HomeMy WebLinkAboutGPA 03-02; 2005-2010 HOUSING ELEMENT; CITY OF CARLSBAD DRAFT 2005-2010 HOUSING ELEMENT; 2008-12-01City of Carlsbad
Draft 2005-2010 Housing Element
December 2008
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
(760) 602-4600
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City of Carlsbad
2005-2010 Housing Element
December 2008
Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
(760) 602-4600
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Table of Contents
Section Page
1. Introduction ............................................................................... 1-1
A.
B.
C.
D.
E.
F.
G.
H.
• Purpose and Content of Housing Element ................................ 1-1
State Requirements .............................................................. 1-2
Regional Share Housing Needs Assessment ............................. 1-2
Self-Certification .................................................................. 1-3
HCD Review ......................................................................... 1-4
Data Sources and Methodology .............................................. 1-5
Public Participation ............................................................... 1-5
General Plan Consistency .................................................... 1-10
2. Housing Needs Assessment ........................................................ 2-1
A.
B.
C.
D.
E.
F.
Population Characteristics ..................................................... 2-1
Employment Characteristics ................................................... 2-4
Household Characteristics ..................................................... 2-7
Housing Characteristics ....................................................... 2-17
Housing Problems ............................................................... 2-24
Multi-Family Affordable Housing ........................................... 2-27
3. Resources Available ................................................................... 3-1
A.
B.
C.
Residential Development Potential .......................................... 3-1
Financial Resources ............................................................ 3-27
Administrative Capacity ....................................................... 3-31
4. Constraints and Mitigating Opportunities ................................... 4-1
A.
B.
C.
Market Constraints ............................................................... 4-1
Government Constraints ....................................................... 4-5
Environmental Constraints ................................................... 4-38
5. Review of 1999 Housing Element ............................................... 5-1
6.
A.
B.
C.
Housing Construction and Progress toward RHNA ..................... 5-1
Housing Preservation ............................................................ 5-2
Eligibility for Self-Certification of 2005-2010 Housing Element ... 5-3
Housing Plan .............................................................................. 6-1
A.
B.
Goals, Policies, and Programs ................................................ 6-2
Quantified Objectives by Income .......................................... 6-25
City of Carlsbad
2005-2010 Housing Element
Table of Contents
Appendix A: Eligibility for Housing Element Self-Certification
Summary of 1999 Housing Element Accomplishments Appendix B:
Appendix C: Available Land Inventory -Outside Village Redevelopment Area
and Proposed Barrio Area: Vacant, Un entitled Land
Appendix D: Available Land Inventory -Outside Village Redevelopment Area,
Proposed Barrio Area, and Beach Area Overlay Zone:
Underutilized, Unentitled RH and RMH lands
Appendix E: • Available Land Inventory -Outside Village Redevelopment Area
and proposed Barrio Area: Underutilized, Unentitled RH and
RMH Lands in Beach Area Overlay Zone
Appendix F: Available Land Inventory -Village Redevelopment Area:
Underutlized and vacant lands, all Unentitled
Appendix G: Available Land Inventory for Proposed Barrio Area: Underutilized
and Vacant Land, all Unentitled
Appendix H: Staff Report for Carlsbad Family Housing (Cassia Heights) -a
56-unit Affordable Housing Project
Appendix I: Noticing Material (Sample Flyers and Mailing List)
List of Tables
Table Page
1-1
2-1
2-2
2-3
2-4
2-5
2-6
2-7
2-8
2-9
2-10
2-11
2-12
2-13
2-14
2-15
2-16
2-17
2-18
2-19
2-20
2-21
2-22
ii
2005-2010 RHNA ........................................................................... 1-3
Population Growth .......................................................................... 2-1
Age Characteristics ........................................................................ 2-2
Race/Ethnicity: 1990 and 2000 ........................................................ 2-3
Racial Composition: 2000 ............................................................... 2-4
Employment Profile ........................................................................ 2-5
Average Yearly Salary by Occupation ................................................ 2-5
Household Characteristics ............................................................... 2-8
Household Income by Tenure and Household Type: 2000 .................. 2-10
Special Needs Groups in Carlsbad .................................................. 2-10
Homeless Population by Jurisdiction: 2004 ...................................... 2-13
Homeless Shelters and Services: North San Diego County ................ 2-13
Housing Unit Type: 1990 and 2005 ................................................ 2-17
Housing Vacancy: 1990 and 2000 .................................................. 2-18
Home and Condominium Sales ...................................................... 2-20
Median Home Prices: 2003-2004 ................................................... 2-21
Apartment Rental Rates: January 2006 ........................................... 2-22
Housing Affordability Matrix: San Diego County -2005 .................... 2-23
Overcrowding Conditions: 2000 ..................................................... 2-25
Housing Assistance Needs of Lower Income Households .................... 2-26
Inventory of Assisted Rental Housing ............................................. 2-27
Rent Subsidies Required ............................................................... 2-29
Market Value of At-Risk Housing Units ............................................ 2-30
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Table of Contents
Table
2-7
3-1
3-2
3-3
3-4
3-5
3-6
3-7
3-8
3-9
3-10
3-11
3-12
3-13
4-1
4-2
4-3
4-4
4-5
4-6
4-7
4-8
4-9
4-10
5-1
5-2
6-1
6-2
6-3
Page
Household Characteristics ............................................................... 2-8
Housing Production: January 1, 2003 through December 31, 2006 ...... 3-3
Affordable Housing Production 3-3
Recent Affordable Housing Projects (Built and Under Construction) 3-8
Existing and Proposed High Density Residential (RH) Sites 3-9
Approved Multi-Family Projects on Small Lots 3-9
Existing and Proposed RH Mixed Use Sites 3-13
Shopping Centers with High Density, Mixed Use Potential 3-15
Recent Village Residential and Mixed Use Projects 3-20
Existing and Proposed Medium High Density Residential (RMH) Sites 3-21
Low, Low-Medium, and Medium Density Residential
(RL, RLM, RM) Sites
Recently Approved Projects with Affordable Housing
Adequacy of Sites in Meeting Remaining RHNA
Original and Current Density for Projects with Affordable Housing
Vacant Land Prices: September 2004
Disposition of Home Purchase and Home Improvement
Loan Applications
Land Use Designations and Implementing Zones
Dwelling Units permitted on Vacant and Underutilized Residential
3-22
3-23
3-24
3-26
4-2
4-4
4-6
and Mixed Use Sites and Recently Approved Projects Based on Current
Growth Control Points 4-13
Analysis of Identified Sites Compared to Quadrant Dwelling Unit Caps 4-14
Housing Types by Residential Zone Category 4-16
Basic Residential Development Standards 4-27
Parking Requirements 4-29
Discretionary Reviews for Residential Projects 4-34
Development Impact and Permit Issuance Fee Schedule 4-36
Progress toward Meeting the RHNA: 1999-2005 5-1
Coastal Zone Residential Development 5-2
General Plan Amendment (RH): Ponto and Quarry Creek 6-6
General Plan Amendment (RMH): Quarry Creek 6-7
Quantified Objectives: 2005-2010 6-25
List of Figures
Figure Page
2-3
2-6
2-7
2-9
2-1
2-2
2-3
2-4
2-5
2-6
4-1
Age Distribution: 1990 and 2000
Permitted Nonresidential Square Footage: 1990 through 2003
Projected Nonresidential Square Footage: 2004-2020
Estimated Median Household Income: January 1, 2004
Housing Types: 2005
Year Structure Built
Permit and Development Impact Fees
City of Carlsbad
2005-2010 Housing Element
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2-19
4-37
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1. Introduction
A. Purpose and Content of Housing Element
The Housing Element of the General Plan is designed to provide the City with a
coordinated and comprehensive strategy for promoting the production of safe,
decent, and affordable housing within the community. A priority of both State
and local governments, Government Code Section 65580 states the intent of
creating housing elements:
The availability of housing is of vital statewide importance, and the early
attainment of decent housing and a suitable living environment for every
Californian family is a priority of the highest order.
Per State law, the Housing Element has two main purposes:
(1) To provide an assessment of both current and future housing needs and
constraints in meeting these needs; and
(2) To provide a strategy that establishes housing goals, policies, and
programs.
The Housing Element is a five-year plan for the 2005-2010 period, which differs
from the City's other General Plan elements which cover a much longer period.
The Housing Element serves as an integrated part of the General Plan, but is
updated more frequently to ensure its relevancy and accuracy. The Housing
Element identifies strategies and programs that focus on:
(1) Conserving and improving existing affordable housing;
(2) Maximizing housing opportunities throughout the community;
(3) Assisting in the provision of affordable housing;
( 4) Removing governmental and other constraints to housing investment;
and
(5) Promoting fair and equal housing opportunities.
The Housing Element has the following major components:
• An introduction to review the requirements of the Housing Element, public
participation process, and data sources (Section 1);
• A profile and analysis of the City's demographics, housing characteristics,
and existing and future housing needs (Section 2);
• A review of resources available to facilitate and encourage the production
and maintenance of housing, including land available for new construction,
as well as financial and administrative resources available for housing
Section 3);
City of Carlsbad
2005-2010 Housing Element 1-1
Introduction
B.
• An analysis of constraints on housing production and maintenance,
including market, governmental, and environmental limitations to meeting
the City's identified needs (Section 4);
• An evaluation of accomplishments under the 1999-2005 Housing Element
(Section 5); and
• A statement of the Housing Plan to address the City's identified housing
needs, including an assessment of past accomplishments, and a
formulation of housing goals, policies, and programs (Section 6)
State Requirements
The California Legislature has identified the attainment of a decent home and
suitable living environment for every resident as the State's major housing goal.
Recognizing the important role of local planning programs in pursuing this goal,
the Legislature has mandated that all cities and counties prepare a housing
element as part of their comprehensive general plan. Government Code Section
65302(c) sets forth the specific components to be contained in a community's
housing element.
State law requires housing elements to be updated every five years to reflect a
community's changing housing needs, unless otherwise extended by State
legislation. The previous (1999-2004) Housing Element cycle for the San Diego
region was extended one year by State legislation. Therefore, the 1999 Carlsbad
Housing Element covered the period spanning July 1, 1999 through June 30,
2005. The updated Housing Element covers the planning period of July 1, 2005
through June 30, 2010.
C. Regional Share Housing Needs Assessment
A critical measure of compliance with the State Housing Element law is the ability
of a jurisdiction to accommodate its share of the regional housing needs -
Regional Housing Needs Allocation (RHNA). For San Diego County, the regional
growth projected by the State was for the period between January 1, 2003 and
June 30, 2010. Therefore, while the Housing Element is a five-year document
covering July 1, 2005 to June 30, 2010, the City has seven and one-half years
(January 1, 2003 through June 30, 2010) to fulfill the RHNA. Table 1-1 presents
Carlsbad's allocation of the regional housing need by income group as determined
by SANDAG.
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2005-2010 Housing Element
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D.
Income Group
Very Low ( <50% AMI)1
Low (50-80% AMI)
Moderate (80-120% AMI)
Table 1-1
2005-2010 RHNA
Carlsbad
# %
1,922 23.0%
1,460 17.4%
1,583 18.9%
Above Moderate ( > 120% AMI) 3,411 40.7%
Total 8,376 100.0%
Source: SANDAG, 2005.
Self-Certification
Introduction
Re«ion
# %
24,143 22.5%
18,348 17.1%
20,280 18.9%
44,530 41.5%
107,301 100.0%
State legislation (AB 1715) sponsored by SANDAG in 1995 created the
opportunity for jurisdictions within the San Diego region to self-certify the
housing element of their general plans. Carlsbad views the housing element
self-certification option as having three purposes:
1. Give jurisdictions more flexibility in how they meet affordable housing
goals;
2. Focus on housing production rather than paper generation; and
3. Eliminate the State Department of Housing and Community
Development's (HCD) review and certification of the updated housing
elements.
To self-certify, a jurisdiction must meet the following criteria:
1. The jurisdiction's adopted housing element or amendment substantially
complies with the provisions of state law, including addressing the needs
of all income levels;
2. The jurisdiction has provided for the maximum number of housing
units/opportunities as determined pursuant Government Code Section
65585.l(a) within the previous planning period (1999-2004);
3. The city provides a statement regarding how its adopted housing element
or amendment addresses the dispersion of lower income housing within
The City has a RHNA allocation of 1,922 very low income units (inclusive of extremely low
income units). Pursuant to new State law (AB 2634), the City must project the number of
extremely low income housing needs based on Census income distribution or assume 50
percent of the very low income units as extremely low. According to the CHAS data developed
by HUD using 2000 Census data, 47 percent of the City's very low income households fall
within the extremely low income category (see also Table 2-8). Therefore the City's RHNA of
1,922 very low income units may be split into 903 extremely low and 1,019 very low income
units. However, for purposes of identifying adequate sites for the RHNA, State law does not
mandate the separate accounting for the extremely low income category.
City of Carlsbad
2005-2010 Housing Element 1-3
Introduction
its jurisdiction, documenting that additional affordable housing
opportunities will not be developed only in areas where concentrations of
lower income households already exist, taking into account the availability
of necessary public facilities and infrastructure; and
4. No local government actions or policies prevent the development of the
identified sites pursuant to Government Code Section 65583, or
accommodation of the jurisdictions' share of the total regional housing
need pursuant to Government Code Section 65584.
The primary criterion for self-certification is the requirement that a jurisdiction
must meet its affordable housing goal for the relevant housing element cycle.
The affordable housing goal is defined in state law as the maximum number of
housing units that can be constructed, acquired, rehabilitated, and preserved
and the maximum number of units or households that can be provided with
rental or ownership assistance for low, very low and extremely low income
households.
Both the criterion and goal are intended to provide self-certifying jurisdictions
more flexibility in meeting housing needs. Carlsbad complied with the
production goal below based on a complex credit system that counts toward the
goal not only construction of affordable units but also other accomplishments
that provide adequate, affordable housing. In Carlsbad, these accomplishments
included the City acquiring units at risk of losing their affordability to extremely
low income households, requiring long-term affordability tenures, and requiring
the construction of affordability units specifically for large households.
Carlsbad's production goal for the 1999-2005 cycle was 629 units, broken down
by income category as follows and based on new construction and other
accomplishments, as discussed above:
• Extremely Low Income (<30 percent AMI): 170 units (27 percent)
• Very Low Income (30-50 percent AMI): 201 units (32 percent)
• Low Income (50-80 percent AMI): 258 units ( 41 percent)
As demonstrated in Appendix A, Carlsbad has exceeded the requirements for self-
certification by providing 274 extremely low, 357 very low, and 952 low income
affordable housing opportunities during the time period. Exceeding the affordable
housing requirements means that Carlsbad is eligible to self-certify its Housing
Element, but does not exempt the City from complying with the State Housing
Element law.
E. HCD Review
While the City of Carlsbad is eligible to self-certify its Housing Element, the City
has elected to submit the 2005-2010 Housing Element for HCD review to ensure
the City's eligibility for affordable housing programs. Draft Carlsbad Housing
Elements were submitted to HCD in August 2007, June 2008, and September
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2005-2010 Housing Element
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Introduction
2008. Comments were received from the State HCD on the City's Draft Housing
Elements in letters dated October 25, 2007, August 4, 2008, and November 21,
2008. The November 21 letter from HCD states "the revised draft element
addresses the statutory requirements described in the Department's August 4,
2008 review." This Housing Element, dated December 2008, is consistent with the
revised draft element described in HCD's November 21 letter and represents a
revised document in response to both State and other public comments received
during the 60-day public review periods that occurred with each submittal of the
draft element to HCD.
F. Data Sources and Methodology
In preparing the Housing Element, various sources of information were used.
Wherever possible, Census 1990 and 2000 data provided the baseline for all
demographic information. Additional information provided reliable updates to the
2000 Census. These include population and housing data from SANDAG and the
California Department of Finance, housing market data from Dataquick, MLS, and
other web-based real estate services, employment data from the Employment
Development Department, lending data from financial institutions provided under
the Home Mortgage Disclosure Act (HMDA), and the most recent data available
from service agencies and other governmental agencies. In addition, data from
the City's Geographic Information Systems (GIS) Department, which uses
information from SANDAG and the County Assessor's Office, was primarily used in
developing the vacant and underutilized land inventory presented in Section 3.
G. Public Participation
The general public has been consulted at various stages throughout the
development of the Housing Element. Specifically, the City held three public
workshops to address various components of the Housing Element and solicit
input from community members. Each public workshop was noticed and the City
sent fliers to service providers and a number of interested residents and
community stakeholders, including:
• Home Owners Associations;
• Nonprofit organizations, social and supportive service agencies;
• Government entities;
• Groups representing the interest of farmworkers and farming industry; and
• Housing developers (both for-and non-profit).
The noticing list has been continually updated throughout the public review
process. A copy of the noticing list and sample flyers are included as Appendix I.
The first workshop was held at City Hall on October 28, 2004. At this first
meeting, the City gave an overview of the Housing Element Update process,
requirements of State Law, and demographic and housing characteristics. Goals
and policies of the 1999-2005 Housing Element were also reviewed. The City's
City of Carlsbad
2005-2010 Housing Element 1-5
Introduction
second community workshop on December 9, 2004 reviewed opportunities and
constraints to housing production in Carlsbad. The final community workshop
was held on May 12, 2005. Recent changes in State law affecting the housing
element, their possible implications for programs of the 2005-2010 Housing
Element, and self-certification were discussed.
Public input received during the workshops included the following topics in italics
below; after each topic is the City's response, which is based on State housing
law, good planning, and concerns expressed by the community.
1-6
• The update process -General questions were asked about the process to
update the housing element, including how the Regional Housing Needs
Assessment (RHNA) is developed and addressed. A purpose of the three
workshops was to explain the need for a housing element and the method
to revise it. To aid the public's understanding, each workshop featured a
written staff report, oral presentation using PowerPoint, and public
question and answer period. All materials presented at the workshops
were made available to the public. Furthermore, the Housing Element
itself explains the housing element update process.
• Location of affordable housing -The public expressed concern regarding
clustering all affordable housing in a single location. Affordable housing is
located throughout Carlsbad. This dispersing is aided by the many master
planned communities in the north and south halfs of the City. Each master
planned community is required by the Inclusionary Housing. Ordinance to
provide fifteen percent of its housing as housing restricted and affordable
to lower income households. As proof of the dispersion of affordable
housing in Carlsbad, Section 3 of this Element identifies several existing
and proposed affordable housing projects and sites and their locations in
the four different quadrants of the City, The Inclusionary Housing
Ordinance also requires inclusionary housing to be in the same quadrant
as the master plan market rate units or in a contiguous location in an
adjacent quadrant. Moreover, many residential projects built in Carlsbad
are mixed income. For example, Pacific View in the Kelly Ranch master
plan features 451 apartments, 111 of which are rent restricted to lower-
income families and located throughout the project.
• City Council deletion of units from the Excess Dwelling Unit Bank and the
adequacy of the bank to respond to affordable housing needs -Section 4,
Constraints and Mitigating Opportunities, analyzes the City Council's 2002
action to delete units from the bank and the adequacy of the bank today
to meet affordable housing needs and the City's RHNA.
• Condominium conversions and a lack of senior housing -Comments
expressed at the first public workshop expressed concern over the
displacement of lower income residents, particularly seniors, who are
displaced by condominiums conversions. Proposed Program 1.1 of the
Housing Plan notes the City will continue its policy of discouraging such
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2005-2010 Housing Element
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Introduction
conversions when they would reduce the number of low or moderate
income housing units throughout Carlsbad. Condominium conversions are
subject to the City's Inclusionary Housing Ordinance.
A concern was also expressed about a lack of senior housing in Carlsbad.
In 1999, the City purchased an at-risk senior project and preserved 75
units for lower-income residents. Additionally, Section 2, Housing Needs
Assessment, analyzes the need for senior housing in Carlsbad. Finally,
proposed Program 3.10 notes the City's plan to develop 50 additional units
of senior housing by 2010. The City is currently processing a 50
condominium senior project (Harding Street Senior Project) that would
provide 7 lower and 8 moderate-income units.
• Carlsbad's progress in providing affordable housing -Section 3 details the
City's accomplishments in providing very low, low, and moderate-income
housing since 2003. Additionally, Carlsbad annually produces a housing
production report that describes all housing produced by income level for
the prior year. Section 3 also describes programs and policies that will
enable the continuing production of affordable housing in the coming
years.
• Rezoning single-family home areas to permit higher density, low and
moderate income housing -Section 3 contains programs, both developer
and city-initiated, to amend General Plan land use designations from non-
residential and low density residential to permit high density and mixed
use residential. Examples from Section 3 include the Bridges at Aviara,
Quarry Creek, and shopping center projects.
• Concern about reliance on the Inclusionary Housing Ordinance to produce
affordable housing -Since inclusionary housing is largely development
driven, its production may decrease as land costs escalate and Carlsbad
nears buildout. Therefore, it was also suggested that other means are
needed to ensure affordable housing continues to be provided. The City
notes that redevelopment of older properties, such as the conversion of
apartments to condominiums, also results in inclusionary requirements
(Section 3, Table 3-11 highlights one such project, Ocean Street
Residences). The City expects property redevelopment to become more
common, especially in older areas such as the downtown Village and the
Barrio Area. Additionally, proposed Program 3-16 would result in Managed
Living Units (which are similar to single room occupancy units) being
conditionally permitted in the downtown Village area. Furthermore,
proposed Program 2.4 requires the City to amend its zoning ordinance and
other necessary land use documents to permit residential mixed use at 20
units per acre on shopping center sites and commercial areas. Other
proposed programs promote additional affordable housing opportunities by
continuing to implement a city land banking program to acquire land
suitable for affordable housing; offering mortgage credit certificates, and
Section 8 assistance.
City of Carlsbad
2005-2010 Housing Element 1-7
Introduction
• Providing housing for persons with disabilities, single room occupancies
(SROs), and other types of alternative housing -The City acknowledges
the need for these and other types of housing. Section 4 discusses a
variety of housing types and Section 6, the City's Housing Plan, contains
two proposed programs, Program 3.11 and Program 3.16, which
specifically address the two specific housing types of concern. It should be
noted that the City is proposing an ordinance to conditionally permit
Managed Living Units, which are similar to SROs, in the City's downtown
Village area. The City also proposes programs to address transitional and
supportive housing types.
• Housing Element self-certification -Comments expressed at the last
workshop in May 2005 regarded self-certifcation and its effects on
Carlsbad. While the City is eligible to do so for the current housing cycle, it
has chosen to not pursue self-certification. More information about self-
certification may be found in this section.
• The need to house farmworkers -Carlsbad addresses the City's
farmworker population in Section 2, including in Tables 2-9 and 2-10.
Proposed Programs 3.13 and 3.16 also discuss housing for farmworkers.
In 2008, the City Council approved $2 million in funding to rebuild and
expand the City's existing homeless/farmworker shelter, La Posada de
Guadalupe. The expansion would provide 50 to 72 beds for farmworkers
in addition to the 50 beds the shelter now provides.
On April 26, 2007, the Draft Housing Element was presented to the Housing
Commission for review and discussion. On June 19 and July 17, 2007, the
Housing Element was reviewed and discussed at regular City Council meetings.
The City Council authorized staff to submit the Draft Housing Element to HCD. As
it did with the three public workshops, the City extensively publicized the Housing
Commission and City Council meetings.
At the Housing Commission and City Council meetings, the majority of public
comments were focused on the City's proposed designation of the Quarry Creek
site to meet part of its RHNA. Several suggested the site should be preserved
rather than designated for housing, citing cultural and biological resources that
exist there and on adjacent properties. The designation of Quarry Creek for
smart growth purposes by SAN DAG was also questioned. Other comments
raised regarded the adequacy of the affordability tenure (30 and 55 years) for
affordable housing, the feasibility of affordable housing west of Interstate 5 and
along the coast, and impact of Housing Element programs on the City's Growth
Management Program's dwelling unit cap.
In response to Quarry Creek, the City has attempted, since the Housing
Commission and City Council hearings, to find additional sites that would provide
affordable housing opportunities besides Quarry Creek and other properties
already identified. This effort was made further necessary as the City
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Introduction
determined it could no longer count the Bridges at Aviara project to provide 377
units of potential affordable housing. (The City is now counting a much smaller
yield from this project.)
In an effort to provide replacement and additional affordable housing sites, the
City reconsidered its site analysis. While the effort failed to identify additional
vacant land or significant gains in individual underutilized properties, the City
was able to propose new programs that recognize a substantial number of units
from the proposed Barrio Area plan. Additionally, an increase in the permitted
density for some land use districts in the Village Redevelopment also enabled
the City to continue to meet its RHNA. While the City still finds Quarry Creek as
a critical component of its affordable housing portfolio, with increased
opportunities in the Village, the City has reduced the site's anticipated yield from
600 units (as originally reported in the City's August 2007 Draft Housing
Element) to 500 units.
As listed above, another hearing comment questioned the adequacy of the
rental and resale restriction term the City applies to lower-income housing. In
response, Carlsbad believes its Inclusionary Housing Ordinance requirement for
affordability tenure for rental and for-sale housing of 55 and 30 years,
respectively, is appropriate. When redevelopment funds are used, the
affordability covenant for for-sale housing is 45 years. Due to redevelopment
requirements, most communities also use similar affordability covenants.
With regards to the feasibility of housing west of Interstate 5, the City
acknowledges the cost of land anywhere in Carlsbad is high; however, review of
Tables 2-20 and 3-20 will reveal that well over 100 apartments and
condominiums (not including second dwelling units) for lower-income families
have been constructed near the coast. While most of these result from the City's
Inclusionary Housing Ordinance, some are non-inclusionary products, such as
Roosevelt Gardens, an eleven-unit project being built by Habitat for Humanity .
This project received financial assistance from the City.
The City believes the higher densities permitted in the Village and proposed for
the Barrio Area plan will produce housing eligible to be considered as affordable
housing. Also, it should be noted to that all housing constructed in Carlsbad
either pays an in-lieu fee toward or constructs affordable housing. As discussed
in Section 3, fees are deposited into a trust fund which the City can leverage to
produce or assist in the production of such housing. One such example is the
purchase of Tyler Court in 1999, which preserved 75 units of extremely low and
low income senior apartments in the Barrio Area west of Interstate 5.
With regards to Housing Element impacts on dwelling unit caps specified by the
Growth Management Program, Section 4 provides a complete analysis to show
that the proposed programs to ensure the City can meet its RHNA would not
cause caps to be exceeded.
City of Carlsbad
2005-2010 Housing Element 1-9
Introduction
At the same time as the Housing Commission meeting, the City posted the Draft
Housing Element on its website and provided copies of the document at City
libraries and at its Faraday center. The City will similarly distribute the next Draft
Housing Element.
Additional public input opportunities will occur before the Housing Commission,
Planning Commission, and City Council as part of the Housing Element's review
and adoption process. Public hearings will be held before each review body.
H. General Plan Consistency
The Housing Element is a component of the General Plan, last comprehensively
updated in 1994 with the most recent amendment in 2006. California law
requires that General Plans contain an integrated and internally consistent set of
policies. The Housing Element is most affected by development policies contained
in the Land Use Element, which establishes the location, type, intensity and
distribution of land uses throughout the City. An analysis of the major policy
areas of the Land Use Element and its relationship with the Housing Element is
contained below.
The Housing Element is also affected by policies in the Noise Element, Open
Space & Conservation Element, and the Public Safety Element, which contain
policies limiting residential development due to certain reasons of biological
impacts, noise impacts, geology, and public safety, including the location of
Palomar Airport and its influence area. The Housing Element also relates to the
Circulation Element in that major areas for housing must be served with adequate
access routes and transportation systems and other infrastructure, such as
electrical, gas, water, and sewer lines.
The Housing Element uses the residential goals and objectives of the City's
adopted Land Use Element as a policy framework for developing more specific
goals and policies in the Housing Element. The numerous residential goals and
objectives of the Land Use Element encompass four main themes:
1. Preservation: The City should preserve the neighborhood character,
retain the identity of existing neighborhoods, maximize open space, and
ensure slope preservation.
2. Choice: The City should ensure a variety of housing types (single-family
detached or attached, multifamily apartments and condominiums) with
different styles and price levels in a variety of locations for all economic
segments and throughout the City.
3. Medium and High Density Uses in Appropriate, Compatible
Locations: Medium and higher density uses should be located where
compatible with adjacent land uses and where adequately and conveniently
served by commercial and employment centers, transportation and other
infrastructure, and amenities. Further, the City should encourage a variety
1-10
City of Carlsbad
2005-2010 Housing Element
... ..
.. --.. -.. -• -• -----------------------
-.. --... ... --------------
--------------..,
...
Introduction
of residential uses in commercial areas to increase the advantages of
"close-in" living and convenient shopping .
4. Housing Needs: The City should utilize programs to revitalize
deteriorating areas or those with high potential for deterioration and seek
to provide low and moderate income housing.
Furthermore, affecting all development in Carlsbad is the Growth Management
Program, the provisions of which are incorporated into the General Plan.
Developed in 1986, the Growth Management Program ensures the timely
provision of adequate pubic facilities and services to preserve the quality of life of
Carlsbad residents. Accordingly, a purpose and intent of the Growth Management
Program is to provide quality housing opportunities for all economic segments of
the community and to balance the housing needs of the region against the public
service needs of Carlsbad's residents and available fiscal and environmental
resources.
The Housing Element was reviewed with regard to the Growth Management
Program. As demonstrated herein, the City can meet its obligations under the
law with respect to the Regional Housing Needs Allocation under the Growth
Management Program.
City of Carlsbad
2005-2010 Housing Element 1-11
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-----------------------
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2. Housing Needs Assessment
The City of Carlsbad is committed to the goal of providing adequate housing for
its present and future residents. To implement this goal, the City must target
its limited resources toward those households with the greatest need. This
chapter discusses the characteristics of the City's present and future population
in order to better define the nature and extent of housing needs in Carlsbad.
A. Population Characteristics
Population Growth
Since its incorporation in 1952, the City of Carlsbad has grown steadily and
substantially over the decades from a population of 9,253 in 1960 to 95,146 in
2005. The number of Carlsbad residents is expected to reach 107,305 in 2010
(Table 2-1).
Between 1990 and 2005, Carlsbad's proportional change in population was over
twice that for the County. San Marcos is the only neighboring jurisdiction to
have a greater proportional increase than Carlsbad during this period. Similarly,
Carlsbad's projected growth in population from 2005 to 2010 is greater than
that projected for neighboring jurisdictions.
Total
Population
1990
Carlsbad 63,126
Encinitas 55,386
Escondido 108,635
Oceanside 128,398
Poway 43,516
San Marcos 38,974
Vista 71,872
San Diego County 2,498,016
Table 2-1
Population Growth
Total
Total Population
Population 2010
2005 (Projected}
95,146 107,305
62,774 64,904
141,350 144,657
175,085 188,974
50,675 51,814
73,054 77,645
94,109 97,612
3,051,280 3,211,721
Projected
Percent Percent
Change Change
1990-2005 2005-2010
50.7% 12.8%
13.3% 3.4%
30.1% 2.3%
36.4% 7.9%
16.5% 2.2%
87.4% 6.3%
30.9% 3.7%
22.1% 5.3%
Source: Census, 1990; California Department of Finance, 2005; and SANDAG Data Warehouse, 2004.
Age Trends
Housing needs are determined in part by the age of residents in that each age
group often has a distinct lifestyle, family characteristics, and income level,
resulting in different housing needs. A significant presence of children under 18
years of age can be an indicator of the need for larger housing units since this
characteristic is often tied to families and larger households. The presence of a
City of Carlsbad
2005-2010 Housing Element 2-1
Housing Needs Assessment
large number of seniors and mature adults may indicate a need for smaller
homes that are more affordable and require less maintenance to allow these
residents to age in place.
As summarized in Table 2-2, the median age for Carlsbad residents was 38.9 in
2000; the highest of northern San Diego County cities and 5. 7 years higher than
the median age for County residents. In 2000, residents under 18 years of age
constituted 23.3 percent of the City population, while seniors (over 65)
comprised 14.0 percent.
Table 2-2
Age Characteristics
Under 18 Years Over 65 Years
1990 2000 1990 2000 Median
Age
City # % # % # 0/o # % 2000
Carlsbad 13,627 21.6% 18,240 23.3% 8,271 13.1% 10,980 14.0% 38.9
Encinitas 12,545 22.7% 13,377 23.1% 5,055 9.1% 6,055 10.4% 37.9
Escondido 28,824 26.5% 39,687 29.7% 14,074 12.9% 14,720 11.0% 31.2
Oceanside 33,662 26.2% 44,456 27.6% 18,010 14.0% 21,859 13.6% 33.3
Poway 13,047 29.9% 14,741 30.6% 3,027 6.9% 4,138 8.6% 36.9
San Marcos 10,566 27.1% 16,005 29.1% 5,714 14.6% 6,525 11.9% 32.1
Vista 19,368 26.9% 26,653 29.6% 8,746 12.2% 9,006 10.0% 30.3
San Diego Co. 610,946 24.5% 723,661 25.7% 273,140 10.9% 313,750 11.2% 33.2
Source: Census, 1990 and 2000.
Reflective of the City's relatively high median age, the proportion of residents
aged 45 and up increased sharply, while the proportion of residents under 45
years of age declined between 1990 and 2000 (Figure 2-1). This may be
indicative of home and rental prices in Carlsbad outpacing the affordability price
range for younger residents and families. Specifically, the proportion of young
adults (18-24 years) declined 3.4 percentage points. This age group is
comprised of those who tend to be in school or just starting their careers. The
proportion of the 25-44 age group declined 6.5 percentage points. This group
tends to consist of young families with children.
2-2
City of Carlsbad
2005-2010 Housing Element
.. ...
11111
.. ...
11111 .. ..
..
--.. -
------------------
Housing Needs Assessment
Figure 2-1
Age Distribution: 1990 and 2000
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0% Under 5 5 to 17 18 to 24 25 to 44 45 to 64 65 and Up
El 1990 8.5% 20.3% 9.6% 38.3% 15.0% 8.3%
■2000 6.4% 16.9% 6.2% 31.8% 24.7% 14.0%
Source: Census, 1990 and 2000
Race and Ethnicity
Carlsbad did not experience significant race/ethnic changes from 1990 to 2000.
In 1990, 81. 7 percent of residents were White and 13.8 percent were
Hispanic/Latino. Asian, Black/ African American, and other races/ethnicities
comprised just a small portion of the population (Table 2-3).
Table 2-3
Race/Ethnicity: 1990 and 2000
1990 2000
Race/Ethnicity # 0/o #
White 51,555 81.7% 63,013
Hispanic/Latino 8,700 13.8% 9,170
Asian/Pacific Islander 1,916 3.0% 3,472
Black/African American 702 1.1% 691
Other 253 0.4% 1,970
Source: Census, 1990 and 2000.
%
80.5%
11.7%
4.4%
0.9%
2.5%
The proportion of City residents in 2000 who classified themselves as White
decreased slightly, as did the proportions of Hispanic/Latinos and Black/African
American residents. The proportion of Asian/Pacific Islanders and those of other
races increased slightly ( 4.4 percent and 2.5 percent, respectively). As of 2000,
City of Carlsbad
2005-2010 Housing Element 2-3
Housing Needs Assessment
Carlsbad had the lowest proportion of non-white residents among its neighbors
(Table 2-4).
Table 2-4
Racial Composition: 2000
Asian/ Black/
Hispanic/ Pacific African
City White Latino Islander American Other
Carlsbad 80.5% 11.7% 4.4% 0.9% 2.5%
Encinitas 79.0% 14.8% 3.2% 0.5% 2.5%
Escondido 51.8% 38.7% 4.5% 2.0% 3.0%
Oceanside 53.6% 30.2% 6.5% 5.9% 3.8%
Poway 77.2% 10.4% 7.6% 1.6% 3.2%
San Marcos 53.9% 36.9% 4.8% 1.9% 2.5%
Vista 49.9% 38.9% 4.2% 3.9% 3.1%
San Diego County 55.0% 26.7% 9.1% 5.5% 3.7%
Source: Census, 2000.
B. Employment Characteristics
Employment has an important impact on housing needs. Incomes associated
with different jobs and the number of workers in a household determines the
type and size of housing a household can afford. In some cases, the types of
the jobs themselves can affect housing needs and demand (such as in
communities with military installations, college campuses, and large amounts of
seasonal agriculture). Employment growth typically leads to strong housing
demand, while the reverse is true when employment contracts.
