HomeMy WebLinkAbout2020-10-14; Housing Element Advisory Committee; ; HOUSING PLAN GOALS, POLICIES, AND PROGRAMS
Meeting Date: October 14, 2020 Item No.
To: Housing Element Advisory Committee Members
From: Scott Donnell, Senior Planner
Staff Contact: Scott Donnell, Senior Planner
Scott.donnell@carlsbadca.gov, 760-602-4618
Subject: Housing Plan Programs and Policies
Recommended Action
Provide an overview on the current Housing Element policies and programs and share details on potential
changes.
Executive Summary
State housing law (Government Code 65583) requires Housing Elements to “identify adequate sites for
housing, including rental housing, factory-built housing, mobilehomes, and emergency shelters, and shall
make adequate provision for the existing and projected needs of all economic segments of the community.”
To ensure consistency within the General Plan and Housing Element, goals and policies are developed to help
support the housing sites inventory. As the housing sites inventory is close to being finalized, housing goals,
policies, and programs can be developed for the updated Housing Element. At this time, City staff would like
to review the current Housing Element policies and programs with the HEAC members. Furthermore, City staff
would like to identify preliminary changes and updates to the housing policies and programs for the sixth
housing cycle based on the housing sites inventory.
It is important to note that several new pieces of housing legislation have been passed that may change or
alter policies and programs that are currently in place. New housing programs may be warranted to remain
consistent and comply with state housing laws. City staff and consultants will provide a brief overview of
recent housing legislation and the potential implications it may have on the development of housing policies
and programs for the Housing Element update.
Public Notification
This item was noticed in accordance with the Ralph M. Brown Act and was available for viewing at least 72
hours prior to the meeting date.
10-113 HousingGeneral Plan
1010.7 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.1 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 house-
holds 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.5 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 units acquired by the city or
Housing Authority for rehabilitation purposes to be affordable to
households in the extremely and/or very low income range.
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City of Carlsbad
Housing10 Program 1.1: Condominium Conversion
The city will continue to discourage and/or restrict condominium conversions
when such conversions would reduce the number of low or moderate income
housing units available throughout the city. All condominium conversions are
subject to the city’s Inclusionary Housing Ordinance; the in-lieu fees or actual
affordable units required by the ordinance would be used to mitigate the loss of
affordable rental units from the city’s housing stock.
Funding: Housing Trust Fund
Lead Agency: Planning Division
Objectives and Time Frame:
• Continue implementation of the Inclusionary Housing Ordinance
and impose inclusionary housing requirements on condominium
conversions.
Program 1.2: Mobile Home Park Preservation
The city will continue to implement the city’s Residential Mobile Home Park
zoning ordinance (Municipal Code Chapter 21.37) that sets conditions on
changes of use or conversions of mobile home parks, consistent with Govern-
ment Code Section 66427.5.
The city will also assist lower income tenants of mobile home parks to research
the financial feasibility of purchasing their mobile home parks so as to maintain
the rents at levels affordable to its tenants. One potential source of financial assis-
tance is the state’s Mobilehome Park Rehabilitation and Restoration Ownership
Program (MPRROP). The purpose of the program is to finance, through loans,
the 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 residents’ mobilehomes.
Funding: Housing Trust Fund, state grants and loans (such as MPRROP)
Lead Agency: Planning Division, Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to regulate the conversion of mobile home parks in Carlsbad, as
permitted by state law.
10-115 HousingGeneral Plan
10• As appropriate, provide information to mobile home park tenants regard-
ing potential tenant purchase of parks and assistance available, through
programs such as MPRROP.
Program 1.3: Acquisition/Rehabilitation of Rental 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, including:
• Provide loans, grants, and/or rebates to owners of rental properties to
make needed repairs and rehabilitation.
• As financially feasible, acquire and rehabilitate rental housing that is sub-
standard, deteriorating or in danger of being demolished. Set-aside at
least 20 percent of the rehabilitated units for extremely- and/or very low
income households.
• As appropriate and determined by City Council, provide deferral or
subsidy of planning and building fees, and priority processing. Priority
will be given to repair and rehabilitation of housing identified by the
city’s Building Division as being substandard or deteriorating, and which
houses lower income and in some cases moderate income households.
