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HomeMy WebLinkAbout2004-10-28; Housing Commission; MinutesMinutes of: Time of Meeting: Date of Meeting: Place of Meeting: HOUSING COMMISSION 6:OO P.M. October 28,2004 CITY COUNCIL CHAMBERS CALL TO ORDER Chairperson Scarpelli called the Meeting to order at 6:04 p.m PLEDGE OF ALLEGIANCE Commissioner Smith led the Pledge of Allegiance. ROLL CALL Present: Commissioners: Doris Ritchie Edward Scarpelli Margaret Schraml Bobbie Smith Absent: Renee Huston Staff Present: Housing and Redevelopment Director: Debbie Fountain Associate Planner: Scott Donnell APPROVAL OF MINUTES Minutes of September 9,2004, were approved as written. VOTE: 3-0 AYES: 3 -0 NOES: None ABSTAIN: Chairperson Scarpelli did not attend the September 9,2004 meeting COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA There was no audience in attendance, who wished to speak at this time. NEW BUSINESS Chairperson Scarpelli announced this evening’s meeting is the first of three workshops that will be given on the Housing Element. Scott Donnell, Associate Planner for the City of Carlsbad, said the City currently has its Housing Element, which is due to expire June 30,2005. Because of that, we are now starting on the process to update our Housing Element to cover the period from July 1, 2005, through June 30,2010. That five-year period is known as a housing cycle. To begin that process, we are holding this fmt Housing Element Workshop. There will be two other workshops as well. In addition to that, there will be Public Hearings held in the first half of 2005. Tonight’s workshop is to provide you with some education about the Housing Element, what its requirements are, why we are doing it, some aspects of State law, and also some information that is specific to Carlsbad such as number of units built and salaries of some of the residents of the City. Also, to give you an idea of what housing costs are with relation to salaries. State housing laws are very specific that cities must make diligent effbrts to ensure outreach to the community as part of our Housing Element update. The city has achieved that by sending out over 400 notices as well as publishing notices and issuing press releases regarding this workshop. We will do the same for the subsequent workshops that we plan on holding. Tlus year we selected a consultant, Cotton Bridges Associates, to help us prepare the Housing Element. Most of the meeting tonight will be conducting Veronica Tam of that fm. She is a principal with Cotton HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 2 of 15 Bridges Associates. She will be providing a Powerpoint presentation to give you an overview on the Housing Element. Following that presentation, there will be an opportunity for the public to speak and provide some input or ask questions. The Powerpoint presentation, as well as demographic information on the City, was provided as part of your Staff Report. Copies of that presentation and demographic information have also been provided in the back of the room for the public. Veronica Tam, from Cotton Bridges and Associates, explained she will be talking about the Housing Element. Tonight I will expIain what the Housing Element is, why we are doing this, and then on to the technical information, which is related to the Housing Element and the driving force of how to determine whether your Housing Element actually meets the state law. To explain a little more about who needs affordable housing. The housing crises we have in California is well known, particularly southern California and San Diego being one of the highest cost communities in all metropolitan areas in the nation. We will then go over some of the housing goals and objectives the city has in your Housing Element. We certainly want to ask you throughout this process of developing the Housing Element whether you see any particular need to modify it, delete or add to your goals, policies and objectives and certainly programs. That is the reason for having these workshops. What is the Housing Element? The state of California has adopted the housing goal for the entire state, meaning every city in California is eligible or should be provided decent housing in a suitable living environment. In doing that, the state mandates that you prepare a Housing Element as part of your general plan. Your General Plan has seven mandated elements, and the Housing Element is one of the seven elements. Unlike your General Plan elements, overall the General Plan is a much longer-tern document. You are probably familiar with your General Plan, which usually has a ten to twenty year planning horizon. It is a long-term document. The state recognizes the housing market is more volatile. You need to revisit your Housing Element every five years to adjust your goals, policies and objectives in order to really meet the housing needs in your community. The Housing Element is a policy document. It is not an implementation program, so it doesn’t contain a lot of the details of the programs. It is the document that captures the aspiration you have and also the policy direction you would like to go. We will now discuss some of the Housing Element requirements so you understand later on in the next two meetings why we are talking about certain things and why we are looking at certain aspects and why we suggest certain programs and policies. The number one requirement is the overriding requirement and the most difficult requirement for the Housing Element Law. It is to identifjr sites that will be made available through appropriate zoning and development standards and with services and facilities to facilitate and encourage the development of a variety of types of housing for all income groups. The next requirement is to assist in the development of adequate housing to meet the needs of lower- and moderate- income households. You are required to plan for all income groups, but the state also recognizes that it is much harder to provide housing for lower- and moderate-income households. Therefore, the extra requirement is that the city must assist in the development of lower- and moderate-income housing. The third requirement is to address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. The state will look at your policies, zoning, general plan and procedures. The state will want an analysis done of whether these particular policies constitute a constraint to providing affordable housing in your community. Therefore, if you do identify any constraints, the state requirement is that you must find ways to mitigate or eliminate to the extent feasible. The next requirement addresses the quality of housing in the community. Particularly, the state also recognizes it is more cost effective or efficient to preserve what you currently have rather then to continue to build new ones. It is HOUSMG COMMISSION MINUTES OCTOBER 28,2004 PAGE 3 of 15 more expensive to provide new affordable housing then to preserve existing ones. Therefore, you must conserve and Trove the condition of the existing affordable housing stock. The last requirement is equal access to housing under the Fair Housing Law. The state of California has its own Fair Housing Law, which covers race, religion, sex, marital status, ancestry, national origin, and color. Actually, there are some additional protected classes now; sexual orientation and source of income are two of the new requirements. The California Fair Housing Law is actually more encompassing then the Federal Fair Housing Law so when you meet this requirement, you almost automatically meet the Federal Fair Housing requirement. Chairperson Scarpelli asked what the other new protected class was other then sexual orientation? Ms. Tam said it is source of income. If somebody is receiving SSI, you should not be discriminated against. The difference between the Housing Element and the rest of.the General Plan, is the General Plan state law is general in terms of the requirements and there isn’t a state agency that requires a review of the document except for the safety element. However, the Housing Element law is more specific. Also, that is the only element that is required to be reviewed by a state agency in a very meticulous way and determine whether you have substantially complied with state law. When you have a Housing Element certified by the state, it renders your overall General Plan legal. If you don’t have a Housing Element that complies with state law, you may potentially jeopardize the legality of your overall General Plan. There are some housing funds at a state and federal level that require the city have a Housing Element that is approved by the state. You could lose about 20 or 30 points in the ranking if you don’t have the Housing Element. Because housing funds are so competitive, it literally keeps you from being competitive in the whole process. Another potential benefit is the protection it gives under future laws. The Housing Element Reform Group is looking at ways to provide