Occupation and Wage Scale
As of 2000, the two largest occupational categories for City residents were
Managerial/Professional and Sales/Office occupations (Table 2-5). These
categories accounted for more than 77 percent of occupations held by Carlsbad
residents, while these occupations comprised less than 65 percent of jobs held
by San Diego County residents.
Management occupations are the highest paid occupations in the San Diego
region, while food preparation, service-related, and sales occupations are the
lowest paid (Table 2-6). The high proportion of Managerial/Professional
occupations accounts for Carlsbad's relatively high median household income.
2-4
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Table 2-5
Employment Profile
Carlsbad San Dieqo County
Occuoations of Residents # % # I
Managerial/Professional 19,079 49.2% 467,386
Sales/Office 10,830 27.9% 337,603
Service 4,544 11.7% 199,384
Production/Transportation/Material Moving 2,052 5.3% 122,933
Construction/Extraction/Maintenance 2,157 5.6% 107,450
Farming/Forestry /Fishing 101 <1% 6,502
Total1 38,763 100% 1,241,258
Source : Census, 2000.
Note 1: Civilian population 16 years and over.
Table 2-6
Average Yearly Salary by Occupation
San Diego County MSA, 2004
Average
Occuoations Salary
Management $94,334
Legal $90,511
Computer and Mathematical $69,224
Architecture and Engineering $66,630
Healthcare Practitioners and Technical $63,433
Life, Physical and Social Science $58,929
Business and Financial Operations $54,657
Arts, Design, Entertainment, Sports and Media $46,837
Education, Training and Library $46,072
Construction and Extraction $40,286
Protective Service $40,023
Median $39,149
Installation, Maintenance and Repair $39,126
Community and Social Service $38,883
Sales $34,541
Office and Administrative Support $30,000
Production $25,884
Transportation and Material Moving $25,884
Healthcare Support $25,656
Personal Care and Service $22,275
Building Grounds Cleanup and Maintenance $21,853
Farming, Fishing and Forestry $21,108
Food Preparation and Serving Related $18,270
Source: State Employment Development Department, 2004
City of Carlsbad
2005-2010 Housing Element
%
37.7%
27.2%
16.1%
9.9%
8.7%
<1%
100%
2-5
Housing Needs Assessment
Nonresidential Development Trends
Historical nonresidential development trends in Carlsbad have closely mirrored
fluctuations in the national and statewide economies. Still suffering the effects
of the national recession, the amount of permitted nonresidential building
square footage in Carlsbad was at its lowest point in the early 1990s (Figure 2-
2). With the stabilization and expansion of the economy in the mid-to late-
1990s, nonresidential development also expanded; however, permitted
commercial and industrial building square footage dropped significantly ahead of
the 2000 recession and remained at a relatively low level until 2005, when
industrial activity again began to increase.
3,500
3,000
2,500
2,000
1,500
1,000
500
Figure 2-2
Permitted Nonresidential Square Footage
1990 through 2006
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006
I-+-Thousands of Square Feet Pennitted I
Source: City of Carlsbad, 2007.
With the economic recovery since 2000, the City has several nonresidential
development projects under construction as shown in the figure above and in
Figure 2-3. Because nonresidential development is highly sensitive to
economic fluctuations, predicting development long-term is problematic.
Nevertheless, the City's land inventory is finite and according to the City's
General Plan, the City's nonresidential land will be largely built out by 2020. In
the near-term (through 2010 -2015), the City anticipates a significant spike in
nonresidential development. The housing demand associated with employment
growth is also expected to increase.
2-6
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
1,600
1,400
1,200
1,000
800
600
400
200
Figure 2-3
Projected Nonresidential Square Footage
2007 through 2020
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
I-+-Thousands of Square Feet I
Source: City of Carlsbad, 2007.
C. Household Characteristics
Household Type
The U.S. Census defines a household as all persons who occupy a housing unit,
which may include single persons living alone, families related through marriage
or blood, and unrelated individuals living together. Persons living in retirement
or convalescent homes, dormitories, or other group living situations are not
considered households. Information on household characteristics is important to
understanding the growth and changing needs of a community. A family-
oriented community may need large housing units, while a community with
many single or elderly households may need smaller units.
As shown in Table 2-7, roughly 24 percent of the City's households in 2000
were comprised of married families with children, 30 percent were families
without children, 12 percent were other families, and 34 percent were non-
family households. Among the non-family households, almost three-quarters
were single-households and one-quarter were elderly living alone. As a result,
the City had a relatively low average household size of 2.46 in 2000 (declined
slightly from 2.47 in 1990. Countywide, the average household size was 2.73 in
2000.
City of Carlsbad
2005-2010 Housing Element 2-7
Housing Needs Assessment
Table 2-7
Household Characteristics
1990 2000 0/o
Household Type # 0/o # 0/o Change
Households 24,995 100.0% 31,521 100.0% --
Family Households 16,797 67.2% 20,894 66.2% -1%
-Married With Children 5,788 23.2% 7,562 23.9% +1%
-Married No Children 8,127 32.5% 9,567 30.4% -3%
-other Families 2,892 11.6% 3,765 11.9% --
Non-Family Households 8,198 32.8% 10,627 33.7% +1%
-Singles 5,807 23.2% 7,830 24.8% +2%
-Singles 65+ 1,884 7.6% 2,575 8.2% --
Average Household Size 2.47 2.46 -<1%
Source: Census, 1990 and 2000.
Household Income
Income is the most important factor affecting housing opportunities,
determining the ability of households to balarice housing costs with other basic
necessities. SANDAG estimates as of 2007 show that the median household
income in Carlsbad in 2006 was $90,115. Among the surrounding jurisdictions,
this median income was only lower than that for the surrounding Solana Beach
and Poway and higher than that for Encinitas, Oceanside, San Marcos, San
Diego County, and Vista (Figure 2-4).
2-8
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Figure 2-4
Estimated Median Household Income: 2006
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
$0
Carlsbad Encinitas Oceanside Poway San
Marcos
Solana
Beach Vista San Diego
County
mMedianHouseholdlncome $90,115 $86,444 $62,271 $93,542 $68,109 $102,810 $60,757 $72,614
Source: SANDAG, 2007.
For purposes of the Housing Element and other State housing programs, the
Department of Housing and Community Development (HCD) has established five
income categories based on Area Median Income (AMI) of a Metropolitan
Statistical Area (MSA). The AMI, which is different than the estimated median
household incomes shown in Figure 2-4, is applicable to all jurisdictions in San
Diego County and changes with the cost of living. For 2006, the AMI for San
Diego County is $64,900, compared to $63,400 in 2005. The five income
categories based on the AMI are:
• Extremely Low Income (0-30 percent AMI)
• Very Low Income (31-50 percent AMI)
• Low Income (51-80 percent AMI)
• Moderate Income (81-120 percent AMI)
• Above Moderate Income (> 120 percent AMI)
According to the Comprehensive Housing Affordability Strategy (CHAS) data
prepared for HUD by the Census Bureau, 12. 7 percent of Carlsbad households
earned very low incomes and 12.4 percent of households earned low incomes
(Table 2-8). Lower (extremely low, very low, and low) income households
were evenly split between owner-and renter-households. However, the
majority of moderate and above moderate income households were owner-
households.
City of Carlsbad
2005-2010 Housing Element 2-9
Housing Needs Assessment
Table 2-8
Household Income by Tenure and Household Type: 2000
Renters Owners
Large Large Total
Income Elderly Families Total Elderly Families Total Households
Extremely Low 0.8% 0.3% 3.4% 1.2% 0.1% 2.6% 5.9%
Very Low 0.8% 0.3% 3.9% 1.5% 0.1% 2.8% 6.7%
Low 1.0% 0.7% 5.7% 3.7% 0.3% 6.6% 12.4%
Moderate/
Above 1.6% 1.3% 19.7% 12.7% 4.3% 55.3% 75.0%
Moderate
Total 4.2% 2.6% 32.7% 19.0% 4.8% 67.3% 100.0%
Note: Data based on sample Census data (Summary File 3) and therefore total household figures may differ
from the 100% count (Summary Fi le 1).
Source: Comprehensive Housing Affordability Strategy (CHAS), HUD, January 2006.
Special Needs Households
Certain groups have greater difficulty finding decent, affordable housing due to
special circumstances. Special circumstances may be related to one's income,
family characteristics, and disability status among others. In Carlsbad, persons
and families with special needs include seniors, persons with disabilities, large
households, single-parent families, homeless, farmworkers, students, and
military personnel. Table 2-9 summarizes the presence of special needs groups
in the City and the following discussion summarizes their housing needs.
2-10
Table 2-9
Special Needs Groups in Carlsbad
Special Needs Groups Number Percent
Seniors<1l 10,980 14.0%
Disabled Persons<2l 9,913 12.7%
Large Households<3l 2,372 7.5%
Single Parent Households<3l 2,330 7.4%
Homeless Persons<4l 245 <1%
Farmworkers<5l 101 <1%
Students<6l 5,100 25.3%
Military<5l 585 <1%
Source: Census, 2000; and Regional Task Force on the
Homeless, 2004.
1. Percentage of population in 2000.
2. Percentage of population in 2000.
3. Percentage of households in 2000.
4. Percentage of population in 2004.
5. Percent of employed workforce 16 years & older in 2000.
6. Percent of population 3 years & older enrolled in college
or graduate school.
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Senior Households
Senior households have special housing needs due to three concerns -income,
health care costs, and disabilities. According to the Census, 10,980 seniors
(aged 65 and up) resided in the City in 2000 and 6,707 households were headed
by seniors. Among the senior-headed households, 82.4 percent were owners
and 17 .6 percent were renters. The Census reported that seniors between 65
and 74 earned a median income of $45,708, while the median income of seniors
over age 74 was $36,348. Nearly 30 percent of the senior population also
experiences one or more disabilities.
Carlsbad is a popular retirement community, which includes facilities that
provide assisted living, nursing and special care, and general services to seniors.
As of September 2004, Carlsbad had 1,533 beds within 25 licensed senior
residential care facilities. Almost 94 percent of these beds were provided in 9
complexes with more than 6 beds. In 1999, the City purchased Tyler Court, a
75-unit apartment complex that provides affordable housing for lower-income
seniors.
Persons with Disabilities
Disabled persons have special housing needs because of their often fixed and
limited income, lack of accessible and affordable housing, and the medical costs
associated with their disabilities. The Census defines a "disability" as "a long-
lasting physical, mental, or emotional condition. This condition can make it
difficult for a person to do activities such as walking, climbing stairs, dressing,
bathing, learning, or remembering. This condition can also impede a person
from being able to go outside the home alone or to work at a job or business."
According to the Census, 9,913 persons with one or more disabilities resided in
Carlsbad in 2000, representing 12. 7 percent of the City's residents over five
years of age. Of the population with disabilities, 3,208 (32.4 percent) were
seniors.
For those of working age, disabilities can also restrict the type of work
performed and income earned. As a result, nearly 9 percent of persons with
disabilities in Carlsbad earned incomes below the poverty level in 1999.1 Among
the reported disabilities, the most common were disabilities that prevented
residents from working (26.8 percent), with physical disabilities being the
second most prevalent disability tallied (21.2 percent).
The Census uses a set of money income thresholds that vary by family size and composition to detect who
is poor. If the total income for a family or unrelated individual falls below the relevant poverty threshold,
then the family or unrelated individual is classified as being "below the poverty level. For a family of four,
the poverty threshold in 1999 for the 2000 Census was $17,029.
City of Carlsbad
2005-2010 Housing Element 2-11
Housing Needs Assessment
Large Households
Large households are defined as households with five or more members in the
unit. Large households comprise a special needs group because of their need
for larger units, which are often in limited supply and therefore command higher
rents. In order to save for the necessities of food, clothing, and medical care, it
is common for lower income large households to reside in smaller units,
frequently resulting in overcrowding. In 2000, 7.5 percent of Carlsbad
households had five or more members. Of the 2,372 large households, 66.1
percent were owners and 33.9 percent were renters.
Although renter-households had a smaller average household size compared to
owner-households (2.34 versus 2.51 persons per household), overcrowding
disproportionately affected renter-households according to the 2000 Census.
Approximately ten percent of renter-households lived in overcrowded housing
units compared to one percent of owner-households.
Overcrowded living conditions in Carlsbad are due primarily to a lack of
adequately sized rental housing units. In 2000, the City's housing stock
included 18,299 units with three or more bedrooms. A three-bedroom unit is
typically considered adequately sized for large households. Among these large
units, 15,808 were owner-occupied and 2,493 were renter-occupied. In addition
to size and availability, affordability is another issue. As indicated in the later
section, Housing Costs and Affordability, large households with lower incomes
would have difficulty securing adequately sized and affordable housing units in
Carlsbad.
Single-Parent Households
Carlsbad was home to 2,119 single-parent households with children under age
18 in 2000. Of these, 1,572 (74 percent) were female-headed families with
children. Single-parent households, in particular female-headed families, often
require special assistance such as accessible day care, health care, and other
supportive services. Because of their low income and higher family expenses,
16.3 percent of all single-parent households and 19.0 percent of female-headed
households with children lived in poverty in 2000.
Homeless
HUD defines a person as homeless if he/she is not imprisoned and:
1) Lacks a fixed, regular, and adequate nighttime residence;
2) The primary nighttime residence is a publicly or privately operated shelter
designed for temporary living arrangements;
3) The primary residence is an institution that provides a temporary
residence for individuals that should otherwise be institutionalized; or
4) The primary residence is a public or private place not designed for or
ordinarily used as a regular sleeping accommodation.
2-12
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Assessing a region's homeless population is difficult because of the transient
nature of the population. San Diego County's leading authority on the region's
homeless population is the Regional Task Force on the Homeless (RTFH, Inc.).
Based on information provided by individual jurisdictions, the majority of the
region's homeless is concentrated in the urban areas, but a sizeable number of
homeless persons make their temporary residence in rural areas (Table 2-10).
Rural homeless tend to be migrant farmworkers and day laborers. RTFH
estimated 245 homeless persons in Carlsbad, including 172 farmworkers/day
laborers. Among the homeless, the majority (77 percent) were unsheltered.
In the North County area, the majority of homeless persons congregate in the
cities of Oceanside and Escondido. This is reflected in the number of shelters
and service agencies in those communities (Table 2-11). However, several
transitional housing facilities and service agencies are located in Carlsbad.
Table 2-10
Homeless Population by Jurisdiction: 2004
Total Homeless Total Unsheltered
Farm
Workers/
Day
Urban Laborers Total Urban
Carlsbad 73 172 245 52
Encinitas 59 125 184 24
Escondido 762 250 1,012 228
Oceanside 788 310 1,098 566
San Marcos 30 175 205 30
San Diego City 4 258 200 4 458 2 239
Solana Beach 17 0 17 17
Vista 334 0 334 44
San Diego County 7,323 2,344 9,667 3,901
Source: San Diego Regional Task Force on the Homeless, 2004
Note:
*Based upon the number of shelter beds available each night.
City of Carlsbad
2005-2010 Housing Element
Farm
Workers/
Day
Laborers Total
137 189
125 149
250 478
310 876
175 205
200 2 439
0 17
0 44
2,309 6,210
Unsheltered*
77.1%
80.9%
47.2%
79.8%
100.0%
54.7%
100.0%
13.2%
64.2%
2-13
Housing Needs Assessment
Name
Emergency Shelters
Good Samaritan Shelter
House of Martha and Mary
Libre!
North County Detox
Turning Point Crisis Center
Women's Resource Center
Transitional Shelters
Brother Benno's Recovery
House of Dorothy
Casa Raphael
Centro
Family Recovery Center
Hagar II
House of James and John
La Posada de Guadalupe
Oz North Coast
Transition House
Transitional House
Transitional House Program
Tremont Street
Day Shelters
Brother Benno's Center
N.C. Regional Recovery
Center
N.C. Safe Havens Project
Options -Day Treatment
2-14
Table 2-11
Homeless Shelters and Services
North San Diego County
Brother Benno's
Foundation
Brother Senna's
Foundation
Community Resource
Center
M.l.T.E.
Community Research
Fund
Women's Resource
Center
Brother Benno's
Foundation
Brother Benno's
Foundation
Alpha Project for the
Homeless
Community Housing
of N.C.
E.Y.E.
Community Housing
of N.C.
Brother Benno's
Foundation
Catholic Charities
Y.M.C.A.
Women's Resource
Center
E.Y.E.
Community Resource
Center
Community Housing
of N.C.
Brother Benno's
Foundation
M.l.T.E.
Episcopal Comm.
Services
E.Y.E.
Target
Po ulation
Adult men
Women, women
w/ children
Women, women
w/ children
Adults
Adults
Women, women
w/ children
Adult men
Women
Adult men
Families
Women w/
children
Families
Adult men
Adult men
Homeless youth
Families
Families
Families
Homeless
General
General
Adults
Families
Special
Needs
Employment
-related
Homeless
Domestic
violence
Substance
abuse
Severely
mentally ill
Domestic
violence
Homeless
Substance
abuse
Homeless
Homeless
Substance
abuse
Farm and/or
day laborers
Homeless
Homeless
Homeless
Homeless
Homeless
Homeless
HIV/AIDS
Homeless
SMI and
substance
abuse
SMI and
substance
abuse
Substance
abuse
Location
Oceanside
Oceanside
Encinitas
Oceanside
Oceanside
Oceanside
Oceanside
Carlsbad
Vista
Vista
Oceanside
Carlsbad/
Oceanside/
Vista
Oceanside
Carlsbad
Oceanside
Oceanside
Oceanside
Encinitas
Oceanside
Oceanside
Oceanside
Oceanside
Oceanside
#
Beds1
30
6
11
n.a.
n.a.
26
n.a.
6
n.a.
n.a.
90
n.a.
n.a.
50/752
n.a.
17
25
12
n.a.
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City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Table 2-11
Homeless Shelters and Services
North San Diego County
Name
Target
Po ulation
Special
Needs Location
#
Beds1
Social Services
Case Management Agency North Coastal Service General Homeless Center
Infoline United Way General Homeless
Lifeline Lifeline Community General Homeless Services
Oceanside Family Services Salvation Army General Homeless
Social Services Community Resources General Homeless Center
n.a. = Not Available
Source: San Diego Regional Task Force on the Homeless, 2004; and City of Carlsbad, 2004.
Notes:
1Based upon the number of shelter beds available each night.
2Number of shelter beds increases from 50 to 75 during winter months.
Farmworkers
Oceanside
North
County
Vista
Oceanside
Carlsbad/
Encinitas
According to the San Diego County Department of Agriculture, Carlsbad had
approximately 504 acres of land in agricultural use in 2004. This information is
based on a list of active farm areas for which a pesticide permit was issued.
The U.S. Department of Health and Human Services determined that there were
19,719 farmworkers in San Diego County in 2000, of which 46 percent were
migrant farmworkers and 54 percent were seasonal laborers. 2 No comparable
statistics were available for the City of Carlsbad. According to the Census, only
101 persons were employed in the farming, forestry, and fishing occupations in
2000. However, the Census likely underestimated the true number of farm
workers in Carlsbad due to the seasonal nature of the employment, the use of
migrant laborers, and the significant level of under-reporting among
undocumented persons. As shown in Table 2-10, 172 of the City's homeless
persons in 2004 were either farmworkers or day laborers and 137 of these
farmworkers were unsheltered.
Although there is little consensus on the number of farmworkers working or
living in Carlsbad, farm workers are indeed a special need group due to their
extremely low incomes. According to the California Economic Development
Department, persons employed in farming, forestry, and fishing occupations in
San Diego County earned approximately $20,994 in 2004. Specifically,
farmworkers and laborers earned approximately $18,898, much lower than the
median income in the County.
"Migrant and Seasonal Farmworker Enumeration Profiles Study -California." Bureau of Primary Health
Care, Health Resources and Services Administration, Department of Health and Human Services, 2000.
City of Carlsbad
2005-2010 Housing Element 2-15
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Housing Needs Assessment
In December 2003, the Carlsbad City Council unanimously approved concept
plans for a 64-bed temporary farm worker shelter on agricultural land, part of
which was within SDG&E right-of-way. However, SDG&E ultimately denied use
of their land for the project.
In 2008, the City Council approved $2 million in funding to rebuild and expand
the City's existing homeless/farmworker shelter, La Posada de Guadalupe. The
expansion would provide 50 to 72 beds for farmworkers in addition to the 50
beds the shelter now provides. More information about this project and the
funding may be found in Section 3 B., Financial Resources.
Students
Typically, students have low incomes and therefore can be impacted by a lack of
affordable housing, which can often lead to overcrowding within this special
needs group.
Carlsbad is located in proximity to California State University at San Marcos,
Mira Costa Community College, and Palomar Community College. In addition,
the University of California at San Diego is located approximately 20 miles to the
south and the private University of San Diego as well as the region's largest
University, San Diego State University, are located within a 30-minute drive
from Carlsbad. As a result, slightly over 24 percent of Carlsbad residents were
enrolled in a college or graduate school in 2000.
Military
The U.S. Marine Corps Camp Pendleton is located within five miles north of
Carlsbad, adjacent to the City of Oceanside. As a result, there is demand for
housing for military personnel within the Carlsbad. This demand has two
components: active military personnel seeking housing near the base, and
retired military remaining near the base after serving. Most enlisted military
individuals earn incomes at the lower range of the military pay scale and need
affordable housing options. As of July, 2004 Camp Pendleton had approximately
6,540 housing units on base, with an additional 400 units under construction.
However, the waiting list for on-base housing ranges from one month to 18
months, depending on rank, the number of bedrooms requested and various
other factors. 3
In 2000, the Census reported that 585 active duty military personnel living in
Carlsbad. Although proximity to the base makes Carlsbad a desirable place to
reside for all military ranks, high housing costs may explain the relatively low
number of military personnel residing in the City.
Marinelli, Lisa. 2004. "Military Housing at a Glance." San Diego Union Tribune. July 25, 2004. Retrieved
on October 9, 2004 from http://www.signonsandiego.com/uniontrib/20040725/news 1hs2Smilside.html.
2-16
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
D. Housing Characteristics
Housing Type
According to the California Department of Finance, Carlsbad had 40,307 housing
units as of January 1, 2005. Among these units, the large majority (68.4
percent) were single-family, with 54.1 percent consisting of single-family
detached units and 14.3 percent single-family attached units (Figure 2-5).
Multi-family dwelling units comprised 28.5 percent of the City's housing stock in
2005 and the remaining 3.2 percent were mobile homes.
Between 1990 and 2005, the housing stock in Carlsbad increased 48 percent.
Much of that increase was due to the significant increase in single-family
detached units. Since 1990, the proportion of single-family dwelling units
(detached and attached) in the City increased but the proportion of multi-family
units and mobile homes decreased (Table 2-12).
l\'\Jltifanily 2-4
Units, 6.5%
Figure 2-5
Housing Types: 2005
fvbbile 1-brres,
3.2%
Source: Department of Finance, 2005.
Table 2-12
Single Fanily
Detached,
54.1%
Housing Unit Type: 1990 and 2005
1990 2005
Housing Unit Type # % # %
Single Family Detached 12,318 45.2% 21,794 54.1%
Single Family Attached 5,165 18.9% 5,766 14.3%
Multifamily 2-4 units 1,643 6.0% 2,604 6.5%
Multifamily 5+ units 6,593 24.2% 8,852 22.0%
Mobile Homes/Other 1,516 5.6% 1,291 3.2%
Total 27,235 100.0% 40,307 100.0%
Source: Census, 1990; and Department of Finance, 2005.
City of Carlsbad
2005-2010 Housing Element 2-17
Housing Needs Assessment
Housing Tenure
From 1990 to 2000, the tenure distribution (owner versus renter) in Carlsbad
shifted slightly toward ownership. By definition, a household is an occupied
housing unit. According to the 1990 Census, among the occupied housing units,
62.2 percent were owner-occupied and 37 .8 percent were renter-occupied. By
2000, the proportion of renter-households declined to 32.6 percent, while the
proportion of homeowners increased to 67.4 percent. In 2000, Carlsbad's
homeownership rate was higher than the average homeownership rate of the
County, where only 55.4 percent of the households were owner-occupied.
Housing Vacancy
A vacancy rate is often a good indicator of how effectively for-sale and rental
units are meeting the current demand for housing in a community. Vacancy
rates of 5 to 6 percent for rental housing and 1.5 to 2.0 percent for ownership
housing are generally considered a balance between the demand and supply for
housing. A higher vacancy rate may indicate an excess supply of units and
therefore price depreciation, while a low vacancy rate may indicate a shortage of
units and resulting escalation of housing prices.
While the overall vacancy rates in the City were 8.2 percent in 1990 and 6.6
percent in 2000, the true vacancy rates were substantially lower (Table 2-13).
Due to its desirable location and the various amenities offered in the City, a
portion of the housing stock in the City has always been used as second and
vacation homes (about 2. 7 percent). These units were not available for sale or
for rent. Of those units available, the for-sale vacancy rate was 1.3 percent in
2000, virtually unchanged from 1990. However, the rental vacancy rate was 1.4
percent, representing a 1.5-percentage points decline from 1990. Therefore,
for-sale and for-rent vacancy rates in Carlsbad were suboptimal, and indicated a
demand for housing, especially rental housing.
Table 2-13
Housing Vacancy: 1990 and 2000
Vacancy
For Rent
For Sale
Seasonal/Recreational Use
Other Vacant*
Overall Vacancy
Source: Census, 1990 and 2000.
Note:
1990 Census
# 0/o
793 2.9%
386 1.4%
734 2.7%
327 1.2%
2,240 8.2%
2000 Census Percentage
Points
# 0/o Chanae
486 1.4% -1.5%
469 1.3% -0.1%
903 2.7% 0.0%
373 1.1% -0.1%
2,231 6.6% -1.6%
* Includes units that are rented or sold but not occupied, and vacant for other reasons, such as
abandoned homes.
2-18
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Housing Age and Condition
Housing age and condition affect the quality of life in Carlsbad. Like any other
tangible asset, housing is subject to gradual deterioration over time. If not
properly and regularly maintained, housing can deteriorate and discourage
reinvestment, thereby depressing neighboring property values, and eventually
affecting the quality of life in a neighborhood.
Carlsbad's housing stock is much newer on average compared to the County's
housing stock (Figure 2-6). Although the City incorporated more than 50 years
ago, the majority of the housing in Carlsbad is relatively new, with only a small
portion of the housing stock over 30 years old (approximately 15 to 20 percent).
The majority (63 percent) of the City's housing stock was constructed after
1980, including 16.3 percent that was constructed after 2000. In comparison,
nearly two-thirds of the County's housing stock was constructed prior to 1980.
1!1Ca1!ba:I
30.0%
25.0%
20.0%
15.0%
10.0%
5.0"/o
0.0"/o
■ Sa, Diego Courty
Figure 2-6
Year Structure Built
1939 or 1940-1960-1970-1980-
Ea-lier 1959 1969 1979 1989
1.4% 4.7% 7.0% 23.8% 262%
4.7% 16.4% 13.8% 24.1% 20.1%
1990-
3/2000
20.5%
12.7%
Source: Census, 2000; and Department of Finance, 2005.
3/2000-
1/2005
16.3%
4.5%
Most homes require greater maintenance as they approach 30 years of age.
Common repairs needed include a new roof, wall plaster, and stucco. Using the
30-year measure, approximately 6,000 to 8,000 units are in need of repair or
rehabilitation. Housing units aged more than 30 years are primarily
concentrated in Carlsbad's Village area, the majority are located within the
Redevelopment Project Area.
Homes older than 50 years require more substantial repairs, such as new siding,
or plumbing, in order to maintain the quality of the structure. Approximately
1,000 units are older than 50 years. The Census Bureau provides limited
estimates of substandard housing in Carlsbad, including 66 units with
incomplete plumbing, 300 units without heat, and 174 units without a complete
kitchen. According to the City's Building Department, an estimated ten housing
units in the City are in dilapidated conditions and in need of replacement.
City of Carlsbad
2005-2010 Housing Element 2-19
Housing Needs Assessment
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a
community. If housing costs are relatively high in comparison to household
income, there will be a correspondingly higher prevalence of housing cost
burden (overpayment) and overcrowding. This section summarizes the cost and
affordability of the housing stock to Carlsbad residents.
Homeownership Market
Prices for single-family homes and condominiums in Carlsbad from September 1,
2003 through August 31, 2004 were collected from the DataQuick real estate
database. 4 According to DataQuick, 2,583 homes and condominiums were sold
during the examined time period (Table 2-14). Among these homes and
condominiums, the median sale price was $565,000, with a range of $100,000
(possibly a partial sale) to $2,625,000.
Table 2-14
Home and Condominium Sales
September 1, 2003 through August 31, 2004
Median
Sale
Unit Tvoe # Sold Range Value
Home 1,544 $120,000 to $2,625,000 $694,250
1 Bedroom 5 $310,000 to $550,000 $379,000
2 Bedroom 113 $120,000 to $1,750,000 $500,000
3 Bedroom 473 $161,860 to $2,625,000 $623,500
4 Bedroom 644 $217,500 to $2,550,000 $711,250
5 Bedroom 309 $130,000 to $2,625,000 $835,000
Condominium 1,039 $100,000 to $1,190,000 $395,000
1 Bedroom 122 $181,000 to $504,000 $285,000
2 Bedroom 563 $136,000 to $1,150,000 $380,000
3 Bedroom 292 $100,000 to $1,190,000 $426,500
4 Bedroom 62 $325,000 to $1,190,000 $560,000
Total 2,583 $100,000 to $2,625,000 $565,000
Source: DataQuick, August 2004.
Note: 342 records were excluded from this analysis. Either these records: did
not provide the sale price [288); did not include number of bedrooms
information [31); did not include sale date [2]; or were likely partial sales due
to extraordinarily low sale prices (under $65,000) [21).
Over 1,500 single-family homes were sold in Carlsbad during this time period.
Based on information available, the median sale price of these homes was
$694,250, with a range $120,000 (possibly a partial sale) to $2,625,000. The
DataQuick is a company that assembles real estate data from the County Assessor's records.
2-20
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
median sale value for these homes increased with unit size, from $379,000 for a
one-bedroom unit to $835,000 for a unit with five bedrooms.
Prices for condominiums were significantly lower than prices for single-family
homes in Carlsbad. Among the 1,039 condominiums sold, the median sales
price was $395,000 with a range of $100,000 (possibly a partial sale) to
$1,190,000. As with home sales, the median price of these condominiums
increased with unit size. The median price of a one-bedroom condominium unit
was $285,000, while the median price of a unit with four bedrooms was
$565,000.
The California Association of Realtors publishes median home prices (including
single-family homes and condominium units) for areas throughout California.
Between the first quarter of 2003 and October 2006, the median home price in
Carlsbad increased 32.4 percent to $635,000 (Table 2-15). With the exception
of Encinitas, the median price in Carlsbad was ·higher than the median sale
prices of other North County cities. In recent months, however, home prices in
the San Diego region have decreased. Specifically, the cities of Carlsbad and
Poway experienced the largest percentage decreases between 2005 and 2006.
Table 2-15
Median Home Prices: 2003-2006
First First Change Change
Quarter Quarter October October 2003-2005-
2003 2004 2005 2006 2006 2006
Carlsbad $479,500 $550,000 $701,500 $635,000 32.4% -9.5%
Encinitas $540,000 $631,000 $789,500 $750,000 38.9% -5.0%
Escondido $317,000 $380,000 $489,000 $460,000 45.1% -5.9%
Oceanside $306,500 $385,000 $487,750 $484,000 57.9% -0.8%
Poway $365,000 $525,000 $590,000 $535,000 46.6% -9.3%
San Marcos $399,000 $420,000 $556,500 $550,000 37.8% -1.2%
Solana Beach n/a n/a n/a n/a n/a n/a
Vista $321,000 $385,000 $507,500 $487,500 51.9% -3.9%
San Diego County $355,000 $420,000 $517,500 $500,000 40.8% -3.4%
Note: The California Association of Realtors changed the format of reporting in 2006; monthly instead of
quarterly reports are now published.
Source: California Association of Realtors, 2007
Rental Market
Internet resources were consulted to understand the rental housing market in
Carlsbad (Table 2-16). Websites were searched in January 2006 and rental
price information was collected for ten apartment complexes within the City. In
January 2006, rents for studio apartments ranged from $875 to $1,095 per
month, while one-bedroom units rented for $1,025 to $1,630. Larger units were
slightly more expensive; two-bedroom units were offered at rents ranging from
City of Carlsbad
2005-2010 Housing Element 2-21
Housing Needs Assessment
$1,170 to $1,970, while three-bedroom units ranged from $1,750 to $2,415 per
month. It should be noted that these rental rates were derived from units in
large apartment complexes that are often managed by management companies.
As such, these units generally command higher rents than units in older and
smaller complexes.
Table 2-16
Apartment Rental Rates:
January 2006
Apartment
Complex
Studio
!-bedroom
2-bedroom
3-bedroom
Rental Price
Range
$875 -$1,095
$1,025 -$1,630
$1,170 -$1,970
$1,750 -$2,415
Source: Apartments.com, Realtor.com, and
rentnet.com, January 2006.
According to a survey conducted by RealFacts, a firm that specializes in rental
market analysis, apartment rents in the North County area were increasing
modestly and occupancy rates were hovering around 95 percent. 5 Both factors
have kept the market stable. According to the survey, rent increases in the
North County area ranged from two to five percent between September 2004
and September 2005. Oceanside had the highest increase at five percent and
Poway had the lowest increase at two percent.
Housing Affordability by Household Income
Housing affordability can be inferred by comparing the cost of renting or owning
a home in the City with the maximum affordable housing costs for households at
different income levels. Taken together, this information can generally show
who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
The federal Department of Housing and Urban Development (HUD) conducts
annual household income surveys nationwide to determine a household's eligibility
for federal housing assistance. Based on this survey, the California Department of
Housing and Community Development (HCD) developed income limits that can be
used to determine the maximum price that could be affordable to households in the
upper range of their respective income category. Households in the lower end of
each category can afford less by comparison than those at the upper end. The
maximum affordable home and rental prices for residents of San Diego County are
shown in Table 2-17.
Bradley J. Fikes, North County Times, October 19, 2005.
2-22
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Table 2-17
Housing Affordability Matrix: San Diego County -2006
Maximum Affordable
Income Group Income Levels Housin ~ Costs Price
and Household Annual I Affordable Taxes I Size Income Payment Utilities & Ins. Home Rental
Extremely Low
One-Person $14,500 $363 $50 $100 $35,489 $313
Two-Person $18,650 $466 $75 $125 $44,466 $391
Four-Person $20,700 $518 $100 $150 $49,574 $418
Five-Person $22,350 $559 $100 $150 $51,564 $459
Very Low
One-Person $24,150 $604 $50 $125 $71,605 $554
Two-Person $31,050 $776 $100 $150 $87,888 $676
Four-Person $34,500 $863 $150 $175 $99,612 $713
Five-Person $37,250 $931 $150 $175 $101,249 $781
Low
One-Person $38,650 $966 $75 $175 $119,620 $891
Two-Person $49,700 $1,243 $125 $200 $153,230 $1,118
Four-Person $55,200 $1,380 $200 $225 $176,984 $1,180
Five-Person $59,600 $1,490 $200 $225 $177,864 $1,290
Moderate
One-Person $54,500 $1,363 $100 $225 $173,271 $1,263
Two-Person $70,100 $1,753 $175 $275 $217,528 $1,578
Four-Person $77,900 $1,948 $250 $325 $254,357 $1,698
Five-Person $84,100 $2,103 $250 $325 $255,105 $1,853
Notes:
1. 2006 Area Median Income (AMI) = $64,900
2. Utility costs for renters assumed at $75/$125/$200 per month
3. Monthly affordable rent based on payments of no more than 30% of household income
4. Property taxes and insurance based on averages for the region
5. Calculation of affordable home sales prices based on a down payment of 10%, annual
interest rate of 6%, 30-year mortgage, and monthly payment of 30% gross household income
The market-affordability of the City's housing stock for each income group is
discussed below:
Extremely Low Income Households
Extremely low income households are classified as those earning 30 percent or
less of the AMI. This group usually includes seniors, homeless, persons with
disabilities, farmworkers, and those in the workforce making minimum wages.
