--l--
~1.766 ~ n/a 1.766
t-aJilg Af fordable agreement with -t j-City recordedlnclusionary
Affordable agreement with
SO City recorded 15
_l ;M. Based on rental price I ($2,000 2,aGG/rno.) __
44
Smerud Duplex _L_T 2
Based on anticipated rental
44 f)fiG0 ---~------__ I_ 2 Based on anticipated feRtal
f)fiGerent
Roosevelt Gardens
Juniper Apartments
Second Dwelling Units (non-
indusionary)
--r
Second Dwelling Units (indusionary)
11
-_l __ l
10-54
+---
§
11 Affordable agreement with
Cit y recorded
I __ I_ ~ Based on anticipated rent
Based on anticipated FeAtal
4461 f*'iGerent: those in ·tow" -+--~~~e~~ based on owner
---
20 Affordable agreements with city
-recorded.
6 Affordable agreement with city
-recorded.
TABLE 10-24: HOUSING PRODUCTION JANUARY 1, 2010 THROUGH Q ~ C ~ M Q ~ R ih_~APRIL 30,
2016 (Continued)
HOUSEHOLD INCOME
PROJECT NAME VERYTlow _J_ LOW L
Approved but not yet built
I
Encinas Creek Apartments (~
Cantarini/Holly Springs)
f
Dos Colinas (Senior)
-----l Roosevelt Street Resieences
State Street Mixed Use 30
Seascape I
Lumiere Carlsbad Village
l Stat e Street Mixed Use __j_
Robertson Ranch Planning Areas 7 and 8
~
266
631
241
+
2
:1
2
MODERATE . ABOVEi TOTA~ SUBSIDY/NOTES MODERATE ·------______ __,
64 347 4G3
120 ----=--733 --
/ I lnclusionary (Low) and
6 I anticipated rental price 4 127 rent (Mod): project
density is 20.5 du/ac ___ I =+-2 lnclusionary ___ _
+ lncl1o1sionary ---j
---+------------!
l 2 lnclusionary
.--tf J Secon_d dwelling unit2~, .
j 1nclus1onary
' 2 lnclusionary
~-I ~ -+------'---1+lnclusionary
56 157 lnclu_sionary: master plan .1Q1 ------------~----+-----------,---==~reJJ.U1rem_en .__ _____ _
Quarry Creek Planning Area R-1
Beachwalk at Roosevelt
Cascada Verde
f GRAND TOTAL
Source: City of Carlsbad, ~2016.
46
64
.f
-5.
~
319
Affordable agreement with city
64 recorded
2_ lnclusionary
.§ lnclusionary
10-55
Summary
Table 10-25 summarizes the city's progress toward meeting the RHNA based on the data in Table 10-
24:-!-0verall, the city has a remaining RHNA of ~1.240 lower income and 8% 880 moderate
income units; the city must demonstrate the availability of residential sites at appropriate densities
to accommodate these units.
TABLE 10-25:-_-PROGRESS TOWARD MEETING THE RHNA
I_ HOUSEHOLD INCOME --~ -----j VERY LOW LOW MODERATE ABOVE MODERATE TOTAL
----,--
Co nstr1:1ete d Completed/-Under 1 46 1 ~53 1 ~62 ~1,766 ~1.927
Construction
------~d-r 0 9-9266 &4-120 ~347 I ~733
Total 46 ~319 ~182 ~--
~2.113 ~2.660
---
912 693 1,062 2,332 4,999 --------f RHNA
RHNA Remaining i= 866 ~374 ~80 ~219 ~2.339
•• O\ie e ff:!Bderate ~a~siAg prejeet! tf.:lat are a~~re ed 13~t Aat CBA5lFw6teli er fl Ber caRstnu;tieAare aeceut'lted fer IA tf.:le •uaRt aRd
wAElerde elaJ1e'1 sites iA eRtar,
Source,: City of Carlsbad, gi•ect & 8h9ti9, 2/JJ,32016.
Assumpt ions for Sites Inventory
This section describes assumptions for how the sites inventory was determined, particularly as it
relates to sites appropriate for lower income households. _ This includes reasonable capacity,
appropriate densities (General Plan land use designations), site conditions, and locations. _Unique
site conditions exist in certain areas, namely the Village and Barrio; these are discussed below.
Reasonable Capacity Assumptions
Reasonable ca pacity is calculated for each site based on environmenta l constraints, site size, and the
minimum permitted density.
• Environmental Co nstraints. _Deductions are made for site constraints, which include steep
slopes, water bodies, and San Diego Gas and Electric transmission corridors.
SO percent of the land area on 25-40 percent natural slopes are assumed to be
available for developm ent
Natural slopes greater than 40 percent are excluded from capacity ca lcu lations
Areas within the 100-year flood zone are excluded from capacity cal culations
• Multiple Land Use Categories. _The acreage of any unentit led or underutilized parcel with
more than one General Plan designation (e.g. RI-I/O/OSR-15/L) is appropriately adjusted
so unit yie lds are based only on the portion of acreage reflective of the residential
designation.
10-56
• "Underutilized" Sites. _These are sites not developed to their full potential, such as an
older residence on a large lot designated for mu lti-family residential. _The city considers
a property underutilized if its improvement va lue 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 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 parce ls in the Village
and the Barrio area, which have the highest densities allowable, all sites that have been
assumed to have addit iona l 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 10-26.
• Existing Units to Remain._ Any existing units on underutilized parcels are also deducted
before determining unit yields, resu lting in a "net" unit va lue.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 Affordabi lity and
Density" subsection below. _The zoning district specifies other site regulations such as
parking and lot coverage requirements.
TABLE 10-26: -APPROVED MULTI-FAMILY PROJECTS ON SMALL SITES
I PROJECT SITE SIZE (IN ACRES) UNITS DENSITY (DU/AC) APPROVAL DATE I
Acacia Estates 0.32 4 13 2005 l
Tamarack Beach Lofts 0.22 4 18 2006
>------•--
Chestnut 5 Condos 0.27 5 18.5 2008
I Walnut Condos ~ ~i--15 18.8 2008 ---
Seabreeze Villas 0.69 12 17.4 2011
-t-----
-"~ ~ta Bluffs -1 -1.56 j 24 15.4
1st a La Costa 0.88 19 21.6 2012
201 Waloet Towohom~ 0.78 14 17.9 2013
I Beachwalk at Juniper --
-----
201~ 0.20 1 19.8
Juniper Apartments 0.21 j 1 19 2015 -==-.i
2 Many economic development experts use an improvement-to-land value of 2.0 or less for identifying underutilized
properties for mixed use development. _ The city's use of a ratio of less than 1.0 represents a relatively conservative
assumption.
3 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.
10-57
• Assumed Density._ Each of the city's residential land use designations specifies a density
range that includes a minimum density, maximum density, as well as a Growth
Management Control Point (GMCP) density (the GMCP density ensures residential
development does not exceed the number of dwellings permitted in the city per the city's
Growth Management Plan). _In the sites inventory, the minimum density is the assumed
"reasonable" density for the purposes of accommodating housing affordable to lower and
moderate income households.
• Residential on Commercial Sites (Mixed Use). _The General Commercial, Local Shopping
Center and Regional Commercial land use designations represent the city's mixed use
districts that permit residential uses as part of a mixed use development._ Capacity on
these sites is assumed at a minimum of 15 units per acre on 25 percent of the developable
site area (the other 75 percent is assumed for non-residential uses). _These sites are listed
in Appendix B (Table B-5) of the inventory since they support the General Plan vision and
are good residential sites for moderate income households. _However, the General Plan
does not designate residential capacity to these sites (an excess dwelling unit allocation
is required) and they are not necessary to meet the RHNA; therefore, these sites are only
included in the Appendix B as additional possible residential sites.
• Infrastructure Availability._ Sites are only included if necessary infrastructure is available
or planned._ Any exceptions are described below.
Reasonable Capacity in the Village
The Village is the densest district in Carlsbad with the best access to shopping, services, and public
transit._ Because of this accessibility, it represents a good opportunity for the development of
affordable housing for a range of income levels.
In addition to the general assumptions above, in the Village, the minimum parcel size included in the
sites inventory is 0.13 acre, which is the minimum deemed feasible for multi-family development;
the average size is 0.40 acre. _This relatively smaller parcel size is appropriate in the Village because:
1. Village development standards such as reduced setbacks and parking requirements, and
increased lot coverage, are relatively flexible and in some cases less stringent than similar
standards for properties elsewhere.
2. Planned 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
10-58
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 t he Village, as well as easy access to
nearby tra in and bus services and Interstate 5, .make the Barrio area ap propriate for more dense
residential uses .
Though property va lues in the Barrio area remain high, the neighborhood could benefit from
additional invest ment. _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. In early 2018, the city will complete a
new community center and community garden in the area as well. an additional $8.6 million
investment. Ca rlsbad considers the area appropriate for redevelopment at standards and densities
similar to the maximum densities approved for the Village._ Therefore, the city believes consideration
of a lot size sma ller 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 Gd80.44 acre.
Harding Street Neighbors, LP (Pacific Wind)
On January 29, 2013, the City Counci l authorized financial assistance ($7.4 million) to assist a
developer acquire existing duplex units located in an area of the Barrio comprised of 27 parcels along
Harding Street, Carol Place and Magnolia Avenue, generally north of Tamarack Avenue, south of
Magnolia Avenue, east of Jefferson Street and west of Interstate 5._ The intent of the property
acquisition is to consolidate the parcels and construct a new, 140 unit high density (minimum 23
dwelling units/acre (du/acl ) lower income affordable housing development._ This project. "Pacific
Wind." was formally submitted to the city in 2015 and proposes 93 units.
Twenty-six of the 27 parcels Twenty two of tl:le 27 parcels associated with the property acquisition
have been acquired and all un its have undergone minor rehabilitation and are rent-restricted;
twenty-one (80%) of the parcels are smaller (.13 to .15 acre) than the minimum parcel size for the
Barrio (.16 acre); however, based on t he approved funding agreement and intent to consolidate the
lots for the purpose of constructing affordable housing, ~2+3 of the 26 acquired parcels are
included together in the sites inventory (Appendix B, Table B-3) and combined can accommodate
93140 lower income housing units, based on the proposed site plan. _The funding agreement calls for
acquisition and redevelopment of the site to be completed by December 31, 2018.
Due to cha llenges created by the one parcel not acquired, three of the lots the developer did acquire
w ill not be redeveloped at this time, and existing duplexes on them are planned to be substantially
rehabilitated instead. Acquisition of the remaining parcel may enable a second construction phase
on this and the three parcels on which units will be rehabilitated. This will potentially add 21 to 25
lower income units to Pacific Wind. or a total of 114 to 118 units.
Other Lot Consolidation Opportunities
In addition to the Harding Street Neighbors, LP project described above, the city will encourage the
10-59
consolidation of other small parcels in order to facilitate 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 modifications, non-conforming use
regulations, and updates to the city's Zoning Ordinance.
Relationship between Affordability and Density
For Carlsbad and other jurisdictions considered to be urban metropolitan areas, 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 city acknowledges that the availability of higher density residential sites is directly related
to the achievement of higher density housing, experience has demonstrated that in Carlsbad, the
private housing market would not develop affordable housing solely because of the availability of
high density land; instead, market intervention by local government is required.
Accordingly, in the early 1990s the City of Carlsbad implemented a comprehensive and rigorous
affordable housing program (i.e., the lnclusionary Housing Ordinance, Carlsbad Municipal Code
Chapter 21.85) that: 1) established a minimum 15 percent inclusionary lower-income housing
mandate for all residential projects; 2) offered unlimited density increases for affordable projects; 3)
allowed for modifications to development standards to accommodate higher densities; and 4)
provided significant financial subsidies for affordable housing.
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 10.4, 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. SAN DAG forecasts
10-60
that from 2011 through 2040, the percentage of single-family dwellings will decrease from 76 percent
to 55 percent of new residentia l 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 Genera l 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 2009-2015 public outreach activities undertaken as part of #Hs-the Housing Element ~'
developers of both market rate and affordable housing were consulted, as described in Section 10.1.
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 10-27, 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
affordable housing for lower income households can be achieved on land designated at a density less
than 30 units per acre.
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TABLE 10-27:_ -RECENT AFFORDABLE HOUSING PROJECTS
PROJECTl
The Bluffs
~{ownership)
Cassia Heights
l
Hunter's Pointe
Lumiere
t------
Seascape
Roosevelt Gardens
~~
Poinsettia Commons/
Bluewater
Robertson Ranch/
Glen Ri_d~g_e __
Vitali a ~lats
Smerud Duplex
~ (onaoFRiAiUFRS
Costa Pointe
Tavarua Senior
Apartments
La Costa Bluffs
,--
St ate Street Mixe d Use
Seagrove (ownership)
NUMBER OF STATUS
AFFORDABLE
PROJECT AFFORDABILITY
DENSITY (DU/AC)'l
UNITS -+-
10 Completed 2007
56 Completed 2007
168 Completed 2007
2 1 Approv~ 2008 T
2 Approved 2009
11 Completed 2010
--1-
12 Completed 2010
781 Complet ed2 010 --J---
±4 (OA'IJ)ietea 20n
2 Completed 2012
--_J_ ~~ Completed 2013 I
50 Completed 2013
~ YMef
construction I ----=-t--=-----1 Approved 2011 I ---------
151 100% Lower
Income
21
1
100% Lower
Income
11 100% Lower
---~e --
22.21_ Low_ Income
4.3 Low Income
20
18.6 100% Lower
Income
16 100% Lower
Income
~1 ~
~erate
14.3 100%
Moderate
11.s I 16% Low/84%
MoelerateMar ket
56 100% Lower
Income
~~
Moelerat e
32.1 Low Income
24.9 13% Low/87%
Market
AVERAGE
SUBSIDY/UNIT
(AB#)'l
1 $20,000
(AB 18,542)
$50,523
(AB 18,025)
$11,500
(AB 18,251)
j 1nclusionary
lnclusionary
$141,993 (AB
19,183)
lnclusionary
i-:------
$13,000
(AB397)_
f+/.a
n/a
l lnclusion~ry
$75,000
(AB 418) ___ ,
f+/.a
lnclusionary
~
lnclusionary
1----I
Robertson Ranch Planning Areas 7
§ Under construction
1s1 u nder construction f 18.8 and 22.7 36% Moderate, 64% lnclusionary
and 8
Dos Colinas
Encinas Creek
Apartments
(f ka Cantarini/
Holly Springs)
Quarry Creek
Planning Area R-1
Robertson Ranch
Planning Areas 22
and 23G --
24 Approved 2012 ---~--
127 Approved 2013
64 Approved 2016
1A I I pr o j ec t s a r e ren t als unless o ther w ise noted
""2"du/acn h dwelling units/acre .
-1-
1 T
~
L
L~--
__ n/al Low Inc~
20.5 50% Low/
50% Moderate
-20.2 j Low Income
20 20% Low/80%
Market
... :AB# Identifies the City Council agenda bill number from which the subsidy amount was obtained.
10-62
r--
11nclusionary
lnclusionary
$20,000 {AB
22,248) j_
lnclusionary
Assumed Densities
In summary, the density of 30 units per acre, which is specified by Government Code Section 65583.2
as appropriate for lower income housing, is higher than the densities at which affordable housing is
typically built in 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 10-28 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 t he
inventory.
TABLE 10-28:_-LAND USE DESIGNATIONS AND AFFORDABILITY
GENERAL PLAN LAND USE I IMPLEMENTING DENSITY RANGE I GROWTH APPROPRIATE
DESIGNATION ZONING DISTRICT (MINIMUM AND MANAGEMENT INCOME LEVELS'
MAXIMUM) (DU/AC) CONTROL POINT
(DU/AC}
R-1.5 Residential R-1, R-A, P-C1, 0-1.5 1 11 Above==-1
RMHP , Moderate
R-4 Residential R-1, R-A, P-C', 0-4 3.2
RMHP
R-8 Residential R-1, R-2, RD-M, P-[ 4-8r 6
C1, RMHP -R-15 ResidentialJ. R-3, RD-M, P-C1, 8-15 11.5
RMHP
R-23 Residential~ R-3, RD-M, R-W, P-15 -23 1 _j Modernte
C1, RMHP, R-P
General Commercial (GC) C-2 15-30 n/a'
Local Shopping Center (L) ~ n/•s ffi--~ Regiona l Commercial (R) 2 0 n/a'
Village (V) V-R District 5-9: 18 -23 n/a'
R-30 Residential ~0-M,P-C', L 23 -30 25
P, R-P
Village (VJ R District 1-4: 28-35 n/a'
1S u b J e c t to an approved master plan.
'Applies to sites where no project Is approved that provides affordable housing; approved affordable housing projects may be located
within any residential designation. since the affordable housing provided by the project Is typlcally achieved through the city's
lncluslonary Housing requirements.
~ites designated R-15 are assumed available for moderate income housing if the property is subject to a master plan that establishes a
minimum density o r 12 or more units per acre.
Extremely Low,
Very-Low, Low
'Sites designated R-23 are auumed 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.
~Req uires an allocation of "'excess dwelling unitsn; ~759nexcess dwelling units0 are currently reserved for the Village and are Included in
the estimated General Plan residential capacity.
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The Gene ral Plan's R-30 and Vi llage 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).
Addit iona lly, the city's ordinances allow for density increases that exceed state density bonus law,
as illustrated by the Tavarua Senior Apartments shown in Table 10-27.
These designations may also be appropriate for extremely low income households, such as
agricu ltural workers, se niors 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.
Residentia l Sites Inventory
The following residential sites inventory represents sites that have densit ies and conditions to
accommodate the city's remaining RHNA. _These sites are illustrated in Figure 10-1 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 10-24).
Vacant and Underutilized Sites for Lower and Moderate Income Housing
Vacant
Table 10-29 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 eq uivalent to the minimum density as stated in the
General Plan and Table 10-28._ In total, vacant sites ca n accommodate -H4--112 housing units
appropriate for very-low, +&9-376 units for low income households, and +GQ-580 units appropriate
for moderate income households.
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, residential
uses developed at a density lower than the minimum density allowed, or where the va lue of the
structure/improvement is less than the land value. _The rece nt General Plan update identified
land with_the greatest potential to accommodate future development. Many of the sites permit
multi-family housing in resident ial and mixed-use locations (such as t he Village and Barri o) that
are close to transit and services.
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TABLE 10-29: HOUSING SITES INVENTORY SUMMARY
HOUSEHOLD INCOME
TYPE VERY LOW LOW MODERATE ABOVE MODERATE TOTAL
Vacant -H4-112 +&9-376 -700-575 ~881 ~1.944
Underutilized ~ -±4-G-96 4-G±--399 ~374 ~1.893
1.024
TOTAL ~ ~ ~ ~ ~
1,136 472 974 1.255 3,837
±
±-Note: Sites in the Village are included in the "vacant" and "underutilized "categories.
Source: _City of Carlsbad, Dyett & Bhatia, 201~§..
Table 10-29 summarizes the capacity of underutilized housing sites. +he-The underutilized
inventory in Appendix B documents two categories of underutilized sites:
• The first category includes sites where the ex isting use is surface parking or agricultural
land appropriate for transition to res idential uses (Table B-2 in Appe ndix B). _These sites
result in 282 housing units appropriate for very-low income households and 149 units for
moderate income house holds.
• 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 va lue of the
structure/improvement is less than the land value (Table B-3 in Appendix B)._ These sites
could accommodate an additional -96G-838 units appropriate for lower income housing
and ~250 units for moderate income households.
Vacant and Underutilized Sites for Above Moderate Income Housing
As described in Table 10-28, sites appropriate for market rate housing are found in t he following
land use districts: R-1.5, R-4, R-8 and R-15. _These land use designations typically permit single-
family and medium density multi-family dwellings that are likely only affordable for households
earning above moderate incomes. _The sites inventory includes ~343 acres of vacant land with
these land use designations, which ca n accommodate an estimated ~881 housing units. _The
inventory also includes -±86--165 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 3-7&-374 units. These sites are identified in Appendix B (Table 8-4).
10-65
Pa c ifi c
O c ean
Agua
Hedionda
Lagoon
'
' r··-·J
l .. , ... -.:
,r
Colcwera
Lake
..
8
801,quitos loeoo"
~
II-
#;' .. ,,.,,
' \ I • : I
<,
. \ ..... ,
\ :
Sqwres !
Reservoirf
L _____ _
< ho
c:::, ..,a I
&
~8
Commercial Mixed Use
Commercial designated sites where residential uses are appropriate and supported by the
General Plan vision, are also documented in Appendix 8, Table 8-5. _These sites can accommodate
6-W-357 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 8 as additional possible residential
sites.
Infrastructure Constraints
Services will be constructed in tandem with residential deve lopment as required by the city's Local
Facilities Management Plans, to ensure adequate provision of infrastructure facilities. _As of April
2013 with the approva l of the Quarry Creek Master Plan , all required Local Facilities Management
Plans have been prepared and approved. _The adequacy of facilities is monitored annually as part
of the city's Growth Management Plan. _The city's Growth Management Monitoring Report (FY
2012 132014-2015) concluded that all monitored faci lities 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 RH NA
As the sites inventory demonstrates, the city has the capacity to accommodate the RHNA. This
inventory accommodates potential development of ~ 1,182 very low,~ 791 low,~
1,156 moderate, and ~3,363 above moderate income units. Combined, the city has land
resources and programs to accommodate the RHNA at all income levels.
TABLE 10-30:_-A DEQUACY OF SITES IN MEETING RHNA, BY HOUSEHOLD INCOME
SITE TYPE
L--
VERY LOW LOW MODERATE ABOVE TOTAL
MODERATE ___j
-R3.319 -±e-7182 ~ 2,108 ~.1..ill I ll__ ~46
Development ·-I
Projectsl
f ""'' -__ J_ "-H4-l12 I
------,
+&9-376 l -700575 ¥P-881 ~1.944
Underutilized2 ~1.024 1
~OTAL _ ~1,182
-±40-96 <lQ.±-399 ;.78374 ~1.893 -1--~6.492 1 ~791 --~1.156 ~3,363
RHNA 912 ,-------
Surplus/Deficit ~270
693 1,062 2,332 4,999 I
-~98 1 ~94 eWl.031 ~1.493
1Per Table 10-24
2Per Table 10-29
Source5: _D}'ett & Bfletie, City of Carlsbad, 20H §..
10-69
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 Red evelopment 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 on rental units as described below and in Section 10.l._(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 lnclusionary Housing Ordinance, the city established a Housing
Trust Fund to collect fees generated from the lnclusionary Housing In-Lieu Fee and the sale of
affordable housing credits to satisfy a developer's inclusionary housing obligation,...,_All fees collected
are used exclusively to facilitate the construction, preservation, and maintenance of affordable
housing pursuant to the City's lnclusionary Housing Ordinance. As of December l!!!Y._31, 201~.§., the
Housing Trust Fund had an unencumbered balance of $614.1 million.
The lnclusionary 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
poss ible.
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 com munities, including decent housing and a
suitable living environment, and expa nding economic opportunity, principally for persons of low-and
moderate-income~~ The City of Carlsbad receives an allocation of approximately $500,000 in CDBG
I 0-70
funds annually._ Recently, the City allocated nearly $170,000 in CDBG funds to complete accessibility
improvements in the Barrio. primarily along Chestnut Avenue. In 2014. the city awarded CDBG funds
($452.000) and Housing Trust Funds ($2.4 million) to Solutions for Change to acquire an existing 16-
unit apartment complex in the Barrio and convert it to affordable housing for graduates of their
academy that helps homeless families find permanent housing.
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. The HOME Program is
administered by the San Diego Housing Commission under contract with the County of San Diego.
and recei¥es an allocation of approximately $280,000 in l=lOMf funds annually Previously. the city
received on average about $211.000 per year in HOME Program funds from the County consortium
for eligible projects and programs within Carlsbad. The HOME consortium funds are now used by
the County to fund the county-wide down payment assistance program. for which Carlsbad residents
are eligible to participate.-
The city has established a Housing Reserve Fund with allocations from its CDBG and l=lOMf 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 pursuingmay pursue additional Section 108 loan guarantees to expand affordable
housing opportunities in Carlsbad, as appropriate.
Section 8 Ten ant-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 $MZ million annually on the Section 8
Rental Assistance Program, serving an average of 600-575 families per month. _An additional 549
families are on the waiting list, which has been closed since October 1, 2005.
Agricultural Conversion Mitigation Fee Program
As certain, often historic, coastal agricultural lands develop, a mitigation fee of $10,000 per acre is
paid to the city. _In 2005, Carlsbad established an ad hoc citizen's committee to advise the City Council
on how the collected fees should be spent, which by that time had reached over $6 million.
Subsequently, the committee solicited and evaluated funding proposals from organizations
according to specific criteria. _These criteria focus on restoration, preservation and enhancement of
Carlsbad's natural and agricu ltural environment. _To this end, an eligible funding category is the
development of farmworker housing.
10-71
In 2008, the city awarded a $2 million grant from the collected fees to Catholic Charities to rebuild
and expand the current La Posada de Guadalupe homeless shelter to provide farmworker housing.
This facility, completed in -2013, w™-feature~ 50-70 beds specifically for farmworkers, which are in
addition to the SO-beds that currently serve farmworkers and homeless men.
Currently, the Agricultural Conversion Mitigation Fee Program has an approximate balance of
$49G441,000._ It is expected t his fee could grow by another $1 million to $1.S million as designated
properties co ntinue to develop.
