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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. 10-114 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 10-116 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. 10-118 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 10-120 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. 10-122 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 10-124 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 10-126 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 10-128 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 10-130 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; 10-132 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.