Based on the rental data presented in Table 2-16 and maximum affordable
rental payment in Table 2-17, extremely low income households of all sizes
would be unlikely to secure adequately sized and affordable rental or ownership
housing in Carlsbad (Table 2-14).
City of Carlsbad
2005-2010 Housing Element 2-23
Housing Needs Assessment
Very Low Income Households
Very low income households are classified as those earning between 31 and 50
percent of the AMI. Based on the rental data presented in Table 2-16 and
maximum affordable rental payment in Table 2-17, very low income
households of all sizes would be unlikely to secure adequately sized and
affordable rental housing in Carlsbad. Similarly, real estate data also indicated
that very low income households in Carlsbad could not afford the price of any
adequately sized home in the City (Table 2-14).
Low Income Households
Low income households earn 51 to 80 percent of the AMI. Based on the sales
data provided by DataQuick, low income households would have a similar
problem as very low income households in purchasing adequately sized and
affordable housing, either single-family homes or condominiums (Table 2-14).
Low income households have a better chance of securing rental housing in
Carlsbad than very low income households. However, advertised rental rates for
three-bedroom apartments were outside the affordable price range for low
income households, indicating that securing adequately sized and affordable
rental housing may be very difficult for larger low income households in
Carlsbad (Table 2-16).
Moderate Income Households
Moderate income households are classified as those earning between 81 and
120 percent of the AMI. Based on income-affordability, moderate income
households could afford most rental units in the City, except for some larger
three-bedroom units. In addition, some smaller condominiums are within the
affordable price range of moderate income households.
E. Housing Problems
Overcrowding
Overcrowding is typically defined as more than one person per room. 6 Severe
overcrowding occurs when there is more than 1.5 persons per room.
Overcrowding can result when there are not enough adequately sized units
within a community, or when high housing costs relative to income force too
many individuals to share a housing unit than it can adequately accommodate.
Overcrowding also tends to accelerate deterioration of housing and overextend
the capacity of infrastructure and facilities designed for the neighborhood.
In 2000, 3.9 percent of Carlsbad households lived in overcrowded conditions
(Table 2-18). Overcrowding disproportionately affected renters (9.6 percent of
Based on the Census Bureau's definition of "room," which excludes bathrooms, porches, balconies, foyers,
halls, or half-rooms. See 2000 Census Long Form, question #37.
2-24
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
renters versus 1.2 percent of owners), indicating overcrowding may be the
result of an inadequate supply of larger-sized and affordable rental units.
Specifically, more than half of the overcrowded renter-households were
considered as severely overcrowded.
While 57 .3 percent of occupied housing units in the City had more than three
bedrooms (the minimum size considered large enough to avoid most
overcrowding issues among large households), only a small portion of these
units (21.2 percent) were occupied by renters.
Table 2-18
Overcrowding Conditions: 2000
Owner-
Occupied
Occupied Units 21,201
Overcrowded Units (> 1 person/room) 254
% Overcrowded 1.2%
Severely Overcrowded Units(> 1.5 persons/room) 89
% Severely Overcrowded 0.4%
Source: U.S. Census, 2000.
Overpayment
Renter-
Occupied Total
10,285 31,486
986 1,240
9.6% 3.9%
578 667
5.6% 2.1%
A household is considered to be overpaying for housing (or cost burdened) if it
spends more than 30 percent of its gross income on housing. Severe housing
cost burden occurs when a household pays more than 50 percent of its income
on housing. The prevalence of overpayment varies significantly by income,
tenure, household type, and household size. The Comprehensive Housing
Affordability Strategy (CHAS) developed by the Census for HUD provides
detailed information on housing needs by income level for different types of
households. Detailed CHAS data based on the 2000 Census is displayed in
Table 2-19.
In 2000, 33 percent of the households overpaid for housing, including 14
percent that had a severe housing cost burden. In general, overpayment issues
affected a larger proportion of renter-households ( 45 percent) than owner-
households (31 percent). Lower income family-households that rented were
disproportionately impacted by housing overpayment. Approximately 96
percent of the large family-renters and 80 percent of the small family-renters in
the extremely low income category experienced housing overpayment in 2000.
A large proportion of lower income elderly renters also overpaid for housing.
City of Carlsbad
2005-2010 Housing Element 2-25
Housing Needs Assessment
Table 2-19
Housing Assistance Needs of Lower Income Households
~ Renters Owners
Household by Type, Income & Small Large Total Total Total
Housina Problem Seniors Families Families Renters Seniors Owners Households
Extremely Low Income (0-30% 238 274 89 1,061 384 810 1,871 AMI)
% with any housing problem 83% 91% 96% 81% 76% 77% 79%
% with cost burden >30% 71% 80% 96% 74% 77% 77% 75%
% with cost burden > 50% 64% 76% 73% 67% 66% 70% 68%
Very Low Income (31-50% AMI) 273 413 107 1,223 474 893 2,116
% with any housing problem 87% 89% 96% 90% 55% 72% 82%
% with cost burden >30% 84% 86% 64% 85% 55% 72% 80%
% with cost burden > 50% 64% 52% 32% 58% 34% 57% 58%
Low Income (51-80% AMI) 329 585 214 1,808 1,150 2,080 3,888
% with any housing problem 71% 71% 98% 76% 40% 59% 67%
% with cost burden >30% 71% 60% 30% 63% 40% 59% 61%
% with cost burden > 50% 18% 17% 9% 17% 22% 34% 26%
Total Households 1,334 4,082 805 10,285 5,995 21,196 31,481
% with any housing problem 65% 38% 76% 45% 29% 31% 36%
% with cost burden >30% 60% 32% 34% 38% 32% 30% 33%
% with cost burden > 50% 31% 13% 15% 31% 13% 12% 14%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), January 2006.
Note: Data based on sample Census data (Summary File 3) and therefore total household figures may differ from the
100% count (Summary File 1).
Projected Housing Needs
According to SANDAG, the City is projected to have 43,087 households by 2010.
Based on the CHAS data developed by HUD using 2000 Census information
(Table 2-8), the City's income distribution is projected to be:
• Extremely Low Income: 5.9 percent (2,542 households)
• Very Low Income: 6. 7 percent (2,887 households)
• Low Income: 12.4 percent (5,343 households)
• Moderate/Above Moderate Income: 75 percent (32,315 households)
The nature and extent of housing needs over the 2005-2010 Housing Element
period are expected to reflect the current needs for housing assistance as shown
in Table 2-19.
2-26
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
F. Multi-Family Affordable Housing
Developing new affordable housing has become increasingly costly, due to the
escalating land values, labor and construction costs, as well as market pressure.
Therefore, an important strategy for the City of Carlsbad is to ensure the long-
term affordability of existing affordable housing. This section assesses the
potential conversion of publicly assisted, affordable rental housing into market-
rate housing between July 1, 2005 and June 30, 2010. Projects can be "at-risk"
of conversion due to expiration of affordability restrictions or termination of
subsidies.
Inventory of Affordable Housing
Through December 31, 2006, Carlsbad had 13 multi-family projects that offer a
total of 1,335 units affordable to lower income households via various federal,
State, or local programs (Table 2-20). The City's Inclusionary Housing
Ordinance is responsible for producing 1,218 of Carlsbad's affordable housing
units in eleven developments. In addition, the City-owned Tyler Court offers 75
affordable units to extremely low and very low income households.
Table 2-20
Inventory of Assisted Rental Housing
Earliest
Total Assisted Restricting Date of # Units
Project Name Quadrant Units Units Program Conversion At Risk
Laurel Tree Inclusionary 1307 Laurel Tree Southwest 138 138 Year 2055 0
Lane Housing
La Paloma Southeast 180 180 Inclusionary Year 2060 0 1953 Dove Lane Housing
Marbella Northeast 143 29 Inclusionary Year 2061 0 2504 Marron Road Housing
Mariposa/Calavera
Hills Northeast 106 106 Inclusionary Year 2059 0 4651 Red Bluff Housing
Place
Pacific View/Kelly Inclusionary Ranch Northwest 451 111 Year 2059 0
5162 Whitman Way Housing
Poinsettia Station Inclusionary 6811 Embarcadero Southwest 92 92 Year 2055 0
Lane Housing
Rancho Carrillo Southeast 116 116 Inclusionary Year 2055 0 6053 Paseo Acompo Housing
Sunny Creek Inclusionary 5420 Sunny Creek Northeast 50 50 Housing Year 2057 0
Road
City of Carlsbad
2005-2010 Housing Element 2-27
Housing Needs Assessment
Table 2-20
Inventory of Assisted Rental Housing
Earliest
Total Assisted Restricting Date of
Project Name Quadrant Units Units Program Conversion
Villa Loma Southwest 344 344 Inclusionary Year 2051 6421 Tobria Terrace Housing
Vista Las Flores Southwest 28 28 Inclusionary Year 2056 6408 Halyard Place Housing
If sold, City
would
Tyler Court require 55-
Northwest 75 75 City Owned yr 3363 Tyler Street restriction
on all 75
units
The Tradition Southwest 157 24 Inclusionary Year 2060 1901 Cassia Way Housing
Seascape Village Multifamily
6938 Seascape Northwest 208 42 Revenue 1/1/09
Drive Bonds
Total 1,335
Source: City of Carlsbad, 2007.
Note: Units restricted through the City's Inclusionary Housing program require 55-year rent
restrictions.
At-Risk Status
# Units
At Risk
0
0
0
0
42
42
The City's Inclusionary Housing Ordinance requires that all inclusionary units
maintain their affordability for a period of 55 years. Since the units were all
constructed after 1990, these units are not considered to be "at risk" of
converting to market-rate housing. The Tyler Court senior apartment complex is
owned by the City and if sold, would be required to maintain affordability
restrictions for 55 years. The only project within the City that may be
considered as at risk is Seascape Village, which has deed restrictions on 42 units
that are set to expire January 1, 2009.
Preservation Options
Because only 20 percent of the units in Seascape Village are affordable units,
preservation of the at-risk units can be achieved in two ways: 1) purchase
affordability covenants; and 2) provide rental assistance to tenants.
2-28
City of Carlsbad
2005-2010 Housing Element
Housing Needs Assessment
Affordability Covenant
One option to preserve the affordability of the at-risk units is to provide an
incentive package to the owners to maintain the units as affordable housing.
Incentives could include writing down the interest rate on the remaining loan
balance, and/or a lump sum payment.
Rent Subsidy
Rent subsidies could be used to preserve the affordability of the at-risk housing.
The level of the subsidy required is estimated to equal the Fair Market Rent
(FMR) for a unit minus the housing cost affordable by a very low income
household. Table 2-21 estimates the rent subsidies required to preserve the
affordability of the 42 at-risk units. Based on the estimates and assumptions
shown in this table, approximately $207,000 in rent subsidies would be required
annually.
Table 2-21
Rent Subsidies Required
Proiect Units Seascape Village
!-bedroom 18
2-bedroom 24
Total 42
Total Monthly Rent Income Supported by Affordable $28,716 Housinq Cost of Verv Low Income Households
Total Monthly Rent Allowed by Fair Market Rents $45,942
Total Annual Subsidies Required $206,712
1. A !-bedroom unit is assumed to be occupied by a !-person household and a 2-bedroom
unit by a 3-person household.
2. Based on 2005 AMI in San Diego County, affordable monthly housing cost for a !-person
very low income household is $554 and $781 for a 3-person household (Table 2-17).
3. 2005 Fair Market Rents in San Diego County are $975 for a !-bedroom and $1,183 for a
2-bedroom (http://www.huduser.org/datasets/FMR/FM R2005F/index. html).
Replacement Options
Purchase of Similar Units
Only 20 percent of the units in Seascape Village are at risk. An option for
replacing these 42 units is to purchase similar units in the City and maintain
those units as long-term affordable housing. Using general industry standards,
the market value of the at-risk units can be estimated (Table 2-22).
City of Carlsbad
2005-2010 Housing Element 2-29
Housing Needs Assessment
Table 2-22
Market Value of At-Risk Housing Units
Seascape Village
Project Units
1-Bedroom 18
2-Bedroom 24
Total 42
Annual Operating Cost $166,500
Gross Annual Income $718,200
Net Annual Income $524,115
Market Value $6,551,438
Market value for each project is estimated with the following
assumptions:
l. Average market rent for 1-BR is $1,325, and 2-BR is $1,500 (Table
2-16).
2. Average bedroom size for 1-BR assumed at 650 square feet and
900 square feet for 2-BR.
3. Vacancy rate = 5%
4. Annual operating expenses per square foot = $5.0
5. Net annual income = gross annual income -annual operating cost
-vacancy adjustments
6. Market value = Annual net project income * multiplication factor
7. Multiplication factor for a building in good/excellent condition
(applies to Seascape and Santa Fe) is 12.5.
Construction of Replacement Units
The cost of developing new housing depends on a variety of factors such as
density, size of units, location and related land costs, and type of construction.
Assuming an average subsidy of $200,000 per unit for multi-family rental
housing, replacement of the 42 at-risk units would require approximately
$8,400,000. This cost estimate includes land, construction, permits, on-and
off-site improvements, and other costs.
2-30
City of Carlsbad
2005-2010 Housing Element
3. Resources Available
This section summarizes the land, financial, and administrative and energy
conservation resources available for the development, rehabilitation, and
preservation of housing in Carlsbad. The analysis includes: an evaluation of the
adequacy of the City's land inventory to accommodate the City's share of
regional housing needs for the 2005-2010 planning period; a review of financial
resources to support housing activities; a discussion of the administrative
resources available to assist in implementing the housing programs contained in
this Housing Element; and a description of the requirements and resources
Carlsbad has to encourage energy efficient and healthy households.
A. Residential Development Potential
State law requires local jurisdictions to plan their residential land and standards
to ensure adequate housing is available to meet the expected population growth
in the region. Specifically, a jurisdiction must demonstrate in the Housing
Element that its residential land inventory is adequate to accommodate its
Regional Housing Needs Assessment (RHNA). This section assesses the
adequacy of Carlsbad's vacant and underutilized land inventory in meeting
future housing needs.
Future Housing Needs
For the 2005-2010 Housing Element cycle, the State Department of Housing and
Community Development (HCD) projected a need for 107,301 new housing units
in the San Diego region. The San Diego Association of Governments (SANDAG)
is responsible for allocating this future housing need to the 19 jurisdictions
within the County. In this capacity, SANDAG developed a Regional Housing
Needs Assessment (RHNA) that determines each jurisdiction's "fair share" of the
forecasted growth through 2010. Carlsbad's share of the regional housing need
for the 2005-2010 period is allocated by SANDAG based on factors such as
recent growth trends, income distribution, and capacity for future growth.
The City of Carlsbad was assigned a future housing need of 8,376 units for the
2005-2010 planning period, or 7.8 percent of the overall regional housing need.
The City must make available residential sites at appropriate densities and
development standards to accommodate these 8,376 units according to the
following income distribution:
City of Carlsbad
2005-2010 Housing Element 3-1
Resources Available
• Very Low Income: 1
• Low Income:
• Moderate Income:
• Above Moderate Income:
1,922 units (23.0 percent)
1,460 units (17.4 percent)
1,583 units (18.9 percent)
3,411 units ( 40. 7 percent)
Credits toward RHNA
While the Housing Element is a five-year planning document, the RHNA has a 7 .5-
year time frame, using January 1, 2003 as the baseline for growth projections.
Therefore, housing units constructed since 2003, under construction, or entitled
can be credited toward the RHNA for this Housing Element period.
Units Constructed
As part of the City Inclusionary Housing program, a significant number of
affordable units have been constructed (or are under construction) since January
1, 2003. Overall, 4,460 new housing units were constructed between January 1,
2003 and December 31, 2006, including 67 second dwelling units. Specifically,
among the units constructed, 658 are deed-restricted for lower income use (32
extremely low, 53 very low, and 573 low income units), most as required by the
City's Inclusionary Housing program. In addition, 362 moderate income units
were built from 2003-2006. Moderate income units built were not deed-restricted
and were not required by the Inclusionary Housing program.
Units under Construction
Currently, residential projects totaling 582 units are under construction in
Carlsbad. These units are slated for completion in 2007 and 2008. Among the
units under construction are 234 inclusionary units ( 100 very low and 134 low
income units).
Units Approved
Several residential development projects have already been approved by the City
of Carlsbad. Overall, these projects will add over 1,900 new units to Carlsbad
(Table 3-1), inclusive of 135 affordable units (18 very low and 117 low income
units) as required by the City's Inclusionary Housing program.
3-2
Pursuant to new State law (AB 2634), the City must project the number of extremely low
income housing needs based on Census income distribution or assume 50 percent of the very
low income units as extremely low. According to the CHAS data developed by HUD using
2000 Census data, 47 percent of the City's very low income households fall within the
extremely low income category (see also Table 2-8). Therefore the City's RHNA of 1,922 very
low income units may be split into 903 extremely low and 1,019 very low income units.
However, for purposes of identifying adequate sites for the RHNA, State law does not mandate
the separate accounting for the extremely low income category.
City of Carlsbad
2005-2010 Housing Element
Resources Available
Summary
Table 3-1 summarizes the City's housing production and Table 3-2 provides a
detailed accounting of the affordable units, including moderate income units, built
during 2003-2006 as well as currently under construction. With units
constructed, under construction, and entitled, the City has already met its RHNA
obligation for above moderate income housing and a portion of its obligation for
lower and moderate income housing. Overall, the City has a remaining RHNA of
3,566 lower and moderate income units which must be met by designating sites
at appropriate densities.
Table 3-1
Housing Production: January 1, 2003 through December 31, 2006
Above
Very Low Low Moderate Moderate
Income Income Income Income Total1
Constructed 852 573 362 3,440 4,460
Under Construction3 100 134 10 3385 582
Approved4 18 77 40 1,7835 1,918
Total 203 784 412 5,552 6,951
RHNA 1,922 1,460 1,583 3,411 8,376
RHNA Remaining 1,719 676 1,171 ---3,566
Notes:
1 Total does not include 71 units for which sales price and rent information could not be obtained; likely, these
units would be considered as above moderate income units.
2 Includes 32 units deed restricted to extremely low income households.
3 "Under Construction" figures are based on active, issued residential permits as of 12/31/06. Further, units
shown as low or very low income have approved affordable housing agreements or are second dwelling units (9
total); for moderate income projects, figures are based on rental information obtained; remaining under
construction units are assumed to be all above moderate income.
4 "Approved" represents projects that have received, at a minimum, tentative map approval. However, all very
low and low income units shown in this category have received all discretionary permits. The projects contributing
to the very low and low income units are identified in Table 3-2 under "affordable units approved."
5 Based on historic data, the City estimates that the majority of units approved or under construction and not
specifically approved or designated as lower or moderate income units will be affordable to above moderate
income families. However, since rents and sales prices of the above moderate income units shown are not yet
known, some of the units could be placed in other income categories.
Source: City of Carlsbad, January 2007.
Table 3-2
Affordable Housing Production
Pro·ects uadrant T e
Extremely
Low
Income1
Affordable Units Constructed 2003-2006
Pacific View/NW Apts ---
Mariposa/NE Apts 32
Casa Laguna/NW Condos ---
La Paloma/SE Apts ---
City of Carlsbad
2005-2010 Housing Element
Very
Low
lncome1
---
---
---
53
Low
lncome1
111
73
2
127
Moderate
Income2
157
---
---
---
Total
268
105
2
180
3-3
Resources Available
Proiects/ Ouadrant
Bressi Ranch
(Mulberry)/SE
Village by The Sea/NW
The Tradition/SW
Farber/NW
Rose Bay/SE
The Summit
(Marbella)/NW
Pirineos Pointe/SE
Laguna Pointe/NW
Second Dwelling
Units3 /Various
Table 3-2
Affordable Housing Production
Extremely Very
Low Low Low
Type Income1 Income1 Income1
TH ------100
Condos ------11
Apts ------24
Condos ------2
TH ------24
Apts ------29
Condos ---------
Condos ------3
sous -----67
Subtotal: 32 53 573
Moderate
Income2
---
---
97
---
---
94
14
---
---
362
Affordable Units Under Construction (estimated completion in 2007/2008)
Hunter's Point5/SE Apts ---90
Cassia HeightS4'5/SE Apts ------
The Bluffs5/NW Condos ---10
Marbella (remainder) Apts ------5/NE
Subtotal: ---100
Affordable Units Approved
Cantarini/Holly Apts ------Sorinas/NE
Poinsettia Place/SW Condos ---7
Roosevelt Gardens4,5/NW Condos ---11
Poinsettia Condos Commons5/SW ------
La Costa Condos Condominiums/SE ------
La Costa Villlage TH ------Center/SE
Subtotal: ---18
Total 32 171
Apts = Apartments; Condos = Condominiums; TH = Townhomes
Notes:
78 ---
56 ---
------
---10
134 10
40 40
7 ---
------
12 ---
9 ---
9 ---
77 40
784 412
Total
100
11
121
2
24
123
14
3
67
1,020
168
56
10
10
244
80
14
11
12
9
9
135
1,399
1 All extremely low, very low, and low income units in the projects presented in this table are or will be
deed-restricted according to the City's Inclusionary Housing program.
2 All moderate income units are not deed restricted; categorization as moderate income units is based on
price data supplied by developers (for Marbella) or density (for Cantarini/Holly Springs, which has a density
of 12.88 units per acre).
3 Pursuant to City regulations, second dwelling units, if rented, must be rented at rates affordable to low
income households.
4These projects do not fulfill another project's inclusionary needs and are developed outside of the City's
Inclusionary Housing Program.
5 As of December 2008, these projects are under construction or completed.
Source: City of Carlsbad, December 2008.
3-4
City of Carlsbad
2005-2010 Housing Element
-
-----------------------------·--
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-
Resources Available
Residential Sites Inventory
Pursuant to State law, the City must demonstrate that it has adequate vacant
residential sites at appropriate densities and development standards to
accommodate the City's RHNA. Based on Table 3-1 above, the City's remaining
RH NA is as fol lows:
• Very Low Income:
• Low Income:
• Moderate Income:
• Above Moderate Income:
1,719 units
676 units
1,171 units
0 units
The following residential sites inventory represents sites at either existing or
anticipated densities that would accommodate the remaining need. All
"number-of-unit" yields for "unentitled" and "underutilized" sites (the latter
defined below) are determined after deductions are made for constraints, which
include slopes of 25 percent and greater, water bodies, and San Diego Gas and
Electric transmission corridors. Constraint deductions were not made for
properties in the City's Village Redevelopment Area or proposed Barrio Area as
these areas are in urbanized, developed settings, are not traversed by
transmission corridors, and are on flat terrain. Infill developments also do not
typically require land dedication for schools or roadways. Finally, the acreage of
any unentitled or underutilized site with more than one general plan designation
(e.g. RH/O/OS) is appropriately adjusted so unit yields are based only on the
portion of acreage reflective of the residential designation.
"Underutilized" sites are properties not developed to their full potential, such as
an older residence on a large lot designated for multi-family residential. The City
considers a property underutilized if its improvement value is less than its land
value, with values as determined by the County Assessor. 2 Other factors
considered and reflected in the City's sites selection include absentee ownership
and the age of the structure on the property. All underutilized properties are in
the City's Northwest Quadrant.
With the exception of parcels in the City's Village Redevelopment Area and
proposed Barrio Area, all underutilized lands counted in Tables 3-4, 3-6, and 3-9
have a minimum site size of 0.24 acre, a threshold where infill development and
redevelopment have occurred in recent years. Any existing units on
underutilized parcels are also deducted before determining unit yields. 3 Parcels
2
3
Many economic development experts use an improvement-to-land value of 2.0 or more for
identifying underutilized properties for mixed use development. The City's use of a ratio of
less than 1.0 represents a relatively conservative assumption.
When developing the RHNA, SANDAG has already included a replacement factor -an
estimated number of existing units that may be demolished to make way for new construction.
Therefore, the RHNA is a gross production requirement. The City's sites inventory accounts
for a net production capacity by discounting the existing units on site. Therefore, again, the
City's estimate of capacity is more conservative compared to the RHNA.
City of Carlsbad
2005-2010 Housing Element 3-5
Resources Available
in the City's Village Redevelopment Area, which encompasses downtown
Carlsbad, are considered underutilized if their development potential has not been
maximized as determined by the City's Housing and Redevelopment Department
and explained below.
As noted above, the mm,mum parcel size counted in the Village, for both
underutilized and a small number of vacant properties, is different than elsewhere
in Carlsbad. In the Village, the minimum size is 0.13 acre, although the average
size is 0.40 acre. Counting a smaller minimum size is appropriate in the Village
because:
1. Village development standards, such as building setbacks and lot coverage,
are more flexible and in some cases less stringent than similar standards
for properties outside the Village Redevelopment Area. In November 2007,
the City Council and Housing and Redevelopment Commission approved
changes to Village Development standards that allowed higher densities
(up to 35 units per acre), reduced setbacks and parking requirements, and
increased lot coverage.
2. In line with the recently approved changes and as further discussed below,
this Housing Element proposes a minimum density of 18 units per acre in
some Village land use districts, and 28 units per acre in others, both of
which represent 80 percent of the respective district's maximum density);
this density of 28 units per acre is higher than proposed or existing
minimum densities elsewhere in Carlsbad (with the exception of the
proposed Barrio Area). Both proposed minimum densities in the Village
potentially yield two units in a mixed use development to be built on the
minimum lot size. While the City encourages mixed use projects in the
Village, development of stand-alone high density residential projects are
also permitted and would yield more units.
3. Residences in a mixed use development are likely to be either smaller
apartments or condominiums on the upper floors.
In the proposed Barrio Area, the minimum parcel size counted is 0.16 acre and
the average is 0.54 acre. As discussed below, the Barrio is an existing, well
established neighborhood just south of the Village Redevelopment Area and west
of Interstate 5. A mix of older single-family homes, condominiums, and
apartments compose the Barrio, and a number of the properties are underutilized
and absentee-owned. Furthermore, the connection between it and the commercial
features of the Village, as well as easy access to nearby train and bus services
and Interstate 5, making the Barrio area appropriate for consideration for more
dense residential uses.
For these and other reasons, Carlsbad considers the area appropriate for
redevelopment at standards and densities similar to the maximum densities
recently approved for the Village. Therefore, the City believes consideration of a
3-6
City of Carlsbad
2005-2010 Housing Element
11111
• .. .. -.. ..
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Resources Available
lot size smaller than 0.24 acre, as is the minimum in locations outside the Village
and proposed Barrio areas, is acceptable.
The City will encourage the consolidation of small parcels in order to facilitate
larger-scale developments. Specifically, the City will make available an
inventory of vacant and underutilized properties to interested developers,
market infill and redevelopment opportunities throughout the City, particularly in
the Village Redevelopment Area and proposed Barrio Area, and meet with
developers to identify and discuss potential project sites.
For the Barrio Area, incentives shall be developed to encourage the consolidation
of parcels and enhance the feasibility of affordable housing. These incentives
shall include increased density and other standards modifications. Additional
incentives are not necessary for the Village Redevelopment Area as standards
modifications (including increased density) are already permitted for affordable
housing, "green" buildings, and projects which meet the goals and objectives of
the Village (which include residential and mixed use developments).
Correlation between Affordability and Density
Table 3-3 presents a list of the City's recent affordable housing projects and
their associated densities. Most of the City's affordable housing developments
have been developed at a density between 10 and 20 units per acre, although
two projects (Cassia Heights and Village by The Sea) did exceed 20 units per
acre. These development practices demonstrate that affordable housing for
lower income households can be achieved in the City's Residential Medium High
Density land use designation ("RMH," between 8 and 15 units per acre [du/ac],
with a Growth Management Control Point of 11.5 du/ac) and the Residential
High land use designation ("RH," between 15 and 23 du/ac with a Growth
Management Control Point of 19 du/ac). The Growth Management Control Point
is typically the density below or at which development has historically occurred.
Furthermore, when a density bonus is applied to the RH designation, the
maximum density can potentially reach 31 units per acre (at a maximum density
bonus of 35 percent).
Given the market conditions in Southern California, particularly in the San Diego
region, housing affordable to lower income households cannot be accommodated
by the market without some form of financial subsidies, regardless of density.
Affordable housing projects shown in Table 3-3 were achieved with financial
subsidies from the City. Average per-unit subsidy of subsidized units was about
$18,470. This level of subsidy is modest and less than that for most affordable
housing projects in the North San Diego County area at densities around 20
units per acre.
At 30 units per acre, typically subterranean parking would be required,
substantially increasing the average subsidy required to make the units
affordable to lower income households. The cost savings from economies of
scale for housing production do not usually break even until the density is
City of Carlsbad
2005-2010 Housing Element 3-7
Resources Available
substantially increased to beyond 30 units per acre. To expand the capacity for
additional development, at appropriate locations -Village Redevelopment
Project Area -the City is encouraging mixed use development at 35 units per
acre.
Table 3-3
Recent Affordable Housing Projects
(Built and Under Construction)
Number
Project of Units Year of Project Affordability Average
(Total/ Completion Density Subsidy/Unit
Affordable)
Mariposa Apartments 106 2004 14.9 du/ac1 100% Lower $10,000
Income (AB 16 929)2
Pacific View/Kelly 25% Lower
451/111 2004 13.7 du/ac Income/ Market None Ranch Rate
La Paloma 180 2005 11.5 du/ac 100% Lower $11,500
Income (AB 16.823)
Mulberry 100 2005 17.6 du/ac 100% Lower $20,000
Income (AB 17 832)
Rose Bay 24 2005 8.2 du/ac 100% Lower None Income
17% Lower $20,000 Village by The Sea 65/11 2005 22.9 du/ac Income/ Market (AB 18,252) Rate
20% Lower
Marbella 143/29 2006 11.4 du/ac Income/ Market None
Rate
Cassia Heights 56 2007 21.1 du/ac 100% Lower $50,523
Income (AB 18,025)
Hunter's Pointe 168 2007 10.6 du/ac 100% Lower $11,500
Income (AB 18 251)
Roosevelt Gardens 11 2008 19.5 du/ac 100% Lower $141,993
(estimated) Income (AB 19 183)
Note: '"du/ac" is dwelling units/acre.
2"AB 16,929" (or other number) identifies the City Council agenda bill number from which the subsidy
amount was obtained.
High Density Residential (RH) Sites
Table 3-4 provides a summary of high density residential sites in the City that
can facilitate the development of lower income housing. The City has a limited
inventory of unentitled RH land that is either vacant or underutilized, and
available for residential development. As shown in the appendix, these parcels
are mostly under one acre in size. Despite their small sizes, such sites are proven
producers of multi-family housing, as Table 3-5 demonstrates. Because of the
proven yield realized from small properties, the City considers these small
properties as valid sites in its high density land inventory. To further facilitate
multi-family residential development, this Housing Element includes a program to
amend the RH land use designation to require development at a minimum 20
3-8
City of Carlsbad
2005-2010 Housing Element
1111 .. .. .. .. .. .. ..
..
• .. -• -.. -.. -.. ---.. -.. -.. -.. -------
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Resources Available
units per acre. Additionally, the proposed Barrio Area is identified as a RH site
because of the high density land use proposed there; it may, however, receive a
different high density land use designation than RH.
Table 3-4
Existing and Proposed High Density Residential (RH) Sites
Property APN Acres
Vacant Residential Sites currently designated RH
Robertson Ranch Portions of 168-050-47, 208-22 010-36
Unentitled Land Various (see Appendix C) 12
Subtotal
Vacant Residential Sites proposed to be designated RH
Bridges at Aviara Portions of 215-050-44 and Affordable Housing 47 2.6
Comoonent4
Subtotal
Vacant Non-Residential Sites proposed to be designated RH
La Costa Town Square4 223-060-31 6.0
Ponto4 216-140-17 6.4
Quarry Creek4 Portions of 167-040-21 15
Subtotal
Other
Underutilized RH Sites Various (see Appendix D) 0.26
Proposed Barrio Area4 Various (See Appendix G) 14
Subtotal
Total
Notes:
Density
20-22.3
du/ac2
20 du/ac3
25
20 du/ac
20 du/ac
20 du/ac
20 du/ac3
28 du/ac
Number
of Units1
4652
237
702
65
65
120
128
300
548
8
256
264
1,579
1 Number of units does not always reflect acreage multiplied by density because of rounding and other
factors.
2 General Plan Amendment (GPA) and Master Plan approved to allow the densities and number of units
shown. Number of units includes 78 high-density, lower income units under construction (Glen Ridge) as of
October 2008. These units are not reflected in Table 3-2.
3 City commits to process a GPA to increase minimum density to 20 du/ac on these sites (New Program).
4 More information about these projects is provided below.
Source: City of Carlsbad, December 2008
Table 3-5
Approved Multi-Family Projects on Small Sites
Project Site Size Units Density Approval
{in acres) Date
Ayoub Triplex 0.19 3 15.8 du/ac 2000
Ocean Breeze Condos 0.31 5 16.0 du/ac 2002
Acacia Estates 0.32 4 12.5 du/ac 2005
Tamarack Beach Lofts 0.22 4 18.0 du/ac 2006
La Vercia 0.41 5 12.2 du/ac 1998
City of Carlsbad
2005-2010 Housing Element 3-9
Resources Available
Specific Sites Proposed to be Designated RH
Five different sites are proposed for redesignation to RH. For three of them, the
City would propose the redesignation; the other two are developer applications.
Details of each follow:
1. Bridges at Aviara Affordable Housing Component: A developer has
filed applications, including a zone change and general plan amendment, to
redesignate and develop and preserve approximately 60 vacant acres in
the Southwest Quadrant. The proposed project would feature 428
condominiums for senior residents and 65 apartments units on a proposed
2.6-acre site. Occupancy of the 65 apartments would be restricted to lower
income families. Much of the property would be set aside as open space
to preserve natural habitat. Current zoning for the affected acreage is L-C
(Limited Control) and R-1 (One-family Residential). Current general plan is
RLM (Residential Low Medium Density) and OS (Open Space).
2. La Costa Town Square: A developer-initiated application, the La Costa
Town Square project, located in the Southeast Quadrant, features a large
shopping center and office development, a mixed-use component, and
single-and multi-family residential. Part of the proposal would redesignate
six acres of property from O (Office) to RH and construct 120 multi-family
units on the property at the proposed minimum density for vacant RH sites
of 20 units per acre. Current zoning of the property, P-C (Planned
Community), would not change. The draft environmental impact report for
La Costa Town Square is expected to be publicly released in early 2009
with public hearings later that year.
3. Ponto: Ponto is the name given to a 130-acre area located near Carlsbad
State Beach in the southwestern part of the City. Ponto also falls within
the South Carlsbad Coastal Redevelopment Area. The Ponto Beachfront
Village Vision Plan is intended to provide guidance for the development of a
SO-acre portion of Ponto. This Vision Plan, approved by the City in 2007,
designates approximately 6.4 vacant acres for high density residential.
This property has a current zoning of P-C and a combination general plan
designation of U-A/T-R/C (Unplanned Area/Travel-Recreation/Commercial).
Per the Vision Plan, the City would amend the general plan to designate the
property RH. The environmental impact report for the Ponto Beachfront
Village Vision Plan has been certified by the City, although the report is the
subject of litigation regarding financial contributions towards off-site
improvements.
4. Quarry Creek: The site of the former South Coast Materials Quarry that
ceased mining operations in 1995, Quarry Creek is an approximately 100-
acre parcel bisected by Buena Vista Creek and bordered by commercial and
residential uses, the 78 Freeway, and open space. The majority of the
property is vacant; some buildings from the quarry operation remain, and
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recycling of used concrete and asphalt materials continues on a temporary
basis on site. The site is undergoing soil remediation and reclamation
planning as required by the State Surface Mining and Reclamation Act
(SMARA) and a draft environmental impact report on the reclamation plan
was released for public review in September 2008. Quarry Creek, which is
located in the Northeast Quadrant, has a current zoning of R-1-10,000
(One family residential, minimum 10,000-square-foot lot size) and M
(Manufacturing) and general plan designations of RLM (Residential Low
Medium Density) and OS (Open Space). The City proposes to redesignate a
portion of the property to RH with an appropriate zoning. The City also
proposes to redesignate another portion of the property to RMH (see Table
3-9). Quarry Creek is unique in that it is part of the only area in the City
without a Local Facilities Management Plan; this plan must be adopted
before any development may occur. A developer has filed an application to
initiate the master planning of Quarry Creek in a manner consistent with
the City's residential land use and density objectives for the property.