Proposed Rental Housing Impact Fee
In 2010, the city removed the mandatory inclusionary requirement for rental developments so it
would comply with the 2009 court decision Palmer/S ixth Street Properties, L.P. v. City of Los
Angeles. In response, an d pu rsua nt to City Council direction, t he city has completed a nexus study
(initially in 2013 and updated in 2016) t hat analyzes the connection between t he con struction of
new market-rate rental development and the need for affordable housing. The nexus study
recommends a fee t hat renta l housing developers would pay to mitigate the impacts of market-
rate rental projects on the need for affordable housing. The study and fee information are
availab le at http://www.carlsbadca .gov/cityhall/clerk/meetings/boards/housing.asp. Fees
ge nerated would be deposited into the Housing Trust Fund. As residential co nstruction trends
point to increased multi-family bui lding as noted in Section 10.2, the proposed impact fee cou ld
ge nerate funds t o help build affordable housing.
Throughout preparation of the nexus study, the city and Building Industry Association of San Diego
County (BIA) have discussed t he study and proposed fee. The city is now seeking the BIA's input
on alternatives to the fee that could be included in the fee ordinance.
The city Will continue to explore t he feasibility and adoption of a re ntal housing impact f ee as
identified in Program 3.7. However, passage of state legislation that could restore a local
government's ability to apply incl usionary housing standards to rental projects may make
adoption of such a fee unnecessary.
Administrative Capacity
The institutional structure and administrative capacity established to implement programs contained
in the Housing Element include the City of Carlsbad, other public entities, and private developers,
both for-profit and non-profit. _ The city works closely with private developers to construct,
rehabilitate, and preserve affordable housing in the city.
City of Carlsbad
The City of Ca rlsbad'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
I 0-72
Housing Element:
• Administering the CDBG program -the division oversees this program's implementation;
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 -t he division provid+-Rges
approximately ~575 Section 8 vouchers to eligible households.
• Providing neighborhood outreach and code enforcement services.
_•_Implementing Housing Element programs -the division will workworks with developers
to create affordable housing opportunities for low income households.
Code enforcement is primarily complaint-driven. In limited inst ances, the city also w ill
proactively enforce codes, such as when a health and safety violation is known or when other
violations are observed when responding to a comp laint.
Planning Division
Re lated to housing, PP.rincipal responsibilities of the Planning Divisio n 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 bu ilt.
• Reviewing and guiding applications for development of housing through the entitlement
process.
Building Division
The principal responsibility of the Building Division is to protect t hose who live an d work in Carlsbad
by enforcing building codes and standards regarding safety, energy efficiency, and disabled
accessibility. This includes monitoring and reporting onidentifying existing housing units that are
substandard or deteriorating.
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
10-73
• Affordable Housing People
• Alpha Project
• Bridge Housing Corporation
• C&C Development
• Chelsea Investment Corporation
• Chicano Federation of San Di ego County
• Community Housing Group
• Community Housing of North County
• Community Housing Works
• Habitat for Humanity
• Housing Development Partners of San Diego
• ~Innovative Housing Opportunities
• Jamboree Housing
• MAAC Project
_•_Meta Housing
• Solutions for Change
• South Bay Community Services
• 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 pl an community, specific plan, or qualified subdivision must
be affordable to lower income households.
The city maintains open lines of communication with the BIA, which represents non-profit and for-
profit developers and others involved in the building trade throughout San Diego County. As noted,
the BIA and city have discussed and continue to work on the proposed rental housing impact fee.
Both organizations maintain open lines of communication to discuss issues that may arise. Past
discussions have focused on density, inclusionary housing, development review process, and deferral
of impact fees, the latter two discussed in Section 10.4.
Opportunities for Energy Conservation
Energy costs directly affect housing affordability through their impact on the construction, operation,
and maintenance of housi ng. _There are many ways in which the planning, desig n, 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
I 0-74
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 -ReW-Green Building Standards Code (CALGREEN)
to review proposed development and renovations. _The purpose of the code is to improve public
health, safety and general welfare by enhancing the design and construction of buildings in the
following categories: 1) planning and design, 2) energy efficiency, 3) water efficiency and
conservation, 4) material conservation and resource efficiency, and 5) environmental air quality._ In
addition to CALGREEN standards, the city implements the following energy conservation programs
related to building design, construction and improvement:
Solar and Other Energy Related Improvements
The city requires all new residential units to include plumbing specifically designed to allow the later
installation of a system that utilizes solar energy as the primary means of heating domestic potable
water.
The city joined the CaliforniaFIRST, California HERO and Figtree 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. Known as PACE, or "Property Assessed Clean
Energy," +!he program~ -is-are voluntary, and the owners of residential, commercial, and industrial
properties in Carlsbad are eligible. _Along with solar electric and water-heating systems, energy
efficient improvements such as dual-paned windows, tank-less water heaters, and insulation are also
eligible for funding under the program~.-+o Elate, the program is act1;Jally on hold beca1;Jse of
problems with the Property /\ssessed Clean ~nergy (PAC~) federal financing component, b1;Jt it is
incl1;Jded here for the sake of a thoro1;Jgh description of city efforts.
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 10 percent of its energy demand onsite, whenever practicable and within a reasonable
cost/benefit ratio. In addition, at the private level, several recent development projects have elected
to obtain certification for green buildings. _According to the LEED Certified Project Directory, there
are ~leven 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
10-75
percent less than potable irrigation water,-. In 2015, the city began planning and constructing an
expansion of its water recycling system. including new distribution pipes. a storage reservoir, and a
capacity increase of the Carlsbad Water Recycling Faci lity by 75 percent. or from 4 million gallons a
day to 7 million gallons a day.
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 co ntrollers-,-.,_ 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. T+he city revised the ordinance in 2016 to comply with updated state regulations.
A nearly $1 billion, SO-million gallon a day seawater desalination plant began operation in Carlsbad
in December 2015. It is curreAtly uAder coAstructioA iA Carlsbad, which is iAteAded to supply supplies
the San Diego region with approximately 10 percent of its drinking water needs, and Carlsbad with
about 12.S percent of its drinking water needs._ The project will be the first large scale desalinatioA
plaAt iA the UAited States a Ad§. the largest of its kind in the Western Hemisphere.
In 2020, the city projects its water supply portfolio will consist of 59 percent imported water (from
the San Diego County Water Authority), 29 percent recycled water, and 12 percent desalinated
water.
General Plan Goals and Po licies
Other elements in the General Plan discuss policy measures to reduce energy consumption through
land use, transportation, and conservation efforts.
• The General Plan Land Use and Community Design Element see ks development of
pedestrian-oriented shopping centers that are located to maximize accessibility from
residential neighborhoods. Where appropriate, these centers would also include high and
medium density housing surrounding the retail uses or integrated in mixed-use buildings .
• The General Plan Mobility Element seeks to reduce reliance on drivi ng 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
Ave nu e 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 Open Space, Conservation, and Recreation Element supports
continuation of the open space and park plann ing efforts by the city. _Any future
development located in areas adjacent to se nsitive biological resources, such as lagoons
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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.
• Sustainability is an integral part of the Genera l Plan, and related polices are included in
the different elements as appropriate. The General Plan Sustainability Element provides
an overarching framework, and includes polices focused on topics central to sustainability
not covered in other elements, such as cl imate change and greenhouse gasses reduction;
water conservation, recycli ng, and supply; green bu ilding; sustainable energy and energy
security; and sustainable food.
Climate Action Plan
Concurrently with the 2015 General Plan Update, the city adopted a citywide Climate Action Plan
(CAP) that outlines the city's strategy for reducing greenhouse gas (GHG) emissions and climate
change impacts. The CAP includes specific, enforceable GHG-reducing measures and actions.
includi ng actions to improve energy efficiency in existing and new residential construction, and
to increase supply of renewable energy, such as through rooftop photovoltaic systems. The CAP
ident ifies specific GHG reduction targets to be achieved by each measure, and identifies potential
existing funding sources and incentive progra ms to help ach ieve CAP goals . Additionally,
implementation of CAP meas ures will occur through local ordinances, the development review
process, and city-initiated programs, incentives and operations.
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10.4 Constraints and Mitigating Opportunities
A variety of factors ca n encourage or const rain 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 phys ical and regulatory constraints, and results in high land
costs that present challenging market constraints.
This sect ion provides an analysis of various potential and actual constrai nts to housing development
and preservation in Carlsbad. _ When an actual constraint is identified, the Housing Element must
consider actions and opportunities that can mit igate the constra int. _While certa in factors, such as
co nstruction/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.
Market Constraints
La nd costs, co nstruction costs, and ma rket financing contribute to the cost of housing invest ments
and ca n 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 ma ny properties have coa stal views . Proximity to freeway access, public
facilities, and community image also contribute to t he high land costs in the city.
As of October 2012August 2016, there were only a small number of for-sale listings for land zoned
for residential. _According to LoopnetloopNet, a commercial real estate website (Loopnet.com). a
~.39 acre property with a single-family residence,{_zoned RD-M and marketed for which allows
multi-family construction,t was list ed for ~1.79 million.,,, inch,1ding approvals of_a conceptual plan
for 2€i condo units.
As shown in Table 10-31, available land zoned for single-family homes averaged .$.~1.46 million per
acre~ based on information from another website, Zillow.com. The lack of availability and the cost of
vacant residential land in Carlsbad is a substantial market co nstraint to the production of new
affordable housing.
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TABLE 10-31:_-VACANT LAND PRICES QCTQ8iR 2Ql2AUGUST 2016
TYPE LOT SIZE (ACRES) ADVERTISED PRICE
Single-Family 0.50Q.,.1+ $aa9,GGG
$425.000
0.~35 $299,900
650,000
0.2928 $a95,GGG
0.4773
0.44 _____
4,.+-01.08
AYerage Price (VVeighted) G. 4 4 I
Average per Acre 1.00
Source:_lil/ow.com, accessed August 2016!66/lAet, O<teee Wl ~.
790.000
$aa2,988
650.000
$700,GGG
749.000
$850.000
$799,GGG
1.750.000
$599,848
$1,aG4 ,5a7
1,458,706
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Mitigation Opportunities
The city offers several opportunities to mitigate the impact of land costs on affordable housing
development. Specifica lly:
• Adequat e Sites Inventory: _The city ensures, through land use planning actions, that an
adequate supply of residential sites is ava ilab le to meet the city's projected housing
needs. _This discuss ion is contained in Section 10.3, Resources Available.
• Dens ity Bonus/Increase : _The city offers density bonuses for qualified projects, pursuant
to state law, t o increase t he 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 ass ist in providing affordable housing. Density bonuses and
increases reduce t he per-unit land cost.
• Land Banking/Surplus Land: _The city may acquire land and reserve it forfuture residential
development._ In addition to privately-held properties, su rplus land owned by the city and
other public agencies offers additional opportunities for affordable housing. _The acquired
land ca n 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 Council (ICC) provides estimates on labor and material costs by type of
construction. _According to ~2015 ICC (San Diego Area Chapter) estimates, the average per-
square-foot cost for "good" quality housing is approximately $-±W-124 per square foot for multi-
family housing and $.m-140 for single-family homes in the URited StatesSan Diego County.
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~2013 are slight ly higher-at $~146-$±48159 for a one-to-three story
apartment, assuming either open shop or union labor, respectively.
Histori cally, labor costs are relatively stable and fixed in co mparison to land and im provement costs.
However, in January 2002, Senate Bill 975 expanded the definition of public works and the applicat ion
of the state's prevailing wage requirements to such projects._ It also expanded the definition of what
co nstit utes public funds and captured sign ificantly 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 co nstruction (though it also increases the
income of the worker who may seek housing in Carlsbad or elsewhere in t he region).
Mitigating Opportunities
Both construction and labor costs are similar throughout the region.,....:.... While these costs add to the
overall cost of hous ing, they do not pose an actua l constraint to housing development in Carlsbad.
Nevertheless, the city offers a number of incentives and assistance to help reduce the cost of
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construction for affordable housing. These include: density bonuses/incentives, and direct financing
assista nce 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 inst itutions. _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 10-27 were achieved with financial
subsidies from the city.) Based on a survey of 22 projects for which the city has provided financial
assistance from t he 1990s to t he present. the aAverage per-unit subsidy of subsidized units was
approximately $29,50069;+7-±._ 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 2011 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
locations, the city permits development in the Village at up to 35 units per acre and within the R-30
land use designation density bonuses/increases can be granted to allow densities above 30 units per
acre.
Conventional Lending
Overall, 4,473 households applied for mortgage loans for homes in Carlsbad in ~2014, over two-
thirds of which were refinancing applications.,..'-Of the applications for conventional mortgage loans,
approximately ~Z.Z...percent were approved (Table 10-32), slightly above the 76 percent approval
rate for conventional loans in the San Diego-Carlsbad MSA. which comprises San Diego County. _The
denial rate was -R-lQ__percent, while 13 percent of the applications were withdrawn or closed for
incompleteness.
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Among the 9G-139 applications for home improvement loa ns in rn2014, ~ percent were
approved, -±420 percent were denied, and 17.§ percent were withdrawn or closed for
incompleteness. _Approval rates were slightly hlgheflower, at ~57 percent, for the San Diego-
Carlsbad San Marcos MSA as a whole.
Government-Backed Lending
In addition to conventiona l mortgages, HMDA tracks loans for government-backed financing (e.g.
FHA, VA, or FSA/RHS).4 _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 valu es established by these government-backed programs, which makes
it difficult for households to take advantage of these types of loans.
In rn2014, H4-220 households applied for government-backed home mortgage loans for
properties in Carlsbad (Table 10-32). _Of these applications, +&-Z§_percent were approved, ±J--2
percent were denied, and ~.Ll_percent were withdrawn or closed for incompleteness. This in an
improvement over 2011 figures. Application and appro,,al rates ha,,e impro,,ed Sl:lbstantially since
the last Mousing f:lement review in 2003 when only one144 application~ for a government-backed
home improvement mortgage loan waeres processed and 103, or 72 percent, were the loan was
approved. _In 2011, 103 government backed loans were approved. The A~pproval rates for Carlsbad
was were slightly higherthe same, at &e78 percent, for the San Diego-Carlsbad San Marcos MSA as a
whole in 2014.
TABLE 10-32: __ -DISPOSITION OF HOME PURC HASE AND HOME IMPROVEMENT LOAN
_APPLICATIONS IN CENSUS TRACTS PARTIALLY OR WHOLLY W ITHIN CARLSBAD
~014
GOVERNMENT BACKED
HOUSING UNIT TYPE % %
HOME IMPROVEMENT
# %
Approved' ±W17: I ~78%
CONVENTIONAL
#
4£1.741 +fill.%
~lQ"Ai
13%
~139 9964% -----
Denied ±821 H~% ~227 ±644 -1420% ...
Other' ~28 ~13% -78307 ~35 ~16%
TOTAL
LAPPLICATIONS
l.44220 W218
.:.:_Approved'' includes loans originated or approved, but not accepted.
:.:.other" Includes files closed for Incompleteness, and applications withdrawn.
Source: Home Mortgage Disclosure Act (HMDA}, ~2014.
• Government-backed financing includes those backed by the Department of Veteran Affairs (VA), Federal Housing
Administration (FHA), and Farm Service Agency/Rural Housing Services (FSA/RHS). Down payment assistance, silent
second, and other mortgage assistance programs offered by local jurisdictions are not tracked by HMDA.
I 0-82
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.
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. _Th ese constraints include: _McClellan/Palomar Airport, the
Encina Power Station and San Diego Gas & Electric transmission corridorspower 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 co ncerns. _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 10-33). _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 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 10-33.
As discussed below, the Growth Management Control Point (GMCP) density ensures adherence to
the residential dwelling unit limits established by Carlsbad's Growth Management Plan. Certain
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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 10-33:_-LAND USE DESIGNATIONS AND IMPLEMENTING ZONES
LAND USE DESIGNATION ALLOWED DENSITY (DU/AC) GMCP (DU/AC) IMPLEMENTING ZONE
R 1.5 -Residential
R 4-Residential
0.0-1.5 T 1.0 R-1, R-A,JH..PC', RMHP
R 8-Residential I
0.0 -4.0 ---
4.01-8.00
8.01-15.00
15.0-23.00
R IS-Residential
R 23-Residential
R 30-Residential
V -Village
-------
1 S u b J e ct to an approved matter plan.
23.01-30.00 ·------'--
Dist. 1-4: 28-35
Dist . 5-9: 18-23 m ax
3.2 R-1, R-A, PC', RMHP
6.0 R-1, R-2, RD-M, PC', RMHP
12.0 R-3, RD-M, PC', RMHP, R-P
20.0 R,3, RD-M, PC', RMHP, R-P, R-W
25.0 R,3, RD-M, PC', RMHP, R-P
n/a' V-R
1 Re q u Ir es an allocation of "excess dwelling units0 ;~759 uexces.s dwelling units'" are currently reserved for the Village.
Source: Cor/sbod~enerol Pion~ •• "a•e.,eer ,WL15eptember 2015. and city doto as ofJuly 2016.
Growth Management Plan
In the mid-1980s, Carlsbad experienced a construction boom. _Annual growth rates exceeded ten
percent and developers completed the most homes in the city's history prior to that time -2,612 -
in 1986. _Further, Carlsbad's General Plan, in effect at that time, established a residential capacity
exceeding 100,000 units, which potentially meant over 80,000 more homes could be built. _With the
above in mind, residents expressed 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 community, the city began
working on its Growth Management Plan. _Among the first actions taken was reduction of the General
Plan's res idential capacity by approximately one-half in 1985. _Subsequent actions included the
adoption of a series of interim ordinances to restrict development while the formal Growth
Management Plan was finalized._ In 1986, Carlsbad adopted a citywide Facilities and Improvements
Plan that established much of the foundational aspects of the program. _That year, the program was
permanently enacted by ordinance.
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, circu lation, 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:
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• 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 implement
the provisions of the Growth Management Plan._ These plans phase all development and
public facilities needs in accordance with the adopted performance standards, provide a
detailed financing mechanism to ensure public facilities can be provided, are reviewed by
city staff for accuracy, and are approved by the City Council after a public hearing.
• Individual Projects must comply with the provisions of the Local Facilities Management
Plans, as well as implement provisions of the citywide plan. The third phase of the
program includes the review of individual projects to ensure compliance with all
performance standards prior to the approval of any development permits.
The 1986 Citywide Facilities and Improvements Plan estimated the number of dwelling units that
could be built as a result of the application of the General Plan density ranges to individual projects.
For the entire city at buildout, the estimate was 54,599 dwelling units (21,121 existing units plus
33,478 future units), which resulted in an estimated buildout population of 135,000. The plan further
divided the 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 Cityw~de 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 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 availability of
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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 facilities and also assure that once the facilities were installed subsequent
development would not exceed their capacities. When Proposition E was drafted, it created for each
residential general plan designation a "Growth Management Control Point" (GMCP) density (dwelling
units per acre) at approximately the mid-point of the associated density range (Table 10-33).
The purpose of the GMCP density is to ensure residential development does not exceed the dwelling
unit caps established for each quadrant. A development may not exceed the GMCP density unless
the following three findings can be made:
• The project will provide sufficient public facilities for the density in excess of the GMCP to
ensure that the adequacy for the city's public facilities plans will not be adversely
impacted;
• There have been sufficient developments approved in the quadrant at densities below
the GMCP to cover the units in the project above the control point so that approval will
not result in exceeding the quadrant dwelling unit limit; and
• All necessary public facilities required by the Growth Management Plan will be
constructed or are guaranteed to be 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, for example, generate "excess dwelling units." Likewise, proposals
approved at a density above the GMCP can use these excess units as long as the use of excess units
does not cause the quadrant dwelling unit limit to be exceeded. City Council Policy Statement No. 43
specifies that residential projects must provide the minimum amount of affordable housing required
by the city's lnclusionary Housing Ordinance to be eligible for an allocation of excess dwelling units.
An allocation of excess dwelling units is considered an incentive and, therefore, the council's policy
is applicable to both ownership and rental housing 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 #re-several years provide a good representation of the
developments that have contributed and utilized excess dwellingi :
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• Ocean Street Residences (2008). _A 35 unit condominium project including seven
affordable units; approved below the GMCP of 11.5 du/ac; required to purchase credits
for 7 units in an affordable housing project; created 15 excess dwelling units.
• Seascape (2008). _Twelve lot single family residential subdivision that included two
affordable housing units; approved above the GMCP of 3.2 du/ac; utilized five excess
dwelling units.
• Tabata Ranch (2009). _General Plan amendment changed the land use designation 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 (2012). _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 2.59 excess dwelling units.
• Housing Element Program 2.1 Barrio (2013). _General Plan amendment and zone change
to increase allowed densities throughout the Barrio area; included the creation 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.
• Quarry Creek Master Plan (2013). _General Plan amendment, zone change and master
plan to allow for the development of 327 dwelling units at a density of 21.3 and 21.5
du/ac, 95 units at 16.7 du/ac, and 214 units at 13.7 du/ac; implemented Program 2.1 of
the 2005-2010 Housing Element; utilized 343 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, including through purchase of afforda ble
housing credits, 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 GMC:P 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 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 inventory in Section 10.3 assumes development will take place at the minimum
10-87
density of the density range or at the minimum density specified5• _Therefore, and except for
properties designated "V -Village," non e of the sites require the use of excess dwelling units to
accommodate the RHNA. In the Village, since all residential development requires an allocation of
excess dwelling units, the city has specifically reserved 759 excess units (as of July 2016) for this
purpose. As a result, the Growth Management Plan and GMCP density do not serve as constraints
to development.
-As shown in Table 10-34, the ca pacity of t he General Plan, including t he sites inventory for this
Housi ng Element, does not exceed the dwelling unit limits established by the Growth Management
Plan and Propos ition E. _General Plan capacity in Table 10-34 is based on the GMCP density for all
sites, including those that can accommodate the RHNA; as mentioned above, the capacity used for
the sites inventory for this Housing Element is based on minimum density, which further
demonstrates that the sites can accommodate the RHNA and not be constrained by the dwelling unit
limits in ea ch quadrant.
TABLE 10-34:_-ANALYSIS OF IDENTIFIED SITES COMPARED TO QUADRANT DWELLING UNIT
_LIMITS
QUADRANT EXISTING UN ITS GENERAL PLAN j QUADRANT DWELLING REMAINING FUTURE
CAPACITY' UNIT LIMIT' UNITS
[ Northwest
-------
~12.308 15,113 15,370 257 ---·'---
Northeast ~6.112 8,939 9,042 103
Southwest ~10.142 11,109 12,859 1,750
Southeast ~16,335 16,667 17,328 661
11 n c I u des existing units and undeveloped General Plan capacity I based on GMCP).
'Ba s e d on Proposition E (1986).
Source: Citv of Corl,bad. July 2016.
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 mi nimum density (for lower
and moderate income sites) to demonstrate compliance with Housing Element law.
If a reduction in residential density for any parcel would result in the remaining sites identified in t he
Housing Element not being adequate to acco mmodate the city's share of the regional housing need,
the city may reduce the density on t hat parce l provided it identifies sufficient additional, adequate,
and available sites with an equal or greater residential density so that there is no net loss of residential
unit capacity.
s See Table 10-28 footnotes and Tables B-1 and B-2 in Appe ndix B for info rmation a nd properties with specifi ed
minimum densities.
10-88
Provisions for a Va riety 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 unit s, mixed-
use opportunities, as w ell as housing to meet special housing needs, such as farm labor housing, and
housing for persons with disabilities. _Table 10-35 summarizes and t he following text describes the types
of housing permitted in each residential and commercial zone.
TABLE 10-35:_-HOUSING TYPES BY ZONING CATEGORY
USES E-A R-E I R-A R-1 R-2 R-3 I R-P R-W R-0:M R-T RMHP C-1, C-2, C·l
~ .~. --~
p
PC
Single Family Homes
(detached)
Single Family Homes
(attached)
Two-Family Home
Multi-Family Housing
i p
p
pl
P'
p p
!'. !'.
p1.2.1 P' pt,2 p p
P" r p p p p
!'_! !'. !'. !'. ) _ _._ -------!'.
P'·• p•
f--------'--+------------+-~
Second Dwelling Units
Mobile Homes
Large Residential Care
Facility (>6 persons)
Sma ll Residential Care
Facility (S6 persons)
Supportive Housing
Transitional Housing
A"
A p
A p
p•
p•
A" A" A"
p p p
p p p
p• p• p•
p• p• p•
A=Pormltte d Acco11ory Use; P=Pormitted Use; C=Conditionally Permitted Use
A"
P'
C
p
p•
p•
p~• p• p• p I ---AY A" A" A'
pt.:. P' P' p p
c• C
p p p p
p• p• p• p•
p~• p• p• p• p•
1 SI n g I e •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 os of September 28, 2004, and which Is designated and zoned for residential use.
1 Wh en the zone implements the R-8 land use designation.
JS u b j e c t to approval of a planned development permit.
4 W he n the zone Implements the R·l5 or R-23 land use designation.
P'
p
p•
p•
• 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.
•o e ve Io pm en t of more than four~ multi-family dwellings requires approval of a site development plan.
1 Pe rm It t e d when located above the ground floor of a multistory commercial building and subject to approval of a site development plan.
1 Accessory to single-family dwelling only.
'As adopted by the City Council, October 2, 2012 and April 2014.
Source,: _city of Carlsbad Municipal Cade, ~..Ql§f [sri,Jrnd 0'9RRisff P · ·,eR, :1912.