more teeth in the Housing Element Law, meaning to provide more enforcement and potential penalty. A couple of years ago, SB 910 was proposed though it did not get adopted. SB 910 has significant penalties proposed if you don’t have a Housing Element that is certified by state law. Some potential penalty being discussed includes if the court finds the Housing Element not in compliance, it can levy a penalty based on the city population. Another thing proposed by SB 910 was in a lawsuit. If the city is sued by an agency, developer, individuals, or interested parties, there is a presumption of the validity of the Housing Element. If you don’t have a Housing Element that is not certified by the state, you are automatically considered not complying with state law. If you do have a Housing Element that is certified by the state, in a lawsuit situation, you will be automatically considered as complying with state law so the burden of proof lies on the litigant not on the city as the defendant. Also discussed, was the gasoline tax. Withholding that or DMV fees from the city if you don’t have a Housing Element that is compliant with state law. This was only discussed a couple of years ago. The Housing Element Reform Group is looking at other potential forms of penalties in the future. Earlier we talked about one of the major requirement of the Housing Element being that you provide adequate sites to facilitate and encourage the development of housing for all income groups. The adequate sites requirement deals with the Regional Housing Needs Allocation Process. Overall, the state Housing and Community Development Department would provide this through moderating, projecting, and determining how much growth is anticipated for the entire state of California. Then an amount is allocated to different councils of governments, in Carlsbad’s situation it is SANDAG. SANDAG is then responsible for distributing that allocation from the state to individual jurisdictions. There is a process of negotiation appeal. Ultimately, you will be allocated a number of housing units. The housing units are divided by income groups; very low income, low income, moderate income, and above moderate income. The legal requirement is not that you have to build the units, but you must have adequate sites to accommodate. The legal requirement of the application for the city is only to provide sites in order to facilitate and encourage. HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 4 of 15 For the 2005-2010 Regional Housing Needs Allocation for the City of Carlsbad, it is a fairly significant number; over 8,300 units divided into four income categories; very low, low, moderate and above moderate. Overall the County of San Diego has 107,000, and the City of Carlsbad was allocated a significant number of that. In the income distribution, there is the impaction correction, because currently the City of Carlsbad has an overall income distribution that is higher then the countywide average. The goal of the Regional Housing Needs Allocation Process is to try to disperse affordable housing. Therefore, Carlsbad is given a lower income housing allocation at a higher percentage then the countywide average. In communities that currently have a higher concentration of lower income households, they would be given a higher proportion of moderate and above moderate-income units than the countywide average, and that is called impaction correction. Chairperson Scarpelli asked if that was both in the moderate and above moderate ranges? Ms. Tam said correct. Chalrperson Scarpelli asked if that would be the most heavily impacted? Ms. Tam answered it is actually in the lower income that the City of Carlsbad has a higher percentage then the countywide average. For the moderate and above moderate, you are given a less then the countywide average. Income is adjusted by the household size, so it is not a fixed number. It is also adjusted annually. Currently in 2004, a very low income, one-person household in San Diego County makes about $24,000 a year. Moderate income is between 81% to 121% of the area median income category, for a five-person household, the income limit is $82,200. Looking at the income and types of salaries people make in the City of Carlsbad and in surrounding communities, the lower income occupations are fre fighters, police officers, some of the retail workers, and teachers, Certainly agricultural workers who depend on seasonal income are in the very low-income households. In terms of household characteristics, lower income households tend to be seniors because they are relying on fixed income from their retirement funds. Also the younger couples, people who just graduated from college and are finding a job, most are making within the $30,000 range a year, which is in the lower income category. Most younger teachers are only making between $30,000 and $40,000 a year, which is in the lower income category. Currently the City of Carlsbad has more owner occupied households, more single family homes. About 70% of the housing units are single-family homes and about two thirds of the households are owner occupied. Over the past year, a single-family home, which is a two bedroom, would be $379,000. Based on the salary of an entry-level teacher, not many can afford to buy a condominium or a single-family home. Looking at rent in the City of Carlsbad, the average price of a two-bedroom apartment is $1,600. Also, the City of Carlsbad has a vacancy of 4%, which is low. Typically industry standard is 5% to 6% to be optimal. Anythmg below that, indicates that your market is tight. The very low-income households are not able to afford housing in your community. The lower income households would need some type of assistance in order to be able to buy a home or even rent. In order for these people to afford to live in Carlsbad, they will have to put in a substantial portion of the gross household income, either paying for mortgage or rent. In the moderate-income range there are some housing options available to them. Home ownership is much more limited for moderate-income households. The state defines certain conditions as housing problems. One is overcrowding, which is typically defrned as more then one person per room. This is not per bedroom, but per room. Each room, including the living room, dining room, etc. are considered a room to live in. If you have a two-bedroom apartment with a living room and a dining room, then that is a four-room apartment. Both state and federal programs typically use this particular standard. There isn't much of an overcrowding problem in the City of Carlsbad. Many other communities in San Diego county go much higher in terms of over crowding, particularly in the City of San Diego,' El Cajon and National City. HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 5 of 15 There is a disproportionate impact on the renters. Only 1% of the owner households are considered as over crowded, but 10% of the renters are considered as over crowded. Another housing problem is the cost burden issue. If you spent more then 30% of your income on housing, both state and federal housing programs consider that as a cost burden. You are spending too much money on housing, leaving very little disposable income for other things like health care, food, clothing or educational expenses. Thirty- four percent of the households in the City of Carlsbad have overpaid for housing. Again, that is more renters then owners. A lot of the renters who overpaid for housing in 2000, earned less then $35,000 a year. Chairperson Scarpelli asked her to clarify the 30% of income. Are we talking 30% of gross income not take home? Ms. Tam agreed, it is gross household income. In the Housing Element Law, the City is asked to look at certain groups as special needs groups, because those households typically have more difficulty in finding housing that is either affordable or appropriate to them. One of these groups is seniors. About 23% of the households in the City of Carlsbad are seniors. It is not very different from the countywide. It is, in general, a high percentage of the households being seniors. Also, there is a 33% increase in the number of seniors between 1990 and 2000, so that is a significant increase in the number of seniors between 1990 and 2000. This may indicate that you need senior housing in your community. Most seniors are homeowners. Another situation seen in that type of community is some seniors may have a problem maintaining their home because they are physically unable to maintain their homes. Another special needs group is large households. Many large homes that have been built are ownership homes. When you cannot afford to own a home and you need to rent, the rental housing is usually one or two bedrooms, which is not suitable for large households. Large households have a difficult time finding housing in the rental market than other groups. Thuty-six percent of the large households in the City of Carlsbad are renters. The