Proposed Barrio Area: The Barrio is an approximately 100-acre
urbanized area in the City's Northwest Quadrant originally developed by
Hispanic immigrants in the 1920s. Mostly developed, the Barrio Area is
west of Interstate 5, east of the railroad tracks and south of the Village
Redevelopment Area. Roughly at the center of the Barrio Area are the
recently expanded Pine Avenue Park, Chase Field, and the City's newly
remodeled senior center. Along with these open space and community
uses, existing land uses include medium and lower density residential and
higher density, multi-family uses. A few Barrio properties are developed
with neighborhood commercial uses, and the area is well served by
churches and a multitude of services in the adjacent Village Redevelopment
Area.
While ideally located next to major transportation, shopping and recreation
(including Carlsbad State Beach less than one mile to the west), the Barrio
Area has a significant number of older, underutilized properties with high
absentee ownership. Of the nearly 320 properties in the Barrio Area, over
25 percent have structures at least 55 years of age, 60 percent are
absentee-owned, and 55 percent of the properties have improvement
values less than their land values. Similar to many older neighborhoods,
the Barrio has been transitioning from predominantly family owned
occupancy to non-owner occupancy. Consequently, many older and
substandard buildings exist in the area, and many properties are not being
adequately maintained.
Though property values in the Barrio Area remain high, the neighborhood
could benefit from additional investment in property improvements. Since
2000, the City has made a number of substantial public improvements in
the area, including utility undergrounding, storm drain and street
improvements, and the previously mentioned park and senior center
enhancements. Future public improvements are also planned. Despite the
City of Carlsbad
2005-2010 Housing Element 3-11
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3-12
public investment that has and is planned to occur, there has not been
significant private investment in the development and improvement of the
Barrio.
A disincentive to private investment is the fact that many Barrio Area
properties are already developed at densities exceeding 30 units per acre.
This is well in excess of currently permitted densities for most Barrio Area
properties of six and 11.5 units per acre. Development exceeding currently
permitted densities is considered non-conforming. The City's municipal
code severely restricts the amount and type of improvements that can be
undertaken to improve and enhance a non-conforming use, which is an
impediment to reinvestment in the Barrio.
Though master planning efforts for the Barrio Area failed in 1995, a group
of citizens has requested the City begin such efforts again to promote
revitalization of the Barrio Area. The Carlsbad City Council has directed the
Planning Department to begin this process. Based on a land use study
prepared by the group of citizens, Carlsbad believes the Barrio Area can be
redeveloped, and private investment encouraged, if appropriate and
tailored development standards and densities to permit a combination of
mixed use, medium-high, and high density residential uses are adopted.
The City further believes, similar to recent development standard changes
approved for the Village Redevelopment Area, that master planning should
consider provisions appropriate to allow high density and mixed use
development in some parts of the Barrio with a minimum density of 28
units per acre. Additionally, the City will develop a program to encourage
lot consolidation in the Barrio Area. Housing Element Appendix G identifies
Barrio Area properties, including those with adjoining ownership, and the
proposed density for each property.
The properties considered as part of the Barrio Area for Housing Element
purposes are identified in Appendix G. Appendix G also identifies the
properties the City has counted to determine the potential unit yield and
the reasons those properties were counted. The yield has been divided over
three densities or residential categories as shown in Tables 3-4, 3-6, and 3-
9.
It is anticipated that a master or specific plan will be developed for the
Barrio Area, either as a stand-alone document or as part of a larger plan
for both the Barrio and Village Redevelopment areas. Since the
redevelopment designation for the Village area will expire in 2009, the City
will replace the current Carlsbad Village Redevelopment Master Plan and
Design Manual, which provides development and use standards for the
redevelopment area, with a master or specific plan. Because of the
adjacency of both areas, a single plan may be developed for both areas.
Whether as a stand-alone or combined document, the master or specific
plan would establish a new or unique land use designation that permits
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high densities in excess of the current RH land use designation, which
permits a maximum of 23 units per acre. However, since RH is the City's
only current high density land use designation, it used to designate the
proposed high density for the Barrio Area as well.
RH Mixed Use Sites
The City's satisfaction of its RHNA also relies upon existing and proposed "mixed
use" sites. For purposes of this Housing Element, mixed use describes properties
where both commercial and residential uses either are permitted or proposed on
the same or adjacent sites. Mixed use may be "horizontal," with different uses
located on adjoining sites, or it may be "vertical," with residences, for example,
located above shops in a multi-story building. Table 3-6 lists residential
potential in the City's planned mixed use and existing redevelopment areas
where lower income housing also may be feasible.
Table 3-6
Existing and Proposed RH Mixed Use Sites
Property APN Acres
Proposed Vacant Mixed Use Sites
Commercial Mixed Use La Portion of 223-060-32 1.0
Costa Town Square2 (aoorox)
Commercial Mixed Use Portion of 216-140-18 2.8
Ponto2 (approx)
Proposed Shopping Center Mixed Use Sites
Various (see Table 3-7)2 I Various Various I
Existing Village Mixed Use Sites (underutilized and vacant)
Village Redevelopment Area2 Various (see Appendix F) 71.5
Proposed Barrio Area (primarily underutilized)
Barrio Area2 Various (see Appendix G) 5
Total
Notes:
Density
N/A
20 du/ac
20 du/ac I
18 and 28
du/ac3
28 du/ac3
Number
of Units1
14
28
377
875
45
1,339
1 Number of units does not always reflect acreage multiplied by density because of rounding, planned mixed use
developments, and other factors. Number of units also reflects deductions for any existing units.
2 More information about these projects is provided in the text below.
3 The City commits to adopting a policy to establish the minimum densities shown.. Only 50% of the potential
yield for both Village and proposed Barrio Area Mixed Use sites is considered. For the Village, only 1. 7 acres of
the total acres shown are vacant.
Source: City of Carlsbad, August 2007 and March 2008
Proposed Vacant Mixed Use Sites
1. La Costa Town Square: This developer-proposed project also features a
mixed-use component with 14 multi-family residential units in addition to
its proposed RH component discussed above. These 14 units are proposed
City of Carlsbad
2005-2010 Housing Element 3-13
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as inclusionary units for satisfying the single-family residential component
of the project. These units will be affordable to lower income households.
2. Ponto: Also discussed above, the draft Ponto Beachfront Village Vision
Plan prepared by the City designates an approximate six acre area as a
mixed use center where residential would be permitted in a vertical or
horizontal arrangement. The City commits to the development of 28
dwelling units on the site at a density of 20 units per acre. This property
has a current zoning of P-C and a combination general plan designation of
U-A/T-R/C/OS (Unplanned Area/Travel-Recreation/Commercial/Open
Space). This designation would be changed to an appropriate mixed use
designation that facilitates high density development.
Proposed Shopping Center Mixed Use Sites
Carlsbad recognizes the increasing pressure on cities to encourage smart growth
developments; that is, developments which recognize the importance of
sustainability and balance social, economic, and environmental needs through the
development of mixed use commercial and high density residential projects. The
City is also aware that it has a finite supply of raw land. For these reasons,
Carlsbad sees its many shopping center sites as potential locations for high
density housing. As potential mixed-use sites, they would comply with General
Plan objectives for medium and high density uses calling for close-in, convenient
shopping for the City residents and proximity to transportation corridors and
employment areas.
Currently, outside the Village Redevelopment Area, residential uses above the
ground floor of a multi-story commercial building are conditionally permitted in
the zones applied to shopping centers (i.e., C-1 [Neighborhood Commercial], C-2
[General Commercial], and C-L [Local Shopping Center]). Recognizing the
potential for residential mixed with existing or redeveloped commercial uses, this
Housing Element includes a new program to develop new standards to permit by
right multi-family housing in the City's commercial zones at a minimum density of
20 du/acre.
While residential development would not be mandatory upon any shopping center
development or redevelopment proposal, the City believes the shopping centers
identified in Table 3-7 have the potential to initiate mixed use development
within this Housing Element cycle. The City has identified these centers as
potential mixed-use sites for various reasons, including functional obsolescence
due to small supermarket and/or property size and poor vehicular circulation;
underutilization of property; and City ownership of surrounding property. One of
these centers, Plaza Camino Real, has already been the subject of redevelopment
discussions between the City and mall owners. Plaza Camino Real, a regional
mall along Highway 78 developed in the late 1960s, is entirely surrounded by
parking on property owned by the City of Carlsbad.
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The dwelling unit yield projected for the shopping centers is based on only 25
percent of each center's acreage redeveloping with residential uses at 20 units
per acre. This assumption recognizes that not all shopping centers will propose
mixed-use; for those that do, the 25 percent limitation also recognizes the
importance of maintaining sites for commercial uses in the City.
(Table 3-7 identifies only select shopping centers; the proposed program to allow
mixed uses at shopping centers would apply to all shopping centers and shopping
center sites in Carlsbad.)
Table 3-7
Shopping Centers with High Density, Mixed Use Potential
Existing Existing Number Use Location Quadrant APN Acres General Zoning1
Plan2 of Units3
Von's Interstate 5 206-050-16 -
Center and Northwest 20 5 C-1 L
Tamarack
Von's El Camino 216-124-11,
Center Real and La Southeast 13, 15, 16, 8 C-1-Q L, L/OS
Costa Ave and 17
Country El Camino Northwest 207-101-24 5 C-2/C-2-L Store Real 0
Plaza El Camino 156-301-06, 57
Camino Real and Northwest 10, and 11; (parking C-2 R 156-302-14 Real Marron Rd. and 24 lot only)
Total
Notes
1 Zoning symbols are: C-1 (Neighborhood Commercial); C-2 (General Commercial) C-L (Local Shopping Center);
0 -5 (Open Space); R-P (Residential Professional); Q (Qualified Development Overlay Zone).
2 General Plan land use symbols are: L (Local Shopping Center); OS (Open Space); R (Regional Commercial).
3 Number of units is based on 25% of site acreage multiplied by 20 du/ac.
Existing Underutilized and Vacant Mixed Use Sites in the Village
Based on current development trends, the City estimates that significant
residential development potential is located in the Village Redevelopment Area,
which encompasses the City's downtown and is located in the Northwest
Quadrant. Furthermore, the City is encouraging mixed use developments in its
downtown area. Residential development (at a density of up to 35 units per
acre) is currently permitted or provisionally permitted on nearly all of the
properties in the Village Redevelopment Area, and the potential unit yield in the
Village could be more than 1,000. Because most of the properties in the Village
allow for mixed uses and do not have any density assigned by right, when the
City prepared the 1986 Growth Management Plan, 1,000 units were reserved in
the Excess Dwelling Unit Bank for the Village. Over the years, the City has
maintained these units specifically for the Village; a major modification of the
Excess Dwelling Unit Bank in 2002 did not result in any reduction of the 1,000
units allocated to the Village. More information on the Growth Management Plan
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2005-2010 Housing Element 3-15
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25
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and the current status of the Excess Dwelling Unit Bank can be found in Section
4B.
The Carlsbad Redevelopment Agency has seen a renewed interest in developing
new projects within the Village Area as a result of 1) the Agency's
redevelopment and revitalization focus; 2) public investment in infrastructure
and beautification projects; 3) revised development standards; and 3) new
urbanism trends.
The Redevelopment Agency's efforts are motivated by the desire to eliminate
blight and/or blighting influences (underutilized properties, non-conforming
buildings, inadequate buildings, lack of facilities, etc) within the Village Area.
The new urbanism trends are motivated by convenience, employment
opportunities and cultural and entertainment offerings.
Carlsbad Village is benefiting from the renewed interest in downtown living, or
new urbanism. It took nearly 20 years for the market to support additional
residential units within the Village Area. However, recently, the Agency has
approved at least 17 new development projects and has additional development
applications pending. Of these new development applications, the majority
(88%) are for residential and/or mixed use projects which include residential.
Examples of recent residential and mixed use developments in the Village Area
are provided below and in Table 3-8.
In addition, recently the Redevelopment Agency completed a study of its
development standards in an effort to support the renewed interest in the
Village. Several significant changes were made which support the goal to
increase residential development in the Village and mixed use projects (which
include residential). Residential density was increased in the Village from a
maximum of 23 dwelling units to a maximum of 35 dwelling units, with
standards modifications (including increased density) permitted for affordable
housing, green buildings, and projects which meet the goals and objectives of
the Village (which include residential and mixed use developments). The Agency
also revised how it calculates parking and again allows standards modifications
(including parking reductions) for the above noted projects. Parking and density
are key to continued revitalization and redevelopment of the Village.
Casa Cobra Mixed Use Project
Located at 3190 Roosevelt Street, this
project will provide four apartments and
1,500 square feet of retail.
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City of Carlsbad
2005-2010 Housing Element
Roosevelt Plaza Mixed Use Project
This project will provide for four
apartments and 2,170 square feet of
retail/office space at 3135 and 3147
Roosevelt Street.
State Street Mixed Use Project
Located on State Street, between
Carlsbad Village Drive and Oak Avenue,
this project will provide for six condo
units and 1,875 square feet of retail.
Approved in 2006, this project has
recently filed an amendment to add an
additional two units in response to the
recent density increase approved in the
Village.
Lincoln and Oak Mixed Use Project
This project is located on the corner of
Lincoln and Oak and will provide six
condos and 1,913 square feet of retail.
Carlsbad Village Townhomes
This project located at 2683 and 2687
Roosevelt Street will provide for eight
townhomes, and a four-room Bed &
Breakfast Inn.
Madison Square
A total of 4 condominiums will be
provided within this project located at
2732 Madison Street on a 0.22 acre
parcel.
City of Carlsbad
2005-2010 Housing Element
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3-17
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As identified in Table 3-8, several residential and mixed use projects recently
approved or constructed in the Village, including the six highlighted on the
previous pages, demonstrate the need for the Village unit allocation and the
high density nature of development occurring there. These projects have an
average density of 21 units per acre and all but one (Madison Square) feature
non-residential components, such as retail, office, restaurant, and hotel uses.
One example of the recent high density activity in the Village includes Village by
The Sea. Village by The Sea, completed in 2005, features ground floor retail
space and 65 housing units, eleven of which are deed restricted to low income
families, at a density of 22.9 units per acre. In addition to mixed use projects,
Village residential projects such as the recently approved Madison Square and
Roosevelt Gardens are providing high density affordable housing. An 11-unit
development with a density of 19.5 units per acre, all condominiums in
Roosevelt Garden will be available for purchase only to low income households.
Both projects and the other recently approved residential and mixed use
developments help fulfill Village Redevelopment Master Plan goals that specify
increasing the number, quality, diversity, and affordability of housing units in
the Village.
With the recent approval by the City to increase the density in the Village area,
the City anticipates increased density in the future. Since approval of the
increased density, at least one project has responded by amending the project
application to provide additional units at the project.
Many properties in the City's Village Redevelopment Area have the potential to
redevelop with mixed uses. Mixed-use as well as high-density residential projects
are currently permitted uses in several Village land use districts at densities up to
23 or 35 units per acre. In these districts, the City calculates that approximately
71.5 acres of sites, at a minimum size of 0.13 acre (average size of 0.40 acre),
are available for high density residential and/or mixed use development. Most
(approximately 70 acres) of these sites have existing uses; however, the City's
Housing and Redevelopment Department, which is located in the Village area, has
completed a site-by-site analysis and determined that these sites have mixed use
redevelopment potential in the near term for one or more of the following
reasons:
1. Sites are underutilized, and their development potential has not been
maximized;
2. Buildings on the sites have exceeded their useful life of 55 years; and/or
3. Sites have nonconforming uses.
The site-by-site analysis, which also notes parcels that are vacant and available
for development, is provided as Appendix F. This analysis, prepared for RHNA
purposes, identifies sites that are most likely and feasible for redevelopment over
the next few years. These sites account for 57 percent of the total sites that
could develop with residential or mixed-developments. By no means does this
inventory represent all potential redevelopment sites in the Village area.
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2005-2010 Housing Element
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Redevelopment often occurs due to many market, locational, and timing factors,
such as existing uses in relation to surrounding uses, intent of property owners,
and changing market trends, among others.
As noted in Table 3-6 above, the potential density yield that would be realized
from mixed use development of these properties is 875 units at a minimum
density of either 18 units per acre or 28 units per acre, depending on the Village
land use district. These minimum density requirements, which are based on 80
percent of the maximum density of the respective district, represents a new
Housing Element program as current project densities are permitted within a
range of 15 to 23 units per acre in land use districts 5 through 9 and 15 to 45
units per acre in land use districts 1 through 4. (The maximum density is less in
land use districts 5 through 9 because these districts transition to single-family
home neighborhoods and district 9 also provides tourist-serving uses.)
Furthermore, the yield is a very conservative estimate of the number of new
homes that could be built in the Village for the following reasons:
1. Land use districts (1, 2, 4, 8, and 9) permit mixed use developments.
Districts 2, 4, and 8 also permit high density residential. Further, other
Village districts also provisionally permit mixed use and/or high density
residential. Development of these other sites could substantially increase
the number of units.
2. Only unit yields from potential mixed use developments are counted; the
875 units counted in Table 3-6 do not include possible yields from
residential-only high density projects, such as the Roosevelt Gardens
project previously described. Only mixed use yields are counted as the
City is encouraging mixed use development, rather than stand-alone
residential projects, to both increase the number of residents in the Village
and the amount of commercial uses to serve residents. All projects listed in
Table 3-8 except Madison Square are mixed use developments. However,
the proposed minimum density of 18 or 28 units per acre would apply to
both mixed use and stand-alone residential projects.
3. Only 50 percent of the potential yield from mixed use developments at 18
or 28 units per acre is counted. Actual unit yields more than likely would
be higher, based on approved densities of actual mixed use projects and
the new Housing Element program to require the minimum density of 18 or
28 units per acre, depending on the land use district. Table 3-8 below
illustrates this conclusion by providing information about recently approved
mixed use projects in the Village. The table also demonstrates the success
in developing such projects on small parcels.
4. The City will encourage consolidation of smaller properties for larger-scale
developments by assisting in site identification. All but two of the recent
projects shown in Table 3-8 below involved the consolidation of parcels;
these lot mergers occurred without any incentives from the City.
City of Carlsbad
2005-2010 Housing Element 3-19
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Table 3-8
Recent Village Residential and Mixed Use Projects
Project Acres Units Density Approval
Date
Casa Cobra 0.24 4 16.7 2006
Lincoln & Oak Mixed Use 0.40 6 15.0 2006
Roosevelt Plaza 0.24 4 16.7 2006
State Street Mixed Use 0.28 6 21.4 2006
Village By The Sea 2.80 65 22.9 2002
Madison Square 0.22 4 17.1 2006
Carlsbad Village 0.46 9 19.4 2006 Town homes
Roosevelt and Oak 0.32 6 18.8 2008
Lumiere Carlsbad Village 0.54 12 22.2 2008 Hotel
Notes:
1Uses on property at time of project approval. All existing uses to be demolished.
2Property previously featured a home demolished in 1994.
Existing
Site Uses 1
Two
attached
residences
Detached
residence,
commercial
buildina
Four
residences,
commercial
buildina
Seven
residences
Attached
and
detached
residences
Vacant2
Attached
residences
Commercial
building,
detached
residences
Two
vacation
rental
buildinas
All projects listed in Table 3-8 have been successfully approved, and in some
cases already constructed, on non-vacant parcels. Furthermore, the Casa Cobra
and the Roosevelt and Oak project sites and one of the Roosevelt Plaza properties
are identified as "underutilized" in Appendix F. Additionally, none of the projects
identified in Table 3-8 are on parcels counted in Appendix F in the density yield
for RHNA purposes to avoid double counting.
Proposed Barrio Area
Details about the proposed Barrio Area are contained in the previous discussion
on High Density RH Sites. In addition to a purely residential high density
component, planning for the proposed Barrio Area estimates the potential for 45
units of high density, mixed use development. Only SO percent of the yield (at 28
units per acre) from parcels proposed for mixed use development, as shown in
Appendix G, is counted.
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Medium-High Density Residential Sites
Smaller condominium and townhome units or planned unit developments may be
affordable to moderate income households. Table 3-6 presented earlier shows
condominium/townhome units affordable to moderate income households based
on price data supplied by developers. These units are typically developed on
properties designated for Residential Medium High Density (between 8 and 15
units per acre). Table 3-9 provides a summary of Residential Medium High
Density sites in Carlsbad. Overall, the City has the capacity to accommodate 537
units at densities adequate to facilitate moderate income housing.
Table 3-9
Existing and Proposed Medium High Density Residential (RMH) Sites
Property APN Acres Density
Vacant Residential Sites currently designated RMH
Robertson Ranch Portions of 168-050-47,208-7 12.4 du/ac2
010-36
Vacant Unentitled Various (see Appendix C) 8 12 du/ac3
RMH Land
Subtotal
Vacant Non-Residential Sites proposed to be designated RMH
Quarry Creek4 I Portions of 167-040-21 I 17 I 12 du/ac3 I
Other
Underutilized RMH Various (see Appendix D) 10 12 du/ac3
Land
Underutilized RH
Land in the Beach Various (see Appendix E)5 5.5 15 du/ac
Area Overlay Zone
Proposed Barrio Various (see Appendix G) 3 12 du/ac3
Area4
Subtotal
Total
Notes:
Number of
Units1
84
92
176
200
102
60
31
193
569
1 Number of units does not always reflect acreage multiplied by density because of rounding and other
factors.
2 GPA and Master Plan approved to allow the densities and number of units shown.
3 City commits to process a GPA and/or other legislative changes necessary to increase minimum density to
12 du/ac on these or portions of these sites (new program).
4 More information about these sites is provided below.
5 The minimum density of 15 du/ac is the existing lower end of the density range for the Residential High
Density (RH) designation.
City of Carlsbad, August 2007 and March 2008
Relevant general plan, zoning, and other information about the Quarry Creek site
and proposed Barrio Area may be found in the previous section under High
Density (RH) Sites. Both projects have proposed RMH as well as RH components.
Further, while limited in number and total acreage, all properties counted as
unentitled and underutilized in Table 3-9 are at least 0.24 acre in size, which as
City of Carlsbad
2005-2010 Housing Element 3-21
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Table 3-5 demonstrates, is adequate to produce multi-family housing. A new
Housing Element program also proposes to establish a minimum density of 12
units per acre for the RMH designation, which would apply to both unentitled and
underutilized sites.
"Underutilized RH land in the Beach Area Overlay Zone" refers to those parcels in
the City's Northwest Quadrant, generally located between the Village area and
Agua Hedionda Lagoon and along the beach, that are subject to the strict building
height, parking, and other standards of the Beach Area Overlay Zone (BAOZ).
Accordingly, the City has calculated the yield for the parcels at the low end of the
parcels' existing RH density range (15 du/ac), although it is anticipated that
actually densities may reach 16 -17 du/ac. Additionally, the City has categorized
potential units from BAOZ sites as affordable to moderate income, rather than
lower income, families.
Low, Low-Medium, and Medium Density Residential Sites
At market rate, residences on Residential Low Density, Residential Low Medium
Density, and Residential Medium Density sites in Carlsbad are affordable primarily
to above moderate income households only. They may include a mix of unit
types, including condominiums, but these sites are typically dominated by single-
family homes in planned unit developments or standard subdivisions. The City
has the capacity to accommodate 1,675 additional homes on lower density
residential land (Table 3-10).
Table 3-10
Low, Low-Medium, and Medium Residential ( RL, RLM, RM) Sites
Property Acres Density1 Number of Units2
Vacant Residential Sites (see Appendix CJ
Unentitled RM 163 6.0 du/ac 826
Unentitled RLM 321 3.2 du/ac 705
Unentitled RL 138 1.0 du/ac 144
Total 1,675
Notes:
1 Densities are based on the Growth Management Control Point.
2 Number of units does not always reflect acreage multiplied by density because of rounding and
other factors.
Source: City of Carlsbad, August 2007
Recently Approved Projects with Affordable Housing Components
Tables 3-1 and 3-2 identify, among other things, projects providing affordable
housing that the City approved in the time period 2003 -2006. Since that time
frame, the City has approved other projects with housing affordable to lower and
moderate income persons. As shown in the following table, Carlsbad has
approved three projects, all of which are in the City's Northwest Quadrant and all
of would provide lower or moderate income units without any amendments to the
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General Plan or Zoning Ordinance. These units are approved so the projects may
comply with inclusionary housing requirements. The units would be deed
restricted for occupancy to lower or moderate income households.
Table 3-11
Recently Approved Projects with Affordable Housing
Approval Number of Affordable Project (Permit No) 1 APN Date Units
Harding Street Senior 204-192-12 2008 Proiect (CT 06-14 )2
Roosevelt Street 204-092-24 2008 Residences (SDP 06-10)2
Lumiere Carlsbad Village 203-250-21 2008 Hotel (RP 07-14)3
Total
Notes:
1Thsese projects are in addition to those identified in Tables 3-1 and 3-2. More information
about these projects is provided in the text below.
2These two projects and the properties on which they are located are both in the proposed La
Colonia District. However, they are not counted in the inventory for that district and do not
contribute to that district's proposed yield (see Appendix G).
15
7
2
24
3This project is located in District 9 of the Village Redevelopment Area. However, it is not
counted in the inventory for that district and does not contribute to any unit yield (see Appendix
F).
Source: City of Carlsbad, December 2008
1. Harding Street Senior Project: With 50 proposed condominiums on a
0.9 acre site, the Harding Street Senior Project has a density of over 55
units per acre and received approval of a senior housing density bonus as
allowed by the Zoning Ordinance. The applicant received a density
increase from 6.0 units per acre to 55.5 units per acre and development
standards modifications as incentives to develop the site for senior
housing and to reserve 15 units (30 percent of the total units) as
affordable to low (7 units) and moderate income (8 units) households.
These residences help the City meet its goal, as expressed in proposed
Program 3.10, of providing 50 units of low income senior housing by 2010.
2. Roosevelt Street Residences: An approved 35-unit condominium project
on Ocean Street will satisfy its inclusionary requirements through the
purchase and rehabilitation of an off-site existing ten-'unit apartment
building. The approved Roosevelt Street Residences project will deed
restrict seven of the ten apartments as housing affordable to lower-income
families.
3. Lumiere Carlsbad Village Hotel: This mixed use project in the City's
Village Redevelopment Area proposes 41 hotel units, ten condominiums,
two low-income apartments, and a rooftop restaurant. The Lumiere project
was approved in July 2008 .
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Second Units
Furthermore, the City has experienced increased development of second units in
recent years. Between January 1, 2003 and December 31, 2006, a total of 67
second dwelling units (or an annual average of 17 units) were built in the City.
The City estimates an additional 80 second units may be developed during the
remaining four years of the 2005-2010 planning period based on recent trends.
Pursuant to City regulations, second dwelling units, if rented, must be rented at
rates affordable to lower income households.
Adequacy of Sites Inventory in Meeting RHNA
Overall, the City has the capacity to accommodate 5,266 additional units on
existing and proposed residentially designated land, mixed use projects and
redevelopment areas (Table 3-12). This capacity can potentially facilitate the
development of 3,014 lower income, 577 moderate income, and 1,675 above
moderate income units based on economic feasibility as it relates to densities.
Combined, the City has land resources and programs ( existing and proposed) to
accommodate the remaining RHNA of 3,566 units for lower and moderate income
households on properties designated for RH and RMH densities. Since the City
has more capacity than necessary to satisfy RHNA lower income demands, the
surplus can be applied to satisfy moderate income needs. As the RHNA for
above-moderate income housing has already been satisfied by residences
constructed through 2006, there is no remaining need to address for this income
group.
Table 3-12
Adequacy of Sites in Meeting Remaining RHNA
Above
Lower Moderate Moderate
Sites Income Income Income Total
Residential Sites 1,579 569 1,675 3,823
Mixed Use Sites 1,339 0 0 1,339
Recently approved
Proposals with Affordable 16 8 24
Comoonents1
Second Units 80 0 0 80
Total 3,014 577 1,675 5,266
RHNA Remaining 2,395 1,171 ---3,566
Difference +619 -594 +1,675 +1,700
1These projects, indentified in Table 3-11, are in addition to those found in tables 3-1 and 3-2 and
represent affordable housing approved since December 31, 2006.
Source: City of Carlsbad, May 2008.
The City's existing affordable housing program has been quite successful,
despite severe market constraints related to the high cost of residential land. As
shown in Table 2-15, Carlsbad property values are the second highest in the
County, well above the County median. As discussed previously, there is a
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significant gap between the cost of producing affordable housing and the ability
to recover those costs in the price of the housing. This gap is especially
intensified by higher property values, which typically constitute the largest
proportion of housing production costs.
Due to the high land costs, the willingness of prospective home buyers to pay
extremely high housing prices to live in this desirable coastal community, and
higher construction costs for multi-family housing, housing developers have
consistently opted to build predominantly low density single-family home
projects rather than higher density attached dwelling units.
Prior to the adoption of the City's Affordable Housing Program in the early 1990s
(discussed below), there were very few higher density multi-family housing
projects developed by the residential development industry. In fact, even the
single-family residential projects have historically been developed at densities
lower than the City's Growth Management Control Point.
The primary objective of state housing legislation passed in 2004 (AB 2348) is to
mandate higher residential densities so as to facilitate the development of
affordable housing. For Carlsbad and other jurisdictions considered as urban
metropolitan areas, AB 2348 assumes a default density of 30 units per acre is
appropriate to enable lower income housing, unless a local government can
demonstrate otherwise through means such as incentives and flexible
development standards, that it can achieve the production of such housing
below the default density. While the City acknowledges that the availability of
higher density residential sites is directly related to the achievement of higher
density housing, experience has demonstrated that in general, and especially in
highly desirable coastal communities such as Carlsbad, the private housing
market would not develop affordable housing solely because of the availability of
high density land; instead, significant market intervention by local government
is required.
Accordingly, in the early 1990s the City of Carlsbad implemented a
comprehensive and rigorous Affordable Housing Program (i.e., the Inclusionary
Housing Program, Municipal Code Chapter 21.85) that: 1) established a
minimum 15-percent inclusionary lower-income housing mandate for all
residential projects; 2) offered unlimited density increases; 3) allowed for
modifications to development standards to accommodate higher densities; and
4) provided significant City affordable housing subsidies.
Carlsbad has tailored its existing housing program to greatly increase the
probability of increased housing affordability. A key component of its Affordable
Housing Program is to allow increased density on any residential site, provided
there is an increase in the affordability of the development. A critical part of this
component involves the City's Growth Management Program. As discussed later
in Section 4.B, the City has been recapturing all dwelling units not utilized on
sites where the development was below the Growth Management Control Point.
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2005-2010 Housing Element 3-25
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These excess dwelling units are set aside to be used for high priority housing
needs, such as affordable housing.
The success of this approach is evidenced in Table 3-13 below, which identifies
built, approved, and recent potential projects that have received or propose
increased density. The initial General Plan designation is kept at its original
level and then the density is augmented through the City's Affordable Housing
Program. For both the constructed and approved rental and for-sale products
shown in Table 3-13, the original allowable density of the sites ranged from 2.0
to 6.0 units per acre. The resulting density for the constructed and approved
projects in the table, after affordable housing density increases, ranged from
11.3 to 55.5 units per acre, with a vast majority of those projects being below
20 units per acre.
Table 3-13
Original and Current Density for Projects with Affordable Housing
Year Original Site
Project/ Quadrant1 Unit Count Completed Densitv Proiect Density
Villa Loma/SW 344 1996 6.0 du/ac 17.6 du/ac
Cherry Tree Walk/SW 42 1999 3.2 du/ac 14.0 du/ac
Laurel Tree/SW 138 2000 3.2 du/ac 15.3 du/ac
Poinsettia Station/SW 92 2000 4.8 du/ca 16.4 du/ac
Vista Las Flores/SW 28 2001 3.2 du/ac 13.7 du/ac
Sunny Creek/NE so 2002 2.0 du/ac 23.8 du/ac
Cassia Heights/SE 56 2007 3.2 du/ac 21.1 du/ac
Approved (Not 3.2 du/ac; 11.3 du/ac; Poinsettia Place/SW2 90 yet under
construction) 6 du/ac 25 du/ac
Harding Street Senior Approved (Not
Condominiums/NW2 so yet under 6.0 du/ac 55.5 du/ac
construction)
Villa Francesca Senior NIA-
Condominiums/NW 41 preliminary 11.5 du/ac 48 du/ac
review
NIA-15 -35 du/ac
State and Oak Senior 35 preliminary (Village 83 du/ac Condominiums/NW Redevelopment review Area)
Notes:
1 All projects, except Poinsettia Place and Harding Street, Villa Francesca, and State and Oak, are 100 percent
affordable to lower income families.
2 Poinsettia Place was approved in 2006 and features 14 lower income units. Harding Street Senior
Condominiums was approved in 2008 and features 15 low and moderate income units.
The last two projects in Table 3-13, Villa Francesca and State and Oak, are not
approved and have not been formally submitted to the City. These proposals are
preliminary review applications (PRE 08-21 and PRE 08-19). They are included
here to demonstrate the continued developer interest in the increased density
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opportunities provided through the Affordable Housing Program. Both projects
feature market rate and lower-income units. Further, in keeping with the
emphasis to develop mixed use projects in the Village Redevelopment Area, the
preliminary review for the State and Oak project suggests a mix of both
residential and commercial uses.
In summary, the Affordable Housing Program in Carlsbad shows that areas
which can capture high housing prices due to desirable location can still produce
affordable housing provided there is a regulatory mandate, development
standards modifications, and subsidies from the City. Program 2.2 notes the
City will continue to offer flexibility in development standards to facilitate the
development of affordable housing.
Nevertheless, in recognition of AB 2348 and to strengthen its ability to
accommodate its remaining RHNA, Carlsbad has proposed to redesignate certain
sites at minimum densities of 12 (RMH) and 20 (RH) units per acre, all of which
are densities proven by Tables 3-3 and 3-13 to be adequate for moderate and
lower income housing in Carlsbad, respectively. The City has also committed to
establishing the same minimum densities for remaining unentitled and
underutilized properties in the RMH and RH land use designations, and 20 units
per acre for mixed use projects. In the Village Redevelopment Area, the City has
also committed to raising the minimum density to either 18 or 28 units per acre,
depending on the land use district.
B. Financial Resources
Providing for an adequate level of housing opportunities for Carlsbad residents
requires creative layering of funding. Often one single source of funding is
inadequate to address the extensive needs and depth of subsidies required. The
City must program the uses of limited funding effectively to maximize the number
of households that can be assisted.
Two major sources of funding support affordable housing development in
Carlsbad: Redevelopment Housing Set-Aside Fund and Affordable Housing Trust
Fund. In addition, the City reserves a portion of the CDBG and HOME funds for
affordable housing development. Other supplemental sources include Section 108
loan guarantee and Section 8 rental assistance. Another funding source, the City's
Agricultural Conversion Mitigation Fee program, may be used to build farmworker
housing.
The City's policy is to leverage, to the maximum extent feasible, the use of funds
available in the development of affordable housing. The City supports the use of
CDBG, HOME, and Redevelopment Housing Set Aside funds for predevelopment
activities and "gap financing" of developments by private and nonprofit entities.
In 2006, Carlsbad and its Redevelopment Agency leveraged its financial resources
to assist in the property acquisition for and construction of Cassia Heights and
Roosevelt Gardens. These projects provide ownership and rental opportunities for
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2005-2010 Housing Element 3-27
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very low and low income persons. While Roosevelt Gardens is under construction,
the first residents moved into Cassia Heights in 2007.
Together, Cassia Heights and Roosevelt Gardens provide 67 units of affordable
housing. Since these projects were developed outside of the City's Inclusionary
Housing Requirements, they fulfill the City's goal to provide 70 units of non-
inclusionary housing in the current housing cycle as expressed in proposed
Program 3.4.
More information about the City's financial resources is provided below.
Redevelopment Housing Set-Aside Funds
Pursuant to State Community Redevelopment Law, a redevelopment agency must
set aside at least 20 percent of the tax increment revenues generated in a project
area for purposes of low and moderate income housing.