10-89
p•
p
C
p
p•
p•
Multi-Family Units
Multi-family units comprise roughly ~30 percent of Carlsbad's housing stock and are permitted in
six of the city's residential zones and the P-C zone as provided through master plans. _Two-family
units are permitted in the R-2, R-3, R-D:M, R-W, R-T 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 mult i-family projects are permitted in the R-3, R-D:M, R-P, R-W, R-T, 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-
1, R-2, R-3, R-P, R-W, R-D:M, and R-T zones.-Second dwelling units may be constructed to satisfy up
to fiftee n units of a development's total inclusionary housing requirement.
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-fa mily apartments and typically offers case management
and support services to return people to independent living (usually between 6 and 24 months).
Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist
the supportive housing resident in retaining housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community. _Target population
includes adults with low incomes having one or more physica l or development disability, including
mental illness, HIV or AIDS, substance abuse, or other chronic hea lth conditions. _This may also
include families with children, elderly persons, young adults aging out of the foster ca re system,
individuals exiting from institutional settings, veterans, or homeless people.
Similar to transitional housing, supportive housing ca n take severa l forms, including group quarters
with beds, single-family homes, and multi-family apartments. _supportive housing usua lly 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
com munity.
In order to implement Program 3.15 of the 2005-2010 Housing Element, and to meet the full
requirements of SB2, the City Council adopted Zoning Ordinance amendments in October 2012 and
April 2014 to allow transitional housing and supportive housing in all zones allowing residential uses,
subject only to t he same limitations that apply to other residential dwellings of the same type in t he
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same zone._ Table 10-35 identifies the zones where transitional and supportive housing uses are
permitted._ The city has not identified any additional barriers to the development of transitional or
supportive housing.
Emergency Shelters
An emergency shelter is a facility that houses homeless persons on a limited short-term basis. In
order to implement Program 3.14 of the 2005-2010 Housing Element and comply with SB2, the city
adopted a Zoning Ordinance amendment in September 2012 to permit emergency shelters by right
in the industrial zones, which are well served by major transportation and bus routes and have some
commercial services._ (The La Posada de Guadalupe homeless shelter discussed below is in the Heavy
Industria l (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 Coastal Commission approved the amendment in early 2014.
Within the Planned Industrial (P-M) and M zones there are at least ~&acres that may be
appropriate for emergency shelters. _These sites are vacant and not constrained by airport noise and
safety haza rds; or private conditions, covenants, and restrictions or a zoning overlay that prohibit
residential uses. _In addition, following a period of significant office and industrial construction in the
early 2000s and a building resurgence since approximately 2014, the city has higher mgR-total
vacancy rates for both office and industrial uses (29.~ percent and 14 .a percent, respectively)6than
neighboring cities (20.4 percent and 7 .1 percent, for Ca rlsbad office and industrial space, respectively,
versus an average 10.7 percent and 3.1 perce nt for neighboring cities}7, providing an opportunity for
emergency shelters to locate in vacant buildings. Nevertheless, the overall demand for office and
indust rial space throughout San Diego County is strong, indicating a potential shrinking supply and
higher lease rates. While the existing La Posada de Guadalupe homeless/farmworker housing facility
accommodates the current estimates of homeless persons in the city (-1-10-108 in 201~§, as described
in Section 10.2), 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
'--Gity of Caflssaa, 'Working Paper #2, The Losa I !;sonorny, Business Diversity ans Tourism". 2Q1Q.
7 Colliers International. "Research & Forecast Report" for San Diego County industrial and office markets. 2nd quarter
201 6. "Neighboring cities" include Escondido. Oceanside. San Marcos and Vista and. for office uses only, the "North
County 1-5 Corridor."
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Agriculture Conversion Mitigation Fund (see Section 10.3 for more information), was completed in
2013. Following reconstruction, ... Ithis facility will feature~ 50-70 beds for farmworkers in addition to
the SO-beds that currently serve farmworkers and homeless men. _Additionally, the city's funding
grant stipulated that the farmworker portion of the shelter expansion be converted to accommodate
homeless persons, including families, should agriculture in Carlsbad ever diminish to the point that
farmworker housing is unnecessary.
The city has also provided funding to North County Solutions for Change (Solutions) to assist them in
the development of affordable housing to be used by families graduating from their homeless
prevention program. _Approximately 10 Carlsbad residents are served by the prevention program
each year. _In 2012, the City Council authorized Solutions to use city allocated funds to assist them in
acquiring an existing 47 unit apartment complex in the City of Vista (the high cost of land made it
difficult to find a cost effective site in Carlsbad). Solutions completed the rehabilitation of the
apartments in Vista and is moving formerly homeless families into the complex. -In 2014, the city
allocated $452,000 in CBDG funds and a $2,438,000 loan from the Housing Trust Fund to help
Solutions acqu ire an exist ing 16-unit apartment complex in the Barrio. In 2015, formerly homeless
families who graduated from the organization's Solutions University program began moving 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 10-13.
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-Fa mily Residential (R-2)
• Multiple-Family Residential (R-3)
• Open Space (0-S)
While the city has established a zoning district of Exclusive Agricultural (E-A), only three,there are no
small scattered properties aFC-zoned E-A. The city ant icipates eliminating this zoning district as part
of its zoning ordinance update underway.
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
10-92
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 t he Employee
Housing Act. _Employee housing for six or fewer persons is permitted where a single-family residence
is permitted. _No conditional or special use permit or variance is required.
To comply with Health and Safety Code Section 17021.6 and implement Program 3.13 in t he 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 Coastal Commission approved the
amendment in ea rly 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 2005-2010 Housing Element and expand housing opportunities
for extremely-low-income households, in September 2012 the City Council approved an amendment
to the Village Master Plan and Design Manual to conditiona lly permit and establish standards for
:managed living units" in certain districts ofthe Village area. _A managed living unit is designed and
intended for transient occupancy of daily, weekly or longer tenancy or permanent residency,
providing sleeping or living facilities for one or two persons, in which a full bathroom and a partial
kitchen are provided.
The amendment fulfilled program objectives by providing standards for a viable housing option for
lower-income persons._ The Coastal Commission approved the amendment in early 2014._ The city
has not identified any addit iona l 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 t he
same district. _The Carlsbad Zoning Ordinance states that residents and operators of a residential care
facility serving six or fewer persons are considered a "family" for purposes of any zoning regulation
relating to residential use of such facilities._ Therefore, small residential care facilities are permitted
under the same conditions and in t he same locations as detached and attached single-family and
multi-family dwellings. _Residential care facilities serving more t han six persons are conditionally
permitted in the R-3, R-D-M a Ad C 2 zones and the R-P zone when that zone implements the R:15, R:
23, or R:30 land use designation.
The city has no distance requirements for residential ca re facilities._ For facilit ies serving more than
six persons, f~onditions for approval relate to setback and parking requirements, compatibility with
10-93
surrounding uses, ingress/egress, consistency with the General Plan and other city plans,
reql:lirements by the city's J;ire 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 peace, health,
aRa safety and general welfare of the residents. _The city's conditions for approval have not served
to constrain the development of residential ca re facilities in Carlsbad. _According to the State
Department of Social Services Licensing Division, 31 licensed residential care facilities for elderly and
adults are located in Carlsbad, providing over 2,200 beds. Among these facilities, -H-nine 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 Ca rlsbad 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, ~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-D:M, R-T 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 Standa rds 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 disa bled persons an equal opportunity to use and
access housing. _To provide individuals with disa bilities such reasonable accommodation, the city
adopted a Zoning Ordinance amendment in 2011 to establish a procedure for requests for reasonable
I 0-94
accommodation. _The amendment was approved by the Coastal Commission in March 2013.
Mitigating Opportunities
The city recognizes the importance of providing a variety of housing options to meet the varied needs
of its residents. _With respect to emergency shelters, the city will continue to participate financially
in regional programs, such as the North County Regional Winter Shelter Program, which utilizes the
La Posada de Guadalupe men's homeless/farmworker shelter in Carlsbad and other emergency
shelters to provide emergency shelter in the local area . _The city's regu lations do not represent a
constraint to development of the other housing types described above.
Resid ential Development Standards
Carlsbad regulates the type, location, appearance, and sca le of residential development primarily
through the Zoning Ordinance. Zoning regu lations 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 10-36 summarizes t he residential development
sta ndards 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 10~28, which also identifies the zones that implement the various
designations-.
TABLE 10-36: -BASIC RESIDENTIAL DEVELOPMENT STANDARDS
CHARACTERISTIC OF LOT, R-E R-A R-1 R-2 R-3 RD-M R-W I R-T R-P RMHP
LOCATION AND HEIGHT . ~--~~-_.._
Minimum Net Lot Area 43,560 7,500 or 6,000 or 6,000; 7,500 6,000; 5,000 --7,500 3,000;
(in square f eet ) more more 7,500 10,000 3,500
Minimum Lot Width ~ 60'-60'-60'-60' 60' 40'±-J::: 50'
(feet) ~80 80' 80'
Maximum Lot Coverage 1 40% 40% 50% [ 60% r 60% ~ 60% 75%
Minimum Setbacks (feet)
Front 70' 20'' 20'' 20'' 20'' -!G!--20'' 10' 20' 20'' 5' -----I Side 15'-5'-5'-5'-5'-O'-4'-8'6 5'-5'-3'
50' 10'' j 10'' 10'' 10'' 1o·s 10" 10''
Rear ~ 10'-10'-10'-10'-10' 8' 20' 20" 3'
j Maximum Height
20' 20'* 20'
' 24'-r 24'-24'-135' 135' 35' 35' -, 35'
(in feet) 35' 35' 35'
1 For key lots and lots which side upon commercially or Industrially zoned property, the minimum setback is 15 feet.
1 1 n t er Io r lot side yards must have a minimum setback of 10 percent of the lot width. but not leu 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.
'A minimum of l S·foot setback permitted providing carport or garage openings do not face the front yard: a minimum of 10 feet permitted,
pro-vided carport or garage openings do not face the yard and that the remaining front yard h landscaped with a combination of flowers,
shrubs, trees, and Irrigated with a sprinkler system.
'E q u a I to 20 percent of lot width, need not exceed 20 feet.
10-95
V-R
n/a
W50-
100%8
o·-20·•
0'-10'"
O'-
±G!-•15·•
30'-
45••
~ I n t e r Io r lot side yards must have a minimum setback of 5 feet. Corner lot side yards facing the street must be a minimum of 10 feet;
exceptions can be made to allow a O·foot interior side yard setback and S·foot street side yard setback on a corner lot.
61 n t e r Io r 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.
71 n t e r Io r 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 fating the street must be 10 feet and ext end the length of the lot.
1 In the VIiiage 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.
Sourcer;_Clty of Carlsbad, ~2015.
Parking
Parking requirements in Carlsbad vary depending on housing type and anticipated parking needs
(Table 10-37). _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.8 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 Vi llage. For example, in portions of the Village
outside the Coastal Zone. one parking space is required for studio and one bedroom units and two
spaces are required for two or more bedroom units; there is no requirement for guest parking and
no distinction between rental and ownership units.
TABLE 10-37: -PARKING REQUIREMENTS (OUTSIDE THE VILLAGE}
USE
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 ---Housing for seniors
Saurce:_(lty of Carlsbad Municipal Code, ~2015.
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 co•Jered spaces per unit
(one covered)
-2+Bedrooms: 2.0 ce•Jered spaces per unit (one
garaoed)
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 ~space per three beds.
1.5 spaces per unit plus one guest space per five
units and one space for any manager's unit.
8 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.
10-96
lnclusionarv Housing Ordinance
Si nce 1993, the city has had an lnclusionary Housing Ordinance that requires a minimum of 15
percent of all ownership and qualifying rental residential projects of seven or more units to be
restricted and affordable to lower income households. This program requires an agreement between
all residential developers subject to this inclusionary requirement and the city which stipulates:
• The number of required lower income inclusionary units;
• The designated sites for the location of the units;
• A phasing schedule for production of the units; and
• The term of affordability for the units.
For all ownership and qualifying rental projects of fewer than seven units. payment of a fee in lieu of
inclusionary units is permitted. The fee is based on a detailed study that calculated the difference in
cost to produce a market rate rental unit versus a lower-income affordable unit. As of 2016, the in-
lieu fee per market-rate dwelling unit was $4,515. In-lieu fees collected are deposited in the Housing
Trust Fund to assist in the development of affordable units.
The city will apply lnclusiona ry 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, t hus requiring the use of "excess dwelling units," as described in Section
10.3 (Resources Available).
The lnclusionary Housing Ordinance allows other contributions in lieu of construction. such as
dedication of developable land. rehabilitation and affordable sale or rent rest riction of existing units.
and purchase of housing credits.
Application of the lnclusionary Housing Ordinance has produced nearly 1,500 units of affordable
housing among 15 housing developments throughout Carlsbad. See Table 10-21, Section 10-3. for
further details.
On-and Off-Site Improvements
Requirements for on-and off-s ite 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. _Th e General Design Standards provide standards
for: _public streets and traffic; private streets and driveways; drainage and storm drains; sewer lines;
and grading and erosion co ntrols.
I 0-97
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
The city offers flexibility in meeting its residential development standards to help achieve affordable
housing in a number of ways, including through the Site Development Plan (SOP). lnclusionary
Housing Ordinance, and state density bonus law. Through the SOP (discussed in detail under
"Development Review Process" below). for example, less restrictive development standards may be
applied and densities may be increased. The discussion on Program 2.2 in Appendix A highlights
three projects that through the SOP process received standards modifications to facilitate affordable
housing development. Further, the Tavarua Senior Apartments, listed on Table 10-27, is an example
of a project receiving a SOP density increase, which in this particular case was approximately 50 units.
Additionally, the lnclusionary Housing Ordinance allows financial, land use, and regulatory offsets
and permits creative alternatives as to how the affordable housing is to be achieved. These
alternatives include contributions in lieu of construction, such as dedicating developable land and
partnering with a non-profit developer to build affordable housing or rehabilitating units and
restricting their sale prices or rents. Under the city's inclusionary requirements, developers may also
choose to construct an affordable product type (i.e., ownership or rental) that is different than the
market-rate housing product and may group with other developers to build a single affordable
housing development. For small housing developers, paying the in lieu fee or purchasing housing
credits are available alternatives as well.
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 city's
Zoning Ordinance, incentives in -lieu of density increases may include the following:
• A reduction in site development standards or a modification of Zoning Ordinance
requirements or architectural design requirements that exceed the minimum building
standards approved by the State Building Standards Commission;
• Approval of mixed use zoning in conjunction w ith the housing development;
• Other regulatory incentives or concessions proposed by the developer or the city w hich
result in identifiab le cost reductions;
• Partial or additional density bonu s;
• 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 ince ntives of equivalent financial value based upon the land
costs per dwelling unit.
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Furthermore, developments meeting state density bonus requirements may use the state's parking
standards (inclusive of guest and handicapped parking):
• Studio and one-bedroom: one parking space
• Two-and three-bedroom: two parking spaces
_•_Four or more bedrooms: 2.5 parking spaces
• Alternatively, for qualifying density bonus projects within one-half mile of a major transit
stop, the maximum parking required may be limited to 0.3 spaces per un it to 0.5 spaces
per bedroom, depending on the type of residents intended to be served by the
development.
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.
Development Review Process
City Review
One of the City Council's four key priorit ies 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, including the Building Industry Association of San Diego County (BIA), 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-on important projects, city and developer staff
form teams as needed Deve lopment Review Team meets monthly to monitor major projects and
make sure they stay on track.
Another city initiative was the consolidation of most of the staff involved in development review
(Housing and Neighborhood Services, Planning, Land Design Engineering, Building, and Economic
Development) into a single department, Community & Economic Development. _This cla rified
communication lines for both project applicants and city staff. _M ost oftheAII initiatives have been
implemented, including a 2013 . One initiati,•e that req1:1ires an amendment to the Zoning
Ordinance to streamline and improve t he city's development review process will become effective
when the Coastal Commission acts on the related Local Coastal Program Amendment (anticipated
in 2014).
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Carlsbad's review process depends on the project type and complexity, and whether a major
variation in development standards, land use, or operating conditions is requested. _If the
proposed project involves ownership units, then either a tentative tract map or parcel map is
required._lfcondominium ownership is proposed, then a Planned Unit Development (PUD) permit
is required._ This PUD process allows review of project design features, such as architecture, site
design, landscaping, and recreation areas. Zoning Ordinance Chapter 21.45 contains the
standards required for projects subject to a PUD; the chapter also provides the necessary approval
findings and references applicable City Council policies specifying architectural and neighborhood
design.
The discretionary review process for rental apartments is more straightforward._ Apartment
projects with no more than four units are allowed by right in multi-family zones, provided they
meet General Plan density thresholds. Since only a building permit is required, apartment
complexes with four or fewer units provide an opportunity for infill of underutilized sites.
Apartment developments with more than four units must submit a Site Development Plan (SOP)
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
a I lowed by right.
According to Zoning Ordinance Section 21.53.120, SDPs are also required for rental or ownership
affordable housing projects of any size. _"Affordable housing" is defined in the Zoning Ordinance as
"housing for which the allowable housing expenses for a for-sale or rental dwelling unit paid by a
household would not exceed thirty percent of the gross monthly income for target income levels,
adjusted for household size." _Review of SDPs for affordable housing projects follows the timeframes
discussed below. _Processing of SDPs is explained in Zoning Ordinance Chapter 21.06.
As mentioned previously, review of the SOP 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 SOP for affordable housing projects may allow less restrictive development standards
than specified in the underlying zone or elsewhere provided that the project is consistent
with all applicable policies (such as the General Plan) and ordinances.:.
• In the Coastal Zone, any project requiring a SOP shall be consistent with all certified local
coastal program provisions, with the exception of density.
• Through the SOP 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:
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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 t he project shall be completed;
Points of ingress and egress;
Other requirements to ensure consistency with the General Plan or other adopted
documents; and
=-.On-or off-site public improvements.
To assist applicant certainty regarding the standards that would be applied, documents such as the
Zoning Ordinance and other planning requirements applicable to multi-family developments are
available from the Carlsbad Planning Division via mail, email, online, or in person. _Applicable
provisions as well as application forms and fee information may be found on the division's website
at http://www.carlsbadca.gov/services/depts/planning/default.asp
http://www.carlsbadca.gov/planning/indeichtml.
Ad ditionally, Zoning Ordinance Section 21.06.020 establishes the approval findings for SDPs. These
findings are as follows:
• 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 Pla n, ~
master or specific plan, the Zoning Ordinance, and 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;
• That the site for the intended use is adequate in size and shape to accommodate the use;
• That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to
adjust the requ ested use to existing or permitted future uses in the neighborhood will be
provided and maintained, and;
_•_That the street system serving the proposed use is adequate to properly handle all t raffic
generated by the proposed use.
• -The proposed development or use meets all other specific additional findings as requ ired by
this title.-
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 read ily available to a project applicant._ Sites for
high density development in the city are located according to General Plan standards to help ensure
t hey are in locations compatible with their surroundings and appropriately located near adequate
services and transportation networks.
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Carlsbad offers a preliminary review process to potential applicants. For a reduced application fee
and minimal submittal requirements, applicants will receive detailed information on t he standards
and process ing 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 ca n vary, depending on t he size and type of
development, permits required, and approving entity (Table 10-38)._ Typical processing time for a
single-family home is two to three weeks, while larger subdivisions can take eight to 12 months (from
t he application date to approval date).
TABLE 10-38: -DISCRETIONARY REVIEWS FOR RESIDENTIAL PROJECTS
I TYPE OF DEVELOPMENT ----
Single-Family House (1 Unit)
Single-Fam ily St andard
Subdivision (1-4 U_n_it_s)'---
Single-Family Small-lot
Subdivision (1-4 Units)
I
Single-Family or Multi-family
Condominiums (1-4 Units)
Single-Family or Multi-family
Apartment s (1-4 _U_n_it_s) __ _
Single-Family St andard
Subdivision (S+ Unit s) ,__
Single-Family Small-lot
Subdivision (S+ Units)
Single-Family or Multi-family
~dominiums (5+ Units)
Single-Family or Multi-family
Apartments (S+ Units)
PERMITS REQUIRED APPROVING ENTITY
Building-Permit Building-Official
Tentative Parcel M ap City Planner'
Tent. Parcel Map PUD City Planner'
Permit
Tent. Parcel Map PUD City Planner'
Permit
Building Permit Building Official'
Tent. Tract Map Planning Commission
Tent. Tract Map PUD Planning Commission
Permit
Tent. Tract Map PUD Planning Commission
Permit
Site Development Plan Planning Commission
1 Afford a b I e housing projects of any size require approval of a SOP by the Planning Commission.
Source: _Clcy of Corlsbod, ;w.82016.
California Coastal Commission
I PROCESSING TIME
2 -3 weeks
3-6 months
---
4 -8 months
----
4-8 months
3-Sweeks
6-9 mont hs
6-11 months
16 -11 months
6-11 mont hs
The city has obtained Coastal Development Permit jurisd iction for five of the six Local Coastal Plan
(LCP) segments (excl uding t he 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. As part of its current effort to update its LCP,
the city is pursuing jurisdiction to issue Coastal Development Permits in the Agua Hedionda LCP
segment.
Proposed changes to the LCP or ordinances that implement the LCP, such as the Carlsbad Zoning
Ordinance, require t he filing of a LCP amendment with the Coastal Commission after all city approvals
have occurred. _ The Coastal Com mission must review and approve these changes before t hey
become effective in the Coastal Zone. _This additional review may add a year or moreseveral months.
Since the req uirement to file a LCP amendment is applicable to all jurisdictions wit h Coastal Zones, it
10-102
is not unique to the City of Carlsbad and does not constitute an actual constraint to housing
development.
San Diego Regional Airport Authority
Carlsbad is home to the McClellan-Palomar Airport, a public aviation facility, owned by the County of
San Dieg0,--=-Pursuant to state law, all GPAs, Zoning Ordinance amendments, and Master and Specific
Plan amendments that affect land within the airport's influence area in Carlsbad must be reviewed
by the San Diego County Regional Airport Authority (SDCRAA). _ The SDCRAA has 60 days for the
review. _However, the City Council has the authority to override the SDCRAA review with a four-fifths
vote. _Since this requirement is applicable to all jurisdictions located near airports/airfields, this
requirement is not unique to the City of Carlsbad and does not constitute an actual constraint to
housing development. _Other potential constraints associated more specifically with the airport are
discussed in Section 10.4this section.
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, ~2014, the ~2013 California Building Code and appendices became effective
and were adopted byin the city, along with local amendments related to administrative procedures
(e.g., permit expiration and exemptionst,-L 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 10-39.
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. (These fee averages, collected in 2013, are maintained to provide
a reasonable comparison w ith the fee information collected from other cities below.)
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 et>,4-cities' 4:a#-adopted (2013) 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 per
unit in single-family subdivisions and $33,632 per unit for a typical multi-family project; and the City
10-103
of Escondido estimates that a developer can expect to pay $39,860 for a typical single-family dw elling
unit and $24,247 per unit for a multi-family project.
For single-family and multi-family construction, the 2013 permit and development impact fees stated
above for Carlsbad and adjusted for inflation to 2016, represent about 10 percent and 8 percent,
respectively, of total development costs ("TDC," or the costs to co nstruct a home, less the developer's
profit). TDC for a single-family home were based on a developer's estimate to build a 40-plus unit
subdivision in t he city with single-family detached homes averaging 2,000 square feet. TDC for a
multi-family dwelling were based on estimates to develop market-rate, garden apartments with one
to three bedroom units averaging 860 square feet in Carlsbad. These multi-family estimates are
contained in Appendix II of the Affordable Housing Impact Fee Nexus Study prepared for the
proposed rental housing impact fee, available at
http://www.carlsbadca.gov/cityhall/clerk/meetings/boards/housing.asp.