Funding: State grants and loans, Housing Trust Fund, CDBG
Lead Agency: Housing and Neighborhood Services Division, Building Division
Objectives and Time Frame:
• Assist in the acquisition and/or rehabilitation of 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: Rehabilitation of Owner-Occupied Housing
As the housing stock ages, the need for rehabilitation assistance may increase.
The city will provide assistance to homeowners to rehabilitate deteriorating
housing. Eligible activities under this program include such things as repairing
faulty plumbing and electrical systems, replacing broken windows, repairing
termite and dry-rot damage, and installing home weatherization improve-
ments. 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
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City of Carlsbad
Housing10 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.
Housing Opportunities
A healthy and sustainable community relies on its diversity and its ability to
maintain balance among different groups. The city encourages the production
of new housing units that offer a wide range of housing types to meet the varied
needs of its diverse population. A balanced inventory of housing in terms of unit
type (e.g., single-family, apartment, condominium, etc.), cost, and architectural
style will allow the city to fulfill a variety of housing needs.
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 res-
idential 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.11 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
with 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 additional affordable housing, the
city will encourage the consolidation of small parcels in order to facilitate
larger-scale developments that are compatible with existing neighborhoods.
10-117 HousingGeneral Plan
10Specifically, the city will continue to make available an inventory of vacant and
underutilized properties to interested developers, market infill and redevelop-
ment opportunities throughout the city, including the Village and Barrio, and
meet with developers to identify and discuss potential project sites.
Funding: Departmental budget and Housing Trust Fund
Lead Agency: Housing and Neighborhood Services Division, Planning Division
Objectives and Time Frame:
• Maintain adequate residential sites to accommodate the 2010-2020
RHNA.
• Post the inventory of vacant and underutilized properties 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 year
of Housing Element adoption. The inventory shall be updated annually.
Program 2.2: Flexibility in Development Standards
The Planning Division, in its review of development applications, may
recommend waiving or modifying certain development standards, or
propose changes to the Municipal Code to encourage the development of low
and moderate income housing. The city offers offsets to assist in the develop-
ment 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 conces-
sion that would result in an identifiable cost reduction.
Funding: Department budget
Lead Agency: 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.
• Monitor application of Municipal Code standards for constraints to
development of new housing and recommend changes that would mini-
mize such constraints and enhance the feasibility of affordable housing,
while maintaining the quality of housing.
Program 2.3: Mixed Use
The city will encourage mixed-use developments that include a residential
component. Major commercial centers should incorporate, where appropriate,
mixed commercial/residential uses.
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City of Carlsbad
Housing10 Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
• Apply mixed-used development principles, standards, and incen-
tives to facilitate development of 450 dwelling units, subject to available
resources, developer interest, and market conditions.
• Periodically review development standards and incentives that would
encourage mixed-use developments.
• Identify areas and properties with potential for mixed-use development
and provide information to interested developers.
Program 2.4: Energy Conservation
The city has established requirements, programs, and actions to improve
household energy efficiency, promote sustainability, and lower utility costs.
The city shall enforce state requirements for energy conservation, including the
latest green building standards, and promote and participate in regional water
conservation and recycling programs.
• Create a coordinated energy conservation strategy, including strategies
for residential uses, as part of a citywide Climate Action Plan.
• In the Village, encourage energy conservation and higher density devel-
opment 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 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 density ranges in the Barrio.
Funding: Departmental budget, General Fund
10-119 HousingGeneral Plan
10Lead Agency: Planning Division; Building Division
Objectives and Time Frame:
• Continue to pursue energy efficient development and rehabilitation of
residential units through incentives, funding assistance, and city policies.
• Continue to explore additional incentives to facilitate energy efficient
development.
Housing Implementation
The city has a number of programs and resources that can help provide a variety
of housing for households with different incomes and special needs. Program
implementation must be done in light of applicable regulations and available
funding and monitored regularly to maintain compliance and 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 Inclusionary Housing Ordinance, require afford-
ability 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 Consoli-
dated 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-fam-
ily, 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 allo-
cation 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
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City of Carlsbad
Housing10 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 mecha-
nisms to facilitate the construction and rehabilitation of affordable
housing.
10-P.23 Consistent with state law, establish affordable housing develop-
ment 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 con-
structed, converted, and demolished in the Coastal Zone along
with information regarding whether these units are affordable to
lower and moderate income households
Program 3.1: Inclusionary Housing Ordinance
The city will continue to implement its Inclusionary Housing Ordinance, which
requires a minimum of 15 percent of all ownership and qualifying rental residen-
tial projects of seven or more units be restricted and affordable to lower income
households. This program requires an agreement between all residential devel-
opers 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.