The City of Carlsbad has two Redevelopment Project Areas: Carlsbad Village
Redevelopment Area and South Carlsbad Coastal Redevelopment Area. The
Carlsbad Village Redevelopment Area was adopted in 1981 and covers 200 acres,
including the historic district of the City. The effectiveness of this Redevelopment
Area will expire on July 7, 2009. The South Carlsbad Coastal Redevelopment
Area was adopted on July 18, 2000. This area includes the Ponto Beach area and
the Encina Power Generating Facility.
As of July 1, 2005, the Redevelopment Low and Moderate Income Housing Fund
for these two areas had an unencumbered balance of $2,064,215. Over the
five-year period of the Housing Element, the Carlsbad Housing and
Redevelopment Commission (Commission) anticipates a total of $3.2 million in
Redevelopment Housing Set-Aside funds to be generated in the two
Redevelopment Areas ($2.3 million from Carlsbad Village Redevelopment Area
and $948,000 from South Carlsbad Coastal Redevelopment Area). Funding will
be used to support affordable housing development and homeownership
assistance. Redevelopment set-aside funds of about $2.6 million have been set
aside for construction assistance for low and moderate income housing in the
Robertson Ranch project (see Table 3-4) and for the planned rehabilitation of
Tyler Court. Tyler Court is an existing 75-unit apartment complex restricted to
occupancy by seniors with very low or extremely low incomes.
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Affordable Housing Trust Fund
With the implementation of the City's Inclusionary Housing Ordinance, the City
established a Housing Trust Fund to collect fees generated from the Inclusionary
Housing In-Lieu Fee and the sale of affordable housing credits to satisfy a
developer's inclusionary housing obligation. All fees collected are used
exclusively to facilitate the construction, preservation, and maintenance of
affordable housing pursuant to the City's Inclusionary Housing Ordinance. As of
July 1, 2005, the Housing Trust Fund had an unencumbered balance of
$14,600,777.
The Inclusionary Housing In-Lieu Fee is the single biggest contributor to the
Housing Trust Fund. The City's Inclusionary Housing Ordinance requires 15
percent of new residential development to be reserved as affordable to lower
income households. Developers of small projects with no more than six
units have the option to pay a fee in lieu of providing on-site affordable units.
At the discretion of the City, other options to providing units on-site, such as
dedicating land, may also be possible.
For the upcoming years (between FY 2008/09 and FY 2011/12), the City
anticipates expending the Housing Trust Funds on a few major projects. Close to
$2.4 million has been set aside for acquisition of property for affordable housing
(specific site to be determined). Another $1.4 million will be used to assist the
proposed Bridges at Aviara project lower-income apartment projcect. Also, $1.1
million is identified for the approved Cantarini/Holly Springs project. Lastly,
$5.3 million has been set aside for the construction or rehabilitation of
affordable housing (with specific project(s) to be determined). More information
about these projects may be found in Tables 3-2 and 3-4, respectively. Lastly,
$5.3 million has been set aside for the construction or rehabilitation of
affordable housing (with specific project(s) to be determined).
HOME/CDBG Housing Reserve
The Community Development Block Grant (CDBG) Program is administered by
HUD. Through this program, the federal government provides funding to
jurisdictions to undertake community development and housing activities. The
primary CDBG objective is the development of viable urban communities,
including decent housing and a suitable living environment, and expanding
economic opportunity, principally for persons of low-and moderate-income. The
City of Carlsbad receives an allocation of approximately $500,000 in CDBG funds
annually.
The HOME program provides federal funds for the development and
rehabilitation of affordable rental and ownership housing for households with
incomes not exceeding 80 percent of area median income. The City participates
in the San Diego County HOME Consortium and receives an allocation of
approximately $280,000 in HOME funds annually.
City of Carlsbad
2005-2010 Housing Element 3-29
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The City has established a Housing Reserve Fund with allocations from its CDBG
and HOME Programs to accumulate funds for creating additional affordable
housing opportunities in Carlsbad. Funds are used to help identify appropriate
properties for possible acquisition and/or development of affordable units. Once
an appropriate property is identified, Housing Reserve Funds may be reallocated
for acquisition and/or development of a specific property.
Housing Reserve Funds were allocated to assist in purchasing the Tyler Court
apartments in 1999 and acquisition of property at 2578 Roosevelt Street for
affordable housing in March of 2004. An affordable housing developer has been
selected to construct 11 affordable condominium units on the Roosevelt Street
property, which is the approved Roosevelt Gardens project listed in Table 3-2.
CDBG Section 108 Loans
In the 1990s, the City received approximately $1.2 million in a CDBG Section
108 loan to assist in the land acquisition for a 21-acre site for the construction
of the Villa Loma Apartments. The City anticipates pursuing additional Section
108 loan guarantees to expand affordable housing opportunities in Carlsbad, as
appropriate.
Section 8 Tenant-Based Rental Assistance Program
The Housing Choice Voucher Program is funded by HUD and administered by the
City of Carlsbad Housing Agency. On average, the City utilizes roughly $5.5
million from the Section 8 Rental Assistance Program.
According to the Carlsbad Housing Agency, approximately 1,940 households had
received Section 8 assistance as of 2004. However, another 1,083 Carlsbad
households were on the waiting list for Section 8 vouchers.
Agricultural Conversion Mitigation Fee Program
As certain, often historic, coastal agricultural lands develop, a mitigation fee of
$10,000 per acre is paid to the City. In 2005, Carlsbad established an ad hoc
citizen's committee to advise the City Council on how the collected fees should be
spent, which by that time had reached over $6 million. Subsequently, the
Committee solicited and evaluated funding proposals from organizations
according to specific criteria. These criteria focus on restoration, preservation and
enhancement of Carlsbad's natural and agricultural environment. To this end, an
eligible funding category is the development of farmworker housing, whether in or
out of the Coastal Zone.
In 2008, the City awarded a $2 million grant from the collected fees to Catholic
Charities to rebuild and expand the current La Posada de Guadalupe homeless
shelter to provide farmworker housing. Following reconstruction, this facility will
feature 50-72 beds for farmworkers in addition to the SO-beds that currently
serve farmworkers and homeless men.
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Currently, the Agricultural Conversion Mitigation Fee Program has an approximate
balance of $550,000. It is expected this fee could grow by another $1 to 2 million
as designated properties continue to develop. Carlsbad anticipates receiving and
granting additional funding proposals, which could include farmworker housing, in
2008 and 2009.
The ad hoc citizen's advisory committee term will end in summer 2009 or upon
the allocation of all funds, whichever occurs first. However, the City Council may
also choose to renew the committee. It is not likely that all properties that would
pay the mitigation fee would have developed by that time.
C. Administrative Capacity
The institutional structure and administrative capacity established to implement
programs contained in the Housing Element include the City of Carlsbad, other
public entities, and private developers, both for-profit and non-profit. The City
works closely with private developers to construct, rehabilitate, and preserve
affordable housing in the City.
City of Carlsbad
The City of Carlsbad's Housing and Redevelopment Department, Planning
Department, and Building Department, under the organization of the Community
Development Major Service Area, will be the lead departments in implementing a
variety of programs and activities outlined in this Housing Element.
Housing and Redevelopment Department
The Housing and Redevelopment Department consists of the Carlsbad Housing
Authority and Redevelopment Agency. Principal responsibilities of the Housing
and Redevelopment Department include:
• Administering the CDBG program -A substantial amount of CDBG funds
over the next five years will be allocated to projects that address the
affordable housing needs of lower and moderate income households.
• Administering the Section 8 Housing Choice Voucher program -the
Housing Authority provides approximately 650 Section 8 vouchers to
eligible households.
• Implementing Housing Element programs -The Department will work with
developers to create affordable housing opportunities for low income
households.
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2005-2010 Housing Element 3-31
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Planning Department
Principal responsibilities of the Planning Department of the Community
Development Major Service Area include:
• Preparing ordinances and policies to facilitate and encourage housing
development for all income groups in Carlsbad.
• Assisting in the development of affordable housing.
• Tracking the number and affordability of new housing units built.
Building Department
Principal responsibilities of the Building Department include monitoring and
reporting on existing housing units that are substandard and providing code
enforcement services.
Housing Developers
Non-Profit Organizations
The City works with a number of for-and non-profit developers to create
affordable housing using the Housing Trust Fund and Redevelopment Housing
Set-Aside funds. The following affordable housing developers have expressed
interest in developing and/or preserving affordable housing in San Diego County:
• Affordable Housing People
• Bridge Housing Corporation
• Chicano Federation of San Diego County
• Community Housing Group
• Community Housing of North County
• Community Housing Works
• Habitat for Humanity
• Housing Development Partners of San Diego
• Jamboree Housing
• MAAC Project
For-Profit Developers
Private, for-profit developers will assist in the effort of creating affordable housing
in Carlsbad through the City's Inclusionary Housing Ordinance. Per the ordinance,
at least 15 percent of all housing units approved for any master plan community,
specific plan, or qualified subdivision must be affordable to lower income
households.
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4. Constraints and Mitigating Opportunities
A variety of factors can encourage or constrain the development, maintenance,
and improvement of housing in Carlsbad, particularly for low and moderate
income households. Its coastal location and mesa/canyon topography imposes
physical and regulatory constraints, as well as commands high land costs that
present challenging market constraints. This section provides an analysis of
various potential and actual constraints to housing development and
preservation in Carlsbad. When an actual constraint is identified, the Housing
Element must consider actions and opportunities that can mitigate the
constraints. While certain factors may increase the costs of housing, such as
construction/labor costs, their impacts are similar throughout the region and
therefore do not impose disadvantages on the City. These factors are
considered potential, but not actual constraints.
A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of
housing reinvestments and can potentially hinder the production of new
affordable housing.
Land Cost
In most cities, land costs vary with site location, availability of infrastructure,
and offsite conditions. In Carlsbad, location is the single greatest factor
determining land prices. Carlsbad is a highly desirable place to live and many
properties have coastal views. Proximity to freeway access, public facilities, and
community image also contribute to the high land costs in the City.
The average cost per acre for a vacant single-family lot in September 2004 was
$903,236 per acre (Table 4-1). At that time, few vacant multi-family
residential properties were for sale on the market. In September, the Multiple
Listing Service (MLS) database listed one vacant multi-family lot where a four-
plex could be built. The cost of this 0.13-acre lot was $595,000. The cost of
vacant residential land in Carlsbad is a significant market constraint to the
production of new affordable housing.
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2005-2010 Housing Element 4-1
Constraints and Mitigating Opportunities
Table 4-1
Vacant Land Prices: September 2004
Housing Type Lot Size Advertised Average
and Acres (acres) Price $/acre
1.08 $550,000
2.50 $550,000
0.57 $650,000
0.14 $898,500
Single-Family 0.48 $900,000 $903,236
3.31 $990,000
0.57 $1,000,000
0.12 $1,100,000
1.89 $2,990,000
Multi-Family 0.13 $595,000 $4,576,923
Source: MLS Listings, September 2004.
Mitigation Opportunities
The City offers several opportunities to mitigate the impact of land costs on
affordable housing development. Specifically:
4-2
• Adequate Sites Inventory: The City ensures, through land use planning
actions, that an adequate supply of residential sites is available to meet
the City's projected housing needs. This discussion is contained in
Section 3, Resources Available.
• Density Bonus: The City offers density bonuses, pursuant to State law,
to increase the yield (number of units) that can be achieved on a
property, thereby reducing the per-unit land cost.
• Eminent Domain/Friendly Condemnation: The City may choose to
acquire properties through friendly eminent domain proceedings.
Through this process, the City is required to offer fair market value and
the owner may accrue substantial tax benefits.
• Land Banking/Surplus Land: The City may acquire land and reserve it
for future residential development. In addition to privately held
properties, surplus land owned by the City and other public agencies
offers additional opportunities for affordable housing. The acquired land
can be resold with entitlement to a nonprofit developer at a reduced price
to provide housing affordable to lower income households. The City may
also accept land as an in-lieu contribution by a developer to fulfill the
inclusionary housing requirement.
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Construction and Labor Costs
The International Conference of Building Officials (ICBO) provides estimates on
labor and material costs by type of construction. According to ICBO estimates,
the average per-square-foot cost for "good" quality housing is approximately
$95 for multi-family housing and $107 for single-family homes in California.
Estimates are based on "good" quality Type V, wood-frame construction,
providing materials and fixtures well above the minimum required by State and
local building codes.
Historically, labor costs are relatively stable and fixed in comparison to land and
improvement costs. However, in January 2002, Senate Bill 975 expanded the
definition of public works and the application of the State's prevailing wage
requirements to such projects. It also expanded the definition of what
constitutes public funds and captured significantly more projects beyond just
public works (such as housing) that involve public/private partnerships. Except
for self-help projects under SB972, the recently passed SB 975 requires
payment of prevailing wages for most private projects constructed under an
agreement with a public agency providing assistance to the project. As a result,
the prevailing wage requirement substantially increases the cost of affordable
housing construction.
Mitigating Opportunities
Both construction and labor costs are similar throughout the region. While these
costs add to the overall cost of housing, they do not pose an actual constraint to
housing development in Carlsbad. Nevertheless, the City offers a number of
incentives and assistance to help reduce the cost of construction for affordable
housing. These include: density bonus, and direct financing assistance using
CDBG/HOME Housing Reserve Fund, Housing Trust Fund, and redevelopment
housing set-aside fund.
Home Financing
Although interest rates have stabilized at relatively low levels over the past few
years, they still have a substantial impact on housing costs for purchasers. An
additional obstacle for homebuyers continues to be the downpayment required
by lending institutions. These factors often affect demand for ownership
housing, driving up or depressing housing prices.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions must
disclose information on the disposition of loan applications by the income,
gender, and race of the applicants. This applies to all loan applications for home
purchases and improvements, whether financed at market rate or through
government-backed programs. The primary concern in a review of lending
activity is to see whether home financing is generally available to all income
groups in the community.
City of Carlsbad
2005-2010 Housing Element 4-3
Constraints and Mitigating Opportunities
Conventional Lending
Overall, 4,198 households applied for mortgage loans for homes in Carlsbad in
2003 (Table 4-2). Of the applications for conventional mortgage loans,
approximately 70.9 percent were originated (approved by the lenders and
accepted by the applicants). The overall denial rate was 9.3 percent, while 19.7
percent of the applications were withdrawn, closed for incompleteness, or
received approval, but the applicant did not accept the loan.
Among households that applied for home purchase loans in 2003, 691 were low
and moderate income. Low and moderate income applicants had only slightly
higher denial rates compared to above moderate income applicants.
Among the 268 applications for home improvement loans in 2003, 47 percent
were originated, 25 percent were denied, and 28 percent were withdrawn,
closed for incompleteness, or received approval, but the applicant did not accept
the loan. Denial rates among low and moderate income applicants were
significantly higher than rates for above moderate income households. Most
likely, lower and moderate income households had high debt-to-income ratios to
qualify for a second loan for home improvements.
Table 4-2
Disposition of Home Purchase and
Home Improvement Loan Applications
Home Purchase Loans Applicant
Income Total % %
ADDS. Oria. Denied
Low Income 178 69.4 11.9 (<80% MFI)
Moderate Income 513 66.9 11.3 (80 to 120% MFI)
Above Moderate 3,320 72.5 8.5 (>120% MFI)
Not Available 187 56.7 16
Total 4,198 70.9 9.3
Source: Home Mortgage Disclosure Act (HMDA), 2003.
Notes:
%
Other*
18.7
21.8
19
27.2
19.7
Home Improvement Loans
Total % % %
ADDS. Oria. Denied Other*
31 35.4 38.7 25.8
56 42.9 32.1 25.0
178 51.1 20.2 28.7
3 33.3 0 66.6
268 47.4 24.6 28
*"Other" includes applications approved but not accepted, files closed for incompleteness, and applications
withdrawn.
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Government-Backed Lending
In addition to conventional mortgages, HMDA (Home Mortgage Disclosure Act)
tracks loans for government-backed financing (e.g. FHA, VA, or FSA/RHS).1
However, home prices in Carlsbad often exceed the maximum home values
established by these government-backed programs. In 2003, only 21
households applied for government-backed home mortgage loans for properties
in Carlsbad. Of these applications, 62 percent were originated (approved by the
lenders and accepted by the applicants), 19 percent were denied, and 19
percent were withdrawn, closed for incompleteness, or received approval, but
the loan was not accepted by the applicant. Only one application for a
government-backed home improvement loan was processed in 2003 and the
loan was originated.
Mitigating Opportunities
Results of the HMDA analysis indicate a gap in the availability of home financing
for lower and moderate income households, particularly for rehabilitation
financing. The City will continue to offer a range of homebuyer assistance, as
well as rehabilitation assistance programs for lower and moderate income
households.
B. Government Constraints
Local policies and regulations can affect the price and availability of housing.
Land use controls, growth management program, development standards, site
improvements, fees and exactions, permit processing procedures, and other
issues may present potential and actual constraints to the maintenance,
development, and improvement of housing.
Land Use Controls
The Land Use Element of the Carlsbad General Plan sets forth policies for
guiding local development. The distribution of land use designations within the
City are based on several geographical and locational constraints. These
constraints include: McClellan/Palomar Airport, San Diego Gas & Electric power
plant, Encina wastewater treatment plant, regional commercial areas along
Interstate 5 and Highway 78, open space reserves, habitat, beaches and
lagoons, as well as the City's overall mesa/canyon topography. The airport,
power plant and wastewater treatment plant preclude residential development in
close proximity due to potential public health and safety concerns. The natural
constraints such as hilly topography, beaches and lagoons also limit the extent
and density of residential uses.
Government-backed financing includes those backed by the Department of Veteran Affairs (VA), Federal
Housing Administration (FHA), and Farm Service Agency/Rural Housing Services (FSA/RHS).
Downpayment assistance, silent second, and other mortgage assistance programs offered by local
jurisdictions are not tracked by HMDA.
City of Carlsbad
2005-2010 Housing Element 4-5
Constraints and Mitigating Opportunities
Carlsbad's Land Use Element establishes five residential designations ranging in
density from 1.0 dwelling unit per acre to 23.0 dwelling units per acre (Table 4-
3). These designations apply to properties outside the Village Redevelopment
Area. As discussed later under the Growth Management Plan, the Growth
Control Point represents the residential cap invoked by Carlsbad's Growth
Management Program. Certain findings regarding the provision of adequate
facilities and the densities of neighboring developments must be made to exceed
the Growth Control Point density cap.
Table 4-3
Land Use Designations and Implementing Zones
Allowed Growth
Land Use Designation Density Control Implementing Zone Point (du/ac) (du/acl
RL-Residential Low Density 0.0 -1.5 1.0 R-1, R-A, PC, RMHP
RLM -Residential Low Medium Density 0.0 -4.0 3.2 R-1, R-A, PC, RMHP
RM -Residential Medium Density 4.0 -8.0 6.0 R-1, R-2, RD-M, PC, RMHP
RMH -Residential Medium High Density 8.0 -15.0 11.5 R-3, RD-M, PC, RMHP, R-P
RH -Residential High Density 15.0 -23.0 19.0 R,3, RD-M, PC, RMHP, R-P,
R-W
Source: Carlsbad General Plan, Amended September 13, 2005.
In the Village Redevelopment Area, Carlsbad has applied another, separate land
use designation, V -Village. This designation permits both residential and non-
residential uses, and the established density ranges are 15.0 to 23.0 and 15.0 to
35.0 dwelling units per acre. While no Growth Management Control Point has
been established for Village residential development, all residential units
approved in the Village must be withdrawn from the Excess Dwelling Unit Bank,
which is a part of the Growth Management Plan discussed below.
Growth Management Plan
In the mid-1980s, Carlsbad experienced a construction boom. Growth rates
exceeded ten percent and developers completed the most homes in the City's
history -2,612 -in 1986. Further, Carlsbad's General Plan established a
residential capacity exceeding 100,000 units, which potentially meant over
80,000 more homes could be built. With the above in mind, residents expressed
concern over the loss of small town identity, disappearance of open space, and
potential for growth to outstrip public facilities and services.
Aware that development was creating public facility impacts to the community,
the City began working on its Growth Management Program. Among the first
action taken was reduction of the General Plan's residential capacity by
approximately one-half in 1985. Subsequent actions included the adoption of a
series of interim ordinances to restrict development while the formal Growth
Management Program was finalized. In 1986, Carlsbad adopted a Citywide
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Facilities and Improvements Plan that established much of the foundational
aspects of the program. That year, the program was permanently enacted by
ordinance.
Also in 1986, Carlsbad voters passed Proposition E, which ratified the City's
Growth Management Plan. This program imposed very specific facility
improvement and/or fee requirements for all new development and "locked in"
the residential density controls which were already part of the program. The
program divided the City into four quadrants and established a dwelling unit cap
per quadrant. The cap for the entire City is 54,600 units, although the
individual quadrant caps cannot be exceeded without approval from Carlsbad
voters. The caps are further discussed below.
The Growth Management Program ensures that adequate public facilities and
services are guaranteed at all times as growth occurs. This program establishes
performance standards for eleven public facilities. The eleven public facilities
addressed are city administration, library, waste-water treatment, parks,
drainage, circulation, fire, open space, schools, sewer collection, and water
distribution. The program requires that the appropriate public facilities must be
available in conformance with the adopted performance standards in an area
when new development occurs. Unless each of these eleven public facility
standards has been complied with, no new development can occur.
Compliance with the Growth Management Program is planned for and provided
through a three-tiered or phased planning process:
• Citywide Facilities and Improvements Plan, which adopted eleven public
facility performance standards, defined the boundaries of twenty-five local
facility management zones, and detailed existing public facilities and
projected the ultimate public facility needs.
• Local Facilities Management Plans are prepared in each of the twenty-five
zones and implement the provisions of the Growth Management Program.
These plans phase all development and public facilities needs in ac-
cordance with the adopted performance standards, provide a detailed
financing mechanism to ensure public facilities can be provided, are re-
viewed by City staff for accuracy, and are approved by the City Council
after a public hearing.
• Individual Projects must comply with the provisions of the Local Facilities
Management Plans, as well as implement provisions of the Citywide plan.
The third phase of the program includes the review of individual projects
to ensure compliance with all performance standards prior to the approval
of any development permits.
The 1986 Citywide Facilities and Improvements Plan estimated the number of
dwelling units that could be built as a result of the application of the General
City of Carlsbad
2005-2010 Housing Element 4-7
Constraints and Mitigating Opportunities
Plan density ranges to individual projects. For the entire City at buildout, the
estimate was 54,600 dwelling units or an estimated population of 135,000.
The purpose of this estimate was to provide an approximate ultimate number of
future dwelling units and population citywide and for each quadrant for facility
planning purposes. The City's Capital Improvement Plan, Growth Management
Plan, and public facilities plans are all based on this estimate. To ensure that all
necessary public facilities will be available concurrent with the need to serve
new development, it was necessary to set a limit on the number of future
residential dwelling units which can be constructed in the City based on the
estimate.
The City determined the maximum number of future dwelling units which could
be constructed in the four quadrants. The axis of the four quadrants is the
intersection of El Camino Real and Palomar Airport Road. The maximum
number of future dwelling units which may be constructed or approved in each
quadrant after November 4, 1986, is as follows: Northwest Quadrant -5,844
units; Northeast Quadrant -6,166 units; Southwest Quadrant -10,667 units;
Southwest Quadrant -10,801 units.
When the Growth Management Program was ratified by Carlsbad citizens
through an initiative, the voters mandated that the City not approve any
General Plan amendment, zone change, tentative subdivision map or other
discretionary approval which could result in future residential development
above the limit in any quadrant. This mandate will remain in effect unless
changed by a majority vote of the Carlsbad electorate.
Growth Control Point
Before Proposition E was drafted in 1986, one major concern was how best to
link development to the provision of public facilities and also assure that once
the facilities were installed subsequent development would not exceed their
capacities. When Proposition E was drafted, it created for each residential
general plan designation a "Growth Management Control Point" (GMCP) at
approximately the mid-point of the associated density range.
Per the Growth Management Program, the GMCP identified for each land use
designation in Table 4-3 represents a specific density (dwelling units per acre)
to ensure residential development does not exceed the dwelling unit caps
established for each quadrant. A development may not exceed the Growth
Control Point unless the following three findings can be made:
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• The project will provide sufficient public facilities for the density in excess
of the control point to ensure that the adequacy for the City's public
facilities plans will not be adversely impacted;
• There have been sufficient developments approved in the quadrant at
densities below the control point to cover the units in the project above
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the control point so that approval will not result in exceeding the quadrant
limit; and
• All necessary public facilities required by the Growth Management
Ordinance will be constructed or are guaranteed to be constructed
concurrently with the need for them created by the development and in
compliance with adopted City standards.
The 2005-2010 Housing Element contains programs discussed in Section 3 that
propose densities exceeding the GMCP. In some cases, the proposed densities
also exceed the allowed density range for the RH land use designation as listed
in Table 4-3 above. The density ranges for the RH and the other land use
designations in the table are contained in the Growth Management Program. The
RH designation establishes the highest density range in Carlsbad.
New Housing Element programs propose a minimum density of 12 units per acre
in the RMH land use designation and 20 units per acre in the RH designation.
These are 0.5 and 1 unit above their respective GMCP. Both proposed minimum
densities are under the maximum density of 15 units per acre for the RMH and
23 units per acre for the RH General Plan designations. As with any project that
exceeds the GMCP, the General Plan amendments necessary to approve these
increased minimum densities must demonstrate compliance with the three
findings above. The increased minimum densities would require a bank
withdrawal of no more than 25 units. As discussed and shown in table 4-4
below, this and other withdrawal proposed as part of this Housing Element
would not exceed the available bank balance.
Section 3 also discusses planned densities in the proposed Barrio and Village
Redevelopment areas that exceed the RH designation's maximum density of 23
units per acre. The minimum density proposed for the Barrio Area is either 12 or
28 units per acre, depending on location; the minimum density proposed in the
Village is either 18 or 28 units per acre, depending on the land use district. The
Growth Management Program does not prohibit densities which exceed the
maximum of the RH designation; instead the program requires the findings
above to be made.
In this regard, recent changes to the Village Redevelopment Area development
standards permitted a maximum density of 35 units per acre. Approval of these
changes includes the determination that future development would remain
consistent with growth projections and that no significant improvements would
be required to public infrastructure. A similar analysis will be required as part of
the planning to be done for the Barrio Area. Because densities planned for the
Barrio Area exceed those that currently exist, units will need to be withdrawn
from the Excess Dwelling Unit Bank, discussed in the following section.
Excess Dwelling Units
To ensure dwelling unit caps are not exceeded, Carlsbad developed a tracking
system to account for projects approved both below and above the GMCP.
City of Carlsbad
2005-2010 Housing Element 4-9
Constraints and Mitigating Opportunities
Projects that have developed below the GMCP, for example, generate "excess
dwelling units" that are deposited into an "excess dwelling unit bank" that is
maintained by quadrant. Likewise, proposals approved above the GMCP
withdraw these excess units from the bank. As long as the specific unit
withdrawal will not exceed the quadrant cap, projects are able to withdraw from
the bank regardless of their quadrant location.
On February 6, 1990, the City Council established Council Policy Statement 43
to set out the procedures and policies regarding withdrawals from and the usage
of dwelling units from the Excess Dwelling Unit Bank. On December 17, 2002,
the City Council amended Policy Statement 43 to:
• Reduce the number of accumulated excess dwelling units available
citywide at the time from 5,985 to 2,800;
• Authorize withdrawals from the bank to be utilized in "qualifying" projects
anywhere within the city; and
• Establish that "qualifying" projects were limited to the following types of
development proposals:
-Projects that include a request for a density bonus;
-Housing for lower or moderate-income families;
-Senior housing;
-Housing located within either of the City's two Redevelopment Project
Areas, which includes the Village;
-Transit-oriented/"smart growth" developments;
-Conversions of general plan land use designations from non-residential
to residential; and
-Single-family developments, in infill-areas, under stipulated conditions.
The proposals identified in Section 3 to meet the City's remaining Regional
Housing Needs Assessment (RHNA) can be considered "qualifying" projects and
thus eligible to withdraw units from the bank. This is because they propose
densities appropriate for lower and moderate-income families, are located in the
City's redevelopment areas, and are located in smart growth or transit-oriented
areas such as the proposed Barrio Area or Quarry Creek. Moreover, by limiting
bank withdrawals to only qualifying projects and establishing criteria that favors
higher density housing, availability of excess dwelling units for programs
proposed in this Housing Element is a reasonable assumption.
Just as it removed units from the bank, the City Council also has the ability at
any time to add units to the bank should it become necessary or desirable. The
addition of units to the bank could equal the approximately 3,100 units removed
in 2002 or some other quantity as long as that added amount did not cause the
overall cap of 54,600 units to be exceeded.
Deposits and withdrawals to the Excess Dwelling Unit Bank and the number of
existing and future units in each quadrant are monitored monthly. This
information may be obtained from the City's website at
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http://www.carlsbadca.gov/pdfdoc.html?pid=488. The following projects
approved over the past five years provide a good representation of the
developments that have both contributed units to and received units from the
bank:
• Smith-Walsh -A 2002 approval to change the General Plan designation
from commercial to residential on approximately 5 acre property. This
required a bank withdrawal of 30 units.
• Cantarini/Holly Springs -This large residential project, approved in 2004,
deposited 374 units into the Northeast Quadrant bank. Cantarini/Holly
Springs is environmentally constrained by habitat and topography and
features significant natural open space and did not realize the full unit
yield allowed by the project's then-General Plan designation.
• The Bluffs -Another 2004 approval, The Bluffs withdrew 17 units from
the Northeast Quadrant bank to accommodate a density increase from
11.5 (the GMCP) to 14.6 units per acre. The Bluffs features ten
condominiums affordable to very low income families.
• State Street Mixed Use -Because of its location in the Village
Redevelopment Area, a withdrawal of six units was necessary for this
project, which was approved in 2006.
• Aura Circle -This project, approved in 2007, contributed 12 units to the
bank. An eleven lot single-family subdivision, over 80% of the 15 acre
project site was set aside as habitat preserve. The General Plan
designation for the property allowed 23 units.
• Robertson Ranch -This 2006 project required a withdrawal from the
Northeast Quadrant bank of 171 units. A large master planned
community, Robertson Ranch, now under construction, will feature over
1,100 units. The withdraw of bank units enabled over 500 units to be
approved at densities exceeding the GMCP; as reported in Section 3, 465
were approved between 20 and 22.3 dwelling units per acre (du/ac),
exceeding the GMCP of 19 du/ac; and 84 were approved at 12.4 du/ac,
exceeding the GMCP of 11.5 du/ac.
• Second Dwelling Units -Individuals proposing to construct second
dwelling units on their already developed properties must receive a unit
withdrawal from the bank. Since 2003, 45 units have been withdrawn
from the bank for this purpose.
As the above list demonstrates, developments throughout Carlsbad have
withdrawn and deposited units into the Excess Dwelling Unit Bank and been
constructed below and above the Growth Management Control Point. In the
past, this has been primarily due to housing market conditions, including the
desirability of building low density projects. Other reasons for developing below
the Growth Control Point include environmental constraints, such as topography
and sensitive habitat. However, approving densities below the Growth Control
Point is now more difficult due to Government Code Section 65863, which
incorporates state legislation (SB 2292) passed in 2004. More details about this
law may be found in the section below on mitigating opportunities.
City of Carlsbad
2005-2010 Housing Element 4-11
Constraints and Mitigating Opportunities
Mitigating Opportunities
As of December 1, 2008, the Excess Dwelling Unit Bank had a balance of 2,971
units. This number has changed little in the past year; in January 2008, the
bank balance was 2,967. Overall, from January 2003 through December 2008,
349 units have been withdrawn from the bank and 520 units deposited. The
previous section of the Housing Element, Housing Resources, indicates that the
City has a remaining Regional Housing Needs Assessment (RHNA) of 3,566
units, including 2,395 units for lower income households and 1,171 units for
moderate income households. In the past, the City has relied on withdrawals
from the Excess Dwelling Unit Bank to facilitate the development of housing
affordable to lower income households.
Tables 3-4, 3-6, 3-7, 3-9 and 3-10 identify proposed residential and mixed use
sites and developments that could help accommodate the City's remaining lower
and moderate income RHNA. Additionally, some of the sites listed in the tables
would need the approval of General Plan Amendments and other planning
document changes to re-designate the sites to allow residential uses or establish
a higher residential density. Some of these identified sites currently allow for a
maximum number of dwelling units (see "Dwelling Units Permitted" column in
Table 4-4) based upon their site acreage multiplied by the Growth Control Point
of the existing land use designation and less any existing units. Other identified
sites currently do not permit residential uses, such as shopping center sites, or
do not have any specific densities assigned to them for Growth Management
Program compliance purposes, such as properties in the Village. Any dwelling
units proposed above what is currently permitted would need to be withdrawn
from the Excess Dwelling Unit Bank.
The City has a remaining RHNA of 3,566 lower and moderate income units. The
identified sites, based on current Growth Control Point densities, allow for the
development of 742 of the City's remaining lower and moderate income RHNA.
The balance of the remaining lower and moderate income RHNA units (2,824
units) would need to be withdrawn from the Excess Dwelling Unit Bank. The
existing 2,971 units in the Excess Dwelling Unit Bank (as of December 2008) are
adequate to address the City need for lower and moderate income housing.
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Table 4-4
Dwelling Units Permitted on Vacant and Underutilized Residential
and Mixed Use Sites and Recently Approved Projects Based on Current
Growth Control Points
Dwelling Units
Property APN Permitted
Bridges at Aviara Portions of 215-050-44 and 47 22
La Costa Town Square (proposed 223-060-31 0 RH parcel)
Ponto 216-140-17 0
Quarry Creek Portions of 167-040-21 165
Vacant Unentitled RH Land Various 224
Underutilized RH sites Various 68
Second Dwelling Units Various 0
Village Redevelopment Area Various 0
La Costa Town Square Portion of 223-060-32 0 (Commercial Mixed Use orooosal)
Commercial Mixed Use Ponto Portion of 216-140-18 0
Vacant Unentitled RMH Land Various 91
Underutilized RMH Land Various 96
Shopping Center Mixed Use Various 0
Proposed Barrio Area Various 70
Recently Approved Projects with
Affordable Housing (Harding Street 204-192-12 6
Senior Project)1
Total 742
Notes:
1 These projects are found in Table 3-11. Of the three projects identified in Table 3-11, only the Harding Street
Project is counted in this Table 4-4. For purposes of this Housing Element, all 15 affordable units in the Harding
Street project have been withdrawn from the Excess Dwelling Unit Bank. Overall, the project requires a 44 unit
bank withdrawal when also factoring in its market rate units.
The other two projects in Table 3-11, Lumiere and Roosevelt Street, do not require additional bank withdrawals.
The Lumiere project is part of the Village Redevelopment Area (already counted above) and the Roosevelt Street
project rehabilitates existing units and thus requires no units from the Excess Dwelling Unit Bank.
In addition to ensuring adequate units exist in the Excess Dwelling Unit Bank, it
is also necessary to verify that the identified sites do not cause the dwelling unit
caps of each quadrant to be exceeded. Table 4-5 provides this analysis to
demonstrate that quadrant caps will not be exceeded. In the "Identified Sites"
column, reported are the number of units that would be withdrawn from the
Excess Dwelling Unit Bank and that are in addition to any units already
permitted on the sites by existing General Plan designations and densities, as
identified in Table 4-4. As shown below, since per quadrant totals under
"Identified Sites" are fewer than the per quadrant totals under "Future Units,"
each quadrant has sufficient capacity to accommodate proposed Housing
Element programs, as indicated by the per quadrant totals under "Remaining
Future Units."
City of Carlsbad
2005-2010 Housing Element 4-13
Constraints and Mitigating Opportunities
Table 4-5
Analysis of Identified Sites Compared to Quadrant Dwelling Unit Caps
Quadrant Existing Future
Quadrant Cap1 Units2 Units2
Northwest 15,370 12,831 2,539
Northeast 9,042 5,521 3,521
Southwest 12,859 10,914 1,945
Southeast 17,328 14,010 2,318
Notes:
1 Based on Proposition "E" Caps added to the existing units in 1986.
2As of December 1, 2008
Identified Remaining Future
Sites3 Units
1,513 1,026
362 3,159
219 1,726
203 2,115
3Included in totals are the 80 second dwelling units estimated to be built during the Housing Cycle. These units are
divided up evenly among the four quadrants.