TABLE 10-39:_-DEVELOPMENT IMPAn A~H> Pl!RMIT ISSUANCI! FEE SCHEDULE
10-104
DEVELOPMENT PROCESSING FEES +¥Pi
a eministrati'.'o Aeministrati'.'e Variance
Affordable Housing
Impact
In-Lieu
Agricultural Conversion Mitigation Fee
Coastal Development Permit (outside the V illage)
Single Family Lot
2-4 Units or Lots
5+ Units or Lot Subdivision
Coastal Development Permit (Village only)
Environmental Impact Assessment (other)
Environmental Impact Report
General Plan Amendment
0-5 Acres
Over 5 Acres
Habitat Management Permit
-----Minor
--=l
$724ill
$2,915/du
$4,515/du
$10.000/ac~
$4.0091m1 J
R4-042.222
$3;42a3.616
----$675
$1.760 -----------~20.433
~562 -----------------Major ~3.981
Hillside Development Permit
Single Family ---r ~1.265 I ---~ Other (Multiple Lots) $2.4242,559 ----------------.---------------~ Local Coastal Program amendment $&;G-+96.356
Local Facilities Management Zone Plan-I-Amendment $10,000.00/Fee+ Min. Increments of $5,000.00
Master Plan
Master Plan Pre-Filing Submittal
Planned Development
Minor -(4 or fewer units) --------~ Major (5-50 units) ------------Major (51+ units)
Sewer Cennectien Fee
Site De'.'elopment Plan
Minor (<4 1:Jnits) -----------Major (all non rosieential)
Specific Plan
Tontati'.'o Tract Map (Majer S1:Jbeivision)
5 49 Units/lots
50• Units/lots -------Traffic Impact foe
Single Family Detaches ----------Gene om in i 1:J m S
-----
$4G,34442, 566
$~7.239
~8.515
~13.454
$+,GOO
~
~
$33,669
$2,390_ $2,810_/l:lnit
$1 ,192_ $2,248_/1:Jnit
$1,434_ $1 ,686)1:Jnit .A.partmonts
Zeno Chango --------------+-------------1-0-105 <5acros ~
5+ acres W;-400
-----------TABLE 10-39: DEVELOPMENT FEE SCHEDULE
DEVELOPMENT PROCESSING FEES (CONTINUED}
Preliminary Review
~inor (single family dwelling) -------
Ma jor (other)
Review Permit. Major (Village only)
Site Development Plan
Minor {<4 units)
Major
pedal Use Permit
Flood Plain
$202
$720
$3.071
$4.550 j
$11 .541
$3.937
Scenic Conidor r·~~ --
pecific Plan _
Tentative Parcel Map ---· ------
f Tentative Tract Map {Major Subdivision)
~-----+-------~
~i
$35.552 j
$3.875 I
5-49 Units/Lots
50+ Units/Lots
Variance
Minor
Planning
Zone Change
<5 acres
5+ acres
DEVELOPMENT IMPACT FEES
Bridge & Thoroughfare Districts
District 1
District 2
District 3
Community Facilities District
Single Family Detached. Condominium
Apartment
Habitat Management Plan Mitigation Fee
Coastal Sage Scrub
Non-native grassland
Agricultural/Di st ri but ed/E ucal ypt us wood I and
Local Facilities Management Zone
Master Drainage ("PLDA'l1
EW
$15.883
$4.994
$6.766
AM.Q!!fil
S318-S530/unit (varies based on unit type}
S348-S1 .459/Average Daily Trip {varies based on location)
S200/Average Daily Trip
S2.232/unit
S0.71/sguare foot
+---------S31.194/acre
$15.598/acre
$3.120/acre
r + ---
--------
$310/unit (applies to Zone 6 only)
$2.136-$26.906/acre
S3.696-S7.649/unit (varies based on location. unit type) Park tn Lieu
Public Facilities
School Fees (residential)2
Sewer Benefit Area
10-106
-t---
1.82% /in a CFD) or 3.5% (out of a CFD) of permit valuation
S3.48-S4.68/sguare foot
SO-S3.347/unit (varies based on location) -------------
TABLE 10-39: DEVELOPMENTFEE SCHEDULE
DEVELOPMENT IMPACT FEES (CONTINUED)
Sewer Connection {all areas)
~ Traffic lmpact3 ---
Single Family Detached
Condominium
Apartment
I Water Connection4
Single Family Detached
Multi-family ----
1
1Fees vary based on location and runoff factor: highest fees generally applicable to non-residential projects
2Represents range of fees charged by the four school districts serving Carlsbad.
3Fees vary based on location in or out of a community facilities district.
AMOUNT ~81/e:;,~-=~
$2.152-$2.528/unit
$1.614-$1.896/unit
S10.877/unit
S5. 181/unit
'Fees based on 3/4-inch meter for single-family detached and 2-inch meter for multi-family. Multi-family fees figured over 10 units.
Source: City o f Corlsbad. September~ 2015.
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 va riety of funding
sources, including the Housing Trust Fund, and CDBG and ~OME: ~o~sing i:~ndsfunds.
Further, and at the req uest of the BIA, the City Council adopted an ordinance in 2013 that allowed
developers, for a two-year period, to choose to defer the payment of specified development impact
fees for certain projects, including residential developments of five or more dwelling units. The
ordinance permitted these fees to be paid prior to a request for final building inspection rather than
before permit issuance or final map recordation. A subsequent 2015 ordinance made impact fee
deferral a permanent developer option. This option can be an economic stimulator as it offers
builders flexibility in how and when certain fees are pa id. At the same time, fee deferral does not
negatively impact city staff's administration of the fee collection process.
Environmental Constraints
Environmental constraints to residential development typically relate to the presence of sensitive
habitat, water supply, topography, and other environmental ha zards that can limit the amount of
development in an area or increase the cost of development. _This section analyzes these potential
constraints.
Endangered Species/Sensit ive Hab itat
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
10-107
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 and Sewer Supply
Although Carlsbad and the San Diego County Water Authority (SDCWA) do not foresee short-term
water supply problems, the city cannot guarantee the long-term availability of an adequate water
supply. _Recent state law requires that the local water purveyor prepare a water supply assessment
for larger subdivisions to ensure adequate long-term water supply for single-year and multi-year
drought conditions prior to issuance of a building permit. _The city also actively implements several
water conservation programs and has an extensive network for the collection, treatment, and
circulation of recycled water for non-potable uses throughout the city. _ The Claude "Bud" Lewis
Carlsbad Desalination Plantproject, approved iA November 2012, w ill 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 iAteAt to eAter iAto a 30 year agreemeAt has cont racted with SDCWA
to purchase a minimum 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-t erm water supply under drought conditions. The desaliAatioA project is
lmder coAstructioA a Ad is due to be completed iA 201!3.
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~83 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
districts provide water service (Vallecitos also provides sewer service). }loAe of the Ten sites the city
has identified to meet its RHNA are located in the Vallecitos service area and fuwerthaA 10about 130
potential units are located in the Olivenhain district. Sites to accommodate approximately 225 units
are within the boundaries of the Leucadia Wastewater District. According to the city's Growth
Management Monitoring Report (FY 2012 132014-2015), alleet-h districts have indicated their ability
to provide sewer and water se rvices to the RHNA units within their respective service areas.
10-108
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 10.3.
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 avo id 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 scen ic qualities of hillside topography, these policies on hillside
development are necessary.
McClell an-Pa lomar Airport
The McClellan-Pa lomar Airport is located east of the 1-5 and north of Pa lomar Airport Road within
the city limits. _The significant restrictions to residential development are the airport's safety zones
(1-6) and within certain proj ected 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 Equiva lent Level) as the exterior noise environment not
suitable for resident ial use.
Mitigating Opportunities
The Carlsbad General Plan Land Use Element designates t he 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 16 or 20
dwelling units per acre, respectively, and additional open land is maintained. _Any multi-family
housing within the ~.§Q_CN EL 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. Only one
site, Aviara Farms, an approximately 9 acre underutilized site with the capacity for 206 very low
income units (see Appendix B, Table 8-2), is located within the-eF ~60 CNEL airport noise contour.
As noted, multi-family housing within this noise contour is acceptable subject to a noise study and
mitigation, which typically is accomplished through standard construction methods.
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10.5 Review of PretJious Mousing ElementHousing
Programs
Before devising a-ReW-t he housing plan for t he current 2013~2021 Housing Element, the city
reviewed the housing programs contained in the previous Housing Element (2005-2010, extended
through ~April 29, 2013 by SB 575) for effectiveness and continued appropriateness. For t he
2017 Housing Element Update, the city similarly reviewed the current programs for their
effectiveness and continued appropriateness. Appendix A documents program achievements to
date (2013-2015). pro>1ides a program by program discussion of achie1,ements since 200S . The
continued appropriateness of each program is also noted.
Section ~10.7, Goals. Policies, and Programs of the Housing Plan; of this 2013-20291 Housing
Element,. wa£-were 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 10.2), resources available (Section 10.3), and const raints present (Section 10.4).
The Housing Plan has subsequently been adjusted to incorporate t he results of the 2017 Housing
Element Update.
The following summarizes the achievements of the previous and current Housing Elemen~ in terms
of housing constructed and preserved.
Housing Construction and Progress toward RHNA
The following Table 10-40 summarizes the city's progress in housing co nstruction 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 co nstructed 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, ~99 market rate units constructed from 2010-20127 may have beenwere
affordable to moderate income households, as shown in Table !2_~of t he 2015 Annual Housing
Progress Report, which summarizes residential construction In Carlsbad from 2010-2015. Although
not reflected in the table below, the city also helped to finance 50 to 70 add itional shelter beds for
homeless men and fa rmworkers.
TABLE 10-40: -PROGRESS TOWARD MEETING THE RHNA: _2003-2012
~' -VERY LOW LOW MODERATE I ABOVE
MODERATE
3,411 RH NA 1,922 1,460 1,583 ----.,
Accomplishments -----------~ Units Constructed 231 841 459 5,003 .. ----Units Rehabilitated 0 0 0 0 ------
0 Units Co nserved 0 0 0 1-
Total 231 841 459 5,003
Source:_ Cit y of Carlsbad, 2012 Annual Housing Element Progress Report.
I 0-110
TOTAL
8,376 1
6,534 --0
0
6,534
Table 10-25 in Section 10.3 summarizes the city's progress toward meeting the current (2010-
2020) RHNA. From January 1, 2010 through April 30, 2016, 2,645 dwelling units have been
constructed or approved for construction, representing approximately 53% of the overall RHNA
target. Units continue to be approved and constructed at a range of income levels as a result of
market conditions and city housing programs: 365 lower income units, 182 moderate income
units, and 2,098 above-moderate income units.-While the overall housing production is keeping
pace with overall need, production of very low and moderate income housing is not. Therefore,
it is important that the city continue its efforts to implement the housing plan.
Housing in the Coastal Zone
Pursuant to state law, the city monitors housing activities in the Coastal Zone. According to state law,
coasta l zone demolitions that meet certain criteria are not required to be replaced. One criterion is the
demolit ion 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
beeRwere demolished in Carlsbad's Coastal Zone during the previous Housing Element period. Among
these units, none were subject to replacement requirements. No units have been demolished in the
current period (through 2015).
The city's lnclusionary Housing progra m resu lted in t he construction of affordable units in the Coastal
Zone or within three miles of the Coasta l Zone. Detailed in Table 10-41 is a tabulation of the housing
units constructed and demolished in Carlsbad's Coastal Zone from 1991 to 2012through 2015.
Between 2005 and -2m2015, e&+-887 housing units were added to the Coastal Zone, of which 25 (4
three percent) were affordable to lower-income households.
Between 2013 and 2015. a total of 200 housing units were constructed, including 25 second dwelling
units. of which five were affordable to lower income households.
TA BLE 10-41:--COASTAL ZONE RESIDENTIAL DEVELOPMENT
SINGLE-FAM I LY MULTIFAMILY
DATE ATTACHED DETACHED 2-4 UNITS 5+ UNITS MOBILE DEMOLITIONS AFFORDABLE
1991-1999
l (July 1, 1991 to
June 30, 1999) ___ _
1999-2005
(July 1, 1999 to
June 30, 2005)
2005-2012
(July 1, 2005 to
December 31, 2012)
I 2013.2015
(January 1. 2013 to
1 December 31. 2015
~Includes 17 second dwelling units
'Induces 2S second dwel'ing units
Source: Cit y of Carlsbad, ~2016.
134 2,041 307 366
60 2,381 305 4,837
367 12 82 226
HOMES
16 1
UNITS I
0 344
I
0
8 1
456-01
---------
0 13 25
QI QI ~1
I 0-11 I
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 From 2010 ~
and 2012to date, the city's housing implemented the following preservation programs have resulted
in the following:
• In 2010, the city approved the conversion of a mobile home park from rental to a resident-
owned park. _Affordability of the units is protected pursuant to state law.
_•_In 2012, the City Counci l approved a $7.4 million residual receipts loan from the Housing
Trust Fund for the acquisition of 42 1950's era duplex units in the Barrio (Harding Street
Neighbors, LP)._ Eventually. SO duplexes units were acquired. with acquisition of all
properties completed by 2015. All units were rehabilitated and rent-restricted for 55
years to low income households. The intent of the property acquisition is to consolidate
the parcels and construct a new -149-114-118 unit high density (minimum 23 du/ac) lower
income affordable housing development with an initial phase of 93 units.
• In 2015. two M inor Home Repair Grants were issued to low-income homeowners to assist
in home repairs. The city has issued a total of six grants since 2013.
• In 2016. the city's Housing and Neighborhood Services staff successfully assisted in
negotiating rents of 26 low income tenants at Santa Fe Ranch so that they cou ld remain
in place after the project's conversion to market rate. The city also provides Section 8
rental assistance to maintain housing affordability for these residents.
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10.6 Hou sing Plan Overview
This section of the Housing EleA'lent Element set;.introduces and describes~ the city's Housing Plan.
The Housing Plan consists of 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. This section serves as a
guide to t hese +he-goals, objectives, policies, and programs, which are contained in accompanying
Section 10. 7. Together, Sections 10.6 and 10.7 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.
Fi scal Con siderations
While the city affirms its commitment towards meeting the community's housing needs, it is
nevertheless incumbent on the city to acknow ledge 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 offunds, 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 (~10.7 ) of the Housing Plan establishes a policy
framework to guide city decision making to meet identified goals. _The housi ng 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 position the city takes to implement an objective. _Policies contained
in the Housing Element are important statements as they reflect the city's official position on a
matter._ Future development must be consistent with these policies.
Designing Housing Programs
Th e 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.
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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.
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10.7 Housing Plan 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.
10-G.1 Carlsbad's existing housing stock preserved, rehabilitated, and improved with special attention to
housing affordable to lower-income households.
10-P.l 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.
10-P.2 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.
10-P.3 Monitor the status of assisted rental housing and explore options for preserving the units "at risk" of
converting to market-rate housing.
10-P.4 Seek to reduce or eliminate net loss of existing mobile home rental opportunities available to lower
and moderate income households.
10-P.S Aim to retain and preserve the affordability of mobile home parks.
10-P.6 Survey residential areas periodically to identify substandard and deteriorating housing in need of
replacement or rehabilitation.
10-P.7 Provide rehabilitation assistance, loan subsidies, and rebates to lower-income households, special
needs households, and senior homeowners to rehabilitate deteriorating homes.
10-P.8 When feasible, acquire rental housing from private owners by utilizing various local, state, and federal
funding sources, and rehabilitate deteriorated structures if needed. _If acquisition is not feasible,
provide incentives to property owners to rehabilitate deteriorating rental units that house lower
income households.
10-P.9 Provide a reasonable number of rental unit~ 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
Th e 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 actua l 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
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Objectives and Time Frame:
• Continue implementation of the lnclusionary Housing Ordinance and impose incl usionary
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 ordin ance
(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 pa rks to resea rch the financial feasibility
of purchasing their mobile home parks so as to maintain the rents at levels affordable to its tenants.
One potential source of financial assistance is t he state's Mobilehome Park Rehabilitation and
Restorat ion Ownership Program (MPRROP). The purpose of t he program is to finance, through loans,
t he preservation of affordable mobilehome parks by conversion to ownership or control by resident
organizations, nonprofit housing partners, or local public agencies. Loan proceeds may be used to:
purchase (conversion) a mobilehome park; rehabilitate or relocate a purchased park; purchase by a
low income resident a share or space in a converted park; or to pay for the cost to repair low income
residents' mobilehomes. Effective January 1, 2017, loan proceeds may also be used to replace low
income res idents' mobilehomes.
Funding:_ Housing Trust Fund, state grants and loans (such as MPRROP)
Lead Agency: _Planning Division, Housing and Neighborhood Serv ices Division
Objectives and Time Frame:
• Continue to regulat e the conversion of mobile home pa rks in Carlsbad, as permitt ed by
state law.
• As appropriate, provide information to mobile home park tenant s regarding potential
tenant purchase of parks and assistance avai lab le, through programs such as MPRROP.
Program 1.3:_ Acqu isition/Rehabilitation of Renta l Housing
The city will continue to provide assistance on a case-by-case basis to preserve the existing stock of
lower and moderate income rental housing, inclu ding:
• Provide loans, grants, and/or rebates to owners of rental properties to make needed
repairs and re habilitation.
• As financially feasible, acquire and rehabi litate rental housing that is substandard,
deteriorating or in danger of being demolished. _Set-aside at least 20 perce nt of the
reha bilitated units for extremely-and/or very low income households.
• As appropriate and determined by City Council, provide deferral or subsidy of planning
and building fees, and priority processing._ Priority will be given to repa ir and
rehabilitation of housing identified by the city's Building Division as being substandard or
10-1 16
deteriorating, and which houses lower income and in some cases moderate income
households.
Funding:_ State grants and loans, Housing Trust Fund, CDBG
Lead Age ncy:_ Housing and Neighborhood Services Division, Building Division
Objectives and Time Frame:
• Assist in the acquisition and/or rehabilitation of 44-68 rental housing units between 2013
and ~2021.
• 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: _Rehabi litation of Owner-Occupied Housing
As the housing stock ages, the need for rehabilitation assistance may increase. _The city will provide
assistance to homeowners to rehabilitate deteriorating housing. _Eligible activities under this
program include such things as repairing faulty plumbing and electrical systems, replacing broken
windows, repairing termite and dry-rot damage, and installing home weatherization improvements.
Assistance may include financial incentives in the form of low interest and deferred payment loans,
and rebates._ Households targeted for assistance include lower-income and special needs (disabled,
large, and senior) households.
Funding: _Housing Trust Fund, CDBG, state loans and grants
Lead Agency:_ Housing and Neighborhood Services Division
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 /\t Risk Housing
One project within the city Santa Fe Ranch /\partments may be considered as at risk if the owner
pays off bonds early. VVhile this is unlikely since the current income at affordable levels is not
substantially 1011,·er than the potential income at market rates, the city will nonet heless monitor its
status. Through monitoring, the city 'A'ill ensure tenants receive pro13er notification of any changes.
The cit•, will also contact nonprofit housing developers to solicit interest in acquiring and managing
the property in the e·rent this or any similar project becomes at risk of converting to market rate.
Funding: I-lousing Trust Fund, CDBG, state loans and grants
Lead Agency: I-lousing and ~Jeighborhood Services Division
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Objectives and Time Frame:
• Periodically monitor the at risk stat1:Js of the €i4 1:Jnits at Santa Fe Ranch Apartments.
• [ns1:Jre that the tenants receive proper notification for any action related to rent
increases.
• ProYide tenants with information abo1:Jt other a,,ailable 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 encou rages the production of new housing units that offer a w ide range of
housi ng 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.
10-G.2 New housing developed with diversity of types, prices, tenures, densities, and locations, and in
sufficient quantity to meet the demand of anticipated city and regional growth.
10-P.10 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 in Section 10.3 (Resources Available).
10-P.ll Ensure that housing construction is achieved through the use of modified codes and standards while
retaining quality design and architecture.
10-P.12 Provide alternative housing opportunities by encouraging adaptive reuse of older commercial or
industrial buildings.
10-P.13 Encourage increased integration of housing with nonresidential development where appropriate.
10-P.14 Encourage the use of innovative techniques and designs to promote energy conservation in residential
development.
Program 2.1: _Adequate Sites to Accommodate the RHNA
The city will continue to monitor the absorption of residential acreage in all densities and, if needed,
recommend the creation of additional residential acreage at densities sufficient to meet the city's
housing need for current and future residents. Any such actions shall be undertaken only where
consistent wit h the Growth Management Plan.
The analysis in Section 10.3 (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 add itional
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 t hroughout t he city, including the Village
and Barrio, and meet with developers to identify and discuss potentia l project sites.
Funding: _Departmental budget and Housing Trust Fund
I 0-118
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 identified in the Housing
Element (Figure 10-1 and Appendix B) on the city's website or in a public notification area
of the city's Planning Division within one yea r of Housing Element adoption. The
inventory shall be updated annually.
Program 2.2: _Flex ibi lity 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 Cod e 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 concess ions 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 Age ncy:_ Planning Division
Objectives and Time Frame:
• Continue to offer flexibility in development standards to facilitate the development of
460 lower and moderate income, and senior households, subject to available resources,
developer interest, and market conditions.
• Periodically revie·,vMonitor ap plication of 4e-Municipal Code standards for constraints
to development of new housing and recommend changes that would minimize such
constraints and enh ance the feasibility of affordable housing, while maintaining the
quality of housing.
Program 2.3: _Mixed Use
The city will enco urage mixed-use developments that include a residential component. Major
commerci al centers should incorporate, where appropriate, mixed commercial/residential uses.
Fundi ng: Departmental budget
Lead Agency: _Planning Division
Objectives and Time Frame:
• Apply mixed-used development principles. st andards, and incentives to facilitate
development of 450 dwelling units, subject to ava ilable resources, developer interest, and
market conditions .
10-11 9
• Periodically review development standards and incentives that would encourage mixed-
use developments.
• Identify areas and properties with potential for mixed-use deve lopment and provide
information t o interested deve lopers.
Program 2.4:_ Energy Conservation
The city has establ ished 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 recycli ng 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 st andards, building setbacks, height,
and increased density) as necessary to:
Enable developments to qualify for silver level or higher LEED (Leadership in Energy
and Environmental Design) Certification, or a comparable green building rating, and
t o maintain t he financial feasibility of t he deve lopment wit h such ce rtification.
Achieve densities at or above the minimum required if t he applicant ca n provide
acceptable evidence that application of the development standards precludes
development at such densities.
• Facilitate resource conserva tion 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.
• Encourage infill development in urbanized areas, particularly in the Village and Ba rrio,
through implementation of the Vill age Master Plan and Design Manual and the allowed
density ranges in the Barrio.
Funding: Departmental budget, Ge neral Fund
Lead Agency: Planning Division; Building Division
Objectives and Time Frame:
• Continue t o pursue energy efficient development and re habilitation of res id ential units
t hrough incentives, funding assist ance, and city policies.
• Continue t o explore additional incentives to facilitate energy efficient development.
Housing Implementation
The city has a number of programs and resources that can help provide a va riety of housing for
house holds with different incomes and special needs. Program implementation must be done in
10-120
light of applicable regu lations and available funding and monitored regu larly to maintain
compliance an d success.
10-G.3 Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of
current lower and moderate income households and those with special needs, and a fair share
proportion of future lower and moderate income households.
10-P.15 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 10 percent of
the lower income units should have three or more bedrooms (lower income senior housing projects
exempt).
10-P.16 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.
10-P.17 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.
10-P.18 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 10.3 (Resources Available). _With limited exceptions, the allocation of
excess dwelling units will require provision of housing affordable to lower income households.
10-P.19 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.
10-P.20 Encourage the development of an adequate number of housing units suitably sized to meet the needs
of lower and moderate income larger households.
10-P.21 Ensure that incentive programs, such as density bonus programs and new development programs are
compatible and consistent with the city's Growth Management Plan.
10-P.22 Maintain the Housing Trust Fund and explore new funding mechanisms to facilitate the construction
and rehabilitation of affordable housing.
10-P.23 Consistent with state law, establish affordable housing development with priority for receiving water
and sewer services when capacity and supply of such services become an issue.
10-P.24 Pursuant to state law, identify and monitor housing units constructed, converted, and demolished in
the Coastal Zone along with information regarding wh ether these units are affordable to lower and
moderate income households
10-121
Program 3.1: _lnclusionary Housing Ordinance
The city will continue to implement its lnclusionary Housing Ordinance, which requires a minimum
of 15 percent of all ow nership and qualifying rental residential projects of seven or more units be
restricted and affordable to lower income households._ This program requires an agreement between
all residential developers subject to this inclusionary requirement and the city which stipulates:
• The number of required lower income inclusionary units;
• The designated sites for the location of the units;
• A phasing schedule for production of the units; and
• The term of affordability for the units.
For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of
inclusionary units is permitted._ The fee is based on a detailed study that calculated the difference in
cost to produce a market rate rental unit versus a lower-income affordable unit. As of ~2016, 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
10.3 (Resources Available).
The city will also continue to consider other in-lieu co ntributions allowed by the lnclusionary Housing
Ordinance, such as an irrevocable offer to dedicate developable land.
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 2010 housi ng estimates, the city
anticipates 3,847 new housing units to be developed between 2010 and 2020, potentially generating
577 inclusionary units.
Adjust the inclusionary housing in-lieu fee as necessary and appropriate to reflect market conditions
and ensure fees collected are adequate to facilitate the development of affordable units.
Program 3.2: _Excess Dwelling Units
Pursuant to City Council Policy Statement 43, the city will continue to utilize "excess dwelling units,"
described in Section 10.3 (Resources Available), for the purpose of enabling density transfers, density
increases/bonuses and General Plan amendments to increase allowed density.
10-1 22
Based on analysis conducted in Section 10.4 (Constraints and Mitigating Opportunities), the city can
accommodate its 2010-2020 RHNA without the need to utilize excess dwelling units (except for
properties designated "V -Village") to accommodate the RHNA at each household income level. !n
the Vi llage, since all residential development requires an allocation of excess dwelling units, t he city
has specifically reserved 759 excess units (as of July 2016) for this purpose.
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 55 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.
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)
incorporate to ensure consistency with all recent changes to state density bonus law (up to and
including AB 2222 changes, effective ~January 1, 2015). The city is currently processing a zoning
code amendment to ensure consistency with the latest changes to state density bonus law ma de by
AB 744, effective January 1, 2016.
In 2016, the governor signed several bills that make further changes to state density bonus law: AB
1934, AB 2442, AB 2501, and AB 2556. Some notable changes include: granting a "development
bonus" to commercial development when in partnership with an affordable housing development;
granting a density bonus to developments that include affordable housing to transitional foster
youth, disab led veterans, or homeless persons; requiring cities to adopt procedures and t imelines for
processing a density bonus application; and making numerous technical changes to clarify various
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provisions of density bonus law. The city will amend its density bonus ordinance to incorporate all of
the mandatory changes of the above-referenced bills.