percentage comtywide is 46%. Single parent households have more difficulty in finding housing not only because they do not have as much income, but also because they have childcare expenses. Occasionally, fair housing can be an issue because sometimes landlords do not want to rent to a single parent. State law depicts it as female head of households, but we are looking at it as not just female head of households but a single parent. The single-family households in the City of Carlsbad number a few less than in the county. Persons with disabilities have already been identified as a special needs group since the Housing Element Law was enacted, but there have been additional state legislation adopted in recent years requiring the city to pay more attention with persons with disabilities. About 14% of the residents in the City of Carlsbad over the age of 5 are being considered as disabled, which is not as high as the county. Most of the people disabled are seniors. Nine percent of the disabled persons are considered to be living at the poverty level. The City of Carlsbad has about 245 homeless persons. Only 30% of them are considered urban homeless, which are the chronic homeless. The farm workers and day laborers are the ones who constitute a majority of the homeless population in Carlsbad. Most of the homeless are unsheltered meaning they could not find a shelter to go to. The City of Carlsbad has about 355 acres of agricultural land, and there are some people who work in the farming forestry industry. That particular category also includes gardeners and people who work in nurseries so that can be misleading. Overall, the transient nature of some of the day laborers and fam workers make it difficult to estimate the number in a community. In the existing Housing Element, there are six goals. The goals relate closely with the Housing Element Law. Goal number one is preservation of the existing housing stock as well as the quality. Under the Housing Element Law, you must facilitate and encourage the development of the variety of types for all income levels. Quantity and diversity speaks to that particular requirement. Dealing with groups with special needs, including low and moderate HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 6 of 15 incomes households. Again, that relates back to the need to deal with the special needs groups. Another requirement is to assist in the development of housing for lower and moderate-income households. One goal is inclusionary housing, and that is one of the most significant ways the city has been able to achieve affordable housing; housing, jobs and work force balance. In housing, there is an imbalance in the region in terms of where the jobs are and where the housing is. In other words, who is able to afford to live where they are actually working. The overall goal is to achieve some kind of balance with housing and jobs in the community of Carlsbad. The last goal relates to equal housing opportunities. Our question for you is, are there any additional goals you see fit? Or is there anythmg we need to modify in order to Mer define the housing goals for the element? For the fvst goal, the city has an objective indicating they want to preserve the existing housing stock and make sure special attention is paid to housing that is affordable to lower income households. Quantity and diversity is to make sure the types, prices, tenures, densities and locations are meeting the demand of the community, particularly accommodating the city's share of the regional growth. Groups with special needs fall under the lower and moderate income households making sure the city addresses its share of the regional housing growth and taking care of households that are lower and moderate income. Also watching those groups that have special housing needs. The last goal is the need to have a balance between the salaries of the people and the housing market. Is it matching the workforce in the community? There is an additional goal that discusses resource conservation. There is a state Housing Element Law additional component that requires the city to address energy conservation. Recognizing that we always have a crises of the energy used. Also the energy costs can be substantial during certain times of the year. Many households on limited income are stressed with high-energy bills at 'the end of the year. The state wants the city to look at any opportunities to promote energy conservation as part of the housing standards, such as policies that require energy conservation techmques to be incorporated in the city's housing stock. The final goal is fair housing related to the purchase, selling and renting of housing to ensure there is no discriminatory practices to the extent feasible. Those are the current goals in the Housing Element. Is there anythmg that needs to be addressed because of the changing conditions in the community of Carlsbad? Are there specific directions you would like to see that we could incorporate in the Housing Element? Scott Donne11 mentioned earlier we have two more community workshops coming up. The dates for those community workshops are December 9, 2004, and January 13, 2005. On December 9" we will discuss the constraints and opportunities the city has. This will be looking at the land constraints, the financial constraints, the environmental constraints, and the infrastructure constraints. Also land resources can be an opportunity. The meeting on January 13" will be when we come back with some of the suggested changes in terms of goals, policies and programs and getting your input on those topic areas. In addition, when the city adopts the Housing Element, public hearings will be held; two with the Planning Commission, two with the Housing Commission and two with the City Council. We are unable to establish those dates as of yet. Commissioner Smith told Ms. Lam she appreciated the presentation. She asked who would monitor to see all the laws and by-laws are taken care of? Ms. Lam answered that when the Housing Element is written, the draft has to be submitted to the state's Department of Housing and Community Development Department for review. They would look at the Housing Element in terms of the policies and programs and also the analysis and decide whether it meets state law. Our job is to achieve a certified status for the city. Once you have a certified Housing Element, it would be the city's responsibility to HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 7 of 15 implement the programs and policies. On an annual basis, the city is required to report back to the state where a check and balance is done. Mr. Donne11 added that one thmg the city does is a General Plan Status Report where all goals, policies and objectives are evaluated, including those in the Housing Element. This report is submitted to the City Council and ultimately to the state on how we are doing in terms of implementation. Secondly, we prepare a report that I brought to you as the Annual Housing Production Report. This is another way to show how the city is making progress towards its regional share numbers. Commissioner Smith inquired then what he is saying is the program has been allocated through HUD, implemented by the City of Carlsbad, the monies that come through the cities come from HUD right? Ms. Tam said the Housing Element is actually monitored by the State Department of Housing and Community Development Department. The money you are talking about is the CDBG and HOME programs. They come from the federal government, HUD. They are a little different. HUD doesn’t have any jurisdiction over your Housing Element, but the state does. Commissioner Smith asked then if this money that has been allocated to the city, let’s say this money has not been used by the end of the fiscal year, what happens to it? Does it go back to the state or it would be left in a certain fund? Ms. Tam answered @ere are certain funds that come from the state. If you apply to the state competitively for the funding, you usually are given a timefiame to spend the money. If you don’t spend the money, you may have to give it back. Federal funding has a different type of measuring. Ultimately, HUD does have the authority to take back the money if it is not spent. Commissioner Ritchie asked at what time does HUD allocate funds? Ms. Tam replied that HUD allocates funds on an annual basis. HOME funds are through the county. CDBG funds are directly from HUD, but that comes annually. Chairperson Scarpelli asked if there is anyone fiom the public who has any comments or questions. Kathleen Wellman, 7144 Aviara Drive in South Carlsbad. She was on the Housing Commission for the first five years. Who is on the Housing Element Reform Group? Also, what is that group? Ms. Tam said that group is at the state level. They are looking at reforming the State Housing Element Law. The goal of that reform is to: 0 0 0 Make the Housing Element more meaningll; more production of housing. Add enforcement in terms