Government Code 65863 (Assembly Bill SB 2292)
SB 2292 prohibits local governments, with certain exceptions, from approving
residential projects at a density below that used to demonstrate compliance with
Housing Element law. For Carlsbad, the GMCP has been the density used to
demonstrate compliance with Housing Element law. In this 2005-2010 Housing
Element, compliance is demonstrated not only by the Growth Control Point but
also by new minimum densities that exceed it as discussed in Section 3.
Pursuant to California Government Code Section 65863, the City shall not by
administrative, quasi-judicial, or legislative action, reduce, require or permit the
reduction of residential density on any parcel to a density below that which was
utilized by the California Department of Housing and Community Development in
determining compliance with housing element law, unless, the City makes
written findings supported by substantial evidence of both of the following:
a. The reduction is consistent with the adopted general plan, including the
housing element.
b. The remaining sites identified in the housing element are adequate to
accommodate the City's share of the regional housing need pursuant to
Government Code Section 65584.
If a reduction in residential density for any parcel would result in the remaining
sites identified in the Housing Element not being adequate to accommodate the
City's share of the regional housing need, the City may reduce the density on
that parcel provided it identifies sufficient additional, adequate, and available
sites with an equal or greater residential density so that there is no net loss of
residential unit capacity.
The City shall be solely responsible for compliance with Government Code
Section 65863, unless a project applicant requests in his or her initial
application, as submitted, a density that would result in the remaining sites in
the housing element not being adequate to accommodate the City's share of the
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regional housing need. In that case, the City may require the project applicant
to comply with Government Code Section 65863. In such cases, the findings
would be made as part of the permit approval process. For the purposes of
determining or requiring compliance with Government Code Section 65863, the
submission of an application does not depend on the application being deemed
complete or being accepted by the City.
Government Code Section 65863 does not apply to parcels that, prior to January
1, 2003, were either 1) subject to a development agreement, or 2) parcels for
which an application for a subdivision map had been submitted.
It should be noted that residential projects with densities below the GMCP
deposit their unused units into the Excess Dwelling Unit Bank. These excess
units are available for allocation to other projects anywhere in Carlsbad.
Accordingly, there is no net loss of the residential unit capacity used to
determine compliance with state housing law.
Local Facility Management Plan
To facilitate effective implementation of the Growth Management Plan, the City
is split into 25 different facility zones and requires the preparation of a Local
Facility Management Plan (LFMP) for each zone prior to approving development
in the affected zone. LFMPs have been prepared and development has occurred
in all the City's zones, except for Zone 25, located in Carlsbad's north end. The
Quarry Creek site, portions of which will be redesignated for RH and RMH land
uses as part of a new Housing Element program, is in Zone 25. The City
estimates that preparation of a city-initiated LFMP, and related general plan and
zoning amendments and an environmental impact report will take two years.
Provisions for a Variety of Housing Types
Carlsbad's Zoning Ordinance accommodates a range of housing types in the
community. Housing types permitted include standard single-family and multi-
family housing, mobile homes, second units, mixed-use opportunities, as well as
housing to meet special housing needs, such as farm labor housing, and housing
for persons with disabilities. Table 4-6 summarizes and the following text
describes the types of housing permitted in each residential and commercial
zone.
City of Carlsbad
2005-2010 Housing Element 4-15
Constraints and Mitigating Opportunities
Table 4-6
Housing Types by Residential Zone Category
Uses E-A R-E R-A R-1 R-2 R-3 R-P R-R-R-T RMHP PC w DM
One Family Homes A p p p p p3 pS p3
Two Family Homes p p p6 p
Multi-Family Housing p2 p4 p4 p4
Second Units Al Al Al Al Al Al Al
Mobile Homes A p p p p p3 p3
Large Residential Care C Cl Facility (>6 persons)
Small Residential Care A p p p p p p p
Facility (~6 persons)
Source: City of Carlsbad Municipal Code, Amended September 28, 2004.
Notes: A=Permitted Accessory Use; P=Permitted Use; C=Conditionally Permitted Use
1 Accessory to one-family dwelling only.
pB p
p p
p p
Al Al pB
p p
p
p
2 A multiple-family dwelling with a maximum of four (4) units may be erected when the side lot line of a lot abuts R-
P, commercial or industrial zoned lots, but in no case shall the property consist of more than one lot, or be more
than 90 feet in width.
3 One-family dwellings are permitted when developed as two or more detached units on one lot. Also, a single one-
family dwelling shall be permitted on any legal lot that existed as of September 28, 2004, and which is designated
and zoned for residential use.
4 With approval of a Site Development Plan.
5 When the zone implements the RMH or RH land use designation.
6 When the zone implements the RMH land use designation.
7 When the zone implements the Oland use designation.
8 Permitted when the zone implements the RM land use designation. Otherwise, one-family dwellings are permitted
when developed as two or more detached units on one lot. Also, a single one-family dwelling shall be permitted on
any legal lot that existed as of September 28, 2004, and which is designated and zoned for residential use.
Multi-Family Units
Multi-family units comprise roughly 29 percent of Carlsbad's housing stock and
are permitted in six of the City's residential zones. Two-family units are
permitted in the R-2, R-3, R-DM, R-W, and PC zones, while multi-family uses up
to four units are permitted in the R-2 zone when the side lot line of a lot abuts
R-P, commercial, or industrial zoned lots. Larger multi-family projects are
permitted in the R-3, R-DM, R-W, and PC zones with approval of a Site
Development Plan.
Second Units
Second dwelling units are permitted as an accessory use to a one-family
dwelling in the R-E, R-A, R-1, R-2, R-3, R-P, R-W, R-DM, and R-T zones. City
regulations require that if rented, second units must be rented at rates that are
affordable to low income households.
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Manufactured Housing and Mobile Homes
State housing law requires communities to allow manufactured housing by right
on lots zoned for single-family dwellings. However, the City can regulate the
architectural design of a manufactured home or mobile home. The City's
current requirements for manufactured housing and mobile homes comply with
State law. Mobile homes parks are also permitted in the RMHP zone.
Transitional Housing
Transitional housing is a type of housing used to facilitate the movement of
homeless individuals and families to permanent housing. Transitional housing
can take several forms, including group quarters with beds, single-family homes,
and multi-family apartments and typically offers case management and support
services to return people to independent living (usually between 6 and 24
months).
Currently, the Carlsbad Zoning Ordinance does not explicitly address transitional
housing facilities. The City will amend the Zoning Ordinance to differentiate
transitional housing in the form of group quarters from transitional housing as
multi-family rental housing developments. For transitional housing facilities that
operate as multi-family rental housing developments, such uses will be
permitted by right where multi-family housing is permitted and will be subject to
the same development standards.
For transitional housing facilities that operate as group quarters, such facilities
will be permitted as community care residential facilities (see discussions under
Licensed Community Care Facilities). Potential conditions for approval of large
residential care facilities (for more than six persons) as transitional housing may
include hours of operation, security, loading requirements, noise regulations,
and restrictions on loitering. Conditions would be similar to those for other
similar uses and would not serve to constrain the development of such facilities.
Supportive Housing
The California Health and Safety Code (50675.14 [b]) defines supportive
housing as housing with no limit on length of stay that is occupied by a target
population as defined in subdivision (d) of Section 53260, and that is linked to
onsite or offsite services that assist the supportive housing resident in retaining
the housing, improving his or her health status, and maximizing his or her
ability to live and, when possible, work in the community. Target population
includes adults with low incomes having one or more disabilities, including
mental illness, HIV or AIDS, substance abuse, or other chronic health conditions,
or individuals eligible for services provided under the Lanterman Developmental
Disabilities Services Act (Division 4.5, commencing with Section 4500, of the
Welfare and Institutions Code) and may, among other populations, include
families with children, elderly persons, young adults aging out of the foster care
City of Carlsbad
2005-2010 Housing Element 4-17
Constraints and Mitigating Opportunities
system, individuals exiting from institutional settings, veterans, or homeless
people.
Similar to transitional housing, supportive housing can take several forms,
including group quarters with beds, single-family homes, and multi-family
apartments. Supportive housing usually includes a service component either on-
or off-site to assist the tenants in retaining the housing, improving his or her
health status, and maximizing his or her ability to live and, when possible, work
in the community.
The Carlsbad Zoning Ordinance does not currently address the prov1s1on of
supportive housing. The Zoning Ordinance will be amended to differentiate
supportive housing in the form of group quarters from multi-family rental
housing developments. For supportive housing facilities that operate as multi-
family rental housing developments, such uses will be permitted by right where
multi-family housing is permitted and will be subject to the same development
standards.
For supportive housing facilities that operate as group quarters, such facilities
will be permitted as residential care facilities. Potential conditions for approval
of supportive housing for more than six persons may include hours of operation,
security, loading requirements, noise regulations, and restrictions on loitering.
Conditions would be similar to those for other similar uses and would not serve
to constrain the development of such facilities.
Emergency Shelters
An emergency shelter is a facility that houses homeless persons on a limited
short-term basis. The Zoning Ordinance does not currently reference
emergency shelters directly, although churches may provide temporary shelter.
In 2008, the City awarded a $2 million grant from collected Agriculture
Conversion Mitigation Fees (see Section 3 for more information) to Catholic
Charities to rebuild and expand the current year-round La Posada de Guadalupe
homeless shelter to provide farmworker housing. Following reconstruction, this
facility will feature 50-72 beds for farmworkers in addition to the SO-beds that
currently serve farmworkers and homeless men. Additionally, the City's funding
grant stipulated that the farmworker portion of Catholic Charities proposed
shelter expansion be converted to accommodate homeless persons, including
families, should agriculture in Carlsbad ever diminish to the point that
farmworker housing is unnecessary.
In addition to serving as the site of an existing SO-bed farmworker and
homeless shelter, the City also participates in regional homeless programs. Most
recently, Carlsbad supported through funding the multi-jurisdictional North
County Regional Winter Shelter Program. One of the shelters that is part of this
Program is La Posada de Guadalupe. Carlsbad is also served by other homeless
shelters and programs as identified in Table 2-11.
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Constraints and Mitigating Opportunities
In compliance with SB 2, this Housing Element has included a program to permit
emergency shelters by right in the City in the Planned Industrial (P-M) and
Industrial (M) zones. In some cases, for reasons explained below, it may also be
necessary to amend a property's Qualified Development (Q) Overlay.
The P-M and M zones apply to most of the City's industrial and business park
areas, and they are well served by major transportation and bus routes. The La
Posada de Guadalupe homeless shelter discussed above is in the M Zone.
Furthermore, locating these shelters in the City's industrial zones is consistent
with City Council direction given in 2005.
The P-M and M zones contain over 2,000 acres of mostly developed properties
in Carlsbad. Located in a corridor stretching from Avenida Encinas near the
Pacific Ocean to Carlsbad's eastern boundary with San Marcos and Vista,
properties in these zones are served by Palomar Airport Road and El Camino
Real, two of the City's major arterials. These zones and business and industrial
parks within them surround McClellan-Palomar Airport. For safety and noise
reasons, uses near the airport are generally limited to low intensity, non-
residential uses, such as manufacturing, warehousing, and office uses. Limited
commercial uses are also located in specific areas around the airport and in the
P-M and M zones to serve the business park population. These uses include
business hotels, restaurants, industrial medicine clinics, as well as day-to-day
support services, such as office supply stores, general medical practitioners
(e.g., dentists, optometrists), barbers, and banks.
While the M and P-M zones are substantial in size and are well served by
transportation and services, three constraints limit the locational choices for an
emergency shelter within these zones:
o Due to the proximity of McClellan-Palomar Airport, many properties in
the M and P-M zones are located in the airport's Flight Activity Zone
(FAZ). The FAZs mark the primary airplane approach and departure
paths, and properties within them are unsuitable for uses that allow the
congregation of large groups of people, such as a movie theater, a
church, or an emergency shelter.
o Many properties within the P-M Zone are governed by private conditions,
covenants, and restrictions (CC&Rs). Generally, these CC&Rs prohibit
residential uses of any kind.
o Some properties in the M Zone also have a Qualified Development (Q)
Overlay. These overlays may impose restrictions that prohibit residential
or transient uses or they may simply refer to the underlying zone (i.e.,
the M or P-M) for the list of allowable uses.
With the above limitations in mind, potential emergency shelter locations are
available in these zones. Approximately 240 acres are unconstrained either by
CC&Rs or FAZs and therefore could be considered for shelters. Approximately
100 of these acres have a Q Overlay. All such sites have a General Plan
City of Carlsbad
2005-2010 Housing Element 4-19
Constraints and Mitigating Opportunities
designation of Planned Industrial (PI) or Planned Industrial/Open Space (PI/OS),
the latter of which primarily recognizes the preservation of steep hillside areas
next to some developed industrial areas. Furthermore, of the available sites,
approximately 13.5 acres are vacant; these vacant acres are zoned P-M and do
not have a Q Overlay.
As the majority (95%) of the unconstrained acreage is developed, other
considerations given to determining property availability were vacancy rates for
industrial and office space and whether any of the sites could be considered
"underutilized." An underutilized site may have characteristics, such as
structure age or low improvement value, which may increase the likelihood for
redevelopment or reuse as an emergency shelter. To determine if a site was
underutilized, County Assessor's information was reviewed to determine if any
site had a land value greater than its improvement value. Based on that review,
none of the unconstrained sites were determined to be underutilized.
In addition, industrial and office vacancy rates were also considered. Since
2000, Carlsbad has experienced a significant amount of non-residential
construction. The majority of this construction has taken the form of industrial
and office buildings in the City's industrial and business parks, rather than in the
form of commercial buildings. During the period 2000 to 2007, the City
permitted over 7,000,000 square feet of new, non-residential space, most of
which occurred in the M and P-M zones.
Because of the significant amount of construction, vacancy rates for both office
and industrial uses are high and provide the opportunity for emergency shelters
to locate in currently vacant buildings. According to an October 2, 2007,
absorption study prepared by Empire Economics for the City's consideration of
Community Facilities District #3, industrial and office vacancy rates were 12.5%
and 22.6%, respectively. The report noted that this was significantly higher than
vacancy rates of San Diego County as a whole, which were 6.8% and 12.2% for
industrial and office uses.
Additionally, these high vacancy rates do not portend a new trend. For example,
a December 31, 1999, Financial Status Report prepared by the City's Finance
Department stated "the City continues to experience a relatively high vacancy
rate with commercial/industrial sites within the area due to a high development
rate in previous fiscal years." The report also discussed the lack of finished
industrial land in Carlsbad, which was soon remedied by the significant non-
residential construction that took place beginning in 2000 and that continues
today.
Carlsbad believes high vacancy rates will continue at least through the
remainder of the current Housing Element cycle, thereby providing increased
opportunities for homeless shelters to locate in the City. For example, a July 19,
2008, San Diego Union Tribune article accessed on SignOnSanDiego.com, and
entitled "16% office vacancy rates seen in County," reported vacancy rates for
Carlsbad office space at 24%.
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Constraints and Mitigating Opportunities
Additionally, large projects in the City's industrial and business park corridor,
such as Bressi Ranch and the Carlsbad Forum and Raceway projects, still have a
number of vacant lots. Carlsbad Oaks North, a very large business park
development situated east of the airport, has yet to see any building
construction. According to its environmental impact report, Carlsbad Oaks North
has the potential to add nearly 2,000,000 square feet of industrial and office
space.
Overall, the City's Finance Department estimates that vacant, non-residential
acreage in Carlsbad should remain available for construction through 2015.
While these projects are identified to help underscore the likelihood of high
vacancy rates over at least the next few years, it should be noted that by and
large these projects are not suitable as sites for emergency shelters because of
restrictions imposed by FAZs and CC&Rs.
Emergency shelters will be subject to the same development standards applied
to other development in the zone in which they are to be permitted.
Furthermore, pursuant to State law, the City may establish objective
development standards to regulate the following:
• The maximum number of beds/persons permitted to be served nightly;
• Off-street parking based on demonstrated need, but not to exceed
parking requirements for other residential or commercial uses in the same
zone;
• The size/location of exterior and interior onsite waiting and client intake
areas;
• The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency
shelters are not required to be more than 300 feet apart;
• The length of stay;
• Lighting; and
• Security during hours that the emergency shelter is in operation.
Furthermore, as with all uses locating in the P-M or M zones, siting an
emergency shelter will require consideration be given to the presence of
surrounding industrial uses that may employ chemicals or hazardous materials
or procedures that could pose a threat. Such surrounding uses may render a
potential emergency shelter location as unsuitable or may require additional
building requirements. It is not possible to determine if such conditions exist
until a specific site is identified.
In addition, the City will provide financial support to regional emergency shelter
programs.
Farm Labor Housing
The City permits agricultural use as a permitted use in many zones, including:
City of Carlsbad
2005-2010 Housing Element 4-21
Constraints and Mitigating Opportunities
• Exclusive Agricultural (E-A)
• Residential Agricultural (R-A)
• Rural Residential Estate (R-E)
• One-Family Residential (R-1)
• Two-Family Residential (R-2)
• Multiple-Family Residential (R-3)
• Open Space (O-S)
While the City has established a zoning district of Exclusive Agricultural (E-A),
only three, small scattered properties are zoned E-A.
Pursuant to the State Employee Housing Act (Section 17000 of the Health and
Safety Code), employee housing for agricultural workers consisting of no more
than 36 beds in a group quarters or 12 units or spaces designed for use by a
single family or household is permitted by right in an agricultural land use
designation. Therefore, for properties that permit agricultural uses by right, a
local jurisdiction may not treat employee housing that meets the above criteria
any differently than an agricultural use.
Furthermore, any employee housing providing accommodations for six or fewer
employees shall be deemed a single-family structure with a residential land use
designation, according to the Employee Housing Act. Employee housing for six
or fewer persons is permitted where a single-family residence is permitted. No
conditional or special use permit or variance is required.
In 2004, the City amended the Zoning Ordinance to conditionally permit farm
labor housing for more than 12 persons in a group quarters or 12 units/spaces
for households in the E-A, R-P, 0, C-1, C-2, C-T, C-M, M, P-M, P-U, O-S, C-F and
C-L zones. The Zoning Ordinance will be amended again to reflect changes to
State Employee Housing Act regarding by right farm labor housing.
Alternative Housing
Recent state legislation requires housing elements to identify zoning to
encourage and facilitate housing for extremely low income households, including
single-room occupancy units (SROs). Currently, SROs are provisionally or
conditionally permitted as "Managed Living Units" in specific land use districts of
the City's Village Redevelopment Area. A Managed Living Unit ordinance has
been drafted. The draft ordinance defines managed living unit as a "guest room
within a Managed Living Unit project which is designed and intended for
transient occupancy of daily, weekly or longer tenancy or permanent residency,
providing sleeping or living facilities for one or two persons, in which a full
bathroom and a partial kitchen are provided." The Housing Element includes a
program to pursue adoption of the Managed Living Units Ordinance to
conditionally permit such housing in the Village Area. The conditions for
approval will focus on performance standards such as parking, security,
management, and site design to ensure such housing is well integrated into the
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2005-2010 Housing Element
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Constraints and Mitigating Opportunities
surrounding uses. Development standards for SROs will be similar to efficiency
or studio units in order to facility and encourage the development of such
housing as a viable option for lower income persons.
Licensed Community Care Facilities
The California Health and Safety Code requires that certain community care
facilities serving six or fewer persons be permitted by right in residential zones.
Moreover, such facilities cannot be subject to requirements (development
standards, fees, etc) more stringent than single-family homes in the same
district. The Carlsbad Zoning Ordinance states that residents and operators of a
residential care facility serving six or fewer persons are considered a "family" for
purposes of any zoning regulation relating to residential use of such facilities.
Therefore, small residential care facilities are permitted under the same
conditions and in the same locations as one-family, two-family, and multiple-
family dwellings. Residential care facilities serving more than six persons are
conditionally permitted in the R-3, R-D-M and C-2 zones and the R-P zone when
that zone implements the RMH or RH land use designation.
The City has no distance requirements for residential care facilities. Conditions
for approval relate to setback and parking requirements, compatibility with
surrounding uses, ingress/egress, consistency with the General Plan and other
City plans, requirements by the City's Fire Department, and compliance with
State Department of Social Services licensing requirements. Furthermore, the
Zoning Ordinance provides that on appeal, the City Council may modify these
requirements provided that the modifications would not impact the health and
safety of the residents. The City's conditions for approval have not served to
constrain the development of residential care facilities in Carlsbad. According to
the State Department of Social Services Licensing Division, 29 licensed
residential care facilities for elderly and adult are located in Carlsbad. Among
these facilities, one-third (10 facilities) are larger than six beds. These ten
larger facilities total over 2,000 beds.
Housing for Persons with Disabilities
The State Housing Element law requires a jurisdiction review its policies and
regulations regarding housing for persons with disabilities.
Zoning and Land Use: The City of Carlsbad complies with the State law
regarding small licensed community care facilities for six and fewer persons.
Facilities serving more than six persons are conditionally permitted in the R-3,
R-D-M, C-2 and R-P zones (see discussion above under "Licensed Community
Care Facilities").
Furthermore, the Carlsbad Zoning Ordinance provides for the development of
multi-family housing in the R-2, R-3, R-P, R-W, R-DM, and P-C (as provided
through master plans) zones. Regular multi-family housing for persons with
special needs, such as apartments for seniors and the disabled, are considered
City of Carlsbad
2005-2010 Housing Element 4-23
Constraints and Mitigating Opportunities
regular residential uses permitted by right in these zones. The City's land use
policies and zoning provisions do not constrain the development of such
housing.
Definition of Family: Local governments may restrict access to housing for
households failing to qualify as a "family" by the definition specified in the
Zoning Ordinance. Specifically, a restrictive definition of "family" that limits the
number of and differentiates between related and unrelated individuals living
together may illegally limit the development and siting of group homes for
persons with disabilities but not for housing families that are similarly sized or
situated. 2
The City of Carlsbad Zoning Ordinance defines a "family" as "a reasonable
number of persons who constitute a bona fide single housekeeping unit.
Residents and operators of a residential care facility serving six or fewer persons
shall be considered a family for purposes of any zoning regulation relating to
residential use of such facilities." However, since the Zoning Ordinance does not
differentiate between related and unrelated individuals nor does it specify the
number of persons to be considered reasonable, this definition is not considered
restrictive nor does it present a constraint to housing for persons with
disabilities. Nevertheless, the City will remove the definition of family from its
Zoning Ordinance.
Building Codes: The City enforces Title 24 of the California Code of Regulations
that regulates the access and adaptability of buildings to accommodate persons
with disabilities. No unique restrictions are in place that would constrain the
development of housing for persons with disabilities. Compliance with
provisions of the Code of Regulations, California Building Standards Code, and
federal Americans with Disabilities Act (ADA) is assessed and enforced by the
Building Department as a part of the building permit submittal.
Reasonable Accommodation Procedure: Both the Fair Housing Act and the
California Fair Employment and Housing Act direct .local governments to make
reasonable accommodations (i.e. modifications or exceptions) in their zoning
laws and other land use regulations when such accommodations may be
necessary to afford disabled persons an equal opportunity to use and access
housing.
Requests for reasonable accommodations with regard to zoning, permit
processing, and building codes are reviewed and processed by either the
Planning or Building Department on a case-by-case basis, depending on the
California court cases (City of Santa Barbara v. Adamson, 1980 and City of Chula Vista v. Pagard, 1981,
etc.) have ruled an ordinance as invalid if it defines a "family" as (a) an individual; (b) two or more
persons related by blood, marriage, or adoption; or (c) a group of not more than a specific number of
unrelated persons as a single housekeeping unit. These cases have explained that defining a family in a
manner that distinguishes between blood-related and non-blood related individuals does not serve any
legitimate or useful objective or purpose recognized under the zoning and land use planning powers of a
municipality, and therefore violates rights of privacy under the California Constitution.
4-24
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2005-2010 Housing Element
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Constraints and Mitigating Opportunities
nature of the requests. However, the City does not have a formal procedure for
processing requests for reasonable accommodation.
Mitigating Opportunities
The City recognizes the importance of providing a variety of housing to meet the
varied needs of its residents. The City will amend its Zoning Ordinance to
address the following types of housing:
• Emergency Shelters, Transitional Housing, and Supportive
Housing:
o The City will amend the Zoning Ordinance to permit emergency
shelters by right in a specified zone.
o The City will amend the Zoning Ordinance to clearly define the
transitional housing and supportive housing. When such housing is
developed as group quarters, they should be permitted as residential
care facilities. When operated as regular multi-family rental housing,
transitional and supportive housing should be permitted as permitted
by right as multi-family residential use in multi-family zones .
o The City shall continue its participation annually and financially in
regional programs, such as the North County Regional Winter Shelter
Program, which utilizes the La Posada de Guadalupe men's
homeless/farmworker shelter in Carlsbad and other emergency shelters
to provide emergency shelter in the local area.
• Farmworker Housing: To comply with Health and Safety Code Section
17021.6, the City will amend the Zoning Ordinance to permit by right
farmworker housing of no more than 36 beds in a group quarters or 12
units or spaces designed for use by a single-family or household on
properties where agricultural uses are permitted.
• Managed Living Units: The City will adopt an ordinance to conditionally
permit and establish standards for managed living units in certain land use
districts of the Village Redevelopment Area.
• Reasonable Accommodation Procedure: In addition, the City will
adopt an ordinance to establish a formal policy on reasonable
accommodation. The ordinance will specify the types of requests that
may be considered reasonable accommodation, the procedure and
reviewing/approval bodies for the requests, and waivers that the City may
offer to facilitate the development and rehabilitation of housing for
persons with disabilities.
Residential Development Standards
Carlsbad regulates the type, location, appearance, and scale of residential
development primarily through the Zoning Ordinance. Zoning regulations are
designed to maintain the quality of neighborhoods, protect the health, safety,
City of Carlsbad
2005-2010 Housing Element 4-25
Constraints and Mitigating Opportunities
and general welfare of the community, and implement the policies of the City's
General Plan. Table 4-7 summarizes the residential development standards in
Carlsbad.
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2005-2010 Housing Element
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t I I I I I I I 1 I l l I I t I t I I I I 1 I I I 1 ' 1 ' 1 r ' f 1 f I I I
Characteristic of Lot,
Location & Heiaht
Minimum Net Lot Area
(in square feet)
Density Ranges
(in du/ acre)
Minimum Lot Width (feet)
Maximum Lot Coverage
Minimum Setbacks (feet)
Front
Side
Rear
Maximum Height (in feet)
Source: City of Carlsbad, 2005.
Notes:
Table 4-7
Basic Residential Development Standards
R-E R-A R-1 R-2 R-3 RD-M R-W
43,560 7,500-6,000-6,000-7,500 6,000-5,000 (1 acre) 21,780 21 780 7,500 10 000
0-1.5 0-4 0-8 4-8 8-23 4-23 15-23
300' 60'-80' 60'-80' 60'-80' 50'-60' 60' 40'
20% 40% 40% 50% 60% 60% 75%
70' 20' 20' 20' 20' 10'-20' 10'
15'-50' 5'-10' 5'-10' 5'-10' 5'-10' 5'-10' 4'-8'
----10'-20' 10'-20' 10'-20' 10' 8'
35' 24'-35' 24'-35' 24'-35' 35' 35' 35'
1For key lots and lots which side upon commercially or industrially zoned property, the minimum setback is 15 feet.
R-T R-P RMHP
7,500 7,500 3,000-
3,500
8-23 --
60'-80' 50' -
60% 75% -
20' 20' 5'
5'-10' 5'-10' 3'
20' 20' 3'-5'
35' 35' --
2Interior lot side yards must have a minimum setback of 10 percent of the lot width, but must be within 5 tolO feet. Corner lot side yards facing
the street must be 10 feet and extend the length of the lot.
3A minimum of 15-foot setback permitted providing carport or garage openings do not face the front yard and a minimum of 10 feet providing
carport or garage openings do not face the yard and that the remaining front yard is landscaped with a combination of flowers, shrubs, trees, and
irrigated with a sprinkler system plans shall be approved by the planning director prior to issuance of a building permit for a proposed structure.
Equal to 20percent of lot width, not to exceed 20 feet.
City of Carlsbad
2005-2010 Housing Element 4-27
Constraints and Mitigating Opportunities
Building Standards
Single-family home projects typically range from four units per acre in the R-A
zone to eight units per acre in the R-1 zone, depending on which General Plan
land use designation the zone implements, specific site conditions, and
amenities provided. In addition, one unit per lot is permitted in the R-E zone.
Multi-family developments range from 4 to 23 units per acre in various zones,
including the R-2, R-3, R-W or RDM zones, depending on which General Plan
land use designation the zone implements, specific site conditions, and
amenities provided.
The maximum height permitted in all zones is between 24 and 35 feet.
Minimum lot area ranges from 3,000 square feet in the RMHP zone to 1 acre in
the R-E zone. Residential developments are required to provide a reasonable
amount of open space per unit; therefore, a maximum lot coverage of 40 to 60
percent of available land can be developed within each zone. Overall, the City's
development standards are typical and consistent with a community that is
constrained by its hilly topography.
Parking
Parking requirements in Carlsbad vary depending on housing type, based on
anticipated parking needs (Table 4-8). The City's parking standards are the
same as or lower than many communities in the San Diego region and therefore
do not serve to constrain residential development. 3 Furthermore, the City has a
demonstrated history of making concessions (such as reduced parking
requirements) in order to facilitate affordable housing development. The City
has also approved reduced parking standards and increased densities to foster
redevelopment in the Village Area.
3 Parking standards for the cities of Escondido, Oceanside, San Marcos, Santee, and Vista, and
the County of San Diego were reviewed. These communities have adopted parking standards
that are virtually the same, indicating consistent parking requirements in the region.
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Constraints and Mitigating Opportunities
Use
Standard single family dwellings
in R-1, R-A, E-A and RE Zones
Planned Unit Developments or
Condominiums
Apartments
Mobile homes in mobile home
parks.
Second dwelling units
Residential care facilities
Housing for seniors
Table 4-8
Parking Requirements
Parking Requirement
2 spaces per unit in a garage.
Studio: 1.5 covered spaces per unit
Other units: 2.0 covered spaces per unit
Guest parking: 0.5 spaces per unit ( <10 units); 5 spaces
plus 0.25 spaces per unit (over 10 units)
Studio and !-bedroom: 1.5 spaces per unit
2+Bedrooms: 2.0 spaces per unit
Guest parking: 0. 5 spaces per unit ( < 10 units) 5 spaces
plus 0.25 spaces per unit (over 10 units)
2.0 spaces per mobile home plus 1.0 guest space per 4
units.
1.0 space per unit.
2.0 spaces plus one guest space per three beds.
1.5 spaces per unit plus one guest space per five units.
Source: City of Carlsbad Municipal Code, 2005.
On-and Off-Site Improvements
Requirements for on-and off-site improvements vary depending on the
presence of existing improvements, as well as the size and nature of the
proposed development. In general, most residential areas in Carlsbad are
served with existing infrastructure. Developers are responsible for all on-site
improvements, including parking, landscaping, open space development,
walkways, and all utility connections.
On-and off-site improvement standards are specified in the General Design
Standards developed by the Public Works Department, Engineering Division.
The General Design Standards covers standards for: public streets and traffic;
private streets and driveways; drainage and storm drains; sewer lines; and
grading and erosion controls.
The City of Carlsbad's fee structure includes some on-and off-site
improvements. Off-site improvement fees include drainage and sewer facility
fees, school fees, park land fees, and public facility fees, among others.
Mitigating Opportunities
Pursuant to the State density bonus law, the City offers density increases and/or
in-lieu incentives in order to facilitate the development of housing affordable to
lower and moderate income households. Depending on the percentage of
affordable units and level of affordability, a maximum density bonus of 35
percent may be achieved. Pursuant to the City's Zoning Ordinance, incentives
in-lieu of density increases may include the following:
City of Carlsbad
2005-2010 Housing Element 4-29
Constraints and Mitigating Opportunities
• A reduction in site development standards or a modification of Zoning
Ordinance requirements or architectural design requirements that exceed
the minimum building standards approved by the State Building
Standards Commission;
• Approval of mixed use zoning in conjunction with the housing
development;
• Other regulatory incentives or concessions proposed by the developer or
the City which result in identifiable cost reductions;
• Partial or additional density bonus;
• Subsidized or reduced planning, plan check or permit fees; and
• Direct financial aid including, but not limited to redevelopment set-aside
funding, Community Development Block Grant funding, or subsidizing
infrastructure, land cost or construction costs or other incentives of
equivalent financial value based upon the land costs per dwelling unit.
Furthermore, developments meeting the State density bonus requirements may
use the State parking standards:
• Studio and one-bedroom: 1 parking space
• Two-and three-bedroom: 2 parking spaces
• Four or more bedrooms: 2.5 parking spaces
These requirements include guest and handicapped parking.
Development Review Process
City Review
Carlsbad's review process depends on the project type and complexity, and
whether a major variation in development standards, land use, or operating
conditions is requested. If the proposed project involves ownership units, then
either a tentative tract map or parcel map is required. If condominium
ownership is proposed, then either a Planned Unit Development (PUD) permit or
a Condominium (Condo) Permit is required. This PUD or Condo Permit process
allows review of project design features, such as architecture, site design,
landscaping, and recreation areas. Zoning Ordinance Chapter 21.45 contains
the standards required for projects subject to a PUD or Condo permit; the
chapter also provides the necessary approval findings and references applicable
City Council policies specifying architectural and neighborhood design.
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Constraints and Mitigating Opportunities
The discretionary review process for rental apartments is less onerous .
Apartment projects with no more than four units are allowed by right in multi-
family zones, provided they meet General Plan density thresholds. Since only a
building permit is required, apartment complexes with four or fewer units
provide an opportunity for infill of underutilized sites. Apartment developments
with more than four units must submit a Site Development Plan (SDP) and go
before the Planning Commission. The Planning Commission review of the SDP
pertains only to design features of the development since the residential use is
allowed by right.
According to Zoning Ordinance Section 21.53.120, SDPs are also required for
rental or ownership affordable housing projects of any size. "Affordable housing"
is defined in the Zoning Ordinance as "housing for which the allowable housing
expenses for a for-sale or rental dwelling unit paid by a household would not
exceed thirty percent of the gross monthly income for target income levels,
adjusted for household size." Review of SDPs for affordable housing projects
follows the timeframes discussed below. Processing of SDPs is explained in
Zoning Ordinance Chapter 21.06.
As mentioned previously, review of the SDP focuses only on design features, not
the residential use. An identification of these design features or development
standards is listed in Section 21.53.120 (c) as follows:
• The development standards of the underlying zone and/or any applicable
specific or master plan, except for affordable housing projects as
expressly modified by the site development plan.
• The site development plan for affordable housing projects may allow less
restrictive development standards than specified in the underlying zone or
elsewhere provided that the project is consistent with all applicable
policies (such as the General Plan) and ordinances
• In the coastal zone, any project requiring a SDP shall be consistent with
all certified local coastal program provisions, with the exception of
density.
• Through the SDP process, the Planning Commission or the City Council
may impose special conditions or requirements which are more restrictive
than the development standards in the underlying zone or elsewhere that
include provisions for, but are not limited to the following:
o Density of use;
o Compatibility with surrounding properties;
o Parking standards;
o Setbacks, yards, active and passive open space required as part of
the entitlement process, and on-site recreational facilities;
o Height and bulk of buildings;
o Fences and walls;
o Signs;
o Additional landscaping;
o Grading, slopes and drainage;
City of Carlsbad
2005-2010 Housing Element 4-31
Constraints and Mitigating Opportunities
o Time period within which the project or any phases of the project
shall be completed;
o Points of ingress and egress;
o Other requirements to ensure consistency with the General Plan or
other adopted documents; and
o On or off-site public improvements.
To assist applicant certainty regarding the standards that would be applied,
documents such as the Zoning Ordinance and other planning requirements
applicable to multi-family developments are available from the Carlsbad
Planning Department via mail, email, online, or in person. Applicable provisions
as well as application forms and fee information may be found on the
department's website at http://www.carlsbadca.gov/planning/index.html.