Funding: Departmental budget, Housing Trust Fun d
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• CoFRplete the pending aFRendFRent toAmend Carlsbad Municipal Code Chapter 21.86 by
J1:1ne 30, 2014December 31, ~2017 to ensure consistency with ill!_recent changes to
state density bonus law, namely, those required by AB 744 (2015), AB 1934, AB 2442, AB
2501, and AB 2556.
• 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 w ith 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 -2-02G2021.
Program 3.5 : _Affordable Housing Incentives
The city will consider using Housing Trust Funds on a case-by-case basis to offer a number of
incentives to facilitate affordable housing development. Incentives may include:
• Payment of public facility fees;
• In-kind infrastructure improvements, including but not limited t o street improvements,
sewer improvements, other infrastructure improvements as needed;
• Priority processing, including accelerated plan-check process, for projects that do not
require extensive engineering or environmental review; and
• Discretionary consideration of density increases above the maximum permitted by the
General Pl an through review and approval of a site development plan (SOP).
Funding:_ Departmental budget, Housing Trust Fund, CDBG
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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 ~2021 (inclusive
of units to be assisted under Program 3.4 -City-Initiated Development, and Program 3.10
-Senior Housing).
Program 3.6: Land Banking
The city w ill 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 has identified a list of nonprofit developers active in the region. When a city-owned or
acquired property is available, the city will solicit the participation of these nonprofits to develop
affordable housing. _Affordable housing funds will be made available to facilitate development and
the city will assist in the entitlement process.
Funding: _CDBG, Housing Trust Fund
Lead Agency: _Housing and Neighborhood Services Division
Objectives and Time Frame:
• Solicit nonprofit developers when city-owned or acquired property becomes available for
affordable housing.
• Provide land for development of affordable housing.
• Consider private-public partnerships for development of affordable housing.
Program 3.7: _Housing Trust Fund
The city w ill 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 rental housing impact fee to generate affordable ~units when
affordable units are not included in a rental development.
Funding: _In-Lieu fees, impact fees, housing credit revenues, HOME/CDBG Housing Reserve, local,
state and federa l funds
10-125
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 t he development of affordable housing for
low income house holds. This means regularly meeting with market and affordable
housing developers and non-profit organizations (typically once a month and upon
request) to advise of city resources and requirements and to share and learn of
development opportunities; keeping abreast of community development and real estate
activities, including potential prospects to acquire property; and, recommending property
acquisitions and approval of Housing Trust Fund expenditures along with preparing and
executing related loan documents.
Program 3.8:_ Section 8 Housing Choice Vouchers
The Carlsbad Housing Authority will continue to adm inister 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 ~575 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:
• Co ntinue to promote the MCC program with the objective of assisting at least two
households annually.
10-126
Program 3.10:_ Senior Housing
The city will continue to encourage a wide variety of senio: housing opportunities, especially for
lower-income se niors with special needs, through the provision offinancial assistance and regulatory
incentives as specified in the city's Housing for Senior Citizens Ordinance (Municipal Code Chapter
21.84). _Projects assisted with these incentives will be subjected to the monitoring and reporting
req uirements to assure compliance with approved project conditions.
In addition, the city has sought and been granted California Constitution Article 34 authority by its
voters to produce up to 200 senior-only, low-income restricted housing units._ The city would need
to access its Article 34 authority only when it provides financial assistance and regulates more than
51 pe rcent 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 se niors.
• Work with senior housing developers and non-profit organizations t o locate and construct
at least 50 units of senior low-inco me housing between 2013 and ~2021.
Program 3.11: Housing for Persons w ith 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 w ill continue to evaluate the success of this measure and adjust the ordinance as needed to
ensure that it is effective._ Moreover, the city will seek to increase t he availability of housing and
supportive services to the most vulnerable population groups, including people w ith disabilities
through state and federal funding sources, such as HU D'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.
10-127
Program 3.12:_ Housing for Large Families
In those developments that are required to include 10 or more units affordable to lower-income
households, at least 10 percent of the lower income units should have three or more bedrooms. This
requirement does not pertain to lower-income senior housing projects.
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 ~Rdwellings that can accommodate lower income large
families. Pursuant to Section 10.2, there are ~12.815 lower income households in
Carlsbad, ~710 (e-5.5 percent) of which are large families. *Five and a half percent
of the city's objective for construction of new lower income dwellings (577 dwellings per
section 10.eProgram 3.1) that could potentially resu It from application of the lnclusionary
Housing Ordinance is ~Rdwellings.
Program 3.13:_ Housing for the Homeless
Carlsbad will continue to facilitate and assist with the acquisition, for lease or sa le, 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 SAN DAG for the purposes of coordinating efforts and
resources to address homelessness;
• Assisting local non-profits and charitable organizations in securing state and federal
funding for the acquisition, construction and management of shelters; and
• Continuing to provide funding for local and sub-regional homeless service providers that
operate temporary and emergency shelters.
Funding:_ Housing Trust Fund, CDBG
Lead Agency: _Housing and Neighborhood Services Divisio n
Objectives and Time Frame:
• Provide funding for homeless shelter providers through the annual Action Plan process
for the use of CDBG funds.
• An nually 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.
I 0-128
Program 3.14: _Supportive Services for Homeless and Special Needs Groups
The city will continue to provide CDBG funds to community, social welfare, non-profit and other
charitable groups that provide services for those with special needs in the north San Diego County
area.
Furthermore, the city will work with ageRcies aRd orgaRizatioRs that receive CDBG fuRds to offer a
city referral ser.<ice for homeless shelter a Rd 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 funds.
• CoRtiRue to operate the city's 211 referral ser.<ice.
Program 3.15: _Alternative Housing
In 2016, t he governor signed legislation that affect how cities and counties can regulate the provision
of second dwelling units (now known as accessory dwelling units). AB 2299 and SB 1069, which
became effective on January 1, 2017, are intended to increase housing production by streamlining
approval of accessory dwelling units, and reduce costs through limiting certain utility fees (e.g., sewer
connection charges) and development standards (e.g., parking).
The city will amend its Second Dwelling Unit Ordinance (Carlsbad Municipa l Code Section 21.10.015)
as necessary to comply with the mandatory provisions of SB 1069 and AB 2299.
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
Lea d Agency.;.._;_Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• By June 30, 2017, amend Second Dwelling Unit Ordinance (Carlsbad Municipal Code
Section 21.10.015) as necessary to comply with t he mandatory provisions of AB 2299 and
SB 1069.
• Continue to monitor underutilized properties and sites in the community that have
potential for alternative housing options and offer the information to interested
developers.
10-1 29
Program 3.16: _Military and Student Referrals
The city will assure that information on the availability of assisted or below-market housing is
provided to all lower-income and special needs groups. _The Housing and Neighborhood Services
Division will provide information to local military and student housing offices of the availability of
low-income housing in Carlsbad.
Funding: _Departmental budget
Lead Agency: _Housing and Neighborhood Services Division
Objectives and Time Frame:
• Periodically update the city's inve ntory of ass isted or below-market housing an d make
the information available on print and on the city's website.
Program 3.17: _Coastal Housi ng 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:
• Th e number of housing units approved for construction, conversion or demolition within
the coastal zone after Ja nuary 1, 1982.
• Th e 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.
• Th e nu mber of existing residential dwelling units occupied by persons and families of low
or moderate income t hat are authorized to be demo lished or converted in the coastal
zone pursuant to Section 65590 of the Government Code.
• The number of resid ential 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 zo ne, or w ithin three mi les of the coastal zone in the city, shall be designat ed in
the review.
Funding: _Departmenta l budget
Lead Agency: _Planning Division
Objectives and Time Frame:
• Co ntinue to maintain records and prepare a summary report annually.
Program 3.18: _Housing Element Annual Progress Report and Mid-Planning Period
Housing El ement Update
First, to retain the Housing Element as a via ble policy document, the Planning Division will review t he
10-130
Housing Element ann ually and schedule an amendment if necessary._ As required by state law, city
staff will prepare and submit an nual progress reports to the City Council, SAN DAG, 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 jurisd iction adopted the fourth revision of the element
no later t han March 31, 2010; and (2) the jurisdiction completed any rezoning contained in the
element by June 30, 2010. _Wh ile implementation of the city's 2005-2010 Housing Element sat isfied
the first criterion, it did not meet the second._ Although rezoning was complet ed before the end of
the extended Hous ing Element period (April 30, 2013) to satisfy the adequate sites program, it was
not completed in time to meet the SB 575 requ irement.
The city will build on the annual review process to develop a mid-planning period (four-year) Housing
Element update that includes the following:
• Review program implementation and revision of programs and policies, as needed;
• Analysis of progress in meeting the RHNA and updates to the sites inventory as needed;
• Outcomes from a study session that will be held with the Planning Housing 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 SAN DAG.
• Prepare and complete a mid-planning period update, including pu blic 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.
10-G.4 All Carlsbad housing opportunities (ownership and rental, market and assisted) offered in
conformance with open housing policies and free of discriminatory practices.
10-P.25 Support enforcement of fa ir housing laws prohibiting arbitrary discrimination in the development,
financing, rental, or sale of housing.
10-P.26 Educate residents and landlords on fair housing laws and practices through the distribution of written
materials and public presentations.
I 0-13 1
10-P.27 Contract with a fair housing service provider to monitor and respond to complaints of discrimination
in housing.
10-P.28 Encourage local lending institutions to comply with the Community Reinvestment Act to meet the
commun ity's credit needs and develop partnerships where appropriate. Reevaluate the city's
relationship with lending institutions that are substantially deficient in their CRA ratings.
10-P.29 Periodically review city policies, ordinances, and development standards, and modify, as necessary, to
accommodate housing for persons with disabilities.
Program 4.1: _Fair Housing Services
With assistance from outside fair housing agencies, the city will continue to offer fair housing services
to its residents and property owners. _Services include:
• Distributing educational materials to property owners, apartment managers, and tenants;
• Making public announcements via different media (e.g. newspaper ads and public service
announcements at local radio and television channels);
• Conducting public presentations with different community groups;
• Monitoring and responding to complaints of discrimination (i.e. intaking, investigation of
complaints, and resolution); and
• Referring services to appropriate agencies.
Funding: _CDBG, Section 8 Rental Assistance, Housing Trust Fund
Lead Agency:_ Housing and Neighborhood Services Division
Objectives and Time Frame:
• Allocate annual funding for fair housing services through the Action Plan process for the
use of CDBG funds.
• Participate in regional efforts to mitigate impediments to fair housing choice.
I 0-132
10.8 Quantified Objectives
Quantified Objectives by Income
The following Table 10-42 summarizes the city's quantified objectives for the 2010-2020 RHNA
period, by income group.
TABLE 10-42:_ -QUANTIFIED OBJECTIVES 2010-2020
I EXTREMELY VERY LOW
LOW
LOW MODERATE ABOVE
MODERA
TE
TOTAL I
-----_j --1--------<
~538 £3374 693 1,062 2,332 4,999
----Units to be Constructed'·' 18
---r·
93 466 ~250 ~1~3.847
3.020 I
--------;
Units to be Rehabilitated 0 RQ 0 -&468
Units to be Conserved 0 e_4Q 0 0 al e4Q I -----~----------
----+-
9005~ 0
!-----
Househo lds to be Assist ed•
------------+ ---
~230 ~345 0 10
----------------------------------~ -----·----------~-------,
TOTAL
As described in Section 10.2, the cit y estimates that of the 912 very low income households identified for Carlsbad In the RHNA, at least
;3&538 units (~.2,2%) should be available for extremely low income and up to~lZi,units (i-74..1%) for very low income households.
Affordable units to be constructed are estimated based on SANDAG's 2050 Regional Growth Forecast, analysis of recently·approved and
anticipated near•term development, and land use designation changes that were part of the~ approved part af t~a2015 General
Plan update. Units to be constructed Include 150 city-Initiated affordable hou,ing (Program 3.5, Affordable Housing Incentives) and 427
anticipated incluslonary housing units (Program 3.1, lncluslonary Houdng). 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~
250 moderate Income units is used.
Based on past experience, the city est imates 80-!1Q.second units may be developed during the plannlng 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
-lQ!Q.and ~lQ.12, a total of i+-66 1econd dwelling unit, were built in t he city.
Sixty. t h re e 40-percent of the Section 8 voucher holders are assumed to be ext remely low income households.
10-133
Status:
C
0
p
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Appendix A: 2013-2015
Accomplishments
Note: This Appendix A replaces entirely the Appendix A (2005-20 IO
Accomplishments) found in the current Housing Element adopted as
part of the General Plan on September 22, 20 15. The current Housing
Element and appendices may be viewed along with the rest of the
adopted General Plan at
http://www.earlsbadca.gov/servi ces/depts/pl ann i ng/general .asp.
Department or Division:
Completed = One-time project for which all work has been B-Building Division
completed
Ongoing = Completed program, but one that requires recurring CED -Community and
activity Economic
Development
In Process = Staff work is well under way and program will be HNS -Housing and
implemented soon (including any necessary Neighborhood
hearings) SeNices Division
Pending = Program for which preliminary work needs to be P-Planning Division
initiated, or program is in early stages of work
Delete = Program that may no longer be necessary or F-Finance Division
relevant due to another program, changed
circumstances, or policy change
1.1
1.2
Program
Condominium
Conversion
Mobile Home
Park
Preservation
Description
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.
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.
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.
Status
0
0
Dept.
Responsible
p
P, HNS
Progress and Effectiveness in
Meeting Objectives
This city has approved two conversion
projects totaling 21 units. To offset
potential impacts to housing
affordability, the payment of
inclusionary in-lieu fees and purchase
of affordable housing credits were
required as a condition of approval.
No applications for change in use or
conversion of a mobile home park have
been received during this review period.
Appropriateness
The city will
continue to consider
condominium
conversions on a
case by case basis.
The city will
continue to
implement the
mobile home zoning
ordinance and
assist tenants
seeking to purchase
their mobile homes
with technical
assistance.
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1.3
Program
Acquisition/
Rehabilitation
of Rental
Housing
Description
Provide loans, grants, and/or rebates to
owners of rental properties to make needed
repairs and rehabilitation.
Acquire and rehabilitate rental housing that is
substandard, deteriorating or in danger of
being demolished. Set-aside at least 20
percent of the rehabilitated units for
extremely-and/or very low income
households.
Provide deferral or subsidy of planning and
building fees, and priority processing.
Objective of assisting 44 rental housing units.
Status
0
Dept.
Responsible
HNS, B
Progress and Effectiveness in
Meeting Objectives
Requests for acquisition/rehabilitation of
rental properties are considered on a
case by case basis.
On November 6, 2012 the City Council
approved a $7.4 million residual
receipts loan from the Housing Trust
Fund to assist with the acquisition of
and rehabilitation of 42 1950's era
duplex units in the Barrio (known as the
Carol/Harding project) and in 2013,
acquisition of the property was
completed. The rehabilitated units were
rent-restricted for 55 years to low
income households (50-60% AMI). In
August 2015, the owner submitted an
application (SDP 15-18, Pacific Wind)
for city review of a proposal to demolish
22 duplexes, consolidate the lots and
construct a 93-unit apartment project
that would be 100% affordable.
Relocation assistance will be provided
to existing tenants of the duplexes.
In 2014, the city awarded CDBG funds
($452,000) and Housing Trust Funds
($2,438,000) to Solutions For Change
to acquire an existing 16-unit apartment
complex in the Barrio and convert it to
affordable housing for graduates of their
academy that helps homeless families
find permanent housing. Over 2015,
the property was acquired and families
began moving into the property.
In 2015, the city adopted an ordinance
permitting the deferral of specified
development impact fees for residential
projects of five or more units.
Appropriateness
Requests for
acquisition/rehabilit
ation of rental
properties will
continue to be
considered on a
case by case basis.
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Program Description Status Dept.
Responsible
Provide assistance to homeowners to
rehabilitate deteriorating housing. Assistance
Rehabilitation will include financial incentives in the form of
1.4 of Owner-low interest and deferred payment loans, and 0 HNS Occupied rebates. Households targeted for assistance
Housing include lower-income and special needs
(disabled, large, and senior) households.
Objective of assisting 10 households/units.
Monitor the status of projects such as Santa
Fe Ranch Apartments, ensure tenants
receive proper notification of any changes
Preservation and are aware of available special Section 8
1.5 of At-Risk vouchers, and contact nonprofit housing C HNS
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.
Progress and Effectiveness in
Meeting Objectives
The city has implemented a home
repair program for owner occupied
properties that provides loans which are
forgiven after five years. For the
Housing Element planning period, the
city aided six low income households
with home repair loans up to $5,000
each.
Notices to tenants at Santa Fe Ranch
were monitored and city staff worked
with the apartment owners in an attempt
to extend the affordability restrictions for
the 64 units. Property owners declined,
and in 2016 paid off the bonds, thus
removing the affordability provisions.
The city's Housing and Neighborhood
Services staff successfully assisted in
negotiating rents of 26 low income
tenants at Santa Fe Ranch so that they
could remain in place after the project's
conversion to market rate. The city also
provides Section 8 rental assistance to
maintain housing affordability for these
residents.
Appropriateness
The city will
continue offer this
program to qualified
low income
homeowners.
Given that the Santa
Fe Ranch
Apartments was the
only identified "at
risk" housing, that
the owners
exercised their
options to remove
the affordability
provisions in the
project, and that the
city has successfully
assisted a number
of affected tenants
during the
conversion process,
this program is
considered to be
completed, and will
be removed from the
Housing Element.
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Program Description Status Dept.
Responsible
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
Adequate Plan.
2.1 Sites to 0 P,HNS Accommodate Encourage the consolidation of small parcels
the RHNA in order to facilitate larger-scale
developments that are compatible with
existing neighborhoods. Make available an
inventory of vacant and underutilized
properties to interested developers, market
infill and redevelopment opportunities
throughout the city, including the Village and
Barrio, and meet with developers to identify
and discuss potential project sites.
Progress and Effectiveness in
Meeting Objectives
The city reviews residential
development applications for
compliance with meeting the minimum
densities on which the city relies to
meet its share of regional housing
needs. Consistent with state law and
the city's land use policies, the city shall
not approve applications below the
minimum densities established in the
Housing Element unless it makes the
following findings:
a. The reduction is consistent
with the adopted general plan, including
the housing element.
b. The remaining sites identified
in the housing element are adequate to
accommodate the City's share of the
regional housing need pursuant to
Government Code Section 65584.
The city continues to make available an
inventory of vacant and underutilized
properties and works with interested
developers on infill and redevelopment
opportunities. In August 2015, the
owner of the Carol Harding duplexes
(see program 1.3) submitted an
application (SOP 15-18, Pacific Wind)
for city review of a proposal to demolish
22 duplexes, consolidate the lots and
construct a 93-unit apartment project
that would be 100% affordable.
Appropriateness
This is an ongoing
activity. The city will
continue to monitor
the absorption of
residential acreage
in all densities and,
if needed,
recommend the
creation of
additional
residential acreage
at densities
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2.2
Program
Flexibility in
Development
Standards
Description
Consider 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.
Status
0 p
Progress and Effectiveness in
Meeting Objectives
The city considers density increases,
waivers and modifications to
development standards to assist in the
development of affordable housing on a
case by case basis.
Since 2013, the city approved
standards modifications to facilitate
development of affordable housing in at
least four projects:
The Encinas Creek Apartment
Homes (SDP 01-10(A)), which
received Planning Commission
approval in April 2013, was
granted a standards
modification for a height limit
increase and garage width
reduction in return for 50% of
the units (63) being dedicated
as affordable housing.
• In April 2014, the La Costa
Town Center mixed-use
project (SDP 78-03(D))
received Planning Commission
approval for a standards
modification to exceed the 35'
height limitation in return for
designating 20% of the units
(12) as affordable housing.
• The Seagrove (State Street
Town homes) project (CT13-
05) was approved in June
201 4, and was granted a
standards modification for a
reduction in the garage
dimensions for the affordable
housing component of the
project.
Appropriateness
The city will continue
to consider
standards
modifications and
waivers to assist in
the development of
affordable housing
on a case by case
basis.
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2.2
Program
Flexibility in
Development
Standards
(continued)
Description Status Dept.
Responsible
Progress and Effectiveness in
Meeting Objectives
• The approval of Robertson
Ranch West Planning Areas 7
and 8 (SOP 14-08) in May
2015, included the grant of
standards modifications for
reduction in top of slope
setback, garage width, and
senior parking standards to
support an apartment complex
with 101 senior affordable
units and 56 moderate income
units.
In 2015, the city adopted an ordinance
permitting the deferral of specified
development impact fees for residential
projects of five or more units.
Appropriateness
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Description Status Dept. Program Responsible
Encourage mixed-use developments that
include a residential component. Major
2.3 Mixed Use commercial centers should incorporate, 0 p
where appropriate, mixed
commercial/residential uses.
Progress and Effectiveness in
Meeting Objectives
The city considers mixed use
developments on a case by case basis.
The following projects were reviewed or
approved in the Village area through
2015:
• Seagrove (CT 13-05, State Street
Townhomes) was approved in June
2014, and includes 41 live/work
townhomes and six affordable
residential condos. The project
began issuing building permits in
March 2015.
• State Street Mixed Use 30 (CT 14-
01 ), was approved by City Council
in January 2015, and proposes 14
multi-family residential units, 13
timeshare units and 4,529 s.f. of
commercial space. . The Wave (CT 15-06), a mixed use
project that proposes 8 residential
units, 13 timeshare units and one
retail space was reviewed in 2015.
• Grand Madison (CT 15-04 ), was
approved by City Council in
November 2015 and includes four
residential units above office and
retail uses. . In 2015, the city conducted a
preliminary review for a mixed use
commercial and residential project
at 1044 Carlsbad Village Drive that
proposed a density increase.
Appropriateness
The city will continue
to consider mixed-
use projects on a
case-by-case basis.
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2.3
2.4
Program
Mixed Use
(continued)
Energy
Conservation
Description
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.
Status
0
Dept.
Responsible
P, B
Progress and Effectiveness in
Meeting Objectives
Outside of the Village area, the following
mixed use projects were considered:
• La Costa Towne Center (SDP 78-
03(D)), was approved in April 2014
to build two mixed use buildings
with 60 apartments and 49,000
square feet of retail space.
• Uptown Bressi (EIR 15-01), was
filed in 2015; it proposes a mixed
use development with 125
townhomes and approximately
90,000 s.f. of commercial space.
The city's comprehensive General Plan
Update project includes a Climate
Action Plan. The General Plan and
Climate Action Plan were approved by
the City Council in Sept. 2015.
There were 2,055 residential
photovoltaic energy systems totaling
approximately 10.76 megawatts (AC) of
solar power installed in the city between
2013 and 2015.
Through 2015, the city continued to
implement the 2013 Building Energy
Efficiency Standards as established by
the CEC.
Appropriateness
The city will continue
to implement this
program.
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Program
Energy
2.4 Conservation
(continued)
Description Status
• In the Village, encourage energy
conservation and higher density
development by the modification of
development standards (e.g. parking
standards, building setbacks, height,
and increased density) as necessary to:
Enable developments to qualify for
silver level or higher LEED
(Leadership in Energy and
Environmental Design)
Certification, or a comparable
green building rating, and to
maintain the financial feasibility of
the development with such
certification.
Achieve densities at or above the
minimum required if the applicant
can provide acceptable evidence 0
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.
• 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 densi ran es in the Barrio.
Dept.
Responsible
P, B
Progress and Effectiveness in
Meeting Objectives
In 2015, the city continued working on
an update to its Village Master Plan and
Design Manual that incorporates the
area of the Barrio into the plan. Under
consideration are policies and
standards revisions that would
incentivize infill development and
enhance pedestrian connections
through land uses and building and
street design to help realize the smart
growth potential of the areas.
Appropriateness
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3.1
Program
lnclusionary
Housing
Ordinance
Description
Continue to implement the lnclusionary
Housing Ordinance, which requires a
minimum of 15 percent of all ownership and
qualifying rental residential projects of seven
or more units be restricted and affordable to
lower income households. This program
requires an agreement between all
residential developers subject to this
inclusionary requirement and the city which
stipulates:
• The number of required lower income
inclusionary units;
• The designated sites for the location of
the units;
• A phasing schedule for production of the
units; and
• The term of affordability for the units.
For all ownership and qualifying rental
projects of fewer than seven units, payment
of a fee in lieu of inclusionary units is
permitted. The fee is based on a detailed
study that calculated the difference in cost to
produce a market rate rental unit versus a
lower-income affordable unit. As of 2013, the
in-lieu fee per market-rate dwelling unit was
$4,515. The fee amount may be modified by
the City Council from time-to-time and is
collected at the 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.
Status
0
Dept.
Responsible
P, HNS
Progress and Effectiveness in
Meeting Objectives
The city continues to explore potential
adoption of a housing impact fee for
development of rental units if affordable
units are not included in a development.
The city worked with a consultant to
prepare a nexus study, drafted
implementing ordinances, and met with
the Building Industry Association of San
Diego County.
The city continues to implement its
lnclusionary Housing Ordinance.
Between 2013 and 2015, building
permits were issued for 15 dwelling
units required to be affordable through
lnclusionary requirements for the
following projects:
• Fair Oaks Valley/Shelley Property
(CT 02-17)
• Valley 17 (CT 12-07)
• Tabata 10 (CT 06-13)
• Buena Vista 11 (CT 13-01)
Appropriateness
lnclusionary
housing program is
one of the City's
most effective
programs to build
affordable housing
and will be
continued.