of the Housing Element. Currently, there isn’t a group overlooking to make sure it has been done right. Clarifymg the State Housing Element Law. This group is made up of legislators, housing professionals, planners, who are all on a voluntary basis. Ms. Wellman inquired if the committee is made up of people who live in northern California since it is out of Sacramento? How do average citizens get input into that committee? Do they publish reports? How do we have access to that? Ms. Tam said the group is well represented throughout the state. For example, one person in that group is Vince Pertoni from the City of Santa Clarita. He is a planner for that city. In terms of how you can have access to the HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 8 of 15 reports, you can go to the State Department of Housing and Community Development website where they publish their reports. The city has access to the League of California Cities information. That information is also published on that website. Ms. Wellman asked if city staff could get connected with that group? Ms. Tam said correct. Ms. Wellman continued regarding the special needs groups, senior, single parent households, persons with disabilities, the homeless, the farm workers, are there other categories we should consider? Ms. Tam answered that legally the city is required to at least look at the special needs groups we described, but there are special circumstances. Like if you have a military base nearby, you may want to look at the military population because the military personnel tend to move around frequently so they tend to be renters, and they also are usually lower income. If you have a large university or college nearby, we also look at college students and look at their impact on the local housing market because, again similar to military personnel, they rent and they tend to move around quite a bit. If there are any groups that you feel we must address in the Housing Element, please let us know. Ms. Wellman asked about the inclusionary housing. Can you define what inclusionary housing is? I notice it is not on our city goals or is it a city goal? Ms. Tam said inclusionary housing is a program that the city has. I can talk about inclusionary in principle, but Scott Donnell will be able to tell you more about how the city’s inclusionary housing program works. In general, inclusionary housing programs require a developer to include a certain percentage of all the new construction to be affordable at a particular income range. These are local discretionary programs and policies so it is up to the jurisdiction to define what they are. Scott Donnell would be able to tell you more about how it works. Scott Donnell said Carlsbad has an Inclusionary Program or actually an ordinance, a law, that has been in effect since 1993. When a developer comes in with a project of seven or more units, they are subject to providing 15% of the units as affordable housing to lower income households, which would be very low and low income. The example would be 100 unit project, therefore, would set aside 15 of those units for very low-income families. Since 1994, it has resulted in almost 1,200 lower income units. Those are projects that are scattered throughout town such as Mariposa in Calavera Hills, Laurel Tree, which is just off of Aviara, Villa Loma, etc. The requirements apply to projects of 7 units or more; they have to build the units. If a project comes in with fewer then 7 units, they have to pay an in-lieu fee. That money is then collected and used for future housing the city can construct. Ms. Wellman asked if through these workshops future planning to reach this goal of 8,300 additional units by 2010, is one element to be reviewed the percentage of inclusionary housing. Right now it is at 15%, whether that is sufficient to meet this goal or should it be lowered or raised? Are these the sorts of things you will be analyzing in the next workshop? Mr. Donnell said yes. To answer the question, the 8,300 units is actually broken down by income group for very low and low-income households. The state is suggesting the city needs to provide sites for land for about 4,300 units of very Iow-income housing. Those are not production numbers. We do not have to build within five years 4,300 units. The state recognizes that the city’s responsibility is just to make sure there is land or programs to enable those units to be built. Ms. Wellman commented that because we are building out so quickly with the plan, does that mean certain sites are identified and then the sites are held off the market so then down the line they will be built to meet this 4,300 or whatever the magic number, or can the developers and community keep within the General Plan getting approval and keep building and do their inclusionary? HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 9 of 15 Mr. Donne11 answered the city is not obligated or required to set aside sites. We have to show we have the land available to provide higher density housing which is typically seen as the type of housing for lower income households. Ms. Tam said the highest density category in the city is about 23 units per acre. That is considered to be sites that are most appropriate to facilitate and encourage. If you have 10 acres of that, and at 23 units per acre, you have 230 units. If a developer comes in and builds a 23 unit per acre property, he is not required to make all those units as affordable. The city has no authority to require that either. If someone wants to come in and wants to build an affordable housing project on that site, do you have a site at a density that can facilitate and encourage. Ms. WelIman asked if the 4,300 or the 8,300 that the state or SANDAG is recommending that is Carlsbad’s share of this overall need for housing, is that a pie in the sky figure in the context that you may or may not have that land out there at the highest density, or is the last ten acre plot instead you are building a high rise? Ms. Tam replied that to meet the requirement to get a certified Housing Element, you must find adequate sites. You are not required to actually build all of those units. By the end of 2010, if your requirement is 8,300 units and you’ve only built 2,000, it doesn’t mean that you have an additional or deficit of 6,000 units. It begins a new cycle in terms of the state looking at that time what the need is overall. It depends on the growth pattern of the community. Ms. Wellman asked presently for the workshops and what we are doing now and into 2005, you have identified 8,300? Will part of the presentation in the future workshops show and mark out which land is out there that has the potential to fill the requirement, not that it is mandated, to fill the requirement but we’ll be seeing city maps with this plot of land here and this plot of land there would be available to meet that? Ms. Tam said we still have to determine the site and the plan. We will have to come up with a site inventory demonstrating that. Ms. Wellman said the final observation is in certain of the housing projects for homeless shelters such as our La Posada, the homeless men’s shelter. Probably homes for special needs, severely disabled people where you need paid staff to assist those people to help them to maintain their quality of life, the source of funds to pay for the salaries to maintain the quality of life and the living standard, that is very hard for the non-profit agencies to get. I would hope we could identify some additional fimding sources in the context of housing for some of those special needs populations. If legislation could be changed. Chairperson Scaqelli invited more participants up. Roy Sanchez, 3482 Roosevelt Street in Carlsbad. Isn’t $85,000 high for affordable housing? Ms. Tam answered it is not all affordable housing. It is only a portion. Mr. Roy Sanchez said he meant that one who makes $85,000, isn’t that high to apply for affordable housing? Ms. Tam said actually for the housing costs in this community, it is not high. It is adjusted by household size. Only when you have a household of five, would you be eligible. If you don’t have a household of five, making $82,000 doesn’t make you eligible. Also considered is moderate income households. That means you are only limited to certain programs. Most of the programs that use HOME and CDBG funds, are actually eligible to the people who make the low income category, not the moderate income category. Mr. Sanchez commented there are still a lot of people who have five or six or seven people in the house. Ms. Tam said for those people who have five, six, seven persons in their households, their income limit will be adjusted accordingly. HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 10 of 15 Mr. Sanchez asked for the affordable houses, will they be scattered about? When they make 22 houses, they won’t be all together will they? Mr. Scott Donne11 said yes. By state law, we cannot cluster all the affordable housing in