Additionally, Zoning Ordinance Section 21.06.020 establishes the approval
findings for SDPs. These findings are as follows:
1. That the requested use is properly related to the site, surroundings and
environmental settings, is consistent with the various elements and
objectives of the general plan, will not be detrimental to existing uses or
to uses specifically permitted in the area in which the proposed use is to
be located, and will not adversely impact the site, surroundings or traffic
circulation;
2. That the site for the intended use is adequate in size and shape to
accommodate the use;
3. That all of the yards, setbacks, walls, fences, landscaping, and other
features necessary to adjust the requested use to existing or permitted
future uses in the neighborhood will be provided and maintained, and;
4. That the street system serving the proposed use is adequate to properly
handle all traffic generated by the proposed use.
These findings, and the development standards that are applicable to multi-
family development, are specific to the design of the project and its site, and the
project's compatibility with its surroundings and serving infrastructure.
Furthermore, they are readily available to a project applicant. Sites for high
density development in the City are located according to General Plan standards
to help ensure they are in locations compatible with their surroundings and
appropriately located near adequate services and transportation networks.
Furthermore, Carlsbad offers the preliminary review process to potential
applicants. For a reduced application fee and minimal submittal requirements,
applicants will receive detailed information on the standards and processing
applicable for their anticipated projects, including comments from the City's
Building, Engineering, Fire, and Planning Departments.
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Constraints and Mitigating Opportunities
For reference, Appendix H contains the staff report and resolutions for Carlsbad
Family Housing (Cassia Heights), a recently completed 56-unit affordable
apartment project. This project required a General Plan Amendment, Zone
Change, Site Development Plan, and Special Use Permit. The report
demonstrates the analysis, findings, and conditions applied to an affordable
project.
The timeframe for processing required permits can vary, depending on the size
and type of development, permits required, and approving entity (Table 4-9).
Typical processing time for a single-family home is two to three weeks, while
larger subdivisions can take 8 to 12 months (from the application date to
approval date).
City of Carlsbad
2005-2010 Housing Element 4-33
Constraints and Mitigating Opportunities
Table 4-9
Discretionary Reviews for Residential Projects
Processing
Type of Development Permits Required Approving Entity Time
Single-Family House Building Permit (1 Unit) Building Official 2 -3 weeks
Single-Family Standard Tentative Parcel Map City Engineer 3 -6 months Subdivision (1-4 Units)
Single-Family Small-lot Tent. Parcel Map City Engineer 4 -8 months
Subdivision (1-4 Units) PUD Permit Planning Director
Single-Family or Multi-Tent. Parcel Map City Engineer 4 -8 months family Condominiums PUD Permit or
(1-4 Units) Condo Permit Planning Director
Single-Family or Multi-
family Apartments Building Permit Building Official 3 -5 weeks
(1-4 Units)
Single-Family Standard Tent. Tract Map Planning Commission 6 -9 months Subdivision (5-50 Units)
Single-Family Small-lot Tent. Tract Map Planning Commission 6 -11 months Subdivision (5-50 Units) PUD Permit
Single-Family or Multi-Tent. Tract Map
family Condominiums PUD Permit or Planning Commission 6 -11 months
(5-50 Units) Condo Permit
Single-Family or Multi-
family Apartments Site Development Plan Planning Commission 6 -11 months
(5-50 Units)
Single-Family Standard Tent. Tract Map City Council 8 -12 months Subdivision (over 50 Units)
Single-Family Small-lot Tent. Tract Map City Council 8 -12 months Subdivision (over 50 Units) PUD Permit
Single-Family or Multi-Tent. Tract Map
family Condominiums PUD Permit or City Council 8 -12 months
(over SO Units) Condo Permit
Single-Family or Multi-
family Apartments Site Development Plan City Council 6 -11 months
(over SO Units)
Source: City of Carlsbad, 2006.
California Coastal Commission
The City has obtained Coastal Development Permit jurisdiction for five of the six
Local Coastal Plan (LCP) segments (excluding the Agua Hedionda Lagoon LCP)
within its boundaries. Development within these five LCP segments of the
coastal zone consistent with the Local Coastal Plan is not required to be
reviewed by the Coastal Commission.
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2005-2010 Housing Element
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Constraints and Mitigating Opportunities
Proposed changes to the LCP or ordinances that implement the LCP, such as the
Carlsbad Zoning Ordinance, require the filing of a LCP amendment with the
Coastal Commission after all city approvals have occurred. The Coastal
Commission must review and approve these changes before they become
effective in the Coastal Zone. This additional review may add several months to
a year or more. Since the requirement to file a LCP amendment is applicable to
all jurisdictions with Coastal Zones, it is not unique to the City of Carlsbad and
does not constitute an actual constraint to housing development.
San Diego Regional Airport Authority
Carlsbad is home to the McClellan-Palomar Airport, a public aviation facility.
Pursuant to State law, all GPAs, Zone Code amendments, Master and Specific
Plan amendments in Carlsbad must be reviewed by the San Diego County
Regional Airport Authority. The SDCRA has 60 days for the review. However,
the City Council has the authority to override the SDCRA review with a four-fifth
vote. Since this requirement is applicable to all jurisdictions located near
airports/airfields, this requirement is not unique to the City of Carlsbad and does
not constitute an actual constraint to housing development .
Mitigating Opportunities
The City complies with State requirements for streamlining the permit
processing procedures. In addition, the City offers priority processing for
affordable housing projects, reducing the review time for discretionary permits.
Building Codes
There have been many revisions to the applicable building, electrical, plumbing,
and mechanical codes since the last Housing Element Update in 1999. In 1999,
the City had adopted various editions of the Uniform Building, Plumbing,
Electrical, and Mechanical codes. In 2001, the State of California consolidated
these codes into the California Building Standards Code, which is contained in
Title 24 of the California Code of Regulations. The California Building Standards
Code contains eleven parts: Electrical Code, Plumbing Code, Administrative
Code, Mechanical Code, Energy Code, Elevator Safety Construction Code,
Historical Building Code, Fire Code, and the Code for Building Conservation
Reference Standards Code.
In the interest of increasing safety of structures and improvements, the City has
adopted the 2001 edition of the California Building Code with minor
amendments largely affecting buildings exceeding 35 feet in height by various
building construction type. However, residential structures in the City have a
maximum height limit of 35 feet and therefore, are not likely to be impacted by
these amendments.
City of Carlsbad
2005-2010 Housing Element 4-35
Constraints and Mitigating Opportunities
Fees and Exactions
The City of Carlsbad collects planning and development fees to cover the costs
of processing permits. The City also charges impact fees to recover the cost of
providing the necessary public services, infrastructure, and facilities required to
serve new residential development. Carlsbad's development and permit fee
schedule is presented in Table 4-10.
Table 4-10
Development Impact and Permit Issuance Fee Schedule
Fee Type Fee
Administrative Variance $650
Planning $160
Redevelopment
Affordable Housing
Impact $2,925/du
In-Lieu $4,515/du
Coastal Development Permit
Single Family Lot $930
2-4 Lot $1,880
5+ Units or Lot Subdivision $3,060
Conditional Use Permit $3,870
Environmental Impact Report $17,300
General Plan Amendment
0-5 Acres $3,680
Over 5 Acres $5,310
$360-$8,340
Grading Plan Check (based on cubic
yards graded)
$360-$15,230
Grading Permit (based on cubic
yards graded)
Habitat Management Plan
Permit
Minor $940
Major $3,450
Hillside Development Permit
Single Family $1,070
Other $2,070
Local Coastal Program $5,380
4-36
Fee Type Fee
Planned Development or
Condominium
Minor ( <5 units) $2,600
Major (5-50 units) $7,210
Major (51+ units $11,390
Sewer Connection $1,047
Site Development Plan
Minor ( <4 units) $3,850
Major (all non-residential) $9,770
Specific Plan $30,100
Tentative Tract Map
5-49 units/lots $7,070
50+ units/lots $14,200
Traffic Impact Fee
$720-
Single Family $1, 110/unit
(in/out of
CFO)
$560-
Condominiums $856/unit
(in/out of
CFO)
$420-
Apartments 642/unit
(in/out of
CFO)
Commercial/Industrial $29-45/ADT
Variance
Planning $2,440
Redevelopment $360
Zone Change
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2005-2010 Housing Element
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Constraints and Mitigating Opportunities
Table 4-10
Development Impact and Permit Issuance Fee Schedule
Fee Type Fee Fee Type Fee
Amendment
Final Map (Major Subdivision) $6,430+$5/acre <5 acres $4,230
Parcel Map (Minor Subdivision) $3,025 5+ acres $5,730
Master Plan $36,040
Source: City of Carlsbad, September 2006.
The San Diego Building Industry Association (BIA) prepares an annual survey of
development impact and permit issuance fees for jurisdictions in the San Diego
region. As part of the 2005 survey, the BIA compared the permit issuance fees
for a 4-bedroom/3-bath/2700-square-foot prototypical home (Figure 4-1).
Among the participating jurisdictions in the North County area, Carlsbad had
moderate fees for the prototype home ($32,971). Fees in Poway were the
lowest ($4,500), while fees for the prototype home in San Marcos were the
highest ($47,829).
Poway
Vista
Santee
B cajon
Encinitas
Escondido
O:eansicle
carlsbad
San □ego Co.
OlUla Vista
San Dego
San Marcos
Figure 4-1
Permit and Development Impact Fees ,..
I
I
I
I
I
I
I
I
I
I
I
$0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000
Source: San Diego Building Industry Association, 2005.
City of Carlsbad
2005-2010 Housing Element 4-37
Constraints and Mitigating Opportunities
The City of Carlsbad also analyzed the permit issuance fees for multi-family
apartment structures with four or more units. To obtain complete information,
data for apartments issued from 2003 to 2007 and only in the area for which the
City provides water and sewer services was considered. For the 888 apartment
units permitted in that time frame, the City charged over $8,800,000 in permit
fees, or an average of $9,937 for each apartment. Fees do not include school
district charges, which are not collected by the City.
Between 2000 and 2008, the City's multi-family housing stock increased by
45%, the largest highest growth of multi-family housing in the County, after
only the City of San Marcos. Countywide, multi-family housing increased 12%.
Therefore, the City's fees and other permit processing procedures or land use
controls have not constrained multi-family development in the City.
Mitigating Opportunities
Carlsbad's development fees do not unduly constrain the development of
affordable housing in the City. Although the City does not waive fees for
affordable housing projects, the Housing and Redevelopment Department
provides financial assistance to most affordable housing projects constructed in
Carlsbad using a variety of funding sources, including redevelopment housing
set-aside, Housing Trust Fund, and CDBG/HOME Housing Reserve Fund.
C. Environmental Constraints
Environmental constraints to residential development typically relate to the
presence of sensitive habitat, water supply, topography, and other
environmental hazards that can limit the amount of development in an area or
increase the cost of development. This section analyzes these potential
constraints.
Endangered Species/Sensitive Habitat
Carlsbad contains many areas where native habitat hosts endangered or
sensitive species. Protection of many of the species is mandated by federal and
state laws. The presence of sensitive or protected habitat and/or species can
constrain the amount of developable land. With the price of land so high in
Carlsbad, this type of constraint on otherwise developable land would make the
construction of affordable housing less feasible.
Mitigating Opportunities
With the adoption of the Habitat Management Plan (HMP) in 2004, the
processing time for housing development and associated costs are reduced.
4-38
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2005-2010 Housing Element
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Constraints and Mitigating Opportunities
Water Supply
Although Carlsbad and the San Diego County Water Authority (SDCWA) do not
foresee short-term water supply problems, the City cannot guarantee the long-
term availability of an adequate water supply. Recent State law requires that
the local water purveyor prepare a water supply assessment for larger
subdivisions to ensure adequate long-term water supply for single-year and
multi-year drought conditions prior to issuance of a building permit. The City
also actively implements several water conservation programs and has an
extensive network for the collection, treatment, and circulation of recycled water
for non-potable uses throughout the City. In 2006, the City approved the
Carlsbad Seawater Desalination Plant. If approved by the Coastal Commission
and built, the desalination plant would provide 100 percent of the potable water
needs of the Carlsbad Municipal Water District, which serves most of the city.
Mitigating Opportunities
Pursuant to State law, affordable housing projects should be given priority for
water and sewer services should supply or capacity becomes an issue.
The Carlsbad Municipal Water District (CMWD) serves approximately 75 percent
of the City, providing sewer service to the same area as the City of Carlsbad.
Both the City and CMWD have adequate capacity and facilities to serve the
portion of the City's remaining RHNA that is within their service areas. This
equals approximately 3,200 units, or the majority of the City's 3,566 remaining
RHNA units.
The portions of Carlsbad not served by CMWD or the City are located in the
southeastern part of Carlsbad, including the community known as "La Costa."
For much of this area, the Leucadia Wastewater District provides sewer service
and the Olivenhain Municipal and Vallecitos water districts provide water service.
None of the sites the City has identified to meet its RHNA are located in the
Vallecitos service area. However, no more than 400 of Carlsbad's remaining
RHNA are located within the Leucadia and Olivenhain districts. Letters indicating
the ability of the districts to provide service are pending.
Topography
Certain topographic conditions can limit the amount of developable land and
increase the cost of housing in Carlsbad. For safety and conservation purposes,
Carlsbad's Hillside Development Ordinance does not allow significant amounts of
grading without regulatory permits. In addition, land that has slopes over 40
percent is precluded from the density calculation. Development on slopes
greater than 25 percent but less than 40 percent is permitted at half the site's
base density. Thousands of acres of land in Carlsbad are constrained by
topography. Where residential development is permitted on moderate slopes,
the cost of improvement and construction in these areas increases and can
affect the end price of the unit. For safety concerns and the community goal of
City of Carlsbad
2005-2010 Housing Element 4-39
Constraints and Mitigating Opportunities
preserving the unique scenic qualities of hillside topography, these policies on
hillside development are necessary.
McCellan/Palomar Airport
The McCellan/Palomar Airport is located east of the 1-5 and north of Palomar
Airport Road within the City limits. The significant restrictions to residential
development are the flight activity zone and within certain projected noise
contour levels. The flight activity zone contains areas restricted from certain
uses due to potential crash hazards. The projected noise contour levels are
used to quantify noise impacts and to determine compatibility with land uses.
State noise standards have adopted the 65 CNEL (Community Noise Equivalent
Level) as the noise environment not suitable for residential use.
Mitigating Opportunities
The Carlsbad General Plan Land Use Element designates the area around the
Airport primarily for industrial and agricultural uses. Multi-family residential
development may be permitted providing it serves with or is built in conjunction
with adjoining industrial development. Any multi-family housing within the 65
CNEL is subject to a noise study and required mitigation measures.
Environmental Constraints of Identified Housing Sites
Section 3 identifies a variety · of sites that the City proposes to meet its
remaining share of the Regional Housing Needs Assessment (RHNA), which
totals 3,566 units. To the extent possible, the environmental constraints
associated with these sites are generally discussed below. Please refer to
Section 3 for explanations regarding the General Plan designations and other
terms used.
1. Robertson Ranch -Divided into two planning "villages" consisting of
individual planning areas, this large, approved master planned community
has a certified environmental impact report (EIR). The east village is
under construction. The west village is not yet under construction and
features areas of steep slopes and sensitive habitat. However, most of the
west village is currently in agricultural production or fallow fields, and all
master planning for the entire west village is completed. Development of
the individual planning areas, if in conformance with the master plan and
impacts considered in the EIR, require no further environmental review.
2. Unentitled Lands -Unentitled parcels with existing RMH or RH General
Plan designations are scattered throughout Carlsbad. Generally, these
properties are small, with the majority under one acre in size and the
largest approximately 3.5 acres in size. These parcels are typically located
in developed areas and are not expected to be heavily constrained by
steep slopes and habitat or require significant environmental review.
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3. Underutilized Sites -These are properties with existing RMH or RH
General Plan designations and potential for more intense development.
They are all less than one acre in size, located near the coast, and in
developed areas. There are likely no significant environmental constraints
associated with these parcels.
4. Proposed Barrio Area and Existing Village Redevelopment Area -These
two areas have the potential to provide a significant amount of housing
to meet the City's remaining RHNA. Located adjacent to each other and
west of Interstate 5, the Barrio and Village areas are in urbanized,
developed areas and lack significant topography and sensitive vegetation.
Impacts associated with density increases already approved for the
Village Redevelopment Area and considered in this Housing Element have
been analyzed in an adopted environmental document. As individual
projects are proposed, they will go through separate environmental
review although this review is not expected to be significant.
The proposed Barrio Area plan will require environmental review, which
will likely focus on potential impacts associated with urban development,
such as traffic, aesthetics, land use, and public facilities. Adoption of the
planning and environmental documents for the proposed Barrio Area may
extend to 2010, but is expected to be completed before July 2010.
5. Bridges at Aviara Affordable Housing Component -Part of a large
proposed senior project, this high density project is located on
undeveloped lands in the City's Coastal Zone. Potential environmental
constraints include those associated with slopes, sensitive habitat, and
land use. The project site is on land currently designated for low density
development. The project will be analyzed for compliance with the City's
Habitat Management Plan and Local Coastal Program, among other
documents. Environmental impacts will be considered in the
environmental document prepared for the whole Bridges at Aviara project.
Processing of the environmental document may extend through 2009.
6. La Costa Town Square -This project is subject to an EIR that is scheduled
for release as a draft document in 2008. The RH portion of this project is
already graded; the commercial mixed use portion is on undeveloped
property with topographic and vegetation constraints, among others. It is
expected that the project and its EIR can be approved in 2009.
7. Ponto -The Ponto area features a proposed RH site and a proposed
commercial mixed use site. The RH and mixed use sites and land uses are
already identified and analyzed in an approved vision plan and EIR
certified by the City Council; however, zoning and General Plan
amendments are necessary to put in place correct land use designations,
and the EIR is the subject of litigation regarding financial contributions
towards off-site improvements. Provided litigation is resolved without
City of Carlsbad
2005-2010 Housing Element 4-41
Constraints and Mitigating Opportunities
revisions to the EIR, development consistent with the vision plan should
not require additional significant environmental review.
8. Quarry Creek -A former mining operation, Quarry Creek is a largely
disturbed, approximately 100-acre property that also features significant
habitat areas. The property is subject to reclamation as required by the
state Surface Mining and Reclamation Act. The reclamation plan and
accompanying EIR are in preparation and the draft EIR was released for
public review in September 2008. Based on earlier agreements, the City
of Oceanside, not Carlsbad, is responsible for preparation and approval of
the reclamation plan and EIR. An additional, five-acre portion of the
former mine is in Oceanside and is not part of the site considered by this
Housing Element.
4-42
Additional environmental review will be required for the land use
designations the City proposes for this site; this review may include
another EIR. Furthermore, site reclamation must be permitted and must
occur before Quarry Creek is ready for residential or other development.
Reclamation includes restoration of Buena Vista Creek, which bisects the
site, and remediation of soils, a process which is well underway.
City of Carlsbad
2005-2010 Housing Element
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5. Review of 1999 Housing Element
Before devising a new five-year housing plan for the 2005-2010 Housing Element,
the City reviewed the housing programs contained in the 1999 Housing Element
for effectiveness and continued appropriateness. Appendix B provides a program-
by-program discussion of achievements since 1999. The continued
appropriateness of each program is also noted. Section 6, Housing Plan, of this
2005-2010 Housing Element was developed based on this program-by-program
review of the 1999 Housing Element, assessment of current demographic and
housing conditions in the community (Section 2), resources available (Section 3),
and constraints present (Section 4). The following summarizes the achievements
of the 1999 Housing Element in terms of housing constructed and preserved.
A . Housing Construction and Progress toward RHNA
The following Table 5-1 summarizes the City's progress in housing construction
from July 1, 1999 to June 30, 2005. Overall, the City's housing production
exceeded the RHNA by 36 percent. With the City's highly successful Inclusionary
Housing program, the City was able to produce 1,185 lower income units -an
accomplishment few jurisdictions in San Diego County are able to claim.
Table 5-1
Progress toward Meeting the RHNA: 1999 -2005
Above
Very Low Lower Moderate Moderate
Fiscal Year Income Income Income Income* Total
1999 -2000 23 159 42 1,690 1,914
2000 -2001 138 158 94 1,707 2,097
2001 -2002 17 106 75 1,262 1,460
2002 -2003 0 69 0 656 725
2003 -2004 0 so 53 488 591
2004 -2005 85 380 197 1,048 1,688
Total 263 922 461 6,851 8,475
RHNA 1,710 1,417 1,436 1,591 6,214
% ofRHNA 15.4% 65.0% 32.0% 426.2% 136.4%
* Number of units in Above Moderate Income includes 70 units for which the income affordability could not be
determined. Conservatively, these units are assumed to be affordable only to above moderate income
households.
Housing in the Coastal Zone
Pursuant to State law, the City monitors housing activities in the Coastal Zone.
According to State law, coastal zone demolitions that meet the certain criteria
are not required to be replaced. One of these criteria is the demolition of a
residential structure containing less than three dwelling units or the demolition
of multiple residential structures containing 10 of fewer total dwelling units. A
City of Carlsbad
2005-2010 Housing Element 5-1
Review of 1999 Housing Element
total of 23 units have been demolished in Carlsbad's Coastal Zone during the
1999-2005 period. Among these units, none was subject to replacement
requirements.
The City's Inclusionary Housing program has caused many affordable units to be
constructed in the Coastal Zone or within three miles of the Coastal Zone.
Detailed in Table 5-2 is a cumulative tabulation of the housing units
constructed and demolished in the Coastal Zone from 1991 to 2005. Between
1999 and 2005, 7,583 housing units were added to the Coastal Zone, of which
75 (or 10 percent) were affordable to lower-income households.
Table 5-2
Coastal Zone Residential Development
Sinale-familv Multifamily
Attached I Detached 2-4 units I 5+ units
Mobile Affordable
Homes Demolitions Units
1991-1999 (July 1, 1991 to June 30, 1999)
1341 2,0411 3071 3661 ol 161 344
1999-2005 (July 1, 1999 to June 30, 2005)
601 2,3811 3051 4,837 I ol 81 456*
*Includes 17 second dwelling units
Source: City of Carlsbad PERMITS Plus System, 2007
B. Housing Preservation
Overall, the City's housing stock is new and in good condition; therefore, housing
preservation activities focused primarily on preserving the affordability of the
units. Between 1999 and 2005, the City implemented the following preservation
programs:
5-2
• Condominium Conversion -Condominium conversions resulted in the loss
of 30 rental units; however, the City collected $135,450 in Inclusionary In-
Lieu Fees, which will be used to provide affordable housing in the City to
replenish the rental housing stock.
• Mobile Home Park -The City assisted in the tenant purchase of one mobile
home park.
• Acquisition and Rehabilitation -The City assisted in the acquisition and
rehabilitation of one rental property consisting of 75 units (Tyler Court),
which preserved units for individuals with extremely low and very low
incomes.
City of Carlsbad
2005-2010 Housing Element
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C . Eligibility for Self-Certification of 2005-2010 Housing
Element
Jurisdictions in the San Diego region are eligible to participate in the Self-
Certification program of the Housing Element, provided that the jurisdiction meets
its affordable housing production goals as assigned by SANDAG. To be eligible to
self-certify the 2005-2010 Housing Element, the City of Carlsbad must provide a
total of affordable housing units for 629 lower income households between 1999
and 2004. Specifically, the affordable housing production goals are divided into
the following income groups:
Units affordable to extremely low-income households 170 units (27%)
Units affordable to very low-income households 201 units (32%)
Units affordable to low-income households 258 units (41 %)
Between July 1, 1999 and June 30, 2004, the City of Carlsbad had already
created 1,583 affordable housing opportunities/self-certification units for lower
income households. The City exceeded its self-certification goals in all income
categories. Based on this level of accomplishments, the City of Carlsbad is
eligible to self-certify the 2005 Housing Element. See Appendix A for Records of
Affordable Housing Production.
City of Carlsbad
2005-2010 Housing Element 5-3
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6. Housing Plan
This section of the Housing Element sets out the City's long-term housing goals
and identifies a menu of shorter-term objectives, policy positions, and programs
to achieve the long-term goals. The goals, objectives, policies, and programs
comprise a broad-based Housing Plan for the creation of housing opportunities
throughout the City. Through this Housing Plan the City demonstrates its
understanding of the magnitude of the housing problem, as well as its
commitment of City resources to providing the necessary solutions .
Fiscal Considerations
While the City affirms its commitment towards meeting the community's housing
needs, it is nevertheless incumbent on the City to acknowledge that the Housing
Plan is but one of a large number of programs competing for the finite fiscal
resources of the City. As such, it is not possible to subject this Housing Plan to
strict budgetary scrutiny. In addition, there may be legal requirements affecting
future encumbrances of funds, as well as demands in other areas requiring the
City to make difficult decisions on budgetary priorities.
Defining Goals and Policies
The Goals and Policies section of the Housing Plan establishes a policy framework
to guide City decision making to meet identified goals. The housing programs
outlined later represent actions the City of Carlsbad will undertake to promote
housing opportunities for all segments of the community.
The housing Goals are articulated as a general "end condition statement", which
states a desired outcome. The Goals do not contain an action verb as they reflect
a final statement of what the City will hope to achieve. How the goal will be
achieved is established via the subordinate policies and programs.
Policies are statements on the position the City takes to implement an objective.
Policies contained in the Housing Element are important statements as they
reflect the City's official position on a matter. Future development must be
consistent with these policies.
Designing Housing Programs
The housing goals and policies address Carlsbad's identified housing needs, and
are implemented through a series of housing programs offered by the City .
Housing programs define the specific actions the City will undertake to achieve
the stated goals and policies. Each program identifies the following:
Funding: Indicates the sources of funds to be used for each program. When
these funds become unavailable, implementation of these programs may not
be possible.
City of Carlsbad
2005-2010 Housing Element 6-1
Housing Plan ...
Lead Agency: Indicates the agency, department or authority responsible for 111
the program. When more than one agency is listed it is a joint or cooperative
effort. The Housing Authority means the City Council authority over any 111
housing program, the administration and actual staffing of which is to be _.
carried out by the Housing and Redevelopment Department. ...
Objectives: Indicates the specific objectives to be achieved. Whenever .,
possible, the objectives would be quantified. ..
Time Frame: Indicates the time span for the programs and target year for _.
specific accomplishments or milestones. Unless otherwise stated, the time
frame for program implementation is July 1, 2005 through June 30, 2010. 111111
A. Goals, Policies, and Programs
Preservation
Preserving the existing housing stock and avoiding deterioration that often leads
to the need for substantial rehabilitation is one of the City's goals. In addition, it
is important to preserve affordable housing units in the community to maintain
adequate housing opportunities for all residents.
Goal 1: Carlsbad's existing housing stock preserved, rehabilitated, and
improved with special attention to housing affordable to lower-income
households.
Policy 1.1: 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, and the City has met its need for affordable housing
stock for lower and moderate income groups.
Policy 1.2: Set aside approximately 20 percent of the rental units acquired
by the City, Redevelopment Agency, or Housing Authority for rehabilitation
purposes for households in the very low income range.
Policy 1.3: Target City, Redevelopment Agency, or Housing Authority
provision of rehabilitation assistance and assistance to homeowners of low
income, special needs and senior households in that priority.
Policy 1.4: Monitor status of assisted rental housing and explore options for
preserving the units "at risk" of converting to market-rate housing.
Policy 1.5: Seek to reduce or eliminate net loss of existing mobile home
rental opportunities available to lower and moderate income households.
City of Carlsbad
2005-2010 Housing Element 6-2
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Housing Plan
Policy 1.6: Aim to retain and preserve the affordability of mobile home
parks .
Policy 1.7: Survey residential areas periodically to identify substandard and
deteriorating housing in need of replacement or rehabilitation .
Policy 1.8: Provide rehabilitation assistance, loan subsidies, and rebates for
lower-income households, persons of special needs, and senior homeowners to
rehabilitate deteriorating homes.
Policy 1.9: Acquire rental housing from private owners as feasible 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.
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: Inclusionary Housing In-Lieu Fee
Lead Agency: Planning Department
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 21.37) that sets conditions on changes of use
or conversions of Mobile Home Parks.
The City will also assist lower income tenants to research the financial feasibility
of purchasing their mobile home parks so as to maintain the rents at levels
affordable to its tenants.
Funding: Housing Trust Fund, State grants and loans
Lead Agency: Planning Department, Housing and Redevelopment
Department
Objectives and Time Frame:
• Continue to regulate the conversion of mobile home parks in Carlsbad.
• Provide information to mobile home park tenants regarding potential
tenant purchase of parks and assistance available.
City of Carlsbad
2005-2010 Housing Element 6-3
Housing Plan
Program 1.3: Acquisition/Rehabilitation of Rental Housing
... .. .. ..
...
The City will continue to provide assistance to preserve the existing stock of low .i
and moderate income rental housing, including: ...
• Provide loans, grants, and/or rebates to owners of rental properties to ~
make needed repairs and rehabilitation.
11111
• Acquire and rehabilitate rental housing that is substandard, deteriorating or 11111
in danger of being demolished. Set-aside at least 20 percent of the
rehabilitated units for very low income households. ,..
• Provide deferral or subsidy of planning and building fees, and priority
processing.
Priority will be given to housing identified by the Building Department as being
substandard or deteriorating, and which houses lower income and in some cases
moderate income households.
Funding: State grants and loans, Redevelopment Housing Set-Aside,
CDBG
Lead Agency: Housing and Redevelopment Department, Building
Department
Objectives and Time Frame:
• Assist in the acquisition and/or rehabilitation of 50 rental housing units
between 2005 and 2010.
• Contact nonprofit housing developers annually to explore opportunities
for acquisition/rehabilitation of rental housing.
• Publicize City funding available for acquisition/rehabilitation activities on
City website.
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. Energy conservation improvements are eligible activities under the
City's rehabilitation assistance. Assistance will 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: Redevelopment Housing Set-Aside, CDBG, State loans and
grants
Lead Agency: Housing and Redevelopment Department
Objectives and Time Frame:
• Assist in the rehabilitation of 25 owner-occupied housing units between
2005 and 2010.
City of Carlsbad
2005-2010 Housing Element 6-4
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Program 1.5: Preservation of At-Risk Housing
One project -Seascape Village -within the City may be considered as at risk.
This project has deed restrictions on 42 units that are set to expire January 1,
2009. The City will monitor the status of projects such as Seascape Village that
may be at-risk, ensure tenants receive proper notification of any changes and
are aware of available special Section 8 vouchers, and contact nonprofit housing
developers to solicit interest in acquiring and managing at risk projects.
Funding: Redevelopment Housing Set-Aside, CDBG, State loans and
grants
Lead Agency: Housing and Redevelopment Department
Objectives and Time Frame:
• Annually monitor the at-risk status of Seascape Village and contact
property owner for intention to convert to market-rate housing.
• Ensure that the tenants receive proper notification.
• Assist tenants to receive special Section 8 vouchers set aside by HUD
for tenants whose rent subsidies are terminated due to expiration of
project-based Section 8 contracts.
• Contact nonprofit housing developers in 2008 to solicit interest in
acquiring and managing at-risk housing projects.
Housing Opportunities
A healthy, sustainable community relies on its diversity and its ability to
maintain balance among different groups. The City encourages the production
of new housing units that offer a wide range of housing types to meet the varied
needs of its diverse population. A balanced inventory of housing in terms of unit
type (e.g., single-family, apartment, condominium, etc.), cost, and architectural
style will allow the City to fulfill a variety of housing needs.
Goal 2: 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.
Policy 2.1: Ensure sufficient developable acreage in all residential
densities to provide varied housing types for households in all economic
segments.
Policy 2.2: Allow development of sufficient new housing to meet
Carlsbad's share of the regional housing need for 2005-2010 as determined by
SANDAG and consistent with this Housing Element.
Policy 2.3: Identify, monitor, record, and report data on housing units
constructed, converted, and demolished in the Coastal Zone along with
information regarding whether these units are affordable to lower and
moderate income households pursuant to State law.
City of Carlsbad
2005-2010 Housing Element 6-5
Housing Plan
Policy 2.4: Ensure that housing construction achieved through the use of
modified codes and standards while retaining quality design and architecture.
Policy 2.5: Provide alternative housing environments by encouraging
... .. .. .. .. ..
adaptive reuse of older commercial or industrial buildings. 11111
Policy 2.6: Encourage increased integration of housing with
nonresidential development where appropriate.
Policy 2.7: Encourage the use of innovative techniques and designs to
.. .. ..
promote energy conservation in residential development. 11111 -Program 2.1: Adequate Sites ..
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. -In order to ensure that adequate residential acreage at appropriate densities is •
available to meet the City's Regional Housing Needs Assessment (RHNA) the
City will implement the following objectives: •
• The City shall process a general plan amendment(s) to redesignate a
minimum net acreage of each site in Table 6-1 to RH and require that
the redesignated sites be developed at a minimum density of 20 units per
acre. As part of this program, the City shall also process all necessary
amendments to the Zoning Ordinance and other planning documents,
such as master or specific plans.
Table 6-1
General Plan Amendment (RH): Ponto and Quarry Creek
Approximate Minimum
Acres to be Density
ProDertv APN Redesianated to RH Yield
Ponto 216-140-17 6.4 128
Quarry Creek Portions of 167-040-21 15.0 300
Commercial Portion of 216-140-18 2.8 28 Mixed Use Ponto
• The City shall process a general plan amendment(s) to redesignate a
minimum net acreage of each site in Table 6-2 to RMH and require that
the redesignated site be developed at a minimum density of 12 units per
acre. As part of this program, the City shall also process all necessary
City of Carlsbad
2005-2010 Housing Element 6-6
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Housing Plan
amendments to the Zoning Ordinance and other planning documents,
such as master or specific plans.
Table 6-2
General Plan Amendment (RMH): Quarry Creek
Propertv APN
Quarry Creek Portions of 167-040-21
Approximate Minimum
Acres to be
Re-desianated to RMH
17
Density
Yield
200
• The City shall process general plan amendments to establish mmImum
densities of 12 units per acre and 20 units per acre for the RMH and RH
land use designations, respectively, except for those RH designated
properties in the Beach Area Overlay Zone.
• The City shall process amendments to the Village Redevelopment Master
Plan and Design Manual and/or other planning documents as necessary to
establish, for residential projects and mixed use projects with residential
components within the Village Redevelopment Area, minimum densities
equal to 80% of the maximum of the density range. For land use districts
1 -4 (density range of 15 -35 units per acre), as specified in the
Carlsbad Village Redevelopment Master Plan and Design Manual, 80%
shall be 28 units per acre. For land use districts 5 -9 (density range of 15
-23 units per acre), 80% shall be 18 units per acre. Furthermore, the
City shall approve modifications to development standards of the Carlsbad
Village Redevelopment Master Plan and Design Manual if a project
satisfactorily demonstrates as determined by the City that such
modifications are necessary to achieve the minimum densities.
• The City shall process amendments to the general plan and zoning
ordinance and process other planning documents as necessary to
establish and permit the minimum densities, areas, and land uses as
described in Section 3 and specified in Tables 3-4, 3-6 and 3-9 for the
Barrio Area.
• The City shall amend its zoning ordinance, general plan, and other land
use documents as necessary to permit residential in a mixed use format
on shopping center sites and commercial areas with a General Plan
designations of "CL" and "R" and zoning designations of "C-L," "C-1" and
"C-2," and/or other general plan and zoning designations as appropriate.
Mixed use residential on shopping center and commercial sites shall be at
a minimum density of 20 units per acre.
• The City will encourage the consolidation of small parcels in order to
facilitate larger-scale developments. Specifically, the City will make
available an inventory of vacant and underutilized properties to interested
developers, market infill and redevelopment opportunities throughout the
City of Carlsbad
2005-2010 Housing Element 6-7
Housing Plan ..
City, particularly in the Village Redevelopment Area and proposed Barrio ..
Area, and meet with developers to identify and discuss potential project
sites. ..
For the Barrio Area, incentives shall be developed to encourage the
consolidation of parcels and thus the feasibility of affordable housing.
These incentives shall include increased density and other standards
modifications.
.. .. .. ..
To facilitate development in the Village Redevelopment Area, modification ..
of standards (including increased density) are permitted for affordable
housing, "green" buildings, and projects which meet the goals and ..
objectives of the Village (which include residential and mixed use ..
developments). In addition, the City offers offsets to assist in the
development of affordable housing citywide. Offsets include concessions ..
or assistance including, but not limited to, direct financial assistance, ..
density increases, standards modifications, or any other financial, land
use, or regulatory concession which would result in an identifiable cost •
reduction. The City will also encourage lot consolidation by assisting in ..
site identification.