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Responsible Meeting Objectives Appropriateness (/)
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the project developer agrees by contract to • Coastal Living 10 (CT 13-02)
lnclusionary limit rent as consideration for a "direct • La Costa Villas (CT 13-06)
financial contribution" or other form of
3.1 Housing assistance specified in density bonus law; or • Walnut Townhomes (CT 12-03)
Ordinance
(continued) if the project is at a density that exceeds the • La Costa Town Square
applicable GMCP density, thus requiring the Residential/Artero (CT 08-03)
use of "excess dwelling units," as described • Poinsettia Place (CT 04-1 0A)
in Section 10.3 (Resources Available). • Ocean St. Condos (CT 05-12)
• La Costa Vista (CT 11-02)
• Carlsbad La Costa Collection (CT
04-08)
In 2015 the in-lieu fee per market rate
dwelling unit remained at $4,515.
Pursuant to City Council Policy Statement
43, the city will continue to utilize "excess
dwelling units," described in Section 10.3 Through its continued implementation of
(Resources Available}, for the purpose of the Growth Management Plan, the city
enabling density transfers, density tracks development and the Excess The city will continue
Excess increases/bonuses and General Plan Dwelling Unit Bank in its monthly to maintain, monitor
3.2 Dwelling Unit amendments to increase allowed density. Development Monitoring Report. As of and make "excess
0 p December 2015, the excess unit balance units" available for
Bank was 764 dwelling units inside the Village qualifying projects, Based on analysis conducted in Section 10.4
(Constraints and Mitigating Opportunities}, . and 322 units outside of the Village. including affordable
the city can accommodate its 2010-2020 These units are available for qualifyi ng housing projects.
RHNA without the need to utilize excess projects, which include affordable
dwelling units to accommodate the RHNA at housing and density bonuses.
each household income level.
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3.3
Program
Density
Bonus
Description
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
wi ll 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 55
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.
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.
Status
0/1
Dept.
Responsible
P, HNS
Progress and Effectiveness in
Meeting Objectives
The city continues to make available
density bonuses in compliance with state
density bonus law (SDBL). Between
2013 and 2015, there were no SDBL
applications filed with the city; however,
the city also offers density increases
through its inclusionary housing program
as provided for in Municipal Code
Chapter 21 .85.
The city's density bonus regulations
(Municipal Code Chapter 21.86)
incorporate all recent changes to state
density bonus law up to and including AB
2222 changes, effective 1 /1 /15.
Additional changes to the density bonus
law were made by the state at the end of
2015 (AB 744); consequently, the city's
density bonus regulations will be
updated in 2016.
Appropriateness
The city will continue
to implement state
density bonus law,
and will update its
local regulations to
be consistent with
recent changes in
the law.
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Program Description Status Dept. Progress and Effectiveness in
Responsible Meeting Objectives
Density The city is currently amending its density
3.3 Bonus bonus regulations (Municipal Code Chapter
(continued) 21.86) to ensure consistency with recent
changes to state density bonus law.
The city continues to provide
information and work with developers to
assist them in creating additional
housing opportunities for lower income
households.
On November 6, 2012 the City Council
approved a $7.4 million residual
receipts loan from the Housing Trust
Fund to assist with the acquisition of
and rehabilitation of 42 1950's era
duplex units in the Barrio (known as the
Carol/Harding project) and in 2013,
The city, through the Housing and acquisition of the property was
Neighborhood SeNices Department, will completed. The rehabilitated units were
3.4 City-Initiated continue to work with private developers 0 P, HNS rent-restricted for 55 years to low
Development (both for-profit and non-profit) to create income households (50-60% AMI).
housing opportunities for low, very low and
extremely low income households. In Aug . 2015, the owner submitted an
application (SOP 15-1 8, Pacific Wind)
for city review of a proposal to demolish
22 duplexes, consolidate the lots and
construct a 93-unit apartment project
that would be 100% affordable.
Relocation assistance will be provided
to existing tenants of the duplexes.
The city also provided assistance to the
privately developed 50 unit Tavarua
Senior Apartments affordable housing
project, which opened in 2013.
Appropriateness
The city will continue
to provide
information and
work with
developers to assist
them in creating
additional housing
opportunities for
lower income
households.
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3.5
Program
Affordable
Housing
Incentives
Description
Use Housing Trust Funds on a case-by-case
basis to offer a number of incentives to
facilitate affordable housing development.
Incentives may include:
• Payment of public facility fees;
• In-kind infrastructure improvements,
including but not limited to street
improvements, sewer improvements,
other infrastructure improvements as
needed;
• Priority processing, including accelerated
plan-check process, for projects that do
not require extensive engineering or
environmental review; and
• Discretionary consideration of density
increases above the maximum permitted
by the General Plan through review and
approval of a site development plan
(SOP).
Status
0
Dept.
Responsible
P, HNS, F
Progress and Effectiveness in
Meeting Objectives
The city continues to offer incentives to
facilitate affordable housing, including
those listed in Program 2.2 above and
Program 3.4.
Appropriateness
The city will continue
to implement this
program.
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Program
3.6 Land Banking
Description
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 has identified a list of nonprofit
developers active in the region. When a city-
owned or acquired property is available, the
city will solicit the participation of these
nonprofits to develop affordable housing.
Affordable housing funds will be made
available to facilitate development and the
city will assist in the entitlement process.
Status
0
Dept.
Responsible
HNS
Progress and Effectiveness in
Meeting Objectives
The city continues to implement a land
banking program to acquire land
suitable for development of housing
affordable to lower and moderate
income households. Between 2013 and
2015, there were no offers to donate
land for affordable housing.
Appropriateness
The city will
continue to
implement a land
banking program to
acquire land
suitable for
development of
housing affordable
to lower and
moderate income
households.
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Program Description Status Dept. Progress and Effectiveness in Appropriateness Responsible Meeting Objectives
The city continues to maintain the
Housing Trust Fund, which had an
available balance of approximately $14
million as of December 31, 2015.
In 2014, the city awarded CDBG funds
Continue to maintain the Housing Trust Fund ($452,000) and Housing Trust Funds
for the fiduciary administration of monies ($2.4 million) to Solutions For Change to
dedicated to the development, preservation acquire an existing 16-unit apartment
and rehabilitation of affordable housing in complex in the Barrio and convert it to
Carlsbad. The Housing Trust Fund will be the affordable housing for graduates of their
repository of all collected in-lieu fees, impact academy that helps homeless families The city will continue
fees, housing credits, loan repayments, and find permanent housing. to collect and
Housing Trust related revenues targeted for proposed distribute funds from
3.7 housing as well as other local, state and 0 HNS, F In 2013, acquisition of the Carol/Harding the Housing Trust
Fund federal funds. project was completed with receipt of a Fund to support the
$7.4 million residual receipts loan from development and
The city will explore additional revenue the Housing Trust Fund (see Program maintenance of
opportunities to contribute to the Housing 1.3). affordable housing.
Trust Fund, particularly, the feasibility of a
housing impact fee to generate affordable In 2015, the city continued to explore
rental units when affordable units are not potential adoption of a housing impact
included in a rental development. fee for development of rental units if
affordable units are not included in a
development. The city worked with a
consultant to prepare a nexus study,
drafted implementing ordinances, and
met with the Building Industry
Association of San Diego County.
The Housing Authority continues to The Carlsbad
Section 8 Continue to operate the city's Section 8 operate Section 8 Housing Choice Housing Authority
Housing Housing Choice Voucher program to provide Voucher Program. will continue to
3.8 rental assistance to very low income 0 HNS operate the Section
Choice households. 8 Housing Choice
Vouchers Between 2013 and 2015, approximately Voucher Program, 545-600 households have been assisted subject to continued )> through this program. federal funding. "tl
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3.9
Program
Mortgage
Credit
Certificates
Description
Participate 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.
Status
0
Dept.
Responsible
HNS
Progress and Effectiveness in
Meeting Objectives
The city continues to participate in the
MCC Program, however, no certificates
issued between 2013 and 2015.
Appropriateness
The city will continue
to participate in the
San Diego Regional
Mortgage Credit
Certificate Program.
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Program Description Status Dept.
Responsible
Continue to encourage a wide variety of
senior housing opportunities, especially for
lower-income seniors with special needs,
through the provision of financial assistance
and regulatory incentives as specified in the
city's Housing for Senior Citizens Ordinance
(Municipal Code Chapter 21.84). Projects
assisted with these incentives will be
subjected to the monitoring and reporting
3.10 Senior requirements to assure compliance with 0 P, HNS Housing approved project conditions.
In addition, the city has sought and been
granted California Constitution Article 34
authority by its voters to produce up to 200
senior-only, low-income restricted 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.
.. -
Progress and Effectiveness in
Meeting Objectives
The city continues to encourage senior
housing opportunities through financial
assistance and regulatory incentives.
The city provided a loan of $3.75 million
to assist in the development of the 50
unit Tavarua Senior Apartments. The
apartments, which opened in 2013, are
affordable to seniors at 30%, 40%, 50%
and 60% of the Area Median Income.
The city has begun priority processing
for the College Blvd. improvement plans
and a mitigation site for future road
construction impacts. In July 2015, the
mitigation site was approved by the City
Council, and financing was secured for
College Blvd. Completion of College
Blvd. will allow the construction of the
previously approved Dos Colinas senior
facility and the Encinas Creek
Apartments project, and facilitate
planning for a future potential apartment
site known as Basin BJ.
In 2015, the city approved plans for a
101 senior low income apartment project
and processed and reviewed an
application for a proposed 98-unit senior
apartment complex featuring 20
apartments rent restricted to low income
households. Both projects are in
Robertson Ranch.
Appropriateness
The city will continue
to encourage senior
housing
opportunities
through financial
assistance and
regulatory
incentives.
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3.11
Program
Housing for
Persons with
Disabilities
Description
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 will seek to increase the
availability of housing and supportive
services to the most vulnerable population
groups, including people with disabilities
through state and federal funding sources,
such as HUD's Section 811 program and
CDBG funding.
Status
0
Dept.
Responsible
p
Progress and Effectiveness in
Meeting Objectives
The Reasonable Accommodation
ordinance became effective in Ma rch
2013. Consistent with the ordinance,
the city will consider requests for
reasonable accommodation in land use,
zoning and building regulations on a
case by case basis.
No reasonable accommodation
requests were received between 2013
and 2015.
In January 2013, provided $1,065,000 in
CDBG funds to assist in the acquisition
of property for a hospice home in
Carlsbad for primarily low income
households.
The city regularly awards CDBG funds to
provide supportive services such as
meals for seniors and emergency and
temporary housing for victims of abuse.
Appropriateness
The city will continue
to implement this
program.
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3.12
Program
Housing for
Large
Families
Description
In those developments that are required to
include 10 or more units affordable to lower-
income households, at least 10 percent of
the lower income units should have three or
more bedrooms. This req uirement does not
pertain to lower-income senior housing
projects.
Status
0
Dept.
Responsible
p
Progress and Effectiveness in
Meeting Objectives
The city continues to implement this
program as part of its inclusionary
housing ordinance.
The 127 unit Encinas Creek Apartment
Homes, approved in 2013, will provide
63 affordable housing units. Seven
(10%) of these units are three bedroom.
An application for the La Costa Town
Center mixed-use project (60 residential
units) was submitted in 2013 and
approved by the Planning Commission
in April 2014. Four of the 12
inclusionary units (33%) are three
bedroom.
In 2015, the city reviewed a proposed
64-unit affordable apartment project
(Quarry Creek PA R-1, SDP 15-17) with
20 three bedroom units, or nearly a third
of the project.
Appropriateness
The city will continue
to support the
development of
housing for large
families.
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3.13
Program
Housing for
the Homeless
Description
Carlsbad will continue to facilitate and assist
with the acquisition, for lease or sale, and
development of suitable sites for emergency
shelters and transitional housing for the
homeless population. This facilitation and
assistance will include:
• Participating in a regional or sub-regional
summit(s) including decision-makers from
north San Diego County jurisdictions and
SANDAG for the purposes of coordinating
efforts and resources to address
homelessness;
• Assisting local non-profits and charitable
organizations in securing state and
federal funding for the acquisition,
construction and management of
shelters; and
• Continuing to provide funding for local
and sub-regional homeless seNice
providers that operate temporary and
emergency shelters.
Status
0
Dept.
Responsible
HNS
. .
Progress and Effectiveness in
Meeting Objectives
The City Council approved a grant of
federal Community Development Block
Grant program funds in the amount of
$454,000 and a loan from the city's
Housing Trust Fund in the amount of
$2,436,000 to acquire an existing 16-unit
apartment complex at 945 Chestnut
Avenue. This purchase of property is in
partnership with Solutions for Change.
After the full rehabilitation of all the units,
the apartment complex will provide
permanent affordable housing
opportunities for 16 homeless families
who have graduated from the Solutions
University. In 2015, the property was
acquired and families began moving
into the property.
In 2012, the city approved building
permits to expand the existing La
Posada de Guadalupe farmworker
housing and homeless shelter from a
temporary 50 bed facility to a permanent
100-120 bed facility. In addition, the city
committed $2 million in financial support
for the La Posada de Guadalupe
expansion from money collected through
its Agricultural Conversion Mitigation Fee
program. The project completed in 2013
and the entire $2 million has been
disbursed for the project.
Appropriateness
The city will continue
to implement this
program.
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3.14
3.15
3.16
Program
Supportive
Services for
Homeless
and Special
Needs
Groups
Alternative
Housing
Military and
Student
Referrals
Description
Continue to provide CDBG funds to
community, social welfare, non-profit and
other charitable groups that provide services
for those with special needs in the North
County area.
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.
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
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.
Status
0
0
0
Dept.
Responsible
HNS
P, HNS
HNS
Progress and Effectiveness in
Meeting Objectives
Between 2013 and 2015, the city
allocated approximately $1.8 million in
funding assistance to various social
service providers in North County and
serves as a referral agency for homeless
shelters and support services.
The city continues to implement the
Second Dwelling Unit Ordinance and
consider alternative types of housing.
Fifty-three second units were permitted
between 2013 and 2015.
No proposals for managed living units
have been received to date.
The city provides information on assisted
and below market housing to individuals
and groups needing that information
through pamphlets, the city's website,
and distribution of info at community
events and workshops.
Appropriateness
The city will continue
to support the
development of
housing and
supportive services
for homeless and
other special needs
groups.
The city will
continue to facilitate
development of
second dwelling
units, and will
continue to monitor
underutilized sites
for potential for
alternative housing,
and make
information
available to
interested
developers.
The city will continue
to reach out to
students and
members of the
military to provide
housing
opportunities in the
city.
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Program Description
Monitor and record Coastal Zone housing
data including, but not limited to, the
following:
1. The number of housing units approved
for construction, conversion or
demolition within the coastal zone after
January 1, 1982.
2. 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.
3. The number of existing residential
Coastal dwelling units occupied by persons and
3.17 Housing families of low or moderate income that
Monitoring are authorized to be demolished or
converted in the coastal zone pursuant
to Section 65590 of the Government
Code.
4. The number of residential dwelling units
occupied by persons and families of low
or moderate income, as 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.
Status Dept. Progress and Effectiveness in
Responsible Meeting Objectives
1) Between 2013 and 2015,
building permits were issued
for 200 dwelling units in the
Coastal Zone (107 single
family dwellings, 47, 2-4 unit
structures, 21 , 5+ unit
structures, and 25 second
dwelling units).
2) Between 2013 and 2015,
building permits were issued
for five second dwelling units
0 p required to be affordable
(through lnclusionary or
Density Bonus requirements)
in the Coastal Zone. Other
Coastal Zone projects
purchased a total of 35
housing credits to satisfy their
affordable housing
requirements.
3) 0 demolitions
4) O replacements required
Appropriateness
Continue to monitor
and report as
required per state
law.
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3.18
Program
Housing
Element
Annual
Progress
Report and
Mid-Planning
Period
Housing
Element
Update
Description
First, to retain the Housing Element as a
viable policy document, the Planning Division
will review the Housing Element annually and
schedule an amendment if necessary. As
required by state law, city staff will prepare
and submit annual progress reports to the
City Council, SANDAG, and California
Department of Housing and Community
Development (HCD).
Second, Senate Bill 575 requires that a
jurisdiction revise its housing element every
four years, unless it meets both of the
following criteria: (1) the jurisdiction adopted
the fourth revision of the element no later
than March 31 , 2010; and (2) the jurisdiction
completed any rezoning contained in the
element by June 30, 2010. While
implementation of the city's 2005-2010
H.ousing 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,
1t was not completed in time to meet the SB
575 requirement.
Status
0
Dept.
Responsible
p
Progress and Effectiveness in
Meeting Objectives
The city prepared and submitted annual
reports each year between 2013 and
2015, and initiated the mid-planning
period update in 2016.
Appropriateness
The city will
continue to provide
annual reports as
required, and will
complete the mid-
planning period
update by April 30,
2017.
)>
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0 x
)>
> N en
Program
Housing
Element
Annual
Progress
Report and
3.18 Mid-Planning
4.1
Period
Housing
Element
Update
(continued)
Fair Housing
Services
Description
The city will build on the annual review
process to develop a mid-planning period
(four-year) Housing Element update that
includes the following:
• Review program implementation and
revision of programs and policies, as
needed;
• Analysis of progress in meeting the
RHNA and updates to the sites inventory
as needed;
• Outcomes from a study session that will
be held with the Planning Commission to
discuss mid-period accomplishments and
take public comment on the progress of
implementation. The city will invite service
providers and housing developers to
participate.
With assistance from outside fair housing
agencies, 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.
Dept.
Responsible Status
0 HNS
Progress and Effectiveness in
Meeting Objectives
The city contracts with CSA San Diego
County, a fair housing agency, to provide
their services to Carlsbad residents and
property owners. Services include those
listed in the column to the left.
Appropriateness
The city will
continue to support
fair housing
through services
information
dissemination,
monitoring,
partnerships
and
with
fair housing service
providers.
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Appendix B: Sites Inventory
Supporting Documentation
This appendi x documents the parcel by parcel sites inventory for the 20 J 3~2021 Housing
Element. The inventory is summarized into the fo llowing four tables:
• Table 8-1: Vacant Sites fo r Lower and Moderate Income Housing
• Table 8-2: Underutil ized Sites fo r Lower and Moderate Income Housing -Category I _
(Parking Lot and Agricultural Sites). Photos of the two largest sites identified in the tab le are
included.
Also includes site photos of largest sites
• Table 8-3: Underutilized Sites fo r Lower and Moderate Income Housing-Category 2 (Other
Underutilized Uses)
_•_Table 8-4: Vacant and Underutilized Sites fo r Above Moderate Income Housing
Table B-5 identifies conimercial sites that could potentially accommodate moderate income
housing in a mixed use format. However. since no residential capacitv is assigned to these sites
(i .e .. a discrctionarv excess dwell ing unit allocation wou ld be required. and subject to Growth
Management quadrant limi ts). they arc not counted toward meeting RI-INA. They are iden tified
here only as addi tional possible res idential sites.
All parcels listed in Tables B-1 through B-4 are mapped on Figure 10-1 in Housing Element
Section I 0.3.
Vacant Sites
~~ ------_ • • ,,-~11•1r,1u~r.t•"'-'" .... ,. .. -11:r,111,.-.. .. •I .
Unit Capacity, by Household
Site Income
General Plan Zoning Size Very
APN Designation1 District (Acres) Low Low Moderate
1680503600 (Basin BJ) R30 RD-M 4.30 99 --
1683601600
(Robertson Ranch PA
22) 2 R23 (20 du/ac) PC 4.88 -98 -
~GJGa4G+GG i.qrn 4) .1,£..R G-4§ ~ --
~Gd~ rnGrnG v. (Qa 9) .1,£..R ~ --J
~GJ~~g4gQQ v. (bla 9) .1,£..R ~ --~
CITY OF CARLSBAD GENERAL PLAN
~~''#:ht:1 •1---, .,.~lilill •e1•.•1·~h'J 1•111:.1.-.,, ~"; ""'"''' r:jl: re,.,.~"':. , , ~~w:~~·
Unit Capacity, by Household
Site Income
General Plan Zoning Size Very
APN Designation1 District (Acres) Low Low Moderate
2031730200 V (01-4) V-R 0.29 4 --
2032930600 V (01-4) V-R 0.17 2 . --
2033051000 V (01-4) V-R 0.20 3 --
2041600200 R30 RD-M 0.20 4 - -
20!30104100 ~
(Robertson Ranch PA 7 (-22,7-aoo-2-+-
aml PA 8)-2 ooJaG) PG ~ -Je4 -
2090901100(Sunny
Creek) R15 (12 du/ac) RD-M 9.6 --115
2161404300(Ponto) R23 P-C 6.5 - -98
GC (Mixed Use) 3 P-C 3 --11
2161701400 R23 RD-M 0.44 - -7
2161701500 R23 RD-M 0.42 --6
2101701900 ~ R-G-M 0-Ae --+
2102900900 ~ R-G-M {M4 --e
2102902000 ~ R-G-M (1.27 --4
2102902100 ~ R-G-M ~ --g
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
2230507300 (La Costa
Town Square) R23 RD-M 6.32 --95
10704021001670404600
(Quar[Y Creek PA R-4}4 R15 (13.7 du/ac) P-C 15.6 --214
R2J (10.7 Ehitac) P-G tH --9a 1670404400
(Quarry Creek PA R-2)4 R2J (21 .5 du/ac) P-G &.-9 -42+ -
R23 (21.3 du/ac) P-C 9.4 -~278 -
-739
Grand Total 444112 376 -10-0575
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 housinq units, open space, and a commercial center. Approval of land subdivision and
B-2
APPENDIX B
Unit Capacity, by Household
Site ---~-l_n_c_o_m_e ____ __.
General Plan Zoning Size Very
APN Designation1 District (Acres) Low Low Moderate
architecture needs to be obtained before construction. The property is currently vacant and
considered appropriate for development.
3. Residential capacity is calculated based on 25 percent of the site developable acreage at a density of
15 du/ac.
4. A master plan for Quarry Creek was approved in March 2013 to provide for a residential community
with 636 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, Or-ett & Btlatia, 201-3§.
Underutilized Sites
~------11 ... u~fl ,., , ... ,,.-.1._·•,u11,.••···"" rr. ,11,U1•11,r,r:::rr.1~1 .... , ... -11.r, .. c111u . · , , --... -:/ ;:,.-,· . , ;, w-u;o I !&111.-:11 1W•Ytl. Ill r.1•-., ... , V .,., _:, .• ~~ ;.Pc't . ..,,._, ,-, ,. :,.,
Unit Capacity, by
Site Household Income
Existing General Plan Zoning Size Very Site
APN Use Designation1 District (Acres) Low Low Moderate Photo
20310136002 Parking Lot V (05-9) V-R 0.21 --2 -
20317305002 Parking Lot V (01 -4) V-R 0.25 4 ---
20317308002 Parking Lot V (01 -4) V-R 0.33 5 ---
2031811600 Parking Lot V (01-4) V-R 0.22 3 ---
20323213002 Parking Lot V (05-9) V-R 0.35 - -3 -
2032960600 Parking Lot V (01 -4) V-R 0.37 5 ---
20330201002 Parking Lot V(D1 -4) V-R 0.14 2 ---
2033040200 Parking Lot V (01-4) V-R 0.16 2 ---
2033040500 Parking Lot V (01 -4) V-R 0.17 2 ---
2033040900 Parking Lot V(01 -4) V-R 0.25 4 ---
20330417002 Parking Lot V (01 -4) V-R 0.16 2 ---
20330418002 Parking Lot V (01-4) V-R 0.16 2 ---
2033042000 Parking Lot V (0 1-4) V-R 0.16 2 ---
20330431002 Parking Lot V (01-4) V-R 0.18 3 ---
20330514002 Parking Lot V (01-4) V-R 0.24 3 ---
20330516002 Parking Lot V (01-4) V-R 0.57 8 ---
2033061 2002 Parking Lot V (01 -4) V-R 0.24 3 ---
2033521200 Parking Lot V (01-4) V-R 0.29 4 ---
2040310900 Parking Lot R30 RO-M 0.20 4 ---
2041112000 Parking Lot R30 RO-M 0.80 18 ---
B-3
CITY OF CARLSBAD GENERAL PLAN
Unit Capacity, by
Site Household Income
Existing General Plan Zoning Size Very Site
APN Use Designation1 District (Acres) Low Low Moderate Photo
2041502100 Parking Lot R23 R-3 0.46 7
2071012800 -Agriculture R15 (12 RDM 11.3 137 -#1
2071013500 du/ac)
(Marja)
2120405600
(Aviara Farms) Agriculture R30 RD-M 8.96 206 #4J
Grand Total 282 0 149
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.
2. Sites are adjacent to and serve uses on other sites identified by footnote 2 in Table B-3 -
Underutilized Sites for Lower and Moderate Income Housing -Category 2 (Other Underutilized
Sites).
Source: City of Carlsbad, D:yett & !j/:iatia, 201J§.
B-4
APPENDIX B
The largest site~ in the Table B-2 underutilized inventory -isare also depicted in these photo~~
to demonstrate that the sites arc--+5 underutilized and appropri ate for residential development.