one location in the city. Because of that, you will find affordable housing projects in the city, scattered throughout from south to north. But in addition to that, Carlsbad’s affordable housing isn’t always in one project. Sometimes it is in a project, but it is mixed with market rate housing. In other words, housing that doesn’t receive any subsidy and that isn’t set aside just for very low income families. Socorro Rodriguez Anderson asked, as far as identifjmg sites, will city-owned property be included as part of the sites? Ms. Tam said it is certainly eligible, but at this stage that hasn’t been decided. In some communities, they do include agency-owned or city-owned properties. Ms. Anderson asked a question about rehabilitation. We have several apartment buildings in the oldest part of the community which is in the barrio of Carlsbad that are in very substandard shape. Would this be included in part of the work that you are doing? Ms. Tam said that certainly could, yes. Katie Wheeler, lives on Woodstock Street in Calavera Hills in Carlsbad. She also belongs to Pilgrim United Church of Christ and a number of the congregation has participated in some of the workshops related to the migrant farm worker housing. She is especially glad to see in some of the information that we have statements like “decent housing and suitable living environments,” “identifymg adequate sites,” “removing government constraints,” and “opportunities regardless of national origin.” This is the third rainy season that she has been involved in th~s concern that the city has been involved in considering the possibility of something related to farm worker housing. So far, there hasn’t been anything on the ground to put a roof over the heads of these men. She would the commission to keep in mind this need that needs to be included in this. They don’t even qualify for the very low income status so it is not a matter of them being able to afford the affordable housing apartments. What we need is a shelter for them that meets their specific needs, dormitory kinds of housing. Please keep this as part of your consideration and even the funding for it is available through the agricultural mitigation funds that the city apparently now controls. This has gone into the city coffers as a result of growers who have sold their properties and paid into this fund. It is not coming from separate funds. It is coming from the farmers themselves who have contributed to this fund. Please keep this in your considerations. Art Serrin is primarily concerned with the very low income group of senior citizens in Carlsbad. One of the things that hasn’t been mentioned is that we have a reversed low of available housing. For example, we are getting condo conversions as property becomes more scarce, or seniors living in rentals that are not controlled by the city are forced out of their homes so they can be converted to condos. The offer that is paid to them is they can stay, but they will have to pay about $300,000 and if you can come up with $60,000, then maybe you can stay where you are. His concern is there ought to be a priority replacement for those people who are displaced from their current housing that is affordable to facing an issue that they hadn’t anticipated. For years he has been pushing for senior housing in Carlsbad as a senior community similar to Oceanside to no avail. In any event, what is happening in Oceanside is also quite scary. The senior parks that are there are seeing seniors dying out and their heirs are inheriting those properties and they are turning around and selling them at market value, which means the seniors cannot afford them anymore because the prices are prohibitive. We are looking at a displacement issue, not only a new housing issue. Didn’t we stop the 10% buyout by the developers or is that still in Carlsbad? Debbie Fountain, Director of Housing and Redevelopment, said the city doesn’t have a buyout feature in the inclusionary housing. As Scott Donne11 mentioned, for six units or less, you can pay an in-lieu fee and that is HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 11 of 15 basically because when you do the 15% calculation, it doesn’t equal a whole unit. Those six units have to pay a fee. If you are seven units or more, you have to provide the units and there are different ways you can provide the units so it isn’t a buyout; we have different ways you can satisfy the requirement. Mr. Serrin continued, when the number of units was set aside for a number of years, the City Council arbitrarily reduced that number and said they would cut it back. 1 think that is a good reason we ought to take a hard look at. Chairperson Scarpelli asked Mr. Senin to clarify that. Mr. Serrin said he remembers we had about 2,400 units set aside for low and moderate income housing. The pool was cut in half. Am I correct? Ms. Fountain said he is talking about the excess dwelling units. The Council had a certain number that were available and they decided to reduce that number. They can look at that again if they need to. Mr. Serrin said he’d hate to see it happen again. It’s like playing poker. When you build up a pot, then you say half of it is gone. Chairperson Scarpelli asked to be filled in on the rationale by the City Council. Ms. Fountain asked Dennis Turner to describe the rationale. Dennis Turner, Principal Planner in the Planning Department, and was on the staff team that looked at the city’s excess dwelling unit bank. In Carlsbad’s growth management plan, every parcel in the city has a certain point in the density range that you can build at, or where we assume the units are going to be built at. Typically around the middle of the range. We don’t allow projects to be built above that range unless certain things are provided extra in the way of amenities. Typically a project is going to be at the middle of the range or down. The Growth Management Plan has a limit on how many units we can build throughout the entire city and for sub-areas, and it is based upon an assumption that we build at that middle point of the range. When a project comes in and they don’t want to build at that middle part of the range, they want to build less then that, then we have excess units; the difference between growth management control point or that mid point and what they build at. Those are units that aren’t being used by that particular project. We put the units in a bank, an excess dwelling unit bank and those units then are available if we want to take them out of the bank on a different project and give a density bonus or to convert non-residential land to residential land or for several other purposes. Over a number of years, developers have under-utilized the land, they have built fewer units than were allowed and fewer units than were assumed by the growth management plan. So we have been taking these units, putting them into the bank, saving them up, and in some instances we have taken units out of the bank and built affordable housing projects or given density bonuses, but in average the bank got bigger and bigger and bigger. To the point, in 2002 the City Council looked at all the excess units. A committee of citizens and staff was put together to look at the excess dwelling unit bank and to decide if we needed all of those units. They decided that of the approximately 7,000 units that had been accumulated, let’s reduce the number. They reduced the number down to 2,800 units that were still in the bank to be available for the things we know we are going to do. As Debbie indicated, that was a Council policy, it wasn’t written as an ordinance, and potentially some or all of those units could be put back into the bank if we need to use them for any of our housing programs. One thing we will be looking at as we review our element is the bank balance as we have it now. Two years later, it is still at 2,700 units; we have actually taken some out. Mr. Serrin commented then that the baby didn’t go out with the bath water. You still have it right? Mr. Turner said yes. HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 12 of 15 Mr. Serrin said he is concerned about the future. Each developer is gong to put aside 15% for low and moderate income. As he reduces hs size or somethmg changes his numbers, then somebody can’t rob it again. To summarize, I am concerned primarily with seniors and seniors are the ones who unfortunately get the short end of the stick on all the charts we looked at. Many seniors are living on social security, theirs and half of theirs for their wives which is less then $20,000 a year. They are not even approachmg a lot of these numbers. It is difficult when you are displaced as a renter because you have no where to go. Margie Monroy, 249B Magnolia Avenue, said in view of this discussion, there seems to be a lack of political will on the part of some of our city government to get these things accomplished. I would like to know a little more about what the role of the state will be in this. You spoke