10-121 HousingGeneral Plan
10The city will apply Inclusionary Housing Ordinance requirements to rental
projects if the project developer agrees by contract to limit rent as consider-
ation 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 contributions allowed by the
Inclusionary Housing Ordinance, such as an irrevocable offer to dedicate devel-
opable 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 2010 housing
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 appropri-
ate 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.
Based on analysis conducted in Section 10.4 (Constraints and Mitigating Oppor-
tunities), 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. 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.
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.
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City of Carlsbad
Housing10 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 infra-
structure improvements, an additional density bonus above the requirement,
mixed use development, or other financial contributions.
The city’s density bonus regulations (Municipal Code Chapter 21.86) incorpo-
rate 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 made 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 develop-
ment when in partnership with an affordable housing development; granting
a density bonus to developments that include affordable housing to transi-
tional foster youth, disabled veterans, or homeless persons; requiring cities to
adopt procedures and timelines for processing a density bonus application; and
making numerous technical changes to clarify various 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 Fund
Lead Agency: Planning Division, Housing and Neighborhood Services Division
10-123 HousingGeneral Plan
10Objectives and Time Frame:
• Amend Carlsbad Municipal Code Chapter 21.86 by December 31, 2017
to ensure consistency with all 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 with a private, non-profit affordable housing developers to create
at least 70 city-initiated or non-inclusionary affordable housing units for
lower income households between 2013 and 2021.
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 to street
improvements, sewer improvements, other infrastructure improvements
as needed;
• Priority processing, including accelerated plan-check process, for proj-
ects 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 (SDP).
Funding: Departmental budget, Housing Trust Fund, CDBG
Lead Agency: Planning Division, Housing and Neighborhood Services
Division, Finance Division
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City of Carlsbad
Housing10 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 will continue to implement a land banking program to acquire land
suitable for development of housing affordable to lower and moderate income
households. The land bank may accept contributions of land in-lieu of housing
production required under an inclusionary requirement, surplus land from
the city or other public entities, and land otherwise acquired by the city for
its housing programs. This land would be used to reduce the land costs of
producing lower and moderate income housing by the city or other parties.
The city 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 partic-
ipation 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 will continue to maintain the Housing Trust Fund for the fiduciary
administration of monies dedicated to the development, preservation and reha-
bilitation of affordable housing in Carlsbad. The Housing Trust Fund will be the
repository of all collected in-lieu fees, impact fees, housing credits, loan repay-
ments, 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.
10-125 HousingGeneral Plan
10Funding: In-Lieu fees, impact fees, housing credit revenues, HOME/CDBG
Housing Reserve, local, state and federal funds
Lead Agency: Housing and Neighborhood Services Division, Finance Division
Objectives and Time Frame:
• Explore the feasibility of a rental housing impact fee within one year of
adoption of this Housing Element.
• Actively pursue housing activities to encumber and disburse monies
within the Housing Trust Fund that are specifically designated for the
development of affordable housing for low income households. 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 prop-
erty; 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 administer the city’s Section
8 Housing Choice Voucher program to provide rental assistance to very low
income households.
Funding: Federal Section 8 funding
Lead Agency: Housing and Neighborhood Services Division
Objectives and Time Frame:
• Continue to provide rental assistance to approximately 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
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City of Carlsbad
Housing10 Objectives and Time Frame:
• Continue to promote the MCC program with the objective of assisting at
least two households annually.
Program 3.10: Senior Housing
The city will continue to encourage a wide variety of senior housing oppor-
tunities, 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 requirements 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 percent of
the development.
Funding: Departmental budget, Housing Trust Fund, Private financing, state
public financing
Lead Agency: Housing and Neighborhood Services Division, Planning Division
Objectives and Time Frame:
• Periodically review the senior housing provisions in Municipal Code
Chapter 21.84 to expand housing opportunities for seniors.
• Work with senior housing developers and non-profit organizations
to locate and construct at least 50 units of senior low-income housing
between 2013 and 2021.
Program 3.11: Housing for Persons with Disabilities
The city has an adopted ordinance to provide individuals with disabilities “rea-
sonable 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 vul-
nerable population groups, including people with disabilities through state
and federal funding sources, such as HUD’s Section 811 program and CDBG
funding.