Site Phoro !;/: ,\/aria
Si1e Pho10 !! 2: ,friara Farms
8 -5
CITY OF CAR LSBAD GENERAL PLAN
~m9--.. ~· L,i .·,.;_ ,;_ - -----1-iJ~~· : llti1T1 1:JII 111 "I • (I~ .. -.. 1{:l,,. 1 ... 1 ., '~, Zi . ~~TJ il!llim• 111:i::J•11111r.L· 1 ·-·-' . lll~l .,,,
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 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 --
~aa2GGG7GG GffiGe V. V--R ~ a --
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
2G3Ga~G3GG PFi~•ale SGl=leel V. V--R ~ --~
2G3Ga1G4GG -2030543200 Commercial V V-R 0.54 --5
2G3Ga2G1GG PFi¥ale SGReel V. V--R 0,,3a --J
2G3Ga2G2GG PFiYale SGReel V. V--R G-:++ --7
2G3Ga3G1GG PFi¥ale SGR99I V. V--R 0,.9 --g
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 --
2G3Ga4i9GG GemmeFGial V. V--R G4Q 7 --
2G3Ga42GGG IAEh:lSIFial V. V--R ~ 4 --
2G3Ga421GG GffiGe V. V--R ~ 4 --
2G3Ga422GG GffiGe V. V--R 0,-a 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 --
2031010300 Commercial V V-R 0.15 2 --
2031010400 Industrial V V-R 0.24 3 --
2031011100 Industrial V V-R 0.24 3 --
2031011200 Commercial V V-R 0.21 3 --
203101 1400 Office V V-R 0.23 --2
8-6
APPENDIX B
-.~ ... ~ "c:~ ... ..., I ---__ c.,,o::,,~ lF.liH:11:~ I .. nn·.1:.1,.-... ,. .. L--·• 1r • .. ~ur, · -:1,:1 .•• 1 ... 1 • 1mr, • .. -• ,
nen, -:, .... ,. -""' •· ~~~is 'Y .. ~ .. r...-:.1...-11
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 District (Acres) Low Low Moderate
2031011500 Industrial V V-R 0.21 3 --
2031011600 Commercial V V-R 0.23 3 --
203101 1800 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 --
2031012500Z Industrial V V-R 0.23 3 --
2031012800 Residential V V-R 0.24 2 --
2031012900 Commercial V V-R 0.87 12 --
2031013400 Office V V-R 0.19 3 --
2031020500 Office V V-R 0.43 -4
2031021400 Residential V V-R 0.42 --3
2031021500 Office V V-R 0.43 --4
2031023400 Office V V-R 0.45 --4
2031023500 Office V V-R 0.29 --3
2031100900 Office V V-R 0.53 --5
2031103800 Office V V-R 0.17 --2
2031103900 Office V V-R 0.17 --2
2031420600 Private School V V-R 0.5 --5
2031430100 Office V V-R 0.35 --3
2031430200 Office V V-R 0.18 --2
2031430700 Church V V-R 2.16 --19
2031 730400Z Commercial V V-R 0.19 3 --
2031730900 Commercial V V-R 0.35 5 --
2031740600'1 Commercial V V-R 1.78 25 --
203174070~ Commercial V V-R 1.79 25 --
2031750100 Commercial V V-R 0.28 4 --
2031750200 Commercial V V-R 0.16 2 --
2031750300 Commercial V V-R 0.45 6 --
2031 750400 Office V V-R 0.23 3 --
2031750500 Residential V V-R 0.23 2 --
B-7
CITY OF CARLSBAD GENERAL PLAN
~ - -.,,_ ·,...;. .... ·-.: .. ~<x&'"'-_._ :;;.·~·;..
11:...ii: ... ---· 'ii;] {;. : II I r:.ia 1,11 ... r• ii . rt.L!U't••II l:.lsi .. ,a1•n,1,r:-].J.:l-.,.. • 1111 .~ *..!.. _ ..... --1~-.-·I -. ·Vif~ ... i.-., :.:iJ -(l!.Iliim111111t • "'ll"n• el • ;"Ji C.:.•h: l1Ft~P-, .;..,_~~--. . .. ,'
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 District (Acres) Low Low Moderate
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 0.1 5 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 --
2032320400Z 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 --
2032921100 Commercial V V-R 0.16 2 --
2032921800 Commercial V V-R 0.16 2 --
2032922100 Commercial V V-R 0.41 6 --
B-8
APPENDIX B
--L c!_( .·~t:;, .. ,-•. f" (.),< ·;.· .< --, .. ':'J . ,,,; ""',. ~ : !llr11,r:JoT111rrr:1,l,--i1•:..~,n-· ·-.,..,1 :.,11,-1111 • ,l~r,11 ~ .. • ~ .... ~.,,.'
[~•1or;i:WUlll•.L:I;-IK-f·l~\~1 ;;J_;f;_;'f.f \?;~( \ -:;-.. ,.~ ..... ""-"''' .~~--,:__~; .. .;.. ,._,,,.,. ~-
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 District {Acres) Low Low Moderate
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 --
203301050~ Commercial V V-R 0.73 10 --
2033020200 Commercial V V-R 0.22 3 --
2033020400 Residential V V-R 0.21 2 --
2QJJQJ2rnG GffiGe V. V-R ~ ~ --
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 --
203304190~ Office V V-R 0.16 2 --
203304260~ 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 --
203305130~ Office V V-R 0.4 6 --
203305150~ Office V V-R 0.56 8 --
203306020~ Commercial V V-R 0.14 2 --
2033060900 Commercial V V-R 0.16 2 --
2033510300 Office V V-R 0.17 2 --
2033510700 Office V V-R 0.16 2 --
2033511100 Office V V-R 0.16 2 --
2033511200 Office V V-R 0.16 2 --
2033511300 Office V V-R 0.16 2 --
2033511600 Commercial V V-R 0.16 2 --
2033511800 Commercial V V-R 0.48 7 --
2033512000 Office V V-R 0.16 2 --
8-9
CITY OF CARLSBAD GENERAL PLAN
-_.c_,;'· ---... --"' <L·.'s ._., .• , , "s-•. 0'1',;<-:~. -
·1F.1;,r-:11:!klll••••11:.1i11illl'El"tl~~J1'1uu ·>.t:1B,,.,-,1,, :.11.1, 1,u~.-.:. 11f· ,re.a~
n•mrn,um, · " :..,ll!D} · · '.t;;;;;,':~~.~ ._., _ _g_; ·, ~J."l.J~,il!.~,f i' .•.',!',.··~.Ji'~·.!" -,. _a; .,
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 District (Acres) Low Low Moderate
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 -
iG4GJrnJGG Resitlemial RJG fIDM ~ ~ --
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 --
2041 100100 Residential R30 ROM 0.28 4 --
2041 110200 Residential R30 ROM 0.43 8 --
2041 110600 Residential R30 ROM 0.39 7 --
2041 111300 Residential R30 ROM 0.18 2 --
2041111400 Residential R30 ROM 0.42 6 --
2041111500 Residential R30 ROM 0.2 4 --
2041 111700 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 --
2041910500 Residential R30 ROM 0.41 7 --
B-10
APPENDIX B
-; •" ~ •• ~ i1 Em: ~, .. t ra.u1m1¥T:?n . • • • ·, ~.w~~;,=~. • 0 I • • to f~:i ~-· .~ . ilT:l• .. ,., ,ou r,•J~
Unit Capacity, by Household
Income
General Plan Zoning Site Size Very
APN Existing Use Designation1 District (Acres) Low Low Moderate
2041920500 Residential R30 RDM 0.27 4 --
2041920600 Residential R30 ROM 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 ROM 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 . .
20429116003 Residential R30 RDM 0.13 1
20429117003 Residential R30 ROM 0.15 1
20429201003 Residential R30 ROM 0.14 1
Various~ Residential R30 RDM .13 to .37 -44G~ .
~G4~9~~7GG ResiaeR!ial RJG RGM ~ ~ - -
Grand Total 32-0742 440Jl..§ ,asa..250
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.
4'-2. Sites are adjacent to and served by Qarking lots on other sites identified by footnote 2 in Table B-2 -Underutilized
Sites for Lower and Moderate Income Housing -Categoey 1 {Parking lot and agricultural sites}.
3. Though smaller than 0.16 acre, these Harding Street Neighborhood. LP Qarcels have duQlexes rent restricted to
low income households: they may be Qart of a future Qhase of the i:1roi:1osed Pacific Wind Qroject.
2-4--'-Harding Street Neighborhood, LP parcels that constitute the QroQosed "Pacific Wind" Qroject site (APNs:
204291140~. 2042911900 to 2700, 2042920100 204292020~200. 2042921000 to 1400, and
2042921600 to 2200).
B-11
CITY OF CARLSBAD GENERAL PLAN
General Plan Zoning
APN Existing Use Designation1 District
Source: Dyett & Bhattia,__ City of Carlsbad, -2(}.:1.J_2016.
B-12
Site Size
(Acres)
Unit Capacity, by Household
Income
Very
Low Low Moderate
APPENDIX B
~,!!••·'-· 11r.1110Alrrr;°' '-'"'" -----·-"'•II 11,.'{·J· II~ 11,·~~,.,._~l l:.+..-.w1.I .,,-.,11.1• ~~rntilf:li:1~1 1-1
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
~e!lJ+GGJGQ VaGaflt RS -P-G ~ 4
~e!lJ7GG4GQ VaGaflt RS -P-G 04d 4
rn!lJ+G~QQG VaGaflt RS -P-G ~ 4
rn!lJ+G~aGG VaGaflt RS -P-G ~ 4
~e!lJ+G~eGG VaGaflt RS -P-G ~ 4
rn!lJ+JGrnG VaGaflt RS -P-G 04d 4
~GeG9~Q!lGG Residential/
2060922000 Vacant R15 R-2 G,.JG0.57 J3
2061200100 Vacant R15 RD-M-Q 0.48 4
2061200200 Vacant R15 RD-M-Q 0.50 4
~G!lGrn4 rnG VaGaflt GStR4tR!ltb PG ~ W8
2090604800,
20906054, Residential/
20906072 Stables R4/0S R-1 16.4 52
~~a~4GJ€iGQ VaGaflt ~ R-G-M ~ ~
2231704500 Vacant R15 RD-M-Q 0.40 3
1551016800 Vacant R1 .5 R-1-30000 0.29 1
1551702000 Residential R23 R-3 0.22 2
1551702100 Residential R23 R-3 0.17 2
1551702900 Residential R15 R-3 0.32 2
1551802300 Residential R15 R-3 0.52 3
1551901500 Vacant R1.5 R-1-30000 1.09 1
1551901600 Vacant R1.5 R-1 -30000 0.39 1
1552210500 Vacant R4 R-1-10000 0.55 2
1552231800 Residential R15 R-3 0.73 5
1552511800 Residential R15 R-3 0.26 1
1552511900 Residential R15 R-3 0.28 1
1552512000 Residential R15 R-3 0.23 2
1552512100 Residential R15 R-3 0.23 1
1552512200 Residential R15 R-3 0.22 1
1552711500 Residential R15 R-3 0.20 1
1552711700 Residential R15 R-3 0.31 1
1552711900 Residential R15 R-3 0.28 1
1552712000 Residential R15 R-3 0.28 1
1552712100 Vacant R15 R-3 0.16 1
1552712800 Residential R15 R-3 0.24 1
B-13
CITY OF CARLSBAD GENERAL PLAN
:{·~1,1r=.l~'l.·r•tft"" .. 1W.llltlllfiTt ;.,., ,,..,,_,";j~ ft'H!tl' ,e..u·ufJt(:l,t:11~
,'
il9\l•··~:..r,ll[t :Jl;.'[~iTtl[tC..,q
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
1560511800 Vacant R4/0S R-1 1.04 3
1560511900 Vacant R4/0S R-1 1.90 6
1560512200 Residential R4 R-1 1.14 2
1560512300 Vacant R4 R-1 2.03 6
1560521200 Vacant R4 R-1 0.17 1
HieGa247GG -Va6affi R4-R-4 047 4
1560904100 Vacant R8 RD-M 2.69 11
1561108300 Vacant R4 R-1 0.24 1
1561108400 Vacant R4 R-1 0.27 1
1561301800 Residential R4 R-1 0.48 1
1561302600 Vacant R4 R-1 0.51 2
1561303200 Vacant R4 R-1 0.14 1
1561420300 Residential R4 R-1 1.14 1
1561420800 Residential R4 R-1 0.49 1
1561424800 Vacant R4 R-1 0.29 1
1561425100 Vacant R4 R-1 0.20 1
~ae~42a4GG -Va6affi R4-R-4 ~ 4
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 1
1561521300 Residential R4 R-1-9500 0.71 1
1561522900 Vacant R4 R-1-9500 0.28 1
1561523700 Vacant R4 R-1-9500 0.17 1
1561901100 Vacant R4 R-1-10000 0.51 2
1561901800 Residential R4 R-1-10000 0.71 1
1561902400 Vacant R4 R-1 0.15 1
1561903200 Residential R4 R-1 0.68 1
1561903400 Garage R4 R-1-10000 0.28 1
~ae2GGGrnG -Va6affi R4-R-4 ~ 4
~ae2GGG2GG -Va6affi R4-R-4 ~ 4
1562001300 Residential R4 R-1-10000 0.54 1
1562002900 Vacant R4 R-1-10000 0.20 1
1562003100 Vacant R4 R-1-10000 0.22 1
1562003200 Vacant R4 R-1-10000 0.21 1
~ae2~2G4GG -Va6affi R4-R-4 +.W e
~aea~aGaGG -Va6affi R4-R-4 ~ e
B-14
APPENDIX B
;\f:f.·--~l:lilr• -~:.!!. 1•r..n, ..... Jiiiilf~:.u,1111 -;j~ii, B" . .i._·u1h••.:....i.!l111t1:.1~ 11· • • ~ • .._, •• • • :..i-1: r,11 L--f :J-; r,ll;-L""I
General Capacity (Above
Plan Site Size Moderate APN Existing Use Designation Zoning District (Acres) Income)
1562123300 Vacant R4 R-1 0.19 1
1562123400 Vacant R4 R-1 0.17 1
1562123500 Vacant R4 R-1 0.17 1
1562123700 Vacant R4 R-1 0.17 1
1562123800 Vacant R4 R-1 0.18 1
1562124100 Vacant R4 R-1 0.18 1
1562124000 Vacant R4 R-1 0.18 1
1562124200 Vacant R4 R-1 0.18 1
1562124300 Vacant R4 R-1 0.18 1
1562125000 Vacant R4 R-1 0.22 1
1562124500 Vacant R4 R-1 0.2 1
1562124600 Vacant R4 R-1 0.17 1
1562124700 Vacant R4 R-1 0.17 1
1562124800 Vacant R4 R-1 0.17 1
1562124900 Vacant R4 R-1 0.18 1
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
1562313600 Vacant R4 R-1 0.19 1
1562314100 Residential R4 R-1 0.49 1
1562314800 Vacant R4 R-1 0.20 1
1562317000 Vacant R4 R-1 0.18 1
1562706200 Residential R4 R-1 0.56 1
1563500100 Vacant R4/0S R-1 0.30 1
1563510100 Vacant R4/0S R-1 0.90 3
HieJarnJoo -VaGaflt R4--R-4 G,eQ 2
~ aeJarn7oo Resi<:leAtial R4--R-4 +.-2() J
HieJarnsoo -VaGaflt R4--R-4 ~ 44
1563511300 Residential R4 R-1 1.03 2
1563511900 Vacant R4 R-1 0.37 1
1670307300 Driving Range R8/0S R-1-10000 6.00 24
1670520600 Residential R4 R-A-10000 0.64 1
1670531900 Vacant R4 R-A-10000 0.12 1
1670532000 Vacant R4 R-A-10000 0.39 1
1670701200 Vacant R4 R-A-10000 0.26 1
1670703100 Residential R4 R-A-10000 0.69 1
8-15
CITY OF CARLSBAD GENERAL PLAN
~~,,,-:,-.,.,-. 1•1 ltl1!:-UII ·c. ~~---11r.1· •U:n~r!,ilil'vllll'lfiT1Br.ll":Jll1 , .. ,1111:i :: I II~. "1111=
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
1670803300 Vacant R4 R-1 -10000 0.45 1
1670803400 Vacant R4 R-1-10000 0.47 1
1670803500 Vacant R4 R-1-10000 0.52 2
1670803600 Vacant R4 R-1-10000 0.54 2
1670804100 Vacant R4 R-1-10000 1.00 3
1670804200 Vacant R4 R-1-10000 0.44 1
1670804600 Vacant R4 R-1-10000 0.17 1
1671120500 Residential R4 R-A-10000 1.08 2
1671241000 Vacant R4 R-A-10000 0.28 1
1672302400 Vacant R4 P-C 0.70 2
1672302500 Vacant R4 P-C 0.85 3
1672500600 Vacant R4/R15 R-A-10000 0.30 1
1675705100 Residential R8 RD-M-Q 0.60 1
1675805100 Vacant R4 R-A-10000 0.37 1
1680505700 Vacant R4/0S OS/R-1-0.5Q 13.50 43
~ e€!a+GG rnG VaGaflt gg P-G Q.,.-1-4 4
~e€!a+GG2GG VaGaflt gg P-G Q.,.-1-4 4
~e€!a+GGaGG VaGaflt gg P-G G,..R 4
rn€!a+GGeGG VaGaflt gg P-G ~ 4
rn8a+GG+GG VaGaflt gg P-G ~ 4
~e8a+GG€!GG VaGaflt gg P-G G,..R 4
~e€!a+GG9GG VaGaflt gg P-G G,..R 4
rn8a+GH:JGG VaGaflt gg P-G Q.44 4
rn8a+G~ rnG VaGaflt gg P-G Q.44 4
~e!la+G~2GG VaGaflt gg -P-G 044 4
~e!la+G~aGG VaGaflt gg P-G G,..R 4
~e8a+G~4oo VaGaflt gg P-G ~ 4
~e!la+G~aGG VaGaflt gg P-G ~ 4
~e!la+GrnGG VaGaflt gg P-G ~ 4
~e€!a+GHGG VaGaflt gg P-G Q.44 4
~e!la+GrnGG VaGaflt gg P-G Q.44 4
~e8a+GrnGG VaGaflt gg P-G G,..R 4
~e8a+G2rnG VaGaflt gg P-G G4e 4
~e8a+G22GG VaGaflt gg P-G G4e 4
~e8a+G2aGG VaGaflt gg P-G ~ 4
~e8a+G24GG VaGaflt gg P-G ~ 4
B-16
APPENDIX B
I~ - -
,. 1F.li1 ---:~ , .... ltr:11 •r., r•1llt.ll:Tt1:JIIII 1r~:.11~ 111•nlJll~t:IC-:l lllt'l•H r:.n::[t ..... --,:.11 •Jri :,.,
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
Hi !ld 7GUGG ¥asaflt AA P-G 0-:45 4
HH!J;zg;;iggg ¥asaflt AA P-G 0-:45 4
HH!a7G4QGG ¥asaflt AA P-G Q.,44 4
HH!a7G§GGG ¥asaflt AA P-G Q.,44 4
HHla+GarnG ¥asaflt AA P-G Q.,44 4
~@gJ;zQ§;;igg ¥asaflt AA P-G Q.,44 4
:iegJ;zG§aGG ¥asaflt AA P-G 0-:45 4
rngJ;zG§4GG ¥asaflt AA P-G Q.,44 4
rngJ;zQ§§GG ¥asaflt AA P-G 0:4e 4
~eBa7G§eGG ¥asaflt AA P-G 044 4
~e1la7G§7GG ¥asaflt AA P-G 044 4
~eBa+G§ggg ¥asaflt AA P-G 044 4
~@gJ;zQ§QGG ¥asaflt AA P-G 0-42 4
~eBa7GeGGG ¥asaflt AA P-G 0-42 4
~@gJ7Ge~GG ¥asaflt AA P-G Q.,44 4
rngJ;zG@;;iGG ¥asaflt AA P-G Q.,44 4
rngJ;zG@aGG ¥asaflt AA P-G Q.,44 4
rngJ;zG@4GG ¥asaflt AA P-G Q.,44 4
Hi1la7Ge§GG ¥asaflt AA P-G Q.,44 4
:iegJ;zGeeGG ¥asaflt AA P-G 0-42 4
Hi1la7G77GG ¥asaflt AA P-G 0-:45 4
Hi1la7Q;zggg ¥asaflt AA P-G 044 4
Hi1la7G7QGG ¥asaflt AA P-G 044 4
~@gJ;zggggg ¥asaflt AA P-G 044 4
rngJ;zggrno ¥asaflt AA -12-G 0:4e 4
~@gJ;zgg;;igg ¥asaflt AA P-G ~ 4
rngJ;zrnrnG ¥asaflt AA P-G 044 4
rngJ;zrn;;igg ¥asaflt AA P-G 044 4
~@gJ;zrnaGG ¥asaflt AA P-G ~ 4
~@gJ;zrn<1GG ¥asaflt AA P-G Q.,44 4
rngJ;zrnaGG ¥asaflt AA P-G 0-42 4
rngJ;zrn@GG ¥asaflt AA P-G ~ 4
~@gJ;zrn;zgg ¥asaflt AA P-G ~ 4
~@gJ;zrnggg ¥asaflt AA P-G 047 4
Hi8a7rn9GG ¥asaflt AA P-G 0:4e 4
HH!a7~ rnGG ¥asaflt AA P-G 0:4e 4
8 -17
CITY OF CARLSBAD GENERAL PLAN
- -¥-11\lF. -lfiliID--.. IS:li1 •"'Ill: J .IW:1111 . 1111 1T1 .. ..... -'"--·· ..:.. ... - ---• llh.'f~t:l...'""l'lll1 iU'i11T1\•L~..lfl'J , 1 1:..ir; l:. •• 1111 ... , .. l:...1.un L--.· 11r1iri~
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
Hl!lJ+~ ~ rnG ~ AA P-G 0,.4,e 4
Hl!lJ+~~2GG ~ AA P-G 0,.4,e 4
~e8J+~~JGG ~ AA P-G 0,4g 4
~e8J:;z~~4GG ~ AA P-G 0,.4J 4
~e8J+~ HiGG ~ AA P-G 0,.4J 4
~esJ:;z~ rnGG ~ AA P-G ~ 4
~e8U~ HGG ~ AA P-G 04+ 4
~e8J+~~8GG ~ AA P-G ~ 4
rnsJ:;z~ HlGG ~ AA P-G 0,.4J 4
rnBJ7~2GGG ~ AA P-G ~ 4
~esJ:;z~2rnG ~ AA P-G ~ 4
rnsJ:;z~nGG ~ AA P-G 0,.4J 4
rnBJ7~2JGG ~ AA P-G 0,.4J 4
rnBJ+~24GG ~ AA P-G ~ 4
rnBJ+i2aGG ~ AA P-G G,.44 4
rnBJ7~2eGG ~ AA P-G G,.44 4
rnBJ+~27GG ~ AA P-G ~ 4
rnBJ+i28GG ~ AA P-G 0,.4J 4
rnB3+~29GG ~ AA P-G G-4e 4
rnBJ+iJGGG ~ AA P-G 0-,4+ 4
rnsJ:;z~JrnG ~ AA P-G G,n 4
ie8J+iJ2GG ~ AA P-G ~ 4
~e8J+~JJGG ~ AA P-G ~ 4
rnsJ:;z~J4GG ~ AA P-G ~ 4
ie8J+iJaGG ~ AA P-G G-4e 4
rnBJ+ideGG ~ AA P-G 0,.4J 4
~e8J+~37GG ~ AA P-G ~ 4
~e8J+iJ8GG ~ AA P-G ~ 4
~e8J+iJ9GG ~ AA P-G 0,.4J 4
rnBJ+i4GGG ~ AA P-G 0,.4J 4
HiBJ+ i 4 4GG .vaeam AA P-G G,.44 4
rnBd+i 4aGG ~ AA P-G ~ 4
Hl!lJ+i4eGG ~ AA P-G ~ 4
rnsJ:;z~4:;zgg ~ AA P-G G-4e 4
Hl8J+~48GG ~ AA P-G ~ 4
Hl8J+i49GG ~ AA P-G 04+ 4
B-18
APPENDIX B
I ~J":\ta-:::.,..,. .. 111.-IJ":Tifii.;;1,;i:Jll l,ll l•.1 .. t rt,..,1, .. 1:.,.._ie ---~~f •.••,1e1·~· .. 111 1ltf:J~ il~11uui1, .... •1~l:r,""TJ'T-l'•liTj1l1 .-
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
~€i8:l;zHiGGG ¥aGaRt AA -P-G 0,.44 4
rng:i;zHi4GG ¥aGaRt AA -P-G Q4€i 4
rng:i;zHiaGG ¥aGaRt AA -P-G G,.43 4
~eg:i;zHQGG ¥aGaRt AA -P-G G:+a J