of a group that will look at putting teeth into the laws, and I was wondering if you could tell us a little more about that and also an update on any new state legislation that we don’t know about. I have been following this issue for 15 years and it has become obvious to me those teeth keep getting talked about but they aren’t showing yet. Can you elaborate a little on that? Ms. Tam said since she is not prepared to talk about that, she will bring that back on December Sm. Ms. Monroy also said she wanted to clarify that we would be having a report on what we have done so far for the last three to five year cycles. I would like to know what goals were established and how much of that we actually accomplished with the units on the ground so we can see if it turns out that we didn’t do so well, then maybe we need to change some of our strategies. I think that would help us. Those of us who want to participate in this to see where we are and where we are going. Then I also hope you will discuss the issue of when inclusionary housing was first passed, the units were to be in situ, in the developments themselves. Then we somehow got away from that, and we have places like Villa Loma that was developed off the site of the people that needed to come up with those units and then as I understood it, other developers were allowed to build into that. Are we going to keep doing that? Is that a good idea? Does that really accomplish what the Housing Element required? I hope we have some discussion on these issues I’ve raised tonight. Tom Scott, Executive Director of the San Diego Housing Federation, which is a county-wide coalition of affordable housing developers and others who are encouraging the development of more affordable housing in San Diego County. First I would like to commend Carlsbad for their inclusionary ordinance. It is considered one of the best in the state, if not the country, in terms of how you operate it, and it has resulted in the development of a lot affordable units. On the other hand, on the summary profile of the data, chart number 11 it shows the construction of production units for the last five years and to show the very low income, 10% of the goal was achieved, 38% for low income and 18% of the goal for moderate income; moderate income, of course, being the vast majority of the employees that work in the City of Carlsbad. In the total of 21% of the goal for the low and moderate income was achieved over the last five years of the Housing Element, so in spite of having a fantastic inclusionary housing ordinance, it appears there is a lot more that needs to be done. The goal for everythmg above moderate, was achieved at 363% rate, which is all the single-family homes that none of us can afford. One of the things you may want to consider to stay within Carlsbad’s Growth Management Plan is rezoning the existing single family lands to concentrate more high density housing, essentially focusing on condos and rental units, to start serving the low and moderate income populations. That has a double benefit; one, increasing getting people off the commute from having to drive long ways to work, but also it will enable you to preserve some of your open space from the urban sprawl we are going to have right now in your current plan. More single-family homes that will use up more space. If you take the same number of units you have allocated in your Growth Management Plan, putting it into denser and smaller units, you will have a better chance of achieving affordability and then saving some of the open spaces at the same time. I would recommend that you look at that as a strategy. The other thing you might consider is addressing the very low income population that the inclusionary housing ordinance as well as the state subsidy funds are available, the federal low-income housing tax credits, they really only are addressing the low income, the folks that are in the 50 to 80% of the median. They do not provide enough subsidy to build units for the people like low income seniors and people in the lower income retail and service workers. You may want to look at some additional revenue sources. The city of San Diego has a commercial lmkage fee that when a hotel is built, HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 13 of 15 the hotel is going to have low income workers so there is a fee based on the impact, the job’s creation impact, for low income workers that goes into the housing trust fund to help provide deeper affordability. 1 would recommend to start addressing the need for the very low and low and even the moderate. If you could just provide more opportunities for condominiums, you will have a chance of addressing that need, which is now being filled by the majority of the middle class in the county. David Wells, 4775 Gates Head Road in Carlsbad. In the last three months, he has visited thousands of units in Carlsbad and the program addressed what I am going to talk about. Many of you may be familiar with Cabrini Green, which was a housing project in the City of Chicago. Though I’ve never lived in Chicago, most people are familiar with what happened there. It was a huge, well-constructed housing unit that was trashed and it became a dump. We need to focus on maintenance of what we have built. I am thinking about the Laurel Tree Apartments, the barrio apartments and condominiums, and I was reminded of Cabrini Green in the last month or two. Paint is peeling, cement is breaking up, wood is rotting, stairs are broken and for the most part these units are occupied by poor people. I would focus on the maintenance of the buildings that we have now. I don’t know how well they are monitored or how often they are inspected, but they need to be maintained. They need to be looked at soon because they are an accident waiting to happen. Chairperson Scarpelli wanted to clarify for the sake of the commission as well as for the sake of the audience, when you are referring to lack of maintenance, are you referring to any of the projects that we have approved on this commission? You mentioned Laurel Tree, of course, whch is a new project. Are you referring to lack of maintenance on that project? Mr. Wells said yes, including paint peeling and broken cement. The bamo apartments are a disgrace. Even though they are roofs over people’s heads, they stink, they smell, and they need to be cleaned up. People need to be taught to take care of what is there now. Chairperson Scarpelli asked, for clarification purposes, are those privately owned facilities, other then the Laurel Tree, and I would like us to look into the Laurel Tree situation. It disappoints me to hear that. The others are actually code enforcement and the city would have to emphasize code enforcement against private property owners who allow their properties to become slums. Chairperson Scarpelli continued by saying he has served on this committee since the early 1990’s when this Commission was established by the City Council to assist the City Council in reviewing the affordable housing element and to make recommendations to the City Council on whether we felt the new development in the area was meeting its requirements towards the affordable housing. The first project that we did recommend for approval to the City Council was the Villa Loma project on El Camino Real. At that time, it had a different name. It has always been the concern in this city, as well as any city, that we do not build a Cabrini Towers or any of the slums of the housing in the South Bronx of New York City. Those people involved in housing recognized the negative affects of crowding too many people into one small area and too many people at one economic level into one area. Therefore, the city saw fit to make sure the affordable housing was dispersed throughout the city and throughout the neighborhoods of the city. As a goal, we have always had that in mind, and we have always tried to concentrate on that in making our recommendations to City Council after reviewing what was being presented to us. My concern as current Chairperson is that we are depending too heavily on the inclusionary housing element of the 15%. The reason for that is we will be built out by 2020 to 2030. Therefore, if we depend solely on that as a way of gaining the necessary resources to do the affordable housing, I think we are going to continue to run into problems. The cost of land in the City of Carlsbad runs well over $1,000,000 an acre. It is very hard to build affordable housing when you are paying $1,000,0oO an acre plus for land. So we have to be very creative. We have to be thinking outside the box. As a Chairperson that has been on this Commission since its outset, I don’t think what we have been doing in the past is going to meet the needs of the future. I think we definitely do need to start thinking outside the box in coming up with other ways that we might be able to accomplish the affordable housing element of our General Plan. Hopefully, you will take that into consideration. There