10-127 HousingGeneral Plan
10Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
• Evaluate the use and effectiveness of the reasonable accommodation ordi-
nance through the annual Housing Element Progress Reports.
• Continue to provide opportunities for the development of affordable
housing for seniors and persons with disabilities.
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 Inclusionary
Housing Ordinance.
• Achieve the construction of 32 dwellings that can accommodate lower
income large families. Pursuant to Section 10.2, there are 12,815 lower
income households in Carlsbad, 710 (5.5 percent) of which are large fami-
lies. Five and a half percent of the city’s objective for construction of new
lower income dwellings (577 dwellings per Program 3.1) that could poten-
tially result from application of the Inclusionary Housing Ordinance is 32
dwellings.
Program 3.13: Housing for the Homeless
Carlsbad will continue to facilitate and assist with the acquisition, for lease
or sale, and development of suitable sites for emergency shelters and transi-
tional 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
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City of Carlsbad
Housing10 • 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 Division
Objectives and Time Frame:
• Provide funding for homeless shelter providers through the annual
Action Plan process for the use of CDBG funds.
• Annually participate financially in regional programs, such as the North
County Regional Winter Shelter Program, which utilize shelters such
as the La Posada de Guadalupe men’s homeless/farmworker shelter in
Carlsbad.
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.
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.
Program 3.15: Alternative Housing
In 2016, the 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 Municipal
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
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
10-129 HousingGeneral Plan
10Lead 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 the man-
datory provisions of AB 2299 and SB 1069.
• Continue to monitor underutilized properties and sites in the commu-
nity that have potential for alternative housing options and offer the
information to interested developers.
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 inventory of assisted or below-market
housing and make the information available on print and on the city’s
website.
Program 3.17: Coastal Housing Monitoring
As a function of the building permit process, the city will monitor and record
Coastal Zone housing data including, but not limited to, the following:
• The number of housing units approved for construction, conversion or
demolition within the coastal zone after January 1, 1982.
• The number of housing units for persons and families of low or moder-
ate income, as defined in Section 50093 of the Health and Safety Code,
required to be provided in new housing developments within the coastal
zone.
• The number of existing residential dwelling units occupied by persons
and families of low or moderate income that are authorized to be demol-
ished or converted in the coastal zone pursuant to Section 65590 of the
Government Code.
• The number of residential dwelling units occupied by persons and fami-
lies 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
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City of Carlsbad
Housing10 converted or demolished as identified above. The location of the replace-
ment units, either onsite, elsewhere within the city’s coastal zone, or
within three miles of the coastal zone in the city, shall be designated in
the review.
Funding: Departmental budget
Lead Agency: Planning Division
Objectives and Time Frame:
• Continue to maintain records and prepare a summary report annually.
Program 3.18: Housing Element Annual Progress Report
and Mid-Planning Period Housing Element Update
First, to retain the Housing Element as a viable policy document, the Planning
Division will review the Housing Element annually and schedule an amendment
if necessary. As required by state law, city staff will prepare and submit annual
progress reports to the City Council, 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 jurisdic-
tion 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 Housing Element
satisfied the first criterion, it did not meet the second. Although rezoning was
completed before the end of the extended Housing Element period (April 30,
2013) to satisfy the adequate sites program, it was not completed in time to meet
the SB 575 requirement.
The city will build on the annual review process to develop a mid-planning
period (four-year) Housing Element update that includes the following:
• Review program implementation and revision of programs and policies,
as needed;
• Analysis of progress in meeting the RHNA and updates to the sites inven-
tory as needed;
• Outcomes from a study session that will be held with the 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
10-131 HousingGeneral Plan
10Objectives and Time Frame:
• Prepare an annual progress report (APR) that reports on implementation
of the Housing Element.
• Submit the APR to the City Council, HCD, and SANDAG.
• Prepare and complete a mid-planning period update, including public
outreach, by April 30, 2017.
Fair Housing
Equal access to housing is a fundamental right protected by both state and
federal laws. The city is committed to fostering a housing environment in which
housing opportunities are available and open to all.
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 fair 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.
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 community’s credit needs and
develop partnerships where appropriate. Reevaluate the city’s rela-
tionship 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 man-
agers, 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;
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City of Carlsbad
Housing10 • Monitoring and responding to complaints of discrimination (i.e. intak-
ing, 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.