rng:i;z~;zrnG ¥aGaRt AA -P-G ~ 4
rng:inG;zGG ¥aGaRt AA -P-G G-,44 4
rng:in~ rnG ¥aGaRt AA -P-G 04+ 4
rng:in~2GG ¥aGaRt AA -P-G Q4a 4
~es:in~:iGG ¥aGaRt AA -P-G G,.43 4
~€i8:ln~4GG ¥aGaRt AA -P-G G,.43 4
~eg:in~aGG ¥aGaRt AA -P-G G,.43 4
rng:inrnGG VaBaA-t AA -P-G G,.43 4
rng:inHGG ¥aGaRt AA -P-G ~ 4
rns:inrnGG ¥aGaRt AA -P-G ~ 4
rns:in~9GG ¥aGaRt AA -P-G ~ 4
~€i8Jn2GGG ¥aGaRt AA -P-G ~ 4
rng:in2rnG VaBaA-t AA -P-G ~ 4
rng:in2~GG VaBaA-t AA -P-G ~ 4
rng:i;z~~JGG VaBaA-t AA -P-G 0,.44 4
rng:in~4GG VaBaA-t AA -P-G 0,-44 4
~eg:in~aGG VaBaA-t AA -P-G 0,-44 4
~€i8:ln2€iGG VaBaA-t AA -P-G 0,-44 4
~e8:in2;zGG VaBaA-t AA -P-G 0,.44 4
~€i8:l;z:2,28GG VaBaA-t AA -P-G ~ 4
~€i8:ln~9GG VaBaA-t AA .J2..G ~ 4
~es:in:iGGG \laBaRI AA -12-G 0,.44 4
rns:inarnG VaBaA-t AA -P-G ~ 4
rns:ina~GG VaBaA-t AA -P-G Q4€i 4
rng:ina:iGG VaBaA-t AA -P-G 04+ 4
rns:i;z~a4GG VaBaA-t ~ -P-G Q4a 4
rns:i;z~aaGG VaBaA-t AA -P-G ~ 4
~es:i;z~aeGG VaBaA-t AA -P-G G,4.a 4
~eg:ina;zGG VaBaA-t AA -P-G G,4.a 4
~es:inasGG VaBaA-t AA -P-G ~ 4
~es:i;z~a9GG VaBaA-t AA -P-G G-,44 4
rns:ineGGG VaBaA-t AA -P-G G-,44 4
B-19
CITY OF CARLSBAD GENERAL PLAN
l~[l!]jl[--"' .. I ,.,JD, -; ; 'IF.1i1Bi:~,11t'. ~ 111t•·llltT11:.J.111••11 • I e 6 I e\.U~ll'I t t f!.l#:1 • 1<-r· 11T11rir-li ·-
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
HrnanernQ VaGaAt R8 P-G 0-,44 4
rnBane~QQ VaGaAt R8 P-G 0-,44 4
~e8ang~gg VaGaAt R8 P-G OAa 4
~esangagg VaGaAt R8 P-G 0,-4.J 4
~esa;zag4gg VaGaAt R8 P-G G-.-44 4
rnsa;zaQaQQ VaGaAt R8 P-G OAa 4
rnsa;zaQeQQ VaGaAt R8 P-G OAa 4
rnsa:;zag;zgg VaGaAt R8 P-G OAa 4
rnsa;zagggg VaGaAt R8 P-G 0-,44 4
rnsa;zaarng VaGaAt R8 P-G OAa 4
~esa;zaa~gg VaGaAt R8 P-G G-.-44 4
2030210300 Residential R15 R-3 0.25 1
2031302500 Residential R15/0 R-3 0.20 1
2031302600 Residential R15/0 R-3 0.21 1
2031440300 Hotel R15 R-3 0.62 5
2032020300 Parking Lot R15 R-3 0.40 3
2040310100 Vacant R30 RDM 0.10 2
2040310200 Vacant R30 RDM 0.09 2
2040321000 Residential R30 RDM 0.15 1
2040701500 Residential R30 RDM 0.14 2
2040840400 Residential R30 RDM 0.15 1
2041101200 Vacant R30 RDM 0.14 3
2041 103200 Residential R30 RDM 0.13 2
2041111000 Residential R30 RDM 0.14 2
2041111 100 Residential R30 RDM 0.14 2
204111 1200 Residential R30 RDM 0.14 2
204171 1000 Vacant R15 RDM 0.08 1
2041712300 Residential R15 RDM 0.24 1
2041720400 Vacant R15 RDM 0.08 1
2041721400 Residential R15 RDM 0.33 2
2041722700 Residential R15 RDM 0.20 1
2041722800 Residential R15 ROM 0.21 1
2041910800 Residential R30 ROM 0.14 1
2041921000 Residential R30 ROM 0.09 1
2042100300 Residential R15 RDM 0.45 3
2042100400 Residential R15 RDM 0.19 1
B-20
APPENDIX B
.. -~fmr 11,.'{!.llJfJ(l~f;':':\ ... -!~IF.'1i'IEllll:~ .•. .. 1111, 1111:.i••••ur .. :.it • t ~1tT1\.l'(::I•• •• l:J .. • :NtJI 11!..a=(I
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
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
2042911500 Residential R30 ROM 0.14 1
2042912900 Residential R30 ROM 0. 15 1
2050200300 Residential R4/R8 R-1 0.41 1
2050200400 Residential R4/R8 R-1 0.43 1
2050201800 Residential R4 R-1 0.53 1
2050202700 Residential R8 R-1 0.63 2
2050202900 Residential R8 RO-M-Q 0.42 1
2050203200 Residential R8 RO-M-Q 0.46 1
2050203300 Residential R8 RO-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
2GaGeG78GG ¥aGaflt R4-R ~ rnGGG ~ 4
2051122300 Residential R4 R-1 0.49 1
2Ga~~24eGG ¥aGaflt R4-.R4 049 4
2051201800 Residential R4 R-1 1.02 2
2051302100 Residential R4 R-1 0.74 1
2GarnGrnGG ¥aGaflt R4-R ~ rnGGG G,.2G 4
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
B-21
CITY OF CARLSBAD GENERAL PLAN
'IF.lilEll..:.~'N ::. •~·•• r.1111UlfiT1 ., •• ., .~lr~-..... , ·...1._"'tUI ·-- --., -~_'i.,c H.'11111'1" lllfi[llll:.lr.lf:11111.._1 ,.,. llofOJIL-.• iTi]fir:::11. ,.,..m!.,,~
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2052209300 Residential R4 R-1-10000 1.32 2
2052207300 Vacant R4 R-1 0.16 1
2052208600 Vacant R4 R-1 0.32 1
2052300400 Vacant R4 R-1 0.39 1
2052301400 Residential R4 R-1 0.72 1
~Ga~eG4GGG VaGaAf R4-R-4 ~ 4
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 1
~GeG8G~JGG Resir:leAtial ~ RG-M ~ 4
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
~GeGQ~GJGG Resir:leAlial ~ ~ ~ 4
2060920900 Residential R15 R-2 0.64 4
2061200700 Residential R4 R-1 0.50 1
2061201600 Vacant R4 R-1-15000 1.43 4
2061201800 Vacant R8 RD-M/R-T 0.34 1
2061202100 Residential R8ffR/OS RD-M/R-T 0.43 1
2061202300 Residential R15 RD-M 0.36 2
2061202900 Boat Launch TR/R8/0S RD-M/R-T 0.30 1
2061203600 Boat Launch R8ffR/OS RD-M/R-T 1.45 6
2061203900 Residential R15 RD-M-Q 0.36 1
2061204000 Residential R15 RD-M-Q 0.46 3
2061501200 Residential R4 R-1 -15000 1.73 5
2061502600 Vacant R4 R-1 -15000 0.38 1
2061600200 Residential R4 R-1-15000 0.75 1
2061600300 Residential R4 R-1-15000 0.94 1
2061601000 Residential R4 R-1 -15000 0.75 1
2061601100 Residential R4 R-1-15000 0.75 1
2061601300 Residential R4 R-1 -15000 1.30 3
2061710300 Vacant R4 R-1-15000 0.85 3
B-22
APN Existing Use
2061710800 Vacant
2061710900 Vacant
2061720100 Vacant
2061720200 Vacant
2061720300 Vacant
2061720400 Vacant
2061720500 Vacant
2061720600 Vacant
2061720700 Vacant
2061803200 Vacant
2061804000 Vacant
2061804100 Vacant
2061805000 Vacant
2061805100 Vacant
2061920700 Vacant
2061921400 Vacant
2061923100 Vacant
2061923800 Vacant
2061924100 Vacant
2061924500 .\£aGaAt
2061924800 Vacant
2061924900 Vacant
2062000100 Vacant
2062000300 Vacant
2062000400 Vacant
2070210300 Residential
2070210400 Residential
2070215400 Residential
2070221100 Vacant
2070226500 Vacant
2070226700 Vacant
2070615400 Vacant
2070634800 Vacant
2070730600 Vacant
2070730900 Residential
2070840600 Rosielential
APPENDIX B
::.,.;-·--•... ,•1or,-w::::i111,r,,,r::rr.1~1 ..... !.lll;;[t ... ,·~· tfft-
General
Plan
Designation
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4/0S
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R4
R8
Zoning District
R-1-15000
R-1-15000
R-1-15000
R-1 -15000
R-1-15000
R-1-15000
R-1-15000
R-1-15000
R-1-15000
R-1-15000
R-1-15000
R-1 -15000
R-1-15000
R-1-15000
R-1 -15000
R-1-15000
R-1-15000
R-1 -15000
R-1-15000
R 1 15000
R-1-15000
R-1 -15000
R-1-15000
R-1-15000
R-1-15000
R-1
R-1
R-1
R-1
R-1
R-1
R-1-15000
R-1-15000
R-1-15000
R-A-10000
R 1 15000
Site Size
(Acres)
0.38
0.51
0.66
0.49
0.40
0.30
1.30
2.00
1.40
1.15
0.35
0.42
0.46
0.46
0.80
0.76
0.28
0.30
0.30
0.63
0.42
0.30
0.38
0.41
0.53
0.47
0.49
0.26
0.25
0.26
0.34
0.34
0.35
0.55
Capacity (Above
Moderate
Income)
2
4
6
4
4
2
2
4
4
B-23
CITY OF CARLSBAD GENERAL PLAN
,;,JIF.lil -~~ .,. , __ ,1,r,n.1111r::i~lillfrET~~·1,r.i•1,11h'H'iT• . .,..,, ::..,,,-,111 • .,,11o1, ,1--,.·J, •H•r::l
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2070901900 Residential R4 R-1 -10000 1.00 2
2070902000 Vacant R4/0S R-1-10000 0.77 2
2071004800 Vacant R4/0S R-1-8000/0S 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 ~ ~GGGG,lR ~
;rn:;z~JG7JGG ResiEleAlial -R4-+WG ~ ~
2071307500 Vacant R4 R-1 0.17 1
2071307600 Vacant R4 R-1 0.17 1
2071307700 Vacant R4 R-1 0.17 1
2071307800 Vacant R4 R-1 -10.000 0.55 1
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 0.1 1 2
2071505700 Vacant R4 R-1-15000 0.16 1
2071507300 Vacant R23 R-W 0.11 2
2071800800 Vacant R4 R-1-15000 0.40 1
2071800900 Vacant R4 R-1-15000 0.53 2
2071801000 Vacant R4 R-1-15000 0.18 1
2071801 200 Vacant R4 R-1-15000 0.43 1
2072607700 Vacant R4 R-1 0.18 1
2073852000 Vacant R4 R-A-10000 0.18 1
2080401200 Vacant R4 R-A-10000 0.91 3
~G8G4GHiGG ¥aGam -R4-RA WGGG ~ J
2081840900 Vacant R8 RD-M-Q 1.69 7
2090402700 Vacant R4 R-A-2.5 3.30 2
2090602300 Residential R4/0S L-C 3.20 9
2090606100 Vacant R4/0S R-1-0.5-Q/OS 16.62 19
2090606500 Vacant R4/0S L-C 7.00 22
2090606800 Vacant R4/0S L-C 1.50 5
2090700300 Vacant R1 .5 R-A-10000 3.84 4
B-24
APPENDIX B
:ftF.1ilEII:~..-·---.......... -11••-•Ju ~=[I 1u .... -.,.;_,--: ,Jr.~ .'· . ,-. .. tlll1tT1r:HIHllrI:l'tl, .. , • • ~ '" ,r11Tc:11n•, r•T• r::r.i:11-,
General Capacity (Above
Plan Site Size Moderate APN Existing Use Designation Zoning District (Acres) Income)
2090700700 Vacant R1.5/0S R-E 83.00 83
2090701300 Vacant OS/R4/R15 R-1-0.5-Q/OS/L-C 32.75 105
2090701600 Agriculture R1.5/0S L-C 65.91 66
2100201600 Vacant R4/0S R-1 0.29 1
2100330900 Vacant R4 R-1 0.13 1
2100620900 Vacant R4 R-2 0.14 1
2101150800 Vacant R4 R-1 0.16 1
2101150900 Vacant R4 R-1 0.16 1
2101151900 Vacant R4 R-1 0.16 1
2101203100 Vacant R4/0S R-1 0.30 1
2120100300 Vacant R1 .5/0S R-1-30000/0S 5.47 5
2~:WaGJJGG -VaGam R4-R4 8,.00 26
2130501600 Vacant R4 €-A-QR-1 1.50 5
2~J2aGGeGG -VaGam R4-~ ~ ~
2~J2aG~ rnG -VaGam R4-~ ~ ~
2132501200 Vacant R4 P-C 0.68 2
2140210400 Vacant RS R-1-10000 0.11 1
2140211100 Vacant R8 R-1 -10000 0.11 1
2140220100 Vacant R8 R-1-10000 0.10 1
2140220400 Vacant R8 R-1-10000 0.11 1
2140230400 Vacant R8 R-1-10000 0.13 1
2140231300 Vacant R8 R-1 -10000 0.12 1
2144731600 Vacant RS RD-M-Q 0.17 1
2~4eJG2GGG
2146312300 Vacant R4 R-1 0490.23 ~1
2146312400 Vacant R4 R-1 0.25 1
2~<1eJ~2rnG
2146312500 Vacant R4 R-1 4-,..W0.39 41
2146312600 Vacant R4 R-1 0.44 1
2146312700 Vacant R4 R-1 0.25 1
2150200700 Vacant R4 L-C 16.00 51
2150400900 Vacant R4/0S R-1/0S 1.76 6
2150401100 Vacant R4/0S R-1/0S 1.13 4
2150501200 Vacant R4/0S L-C 4.58 15
2150502100 Vacant R4/0S L-C 6.60 21
2150502200 Vacant R4/0S L-C 5.00 16
8-25
CITY OF CARLSBAD GENERAL PLAN
1[mji£"" ----,.-· l1ToiriL~k~'-1f:1i1r:::J11:~~ Ill ••l.,..• 11iJ,:HTt.,lltT11:.u11 .. I I~ ~11Tl\fl:.lh'J e t ::..1r: 1l:l . , .. :.. . :,.•
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2150504400 Vacant R4/0S R-1 2.50 8
2150504500 Vacant R4/0S R-1 2.45 8
2150504600 Vacant R4/0S R-1 2.00 6
2150504700 Vacant R4/0S R-1 3.50 11
2150510400 Residential R4/0S P-C 12.00 36
2150702300 Vacant R4 L-C 0.74 2
2150703800 Vacant R4 L-C 8.19 26
2150704300 Vacant R4 L-C 1.76 6
2150704400 Vacant R4 L-C 0.73 2
2150704500 Vacant R4 L-C 2.00 6
2150705100 Vacant R4 R-1-Q 0.19 1
2150705200 Vacant R4 R-1 -Q 0.23 1
~~ 5~ JGJ~GG0 VaGam R4-R-4 ~ 4
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
~~a~J~GrnG VaGam R4-R ~ rnGGG G4+ 4
2152500900 Vacant R4 R-1 0.95 3
2152700400 Vacant R4 R-1 0.30 1
2153004000 Vacant R8 R-2 0.18 1
2153100500 Vacant R8 R-2 0.25 1
2153203600 Vacant R8 R-2 0.24 1
2153504200 Vacant R4 R-1 0.28 1
2153504800 Vacant R4 R-1 0.29 1
2153702800 Vacant R4 R-1 1.80 6
2153903500 Vacant R4 R-1/P-C 0.33 1
2154001100 Vacant R1 .5 R-1-15000 0.56 1
2154001500 Vacant R1 .5 R-1-15000 0.63 1
2154400200 Vacant R1 .5 R-1-15000 0.62 1
2154401300 Vacant R1 .5 R-1 -15000 0.86 1
2154401900 Vacant R1 .5 R-1-15000 1.66 2
~~54aGHlGG VaGam ~ R ~ ~aGGG ~ 4
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
B-26
APPENDIX B
-----..... -~~ -W!lfil~,..-.111r.11 1Ull1TI ·=-'"•11 , .. _.. tl~i'-or.I • 1 1 • lhTif'oTtl:lr.lr,ll ,..... • 1: t ,,_-,::.,, I :fi-
General Capacity (Above
Plan Site Size Moderate APN Existing Use Designation Zoning District (Acres) Income)
2154911200 Vacant R1 .5 P-C 0.78 1
2154913600 Vacant R1 .5 P-C 0.78 1
2154913900 Residential R1 .5 P-C 2.42 1
2154915000 Vacant R1.5 P-C 1.06 1
2154920200 Vacant R1.5 P-C 1.40 1
2154931400 Vacant R1 .5 P-C 1.94 2
2154931500 Residential R1.5 P-C 1.95 1
2154931800 Vacant R1 .5 P-C 0.66 1
2154942200 Vacant R1.5 P-C 0.49 1
2~aeGG2JGG -VaGaAt R4--P-G 047 4
2~aeGG24GG -VaGaAt R4--P-G 04-7 4
2156002500 Vacant R4 P-C 0.18 1
2~aeGG2eGG -VaGaAt R4--P-G ~ 4
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
2~ae~~~9GG -VaGaAt R4--P-G ~ 4
21 56112500 Vacant R4 P-C 0.44 1
2~a9aGJ9GG -VaGaAt R4--R-4 ~ 4
2~a9aG4GGG -VaGaAt R4--R-4 ~ 4
2~a9aG4rnG -VaGaAt R4--R-4 ~ 4
2~a9aG42GG -VaGaAt R4--R-4 ~ 4
2~a9aG4JGG VaGaAt R4--R-4 ~ 4
2~a9aG44GG -VaGaAt R4--R-4 ~ 4
2~a9aG<1aGG -VaGaAt R4--R-4 ~ 4
2159504600 Vacant R4 R-1 0.20 1
2~a9aG47GG -VaGaAt R4--R-4 ~ 4
2~a9aG4flGG -VaGaAt R4--R-4 ~ 4
2~a9aG49GG -VaGaAt R4--R-4 ~ 4
2~a9aGaGGG -VaGaAt R4--R-4 ~ 4
2~a9aGa~GG -VaGaAt R4--R-4 ~ 4
2~a9aGa2GG -VaGaAt R4--R-4 ~ 4
B-27
CITY OF CARLSBAD GENERAL PLAN
~~~1ot:1•~l•m~,.,. ,m,L::rilt-'11•·..,... , -·1,11~;1:l11'Jr,1, . ., .. ;;1,--: .. ,.~~ . l(!l, ·~. -.·-rrs
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2~a9eGeJGG ¥aGam R4-~ ~ 4
2~a9eGe4GG ¥aGam R4-~ ~ 4
2161212200 Vacant R8/0S P-C 12.07 48
2161600500 Vacant R4 R-1 0.30 1
2161601000 Vacant R4 R-1 0.24 1
2161601800 Vacant R4 R-1 0.30 1
2161602300 Vacant R4 R-1 0.44 1
2161900100 Vacant R4 R-1 0.21 1
2161902000 Vacant R8 R-2 0.30 1
2161902100 Vacant R8 R-2 0.29 1
2161902200 Vacant R8 R-2 0.26 1
2161903900 Vacant R8 R-2 0.26 1
2rn22GrnGG ¥aGam R4-~ ~ 4
2162306200 Vacant R4 R-1 0.27 1
2162401800 Vacant R8 R-2 0.31 1
2162506300 Vacant R4 R-1 0.35 1
2162801200 Vacant R4 R-1 0.24 1
2rn2sg~ggg ¥aGam R4-~ ~ 4
2163600900 Vacant R4 R-1 0.30 1
2rna9JG9GG ¥aGam R4-P-G G,S9 J
223GeG7rnG ¥aGam ~ P-G ~ ~
223GeG74QG ¥aGam 6lR4tG8 P-G 2G eJ
2230522000 Vacant R4 P-C 0.29 1
22JG@rn2GG ¥aGam R4JGS R ~ rnGGGtGS ~ w
2230614700 Vacant R4 R-1-10.000 ' 0.35 1
2230614800 Vacant R4 R-1-10,000 0.40 1
2230615000 Vacant R4 R-1-10.000 0.42 1
2230615100 Vacant R4 R-1-10,000 0.67 1
2230615200 Vacant R4 R-1-10 000 0.33 1
2230615300 Vacant R4 R-1-10,000 0.33 1
2231200100 Vacant R4 R-1 0.24 1
2231200200 Vacant R4 R-1 0.25 1
2231200300 Vacant R4 R-1 0.25 1
2231305000 Vacant R4 R-1 0.23 1
2231701800 Residential R15 RD-M-Q 0.77 8
2231704500 Vacant R15 RD-M-Q 0.44 5
8-28
APPENDIX B
100-~-1.1:.1.!.U:, ,.,~,or.11 . 1 ll111u1:;i~1u 11~..t· ,.._--,u~"11u ..-•1,r,1•.1 .. ...-~'Jr•T• ·.1 ~11:..I • • 1.r,11<"'· 1,Toiri~ :;:~)~~ .·
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
2232500700 Vacant R4 P-C 0.60 2
2232501200 Vacant R4 P-C 0.75 2
22d2aG~4GG .\laGaAt R4-P-G O,+a ~
2232601100 Vacant R4 P-C 0.96 3
2n;z92~ggg .\laGaAt R4-P-G ~ 4
2237922000 Vacant R1 .5 P-C 0.33 1
22d8dGG~GG .\laGaAt R4-P-G 0,4a 4
22d8dGQ2GQ .\laGaAt R4-P-G 0,4a 4
22d8dGGdGG .\laGaAt R4-P-G 047 4
22d8dGG7GG .\laGaAt R4-P-G 0,4a 4
22d8dGGBGG VaGafl-t R4-P-G 0,4a 4
22d8dGG9GG VaGafl-t R4-P-G 04e 4
22d8dG~GGQ VaGafl-t R4-P-G 04e 4
22d8dG~ mg VaGafl-t R4-P-G 04e 4
22d8dG~2GG .\laGaAt R4-P-G 0,-.M 4
22d8dG~dGG .\laGaAt R4-P-G 0,-.M 4
22d8dG~4QQ .\laGaAt R4-P-G ~ 4
22d8dG~aGG VaGafl-t R4-P-G 047 4
22d!:ldG~€iGG VaGafl-t R4-P-G 04e 4
22d!:ldG~;zgg VaGafl-t R4-P-G 04e 4
22d!:ldG~BGG VaGafl-t R4-P-G G,4g 4
22d!:ldG~9GG VaGafl-t R4-P-G 047 4
22d!:ldG2dGG VaGafl-t R4-P-G G,4-7 4
22d!:ldG24GG VaGafl-t R4-P-G 04e 4
223B3G2aGG VaGafl-t R4-P-G ~ 4
223!:!3G29GG VaGafl-t R4-P-G 043 4
22383Q3QQQ VaGafl-t R4-P-G 043 4
22d!:!3G34GG .\laGaAt R4-P-G 0,-.M 4
223B3G3aGG VaGafl-t R4-P-G ~ 4
223!:!3G3€iGG VaGafl-t R4-P-G G,4-7 4
223g3g3;zgg VaGafl-t R4-P-G ~ 4
223!:!3Gd8GG VaGafl-t R4-P-G ~ 4
223!:!3G4rnG VaGafl-t R4-P-G ~ 4
22d84~~ggg VaGafl-t R4-P-G G,4-7 4
223g4~rnoo VaGafl-t R4-P-G ~ 4
223!l4~2rnG VaGafl-t R4-P-G ~ 4
B-29
CITY OF CARLSBAD GENERAL PLAN
1m-:1t"1r--,1:JI", olllllltr:l~II 11 r.l· o ,~,~11T1\Tl:lll'lrtll T:l r.l {· . !: • ' •r. ,.., ,.,_, ·~· ........... ·.: .':')'." 1
General Capacity (Above
Plan Site Size Moderate
APN Existing Use Designation Zoning District (Acres) Income)
22J84~24GG ¥aeam R4-P-G ~ 4
22J842~aGG ¥aeam R4-P-G 047 4
22J842~eGG ¥aeam R4-P-G 0,4.e 4
22J842~7GG ¥aeam R4-P-G ~ 4
22J842~8GG ¥aeam R4-P-G ~ 4
22a842rnGG ¥aeam R4-P-G 0,4.e 4
22a842J7GG ¥aeam R4-P-G ~ 4
Grand Total .a,-0001 ,255
Source: o,,ett & Bhat.ia, City of Carlsbad, 2{)4.J2016.
Capacity
General Site Size (Moderate
APN Existing Use Plan Zoning (Acres) Income)
1563010600, 1563011000, Plaza Ca mino Real 57
1563011100, 1563021400, (parking
1563022400 R C-2 lot only) 214
1563011600 North County Plaza OS/R C-2-Q/OS 12 45
2060501600,2060501700, Von's Center_
2060501800,2060502000 (Tamarack) L G-+C-L 5 19
2071012400,2071012500 Country Store l:GC C-2/C-2-Q 5 19
2090901 100 Vacant (Sunny Creek) L C-L &.00§ ~30
VeA's GeAteFThe I:;-
Beacon at La Costa blGSGC/ G-4--QC-
2161241600,2161241700 OS 2/0S 8 30
Grand Total ~357
Source: Dyett & Bha#a,City of Carlsbad, ~2016.
8 -30