are many people in this audience who HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 14 of 15 came up and spoke on behalf of seniors, spoke on behalf of the farm workers, and spoke on behalf of those people in the low to very low income brackets. It is my hope that when we are working on these recommendations for the hture, plans for affordable housing in the City of Carlsbad, these organizations that have studied it and are dealing with it on a day-to-day basis are incorporated into the planning group in coming up with the recommendations that are going to be made to this Commission, to the Planning Commission and to the City Council. They are living with it on a day-to-day basis, they understand what is really going on, and their input is extremely important into anythmg I think we develop from this point forward. They need to be included in the actual planning along with city staff, consultant fm, etc., and I hope the City Council will give that very serious consideration when forming a group of people who are going to make the recommendations to this Commission. Commissioner Ritchie said, Ms. Tam, the thoroughness of your presentation was appreciated. She would like to see in a future workshop, the number of affordable housing in each quadrant of Carlsbad to make sure we are fairly dispersing this housing among each development and each neighborhood. Is that possible? Ms. Tam answered it should be possible. Mr. Donnell said yes, we can do that. Commissioner Smith said she is satisfied with the people who have spoken, especially Kathy who one time sat on. this Commission. Also, the people who came out to express their concerns. This is what we really need, and I asked with my fist question, who will be overseeing the program to make sure it is implemented correctly. I am hoping we will have the same response at our December 13, 2004, meeting and more people will come out and express their concerns, and hopefully, as our last speaker said, we won’t have a Cabrini Green here in this great city of Carlsbad. Commissioner Schraml thanked the gallery for coming and their input and assured everyone that the Commission has concerns about the senior community and the lower income and what is happening. My fear is that the baby boomers are going to become senior citizens and it will be ovenvhelrmng for this community. Thank you for your input and hope to see you soon in the future. Ms. Fountain asked Scott Donnell if he could summarize again for us when the next meetings will be and what is anticipated to happen. Mr. Donnell said we have two more workshops planned. The next one is December 9, 2004, that will look at housing opportunities and constraints, that is the tentative agenda. The hrd and final workshop is on January 13, 2005, and that will look at a preliminary housing strategy. At both of those workshops the format would be the same. It would be before the Housing Commission and it will be a public meeting so public input once again will be recommended. After those workshops sometime in 2005, we will also be holding public hearings before the Housing Commission, the Planning Commission, and the City Council. There is also a 30 day review period in which the draft housing element will be available for the public to review that is outside any Council or Planning Commission meeting. . The other item I wanted to mention, next month the Annual Affordable Housing Report should become available to the public and to the Housing Commission. If you subscribe to the City Council meeting updates on our website, you will receive notice of subsequent meetings, and one of those meetings should contain the Annual Housing Production Report. After that report is available to the Council, I would also be happy to mail it to anyone if you could just contact me. Chairperson Scarpelli said he would like to thank each person for attending this meeting. We are dealing with a major obstacle in the development of the city as it deals with the Affordable Housing Element. It is going to take all of us together to try to figure out how we can make the City of Carlsbad affordable to our firemen, policemen, teachers, farm workers and retail workers in this community. It is a major problem for this city. The cost, as I said earlier, to develop in this city is extremely high, and you can’t have extremely high costs and create affordability at HOUSING COMMISSION MINUTES OCTOBER 28,2004 PAGE 15 of 15 the same time. So the challenge is great, your input is very important, and you need to keep bringing to our attention where we are dropping the ball. Even more important than that is your ideas, things you are familiar with that have really worked. Ms. Tam, I would ask also, maybe this wheel has been invented already in other areas of th~s country where we can look at successful programs where they have had to deal with these issues under similar circumstances to our own. Maybe we need to see if some of those might be able to be implemented in our plan to gain the same successes that others may have already gained from them. Here again, we have got to keep our minds wide open, we have to think outside the box, we have got to all remain totally committed to assuring affordable housing for this community, and the only way this will happen is if we do it all together. Thank you again to all of you this evening, and I hope I will see all of you, your friends and neighbors, at the December 9' meeting. ADJOURNMENT By proper motion, the meeting of October 28,2004 was adjourned at 7:45 p.m. Respectfidly submitted, n Debbie Fountain Housing and Redevelopment Director PATRICIA CRESCENT1 Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE WRITTEN MINUTES ARE APPROVED. AREPORTTO THE HOUSXNCS COMXXSSION Staff: Scott Donnell Associate Pla,nnex- DATE: OCTOBER 28,2004 SUBJECT: HOUSING ELEMENT PUBLIC WORKSHOP - The first of a series of workshops conducted by the City and undertaken to help commence work on updating the General Plan Housing Element and provide general information to the public on housing element requirements and housing issues. I. RECOMMENDATION This is an informational item only, and no action is required. 11. PROJECT BACKGROUND The City of Carlsbad is preparing to update its General Plan Housing Element. The General Plan is Carlsbad’s long range planning document, and one of its components is the Housing Element. The Housing Element addresses a variety of housing topics, including need, availability, and affordability for a specific period, or housing cycle. The City Council adopted the current Housing Element in July 2000 for the housing cycle that will end June 30.2005. State law requires an updated Housing Element for each new housing cycle. Since the current housing cycle ends in June 2005, the City is beginning to prepare its update. Once adopted, the updated Housing Element will establish a five-year strategy for addressing housing needs for the housing cycle beginning July 1, 2005, and ending June 30, 2010. The City’s updated element will require review and certification by the state Department of Housing and Community Development (HCD). 111. PROJECT DESCRIPTION As part of the update process and according to state law, Carlsbad must engage the community through public participation. Initially, the City will meet this requirement through public workshops before the Housing Commission. The purpose of this first public workshop is to provide an overview of the contents and requirements of the Housing Element. Two additional workshops are planned over the next few months to discuss Carlsbad’s housing needs, constraints, and opportunities and a preliminary housing strategy for the City. At each workshop, public input is welcome. In 2005, HOUSING ELEMENT PUBLIC WORKSHOP OCTOBER 28,2004 PAGE 2 hearings before the Housing Commission, Planning Commission, and City Council, along with a 30-day public review period, will enable additional public input. To advertise this first workshop, staff posted flyers (one is attached) at city facilities throughout Carlsbad and published a notice in the newspaper. Additionally, staff sent over 300 flyers to government agencies, housing advocates, developers, lenders, realtors, and Carlsbad homeowner associations, large farmers, and major employers. The city plans a similar noticing effort for subsequent workshops. As previously mentioned, this first public workshop will provide an overview of the contents and requirements of the Housing Element. The workshop is meant to be educational, focusing on topics such as state housing law, Housing Element contents, income information, and Carlsbad-specific items regarding demographics and housing affordability. Furthermore, as the main purpose of the meeting is to provide information and gather public comments, the Housing Commission does not need to take any actions. Primarily conducting the workshop will be the City’s housing consultant, Cotton/Bridges/Associates. To assist the Commission, staff has attached the consultant’s PowerPoint presentation for the workshop and relevant demographic and housing data. IV. EXHIBITS 1. Housing Element Workshop Flyer 2. Powerpoint presentation for Housing Element Workshop 1 3. Handout on demographic and housing data EXHIBIT 1 You are Invited to Attend A Housing Commission Meeting to Discuss Important Housing Issues in the Community WHEN: Thursday, October 28th 2004 at 6: 00 P.M. WHERE: Carlsbad Council Chambers Carlsbad City Hall 1200 Carlsbad Village Drive WHY: The City of Carlsbad is preparing Lo update its General Plan Housing Element. The General Plan is the City’s long range planning document and the Housing Element addresses a variety of housing topics, including needs and affordability. The update will evaluate the effectiveness of the current Housing Element, identify current and future housing needs for the community, and present goals, policies, and programs to meet those needs through 2010. At this meeting, the City will conduct the first of three Housing Element public workshops and provide an overview of Housing Elements and the update process. Your input is welcome. If you have any further questions regarding the workshop, please contact Scott Donnell, Associate Planner at (760) 602-461 8 or sdonn8ci.carlsbad.ca.us. n F9 FL c) c cn 3 8 EXHIBIT 2 1 R E (I) W 13) - cua, cs .- .- oa, -- cd a, -cI Q ru I .+ S E" Q 0 a, > a, U U S a c - h + E .- E" I a, > 09 L + 0 +- c xi X' h ajr c a L a L a, S a, a, a (3 + 3 TT a, U a =r\ - cn 123 S 3 m S cn 3 0 c + .- a, a + L + 0 =r\ 1 cd m a, I L 0 .- L L I - c 00 P -m 0 ca -t-r c E" a, W - > > a, t ccs c) - Q 0 Q h --cn O!e- a, e La,L a,c. a, c-- .C. a, ou n c) > 13 U a, + c Ea .- I- s 0 zu 0 z u, 0 a n a ICI c9 T= 0 0 0 c9 e3 brn 0 Lo 00 c9 e3 0- 0 0 0 (v e3 e- 0 0 cv v) e3 am 0 0 c9 e e3 a- 0 v) c9 c9 e3 aim 0 0 (v 00 e3 Ni 0 0 v) 00- e3 0 v) cv v) e3 mm 3 0 J s L >” n I 5 a 8 a (P a U 0 ci L E * 0 0 nl d r 0 .. a $2 3 0 0 d- 0 0 cv W 0 c cn 3 0 .- r - cd 0 I- + +:+ r 4 4 0 0 0 0 Lo e3 0- cr m +3 cv 0 0 Lo c\I (0 e3 m- a m 4:4 c3 0 0 0 m 03 e3 Lo- &' m 4:+ + Lo 0 0 0 a3 cv e3 m- .. U m 43 T- 0 0 0 a3 c3 e3 0- cr m *:4 cv 0 0 Lo cv d- e3 a- cr m 4:4 m 0 0 0 0 Lo e3 On cr m 4=* -3 0 b c3 ee- .. T- 0 0 CD ee- h 7 0 0 0 e Ni VI 0 N b ee- N 0 ee- h T- 3, h T- m d- a ee- a cv e h 7 3, h 7 m c3 d- e 0 CD ee- N- d .. T- 0 .- dmmm cn-Nc3 m 0 S cn (N 1 1 I 1 .- s 3 cd s - + L 8 '77j 03 -C. cno 000 a, L C. 0 as 3 -- -a, as cn .- c OC a, m s cd L a, U .- 3 h a, c) c cd . d, 'E a,a cdcd c) 0 0 0 Ew- LS S a, U a, c') a, cb L + w- w- n L cn a, 0 O !i Y- 8 7 cn 3 co a, > L cn cn 0 0 m c cn 7 0 c c 0 c 0 Q cJ3 lclr 9- lclr E 0 0 r U a Q a, > 0 cn U 0 L a, cn 3 .- 1 - Y- O 8 7 d- U S a cn U 0 c a, cn 3 0 c a> c 0 - I L 3 r.- OL v, U 0 - - a3 .- xO L L - v,o U -a> o> co a- 0 0 0 cv 3 cn S cn- 6 U S (d rn 0, 0- .r cn- 3 cn S a, a 3 0 cn 0 $2 .. U a, U cd a, c a, cd v) U L c: ZT: +’ v) -- s3 ocd r0 .- ma, -E 00 II +a - 0 c1 9 0 ‘i7j cn .- L- cn a, .- -c.r .- .- Q a u3 U a, .- L E L 0 a, S 0 Iz + .- 3 v, c 0 cn a, a, cy> a L 7 a- +:+ 23) S S a, c/) a, Q a, .- + L L 0- 0 0 cv t n cd n cn cd S U a, U m a, .- - L c) .- .- L I. 0 m cd a, % a, > a, > 0 v, s a, U c/) a, cn >I L .- I. L -c.r .- L h -c.r .- 0 a> t 0 * -c.r I. s Y-- c .- -. I.s oa, u) CVL sa, ur a =- -> a, a- a= cn L i .- ca, > cnO .- a,, + .- - .- a, ma- +p cn on ma, n a, c) 0 LL x L 2 -I - 0 d- $! 0 0 c\1 a,* rc S .- A *cd t U Iz m 0 .- - +- L -n UG a0 CG a,- 0 .- mm - *z L I- +:+ cn 3 0 I UI c .- -a -n 2u -- 00 cII: a, - za, uc w3 0- 3r =- CQO 00 a h m 0 % BS CL) (0’ a L 0 L 0 ‘).I EXHIBIT 3 SUMMARY PROFILE Carlsbad Encinitas 1 POPULATION CHARACTERISTICS Total Percent Projected Total Total Population Change Percent Population Population 201 0 1990- Change 1990 2004 (Projected) 2004 2004-20 1 0 63,126 92,995 107,305 47% 15% 55,386 62,586 64,904 13% 4% Exhibit 1 Population Growth Escondido Oceanside 108,635 140,505 144,657 29% 3% 128,398 173.307 188,974 35% 9% Poway Sun Marcos Vista Sun Dieao Countv 43,516 50,632 51,814 16% 2% 38,974 67,426 77,645 73% 15% 71,872 94,048 97,612 31% 4% 2,498,016 3,017,204 3,2 1 1.72 1 21% 6% Source: Census, 1990; California Department of Finance, 2004; and SANDAG Data Warehouse, Exhibit 2 Percent Change in Population 1990 to 2004 Sn Diqo County Vista Snrvkfcos bw?Y OcealSide Ikondido Ehanitas &I&& 1 Peramt Change 1990-2004 I Source: Census, 1990; California Department of Finance, 2004 HOUSING ELEMENT WORKSHOP 1 SUMMARY PROFILE 1 990 # % Race/Ethnicity White 51,555 82% Hispanic/Latino 8,700 14% Asian/Pacific Islander 1,916 3% Black/African American 702 1% Other 253 <1% 2. AGE 2000 # % 63,013 80% 9,170 12% 3,472 4% 69 1 1% 1,970 3% Exhibit 3 Age Characteristics Source: Census, 1990; and Census, 2000. 3. RACE AND ETHNICITY Exhibit 4 Race/Ethnicity 1990 and 2000 ~~ Source: Census, 1990; and Census, 2000. HOUSING ELEMENT WORKSHOP 2 SUMMARY PROFILE Special Needs Groups Seniors (1) Disabled Persons (2) Large Households(3) Single Parent Households (3) Homeless Persons (4) 4. HOUSEHOLDS Number Percent 1 0,980 14% 9,913 1 4% 2,372 8% 2,330 7% 245 <1% Exhibit 5 Household Characteristics Farmworkers (5) Students@) Mi I i tu ry(5) Household Type Source: Census, 1990; and Census, 2000. 101 <1% 5,100 25% 585 <1% 5. HOUSEHOLDS WITH SPECIAL NEEDS Exhibit 6 Special Needs Groups in Carlsbad HOUSING ELEMENT WORKSHOP 3 SUMMARY PROFILE Income Category Less than S 15.000 6. HOUSEHOLD INCOME San Diego Carlsbad County # % # % 2.254 6% 111.539 11% Exhibit 7 Estimated Median Household Income January 1,2004 $60,000 to $100,000 More than $100,000 $120,000 $1 00,000 9,465 26% 249,562 24% 12,107 33% 198,287 19% $80,000 $60,000 $40,000 $20,000 20 7- binitas Carlsbad Oceanside SanMarcos Solana Vista SanDiego Beach county Source: SANDAG, 2004. Exhibit 8 Household Income Profile January 1,2004 $15,000 to $29,999 I 3,938 I 11% I 170,049 I 16% I $30,000 to $44,999 I 4,718 I 13% 1 172,184 I 17% I HOUSING ELEMENT WORKSHOP 4 SUMMARY PROFILE 7. HOUSING STOCK Exhibit 9 Housing Types Mobile Homes, Muitifan-ily 5+ 3% Single Fanily Detached, 54% Single Fanily Attached, 15% Source: Department of Finance, 2004. Exhibit 10 Housing Unit Type 1990 and 2004 Source: Census, 1990; and Department of Finance, 2004. HOUSING ELEMENT WORKSHOP 5 SUMMARY PROFILE Tenure & 1990 Census Vacancy # % 8. HOUSING TENURE 2000 Census Percent # o/o Change Exhibit 11 Housing Tenure and Vacancy Owners Renters Vacancy (overal I) Rental Vacancy Owner Vacancy 15,558 62% 21,241 67% +5% 9,437 38% 10,280 33% -5% 2,240 8.2% 2,277 6.7% -1 -5% 1,988 7.3% 1,386 4.1% -3.2% 68 1 2.5% 744 2.2% -0.3% 9. YEAR STRUCTURE BUILT Exhibit 12 Year Structure Built 25% 20% 15% 10% 5% 0% 1939or 1940- 1960- 1970- 1980- 1990- 3/2000- &her 1959 1969 1979 1989 3/2000 112004 Year Structure Built [ OCarlBad San Diego County I Source: Census, 2000; and Department of Finance. 2004. ~~ ~ HOUSING ELEMENT WORKSHOP 6 SUMMARY PROFILE % Change , 2003;:7t 10. HOUSING MARKET 1 16.9% Exhibit 13 Median Home Prices 2003-2004 Oceanside Poway Sun Marcos First Quarter First Quarter Carlsbad $479,500 $550,000 Encinitas $540,000 $63 1,000 1 2003 I 2004 $306,500 $385,000 $365,000 $525,000 s399.000 $420.000 ~ Escondido I $317,000 I $380,000 7 43.8% ~ 5.3% I n/a I n/a ~~ Solana Beach n/a 19.9% I 18,3% Vista Sun Diego County $32 1,000 $385,000 $355,000 $420,000 Exhibit 14 Apartment Rental Rates (September 2004) Apartment Rental Price $1,025 to $1,720 $1,170 to $1,945 $1,600 to $2,435 Source: Apartments.com and Springstreet.com. September 2004. Note: Ranges derived from advertised rentals at 8 Carlsbad apartment complexes. HOUSING ELEMENT WORKSHOP 7 SUMMARY PROFILE Household by Type, Income & Housing Problem 1 1 ESTIMATE OF HOUSING NEEDS Renters Owners Small large Total Total Total Elderly Families Families Renters Elderly Owners Hhds' Exhibit 15 Housing Assistance Needs of lower Income Households 238 Extremely Low Income (0-30% AM I) 274 89 1,061 384 810 1,871 %with any housing problem2 83% I 91% I 96% 81% I 76% I 77% I 79% %with cost burden >30% %with cost burden > 50% Very Low Income (3 1-50% AMI) %with any housing problem 71% 80% 96% 74% 77% 77% 75% 64% 76% 73% 67% 66% 70% 68% 273 41 3 107 1,223 474 893 2,116 87% 89% 96% 90% 55% 72% 82% %with cost burden >30% 84% I 86% I 64% I 85% I 55% I 72% 1 80% %with cost burden > 50% Low Income (51-80% AMI) HOUSING ELEMENT WORKSHOP 8 64% 52% 32% 58% 34% 57% 58% 329 585 214 1,808 1,150 2,080 3,888 %with any housing problem 71% I 71% I 98% 76% I 40% I 59% I 67% % with cost burden >30% %with cost burden > 50% Total Households %with any housing problem 71% 60% 30% 63% 40% 59% 61% 18% 17% 9% 17% 22% 34% 26% 1,334 4,082 805 10,285 5,995 21,196 31,481 65% 38% 76% 45% 29% 31% 36% SUMMARY PROFILE 1 1 HOUSING CONSTRUCTION Exhibit 16 Cumulative Progress toward 1999-2004 Housing Cycle Objectives so urce: City of Carlsbad, 2004. 'Neither sale price nor rent information were available for these units. Exhibit 17 Affordability of Housing Constructed 1999 - 2004 0 Very Low 0 Low Moderate Other Source: City of Carlsbad, 2004. HOUSING ELEMENT WORKSHOP 9