Funding: Departmental budget
Lead Agency: Housing and Redevelopment Department, Planning
Department
Objectives and Time Frame:
• Provide adequate residential sites to ensure compliance with the
adequate sites requirements of AB 2348 for meeting the Regional
Housing Needs Assessment (RHNA) for the 2005-2010 planning period.
• Amendments to the general plan, zoning ordinance, and other land use
documents necessary to effectuate the density changes and other
Program components above shall be implemented by October 2009,
except for Quarry Creek.
• Since they require extensive legislative and environmental actions
(e.g., preparation and adoption of a master plan, Local Facilities
Management Plan, and environmental impact report) general plan and
zoning amendments for Quarry Creek shall be implemented by May
2010.
Program 2.2: Flexibility in Development Standards
The Planning Department, 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.
Funding: Department budget
Lead Agency: Planning Department
City of Carlsbad
2005-2010 Housing Element 6-8
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Housing Plan
Objectives and Time Frame:
• Continue to offer flexibility in development standards to facilitate the
development of lower and moderate income households. This shall
include consideration of making offsets available to developers when
necessary to enable residential projects to provide a preferable project
type or affordability in excess of the requirements of Municipal Code
Chapter 21.85, Inclusionary Housing. As defined in Chapter 21.85,
offsets may include but are not limited to density increases on any
residential site.
• Process amendments to its Planned Unit Development Ordinance,
Parking Ordinance and Beach Area Overlay Zone and the Village Master
Plan and Design Manual to modify development standards to enable the
achievement of higher density residential projects by the end of 2007
(Note: These amendments were adopted in early or late 2007 and are
now pending Coastal Commission approval, which is expected in 2009).
• Periodically review the Municipal Code and recommend changes that
would enhance the feasibility of affordable housing, while maintaining
the quality of housing.
Program 2.3: Mixed Use
The City will encourage mixed-use developments that include a residential
component. Major commercial centers should incorporate, where appropriate,
mixed commercial/residential uses. Major industrial/office centers, where not
precluded by environmental and safety considerations, should incorporate mixed
industrial/office/residential uses.
• As described in Program 2.1, the City shall amend the zoning ordinance
and other necessary land use documents to permit residential mixed use at
20 units per acre on shopping center sites and commercial areas.
Funding: Departmental budget
Lead Agency: Planning Department
Objectives and Time Frame:
• Periodically review development standards and incentives that would
encourage mixed-use developments.
• Identify areas and properties with potential for mixed-use development
and provide information to interested developers .
Program 2.4: Energy Conservation
The City of Carlsbad has established requirements, programs, and actions to
improve household energy efficiency, promote sustainability, and lower utility
costs.
City of Carlsbad
2005-2010 Housing Element 6-9
Housing Plan
• Enforce California building and subdivision requirements by requiring
compliance with state energy efficiency standards (including adoption of
the California Energy Code, 2007 Edition) and state Subdivision Map Act
energy conservation provisions (Government Code section 66473.1). This
latter code section requires subdivision design to provide future homes with
passive or natural heating opportunities to the extent feasible through, for
example, lot orientation.
Ill ..
Ill ..
Ill .. .. ..
• Encourage solar water heating by requiring new residential construction 111
(ownership dwelling units only) to pre-plumb to accommodate solar hot •
water systems. This requirement has been in effect since 1981.
• Promote and participate in regional water conservation programs that allow
Carlsbad Municipal Water District (CMWD) residents to receive rebates for
water efficient clothes washing machines and toilets, free on-site water use
surveys, and vouchers for weather-based irrigation controllers. The City
publicizes these programs on its website, www.carlsbadca.gov/water/
wdtips.html. CMWD serves approximately 75 percent of the City.
CMWD is also a signatory to the California Urban Water Conservation Council
.. ..
Ill ..
Memorandum of Understanding ("MOU"). Signatories to the MOU implement 14 111
Best Management Practices that have received a consensus among water •
agencies and conservation advocates as the best and most realistic methods to
produce significant water savings from conservation. 111
In 1991, Carlsbad adopted a five-phase Recycled Water Master Plan designed to
save potable water. The result is that CMWD has the most aggressive water
recycling program in the region when measured in terms of percent of supply
derived from recycled water. In its 2005 Urban Water Management Plan, CMWD
estimates that in 2020 seven percent of the water needs of the area it serves
will be met by conservation, 21 percent by recycled water usage, and 72 percent
by desalinated water.
• In the Village Redevelopment Area, encourage energy conservation and
higher density development by the modification of development standards
as necessary to:
o Enable developments to qualify for silver level or higher LEED
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(Leadership in Energy & Environmental Design) Certification, or a •
comparable green building rating, and to maintain the financial •
feasibility of the development with such certification.
o 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.
----Modifications may include but are not limited to changes to density,
parking standards, building setbacks and height, and open space. --City of Carlsbad
2005-2010 Housing Element 6-10 --
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Housing Plan
• Facilitate resource conservation for all households by making available
through a competitive process Community Development Block Grants 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.
• Per General Plan policy, reduce fossil fuel consumption and pollution and
improve residents' health by requiring:
o New development to provide pedestrian and bike linkages, when
feasible, which connect with nearby community centers, parks,
school, and other points of interest and major transportation
corridors .
o Multi-family uses to locate near commercial centers, employment
centers, and major transportation corridors.
• Designate "smart growth" areas in the City to help implement the San
Diego Association of Governments Regional Comprehensive Plan vision for
compact, sustainable growth.
• Per the City's Growth Management Program:
o Facilitate development of higher density, affordable, and compact
development by allowing withdrawals from the City's Excess
Dwelling Unit Bank (see Section 4 for further details) only for
certain qualifying projects; these projects include transit-
oriented/smart growth developments, senior and affordable
housing, and density bonus requests.
o Encourage infill development in urbanized areas before allowing
extensions of pubic facilities and improvements to areas which have
yet to be urbanized.
Funding: Departmental budget/General Fund
Lead Agency: Planning Department; Building Department
Objectives and Time Frame:
• Continue to pursue energy efficient development and rehabilitation of
residential units through incentives, funding assistance, and City policies.
• Continue to explore additional incentives to facilitate energy efficient
development.
Goal 3: 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.
Policy 3.1: Require affordability for lower income households of a
minimum of 15 percent of all units approved for any master plan community,
residential specific plan, or qualified subdivision (as defined in the Inclusionary
City of Carlsbad
2005-2010 Housing Element 6-11
Housing Plan
Housing Ordinance). 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).
Policy 3.2: Annually set priorities for future lower-income and special housing
needs. The priorities will be set through the Consolidated Annual Plan which is
prepared by the Housing and Redevelopment Department with assistance from
the Planning Department and approved by the City Council. Priority given to
the housing needs for lower-income subgroups (i.e., handicapped, seniors,
large-family, very-low income) will be utilized for preference in the guidance of
new housing constructed by the private sector and for the use of City funds for
construction or assistance to low income projects.
Policy 3.3: Accommodate General Plan Amendments to increase residential
densities on all PC and LC zoned properties and all other residentially
designated properties to facilitate the development of affordable housing. 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. These General Plan Land Use
designation changes will enable up to 23 dwelling units per acre, and, in
conjunction with the City's Density Bonus Ordinance could potentially increase
the density by 35 percent. Through the City's Affordable Housing Program
(i.e., the Inclusionary Housing Ordinance), density increases in excess of 35
percent may also be realized.
Policy 3.4: Adhere to Council Policy Statement 43 when considering
allocation of units from the Excess Dwelling Unit Bank. Amended on
December 17, 2002, Policy Statement 43 authorized withdrawals from the
banks to be utilized in the following "qualifying" projects anywhere within the
city:
1. Projects that include a request for a density bonus;
2. Housing for lower or moderate-income families;
3. Senior housing;
4. Housing located within either of the city's two, official, redevelopment
areas;
5. Transit-oriented/"smart growth" developments;
6. Conversions of general plan land use designations from non-residential
to residential; and ·
7. Single-family developments, in infill-areas, under stipulated conditions.
Policy 3.5: 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 Redevelopment and Housing
Department in collaboration with the Planning Department, as set forth in the
City's Consolidated Plan.
City of Carlsbad
2005-2010 Housing Element 6-12
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Housing Plan
Policy 3.6: Encourage the development of an adequate number of housing
units suitably sized to meet the needs of lower and moderate income larger
households.
Policy 3.7: Ensure that incentive programs, such as density bonus programs
and new development programs are compatible and consistent with the City's
Growth Management Ordinance.
Policy 3.8: Maintain the Housing Trust fund to facilitate the construction and
rehabilitation of affordable housing .
Policy 3.9: Consistent with State law, establish affordable housing
development with priority for receiving water and sewer services when
capacity and supply of such services become an issue .
Program 3.1: Inclusionary Housing Ordinance
The City will continue to implement its Inclusionary Housing Ordinance that
requires 15 percent of all residential units within any Master Plan/Specific Plan
community or other qualified subdivision (currently seven units or more) be
restricted and affordable to lower income households. This program requires an
agreement between all residential developers subject to this inclusionary
requirement and the City which stipulates:
• the number of required lower income inclusionary units;
• the designated sites for the location of the units;
• a phasing schedule for production of the units; and
• the term of affordability for the units.
For all subdivisions 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 September 1, 2006, the in-lieu fee per
market-rate dwelling unit was $4,515. The fee amount may be modified by the
City Council from time-to-time and is collected at the time of building permit
issuance for the market rate units. The City will continue to utilize inclusionary
in-lieu fees collected to assist in the development of affordable units.
The City will also continue to consider other in-lieu contributions allowed by the
Inclusionary Housing Ordinance, such as an irrevocable offer to dedicate
developable land.
Funding: Departmental budget
Lead Agency: Planning Department, Housing and Redevelopment
Department
City of Carlsbad
2005-2010 Housing Element 6-13
Housing Plan
Objectives and Time Frame:
• Based on past trends and projects in pipeline, the City anticipates 4,060
new housing units between 2005 and 2010, potentially generating an
inclusionary requirement of 609 units.
• Annually adjust the inclusionary housing in-lieu fee as necessary to
reflect market conditions and ensure fees collected are adequate to
facilitate the development of affordable units.
Program 3.2: Excess Dwelling Unit Bank
The City will continue to maintain, monitor and manage the Excess Dwelling Unit
.. .. .. ..
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Bank, composed of "excess units" anticipated under the City's Growth ..
Management Plan, but not utilized by developers in approved projects. The City •
will continue to make excess units available for inclusion in other projects using
such tools as density transfers, density bonuses and changes to the General Plan ..
land use designations per Council Policy Statement 43. •
Based on analysis conducted in Section 4, Constraints and Mitigating 111
Opportunities, the City has adequate excess dwelling units to accommodate the ..
remaining RHNA of 2,395 units for lower and 1,171 units for moderate income
households, which would require withdrawal of 2,830 units from the Excess •
Dwelling Unit Bank. •
Funding: Departmental budget •
Lead Agency: Planning Department •
Objectives and Time Frame:
• Ensure adequate excess dwelling units are available to address the •
City's remaining lower income RHNA for the 2005-2010 period. •
Program 3.3: Density Bonus
In 2004, the State adopted new density bonus provisions (SB 1818) that went
into effect on January 1, 2005. Consistent with the new State law (Government
Code sections 65913.4 and 65915), the City will continue 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 bonus over the
otherwise allowed density, and up to three financial incentives or regulatory
concessions. These units must remain affordable for a period of 30 years and
each project must enter into an agreement with the City to be monitored by the
Housing and Redevelopment Department 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.
City of Carlsbad
2005-2010 Housing Element 6-14
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Housing Plan
Financial incentives and regulatory concessions may include but are not limited
to: fee waivers, reduction or waiver of development standards, in-kind
infrastructure improvements, an additional density bonus above the requirement,
mixed use development, or other financial contributions.
Funding: Departmental budget, Housing Trust Fund, Redevelopment
Housing Set-Aside
Lead Agency: Planning Department, Housing and Redevelopment
Department
Objectives and Time Frame:
• Ensure that the City's new Density Bonus Ordinance is consistent with
the Inclusionary Housing Ordinance .
• Encourage developers to take advantage of density bonus incentives.
Program 3.4: City-Initiated Development
The City, through the Housing and Redevelopment Department, 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: Redevelopment Housing Set-Aside, Housing Trust Fund,
CDBG, and other Federal, State and local funding
Lead Agency: Planning Department, Housing and Redevelopment
Department
Objectives and Time Frame:
• Create 70 city-initiated or non-inclusionary affordable housing units for
lower income households between 2005 and 2010. (Note: The City
considers this program already met through the construction in the
current housing cycle of two non-inclusionary projects, Cassia Heights
and Roosevelt Gardens. These projects provide 6 7 homes for lower
income households as discussed in Section 3.)
Program 3.5: Affordable Housing Incentives
The City uses Redevelopment Housing Set-Aside Funds and Housing Trust Funds
to offer a number of incentives to facilitate affordable housing development.
Incentives may include:
• Payment of public facility fees;
• In-kind infrastructure improvements, including but not limited to street
improvements, sewer improvements, other infrastructure improvements as
needed;
• Priority processing, including accelerated plan-check process, for projects
that do not require extensive engineering or environmental review; and
• Discretionary consideration of density increases above the maximum
permitted by the General Plan through review and approval of a Site
Development Plan (SDP).
City of Carlsbad
2005-2010 Housing Element 6-15
Housing Plan
Funding: Departmental budget, Redevelopment Tax Increment and
Housing Set-Aside, CDBG
Lead Agency: Planning Department, Housing and Redevelopment
Department, Finance Department
Objectives and Time Frame:
• Assist in the development of 235 affordable units between 2005 and
2010 (inclusive of units to be assisted under Program 3.4, City-Initiated
Development, and Program 3.10, Senior Housing).
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11111 .. .. .. .. ..
Program 3.6: Land Banking ..
The City will continue to implement a land banking program to acquire land Ill
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 11111
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. 111
• The City has already identified a list of nonprofit developers active in the region.
When a City-owned or acquired property is available, the City will solicit the 11111
participation of these nonprofits to develop affordable housing. Affordable •
Housing Funds will be made available to facilitate development and the City will
assist in the entitlement process. ..
Funding: CDBG, Redevelopment Housing Set-Aside, Housing Trust Fund
Lead Agency: Community Development Major Service Area, including the
Housing and Redevelopment Department
Objectives and Time Frame:
• Compile an inventory of surplus properties owned by the City and other
public entities by June 2009 and update the inventory annually for
potential acquisition by the City.
• Solicit nonprofit developers when city-owned or acquired property
becomes available for affordable housing.
• Make available the City's Affordable Housing Trust Fund to nonprofit
developers to help defray costs associated with construction and
acquisition of affordable housing.
• Assist in the permit processing of affordable housing proposals by
nonprofit developers.
City of Carlsbad
2005-2010 Housing Element 6-16
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Housing Plan
Program 3.7: Housing Trust Fund
The City will continue to maintain the various monies reserved for affordable
housing, and constituting the Housing Trust Fund, for the fiduciary administration
of monies dedicated to the development, preservation and rehabilitation of
housing in Carlsbad. The Trust Fund will be the repository of all collected in-lieu
fees, impact fees, housing credits and related revenues targeted for proposed
housing as well as other local, state and federal funds.
Funding: In-Lieu fees, real property transfer tax, and HOME/CDBG
Housing Reserve, local, state and federal funds
Lead Agency: Housing and Redevelopment Department, Finance Department
Objectives and Time Frame:
• Actively pursue housing activities to timely encumber and disburse Housing
Trust Fund, including the development of Robertson Ranch and
Cantarini/Holly Springs, and the rehabilitation of Tyler Court between FY
2008/09 and FY 2011/12.
Program 3.8: Section 8 Housing Choice Vouchers
The Carlsbad Housing Authority will continue to operate 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 Redevelopment Department
Objectives and Time Frame:
• Continue to provide rental assistance to approximately 700 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: County MCC allocations
Lead Agency: Housing and Redevelopment Department
Objectives and Time Frame:
• Continue to promote the MCC program with the objective of assisting
two households annually.
City of Carlsbad
2005-2010 Housing Element 6-17
Housing Plan
Program 3.10: Senior Housing
The City will continue to encourage a wide variety of senior housing opportunities,
especially for lower-income seniors with special needs, through the provision of
financial assistance and regulatory incentives as specified in the City's Senior
Housing Overlay zone. Projects assisted with these incentives will be subjected to
the monitoring and reporting requirements to assure compliance with approved
project conditions.
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In addition, the City has sought and been granted Article 34 authority by its 111
voters to produce 200 senior-only affordable housing units. The City would need
to access its Article 34 authority only when it functions as the owner of the ..
project, where the City owns more than 51 percent of the development. •
Funding: Departmental budget, Housing Trust Fund, Redevelopment 11111
Housing Set-Aside, Private financing, state public financing •
Lead Agency: Housing and Redevelopment Department, Planning
Department •
Objectives and Time Frame: 111
• Periodically review the Senior Housing Overlay provisions to expand
housing opportunities for seniors. •
• Provide information on incentives to interested developers. ..
• Work with senior housing developers and non-profit organizations to
locate and construct 50 units of senior low-income housing between •
2005 and 2010. 111
Program 3.11: Housing for Persons with Disabilities •
The City will adopt an ordinance to establish a formal policy on offering
reasonable accommodations to persons with disabilities with regard to the
construction, rehabilitation, and improvement of housing. The ordinance will
specify the types of requests that may be considered reasonable
accommodation, the procedure and reviewing/approval bodies for the requests,
and waivers that the City may offer to facilitate the development and
rehabilitation of housing for persons with disabilities.
Funding: Departmental budget
Lead Agency: Planning Department, Building Department
Objectives and Time Frame:
• Adopt reasonable accommodation ordinance and remove the definition
of family in the Zoning Ordinance by June 2009.
City of Carlsbad
2005-2010 Housing Element 6-18
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Housing Plan
Program 3.12: Housing for Large Families
In those developments that are required to include 10 or more units affordable to
lower-income households, at least 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 Department
Objectives and Time Frame:
• Continue to implement this requirement as part of the Inclusionary
Housing Ordinance.
Program 3.13: Farm Labor Housing
Pursuant to the State Employee Housing Act, the City permits by right employee
housing for six or fewer in all residential zones where a single-family residence is
permitted. Farm labor housing for 12 persons in a group quarters or 12 units
intended for families is permitted by right on properties where agricultural uses
are permitted. In 2004, the City amended the Zoning Code to conditionally
permit farm labor housing for more than 12 persons in a group quarters or 12
units/spaces for households in the E-A, 0, C-1, C-2, C-T, C-M, M, P-M, P-U, 0-5,
C-F and C-L zones.
Funding: State and Federal grants and loans, CDBG, Affordable Housing
Trust Fund, Agricultural Conversion Mitigation Fee Fund
Lead Agency: Community Development Major Service Area; Planning
Department
Objectives and Time Frame:
• Continue to work with, and assist, local community groups, social
welfare agencies, farmland owners, and other interested parties to
provide shelter for permanent and migrant farmworkers in the City,
including notifying these parties of the grant application period for
Agricultural Mitigation Conversion Fees, which may be used to provide
farmworker housing.
• Coordinate with other regional and local programs to address farm labor
housing needs in a cooperative, regional approach.
• Amend the Zoning Ordinance to comply with Health and Safety Code
Section 17021.6, permitting by right farmworker housing of no more
than 36 beds in a group quarters or 12 units or spaces designed for
use by a single-family or household on properties where agricultural
uses are permitted by June 2009.
Program 3.14: Housing for the Homeless
Carlsbad will continue to facilitate the acquisition, for lease or sale, of suitable
sites for emergency shelters and transitional housing for the homeless population.
This facilitation will include:
City of Carlsbad
2005-2010 Housing Element 6-19
Housing Plan
• Participating in a regional or sub-regional summit(s) including decision-
makers from North 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;
• Continuing to provide funding for local and sub-regional homeless service
providers that operate temporary and emergency shelters; and
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• Identifying a specific zoning district in the City where emergency shelters ..
will be permitted by right, with the following criteria:
o The appropriate zoning district will offer easy access to public
transportation and supportive services.
o The zoning district should also contain adequate vacant and
underutilized sites or building that can be converted to accommodate
emergency shelters.
o Besides being subject to the same development standards applied
to other development in the specified zoning district, the City will
establish objective development standards to regulate the
following: 1) the maximum number of beds/persons permitted to
be served nightly; 2) off-street parking based on demonstrated
need, but not to exceed parking requirements for other residential
or commercial uses in the same zone; 3) The size/location of
exterior and interior onsite waiting and client intake areas; 4) The
provision of onsite management; 5) The proximity of other
emergency shelters, provided that emergency shelters are not
required to be more than 300 feet apart; 6) The length of stay; 7)
Lighting; and 8) Security during hours that the emergency shelter
is in operation.
Funding: Housing Trust Fund, Redevelopment Housing Set-Aside, CDBG
Lead Agency: Community Development Major Service Area; Planning
Department
City of Carlsbad
2005-2010 Housing Element 6-20
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Housing Plan
Objectives and Time Frame:
• Provide funding for homeless shelter providers through the annual
Action Plan process for the use of CDBG funds.
• Participate annually and 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 .
• Amend the Zoning Ordinance to permit emergency shelters by right in
the Planned Industrial (P-M) and Industrial (M) zones within one year of
the adoption of the 2005-2010 Housing Element (i.e. by September
2009). In addition, and if necessary and applicable, a property's Site
Development Plan, as imposed by its Qualified Development Overlay
("Q") Zone, will be amended to permit emergency shelters by right
within the time frame specified .
Program 3.15: Transitional and Supportive Housing
Currently, the City's Zoning Ordinance does not address the prov1s1on of
transitional housing and supportive housing. The City will amend the Zoning
Ordinance to clearly define transitional housing and supportive housing. When
such housing is developed as group quarters, they should be permitted as
residential care facilities. When operated as regular multi-family rental housing,
transitional and supportive housing should be permitted by right as a multi-
family residential use in multi-family zones.
Funding: None Required
Lead Agency: Planning Department
Objectives and Time Frame:
• Amend Zoning Ordinance to address transitional housing and supportive
housing by June 2009.
Program 3.16: 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 County area.
Furthermore, the City will work with agencies and organizations that receive
CDBG funds to offer a City Referral Service for homeless shelter and other
supportive services.
Funding: CDBG
Lead Agency: Housing and Redevelopment Department
Objectives and Time Frame:
• Provide funding for supportive service providers through the annual
Action Plan process for the use of CDBG funds.
• Continue to operate the City's 211 Referral Service.
City of Carlsbad
2005-2010 Housing Element 6-21
Housing Plan
Program 3.17: Alternative Housing
The City will continue to implement its Second Dwelling Unit Ordinance (Section
21. 10.015 of the Carlsbad Municipal Code) and will continue to consider
alternative types of housing, such as hotels and managed living units.
Funding: Federal, state, and local loans and grants, private funds
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Ill
Lead Agency: Planning Department, Housing and Redevelopment Ill
Department •
Objectives and Time Frame:
• Continue to monitor underutilized properties and sites in the community ..
that have potential for alternative housing options and offer the •
information to interested developers.
• Adopt an ordinance by September 2009 to conditionally permit and 1111
establish standards for managed living units in certain land use districts 111
of the Village Redevelopment Area.
Program 3.18: 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 Redevelopment Agency 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 Redevelopment Agency
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 3.19: Coastal Housing Monitoring
As a function of the building process, the City will monitor and record Coastal
Ill ..
• .. .. .. -Zone housing data including, but not limited to, the following: • -1) The number of new housing units approved for construction within the
coastal zone after January 1, 1982. •
2) The number of housing units for persons and families of low or moderate
income, as defined in Section 50093 of the Health and Safety Code,
required to be provided in new housing developments within the coastal
zone.
3) The number of existing residential dwelling units occupied by persons and
families of low or moderate income that are authorized to be demolished or
City of Carlsbad
2005-2010 Housing Element 6-22
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Housing Plan
converted in the coastal zone pursuant to Section 65590 of the
Government Code .
4) The number of residential dwelling units occupied by persons and families
of low or moderate income, as defined in Section 50093 of the Health and
Safety Code, that are required for replacement or authorized to be
converted or demolished as identified above. The location of the
replacement units, either onsite, elsewhere within the City's coastal zone,
or within three miles of the coastal zone in the City, shall be designated in
the review .
Funding: Departmental budget
Lead Agency: Community Development Major Service Area
Objectives and Time Frame:
• Continue to maintain records and prepare a summary report annually .
Program 3.20: Housing Element Annual Report
To retain the Housing Element as a viable policy document, the Planning
Department will undertake an annual review of the Housing Element and schedule
an amendment if required. As required, staff also monitors the City's progress in
implementing the Housing Element and prepares corresponding reports to the
City Council, SANDAG, and California Department of Housing and Community
Development annually .
Funding: Departmental Budget
Lead Agency: Planning Department
Objectives and Time Frame:
• Prepare Annual Housing Production Report and report on
implementation of the General Plan, including the Housing Element,.
• Submit annual report on implementation of the General Plan, including
the Housing Element and Annual Housing Production Report, to the City
Council, HCD, and other government agencies as necessary.
Fair Housing
Equal access to housing is a fundamental right protected by both State and
Federal laws. The City of Carlsbad is committed to fostering a housing
environment in which housing opportunities are available and open to all.
Goal 4: All Carlsbad housing opportunities (ownership and rental, market and
assisted) offered in conformance with open housing policies and free of
discriminatory practices.
Policy 4.1: Support enforcement of fair housing laws prohibiting arbitrary
discrimination in the development, financing, rental, or sale of housing.
City of Carlsbad
2005-2010 Housing Element 6-23
Housing Plan
Policy 4.2: Educate residents and landlords on fair housing laws and
practices through the distribution of written materials and public
presentations.
Policy 4.3: Contract with a fair housing service provider to monitor and
respond to complaints of discrimination in housing.
Policy 4.4: Monitor the lending practices of local lending institutions for
compliance under the Community Reinvestment Act to evaluate lending
activities and goals towards meeting the community's credit needs.
Reevaluate relationship with lending institutions that are substantially deficient
in their CRA ratings.
Policy 4.5: 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
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fair housing services to its residents and property owners. Services include: • ..
• Distributing educational materials to property owners, apartment
managers, and tenants; •
• Making public announcements via different media (e.g. newspaper ads and •
public service announcements at local radio and television channels);
• Conducting public presentations with different community groups; lllf
• Monitoring and responding to complaints of discrimination (i.e. intaking, •
investigation of complaints, and resolution); and
• Referring services to appropriate agencies. -
Funding: CDBG, Section 8 and Redevelopment Administration funds
Lead Agency: Housing and Redevelopment Department
Objectives and Time Frame:
• Annually through the Action Plan process allocate funding for fair
housing services.
• Participate in regional efforts to mitigate impediments to fair housing
choice.
City of Carlsbad
2005-2010 Housing Element 6-24
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Housing Plan
B. Quantified Objectives by Income
The following Table 6-3 summarizes the City's quantified objectives for the 2005-
2010 period by income group.
Table 6-3
Quantified Objectives: 2005-2010
Extremely Very Above
Low Low Low Moderate Moderate Total
RHNA1 903 1,019 1,460 1,583 3,411 8,376
Units to be Constructed2 32 238 574 200 3,016 4,060
Units to be Rehabilitated 0 50 25 0 0 75
Units to be Conserved 0 42 0 0 0 106
Households to be Assisted3 280 420 0 10 0 710
Total 312 750 599 210 3,016 4,887
Notes:
1 The City has a RHNA allocation of 1,922 very low income units (inclusive of extremely low income units).
Pursuant to new State law, the City must project the number of extremely low income housing needs based on
Census income distribution or assume 50 percent of the very low income units are extremely low. According
to CHAS data (based on Census data), the City had 12.6 percent very low income households (5.9 percent
extremely low income and 6.7 percent very low income). Therefore the City's RHNA of 1,922 very low income
units are split into 903 extremely low and 1,019 very low income units according to the same proportions.
2 Affordable units include 235 City-initiated affordable housing (Program 3.5, Affordable Housing Incentives) and
609 anticipated inclusionary housing units (Program 3.1, Inclusionary Housing). Income distribution of these
anticipated lower income units is based on the same proportions realized by projects approved and under
construction (Table 3-2). Specifically, 32 extremely low income units from Mariposa Apartments are included. A
general assumption of 200 moderate income units is used.
3 40 percent of the Section 8 voucher holders are assumed to be extremely low income households.
City of Carlsbad
2005-2010 Housing Element 6-25
Appendix A:
Eligibility for
Certification
Housing Element Self-
Pursuant to a special legislation (Government Code 65585.1), jurisdictions in the
San Diego region are eligible to participate in the Self-Certification program of the
Housing Element, provided that the jurisdiction meets its affordable housing
production goals as assigned by SANDAG.
To be eligible to self-certify the 2005-2010 Housing Element, the City of Carlsbad
must provide a total of affordable housing units for 629 lower income households
between 1999 and 2004 in the following income distribution:
Units affordable to extremely low-income households 170 units (27%)
Units affordable to very low-income households 201 units (32%)
Units affordable to low-income households 258 units ( 41 %)
Between July 1, 1999 and June 30, 2004, the City of Carlsbad had already
created 1,583 affordable housing opportunities/self-certification credits for lower
income households (Table A-1). The City exceeded all of its self-certification
goals in all income categories. Based on this level of accomplishments, the City
of Carlsbad is eligible to self-certify the 2005 Housing Element.
City of Carlsbad
2005-2010 Housing Element A-1
Eligibility for Housing Element Self-Certification
Table A-1
Affordable Housing Production: 1999-2004
Self-Certification Affordable Housing Performance (7/1/1999-6/30/04) I
:i@~iilii&l.tmt:::mi mIBfiWM1~t#it#~li!it1!ifaiitiihi ililr.!.l,t1lffgr
EL VL Low EL VL Low
Total Units 32 187 306 1.1 35.2 205.7 336.6
High Income CT 32 187 214 0.05 1.6 9.35 10.7
30-54 yrs Affordability 0 0 0 0.05 0 0 0
55 or more yrs. Affordability 32 187 306 0.1 3.2 18.7 30.6
3 bedrooms 0 66 93 0.5 0 33 46.5
4 bedrooms 0 45 0 0 45 0
5 bedrooms 0 0 0 1.5 0 0 0
Total Units 37 38 371 1.1 40.7 41 .8 408.1
2 30-54 yrs Affordability 0 0 139 0.05 0 0 6.95
55 or more yrs. Affordability 37 38 232 0.1 3.7 3.8 23.2
3 bedrooms 0 0 122 0.5 0 0 61
2 4 bedrooms 0 0 5 0 0 5
Footnote 1 5 bedrooms 0 0 0 1.5 0 0 0
3 bedrooms 0 0 0 0.05 0 0 0
2 4 bedrooms 0 0 0 0.15 0 0 0
Footnote 2 5 bedrooms 0 0 0 0.2 0 0 0
Total Units 0 0 23 0 0 23
3 30-54 yrs Affordability 0 0 0 0.05 0 0 0
55 or more vrs. Affordabilitv 0 0 0 0.1 0 0 0
3 bedrooms 0 0 0 0.5 0 0 0
3 4 bedrooms 0 0 0 1 0 0 0
Footnote 2 5 bedrooms 0 0 0 1.5 0 0 0
4 Total Units 200 0 0 0.95 190 0 0
5 Total Units 0 0 0 0.95 0 0 0
Totals 274.4 357.35 951.65
See Sheet 2 for Footnotes. Goals 170 201 258
% of Goal Met 161% 178% 369%
lt'Mlijl\ttlift&I
1. New Construction of rental units by a public or non-profit agency, including multi-family units for special populations
such as farm worker housing. When a newly constructed project has a mix of market rate and low income units, at least 49% of the units
must be for households with low, very low or extremely low income.
2. Transitional housing, permanent homeless housing, AIDS, alcohol/drug rehabilitation or other special needs housing.
fdiiiilwl)fHllmli!!
1. Acquisition or acquisition and rehabilitation of rental units excluding extended affordability "at risk" projects such as Section 236, 221(d)(3)
units. If investor/private party acquisition, a 30 year covenant guaranteeing affordability is obtained.
2. New or converted limited equity coops, condominium and similar multi-family ownership projects (does not include individual home sales).
3. New construction of rental units with a mix of market rate and low income units where fewer than 49% of the units are for households
with low, very low or extremely low incomes.
4. New construction of senior citizens projects.
5. Mobile home conversions with guaranteed long-term affordability through deed restriction or jurisdition ownership of park.
6. Second Units. 1« .. aq~f&•tttt;JJ
1. Investor/private party acquisition or acquisition and rehabilitation of rental units if less than a 30 year covenant guaranteeing
affordability is obtained.
2. Extended affordability of "at risk" projects such as Section 236, 221(d)(3) units.
3. Units funded by State Mobile Home Resident Owner program, and other mobile home purchase or ownership program(s) (no deed
restriction).
4. Lease covenant and similar long term affordability covenants where a private owner is compensated for imposing a deed restriction.
5. Loan programs for private owners to rehabilitate rental units.
6. Homebuyer programs including those resulting from inclusionary, in-lieu fees, 203(k) funded projects or first time homebuyer subsidies. [~-,f~;:;; rental assistance (certificates or vouchers).
1. Mobile home rent programs.
2. New federally funded rental assistance realized through competitive process between 1999 and 2004. Portable rental assistance
certificates where beneficiaries have simply moved from one jurisdiction to another do not count.
t••-~*~1~lit1I
1. Shared housing programs operated by non-profit agencies funding by the subject jurisdiction.
2. Rehabilitation of owner-occupied homes.
ijj@mota1s1tx
577.5
2 1.65
0
52.5
79.5
45
0
490.6
6.95
30.7
61
5
0
0
0
0
23
0
0
0
0
0
190
0
ijjllktfli!!lil
A-2
City of Carlsbad
2005-2010 Housing Element
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Appendix B:
Summary of 1999 Housing Element
Accomplishments
State law (California Government Code section 65588(a)) requires each
jurisdiction review its housing element as frequently as appropriate and evaluate:
• The appropriateness of the housing goals, objectives, and policies in
contributing to the attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community's
housing goals and objectives; and
• The progress in implementation of the housing element.
According to the California Department of Housing and Community Development
(HCD), Housing Element Questions and Answers: A Guide to the Preparation of
Housing Elements, the review is a three-step process:
• Review the results of the previous element's goals, objectives, and
programs. The results should be quantified where possible (e.g., the total
number of units rehabilitated), but may be qualitative where necessary
(e.g., mitigation of governmental constraints).
• Compare what was projected or planned in the previous element to what
was actually achieved. Analyze the significant differences between them.
Determine where the previous housing element met, exceeded, or fell short
of what was anticipated.
• Based on the above analysis, describe how the goals, objectives, policies,
and programs in the updated element are being changed or adjusted to
incorporate what has been learned from the results of the previous
element.
This Appendix documents the City's achievements under the 1999 Housing
Element and contains recommendations for program changes to address current
and projected needs, as well as state requirements between 2005 and 2010.
A. Summary of Achievements
Since the adoption of the last housing element update in 1999, the City of
Carlsbad implemented a number of actions to plan for, accommodate, and
facilitate the construction, rehabilitation, and preservation of affordable housing.
The accomplishments under programs designed to implement City policies and
achieve outlined goals and objectives are summarized below.
City of Carlsbad
2005-2010 Housing Element B-1
Summary of 1999 Housing Element Accomplishments
Goal 1: Preservation
Carlsbad's existing housing stock preserved and rehabilitated with special
attention to housing affordable to lower-income households
Objective 1..1.: Condominium Conversion
The City will continue to implement the program to monitor conversions to
condominium of those rental apartments that house primarily low and moderate
income households and limit those conversions that reduce the supply of
affordable housing for those income ranges.
Program 1.1
Continue implementation of the program to restrict condominium conversion
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, therefore, the in-lieu fees or
actual affordable units required by that ordinance would be used to mitigate the
impacts of the loss of these rental units from the City's housing stock to lower
income house-holds.
Progress as of December 2005: Since 1999, only 17 applications for
condominium conversion have been approved, resulting in the loss of 30 rental
units. As part of the conversion requirements, $135,450 in inclusionary in-lieu
fee were collected.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving the City's rental housing stock and is
included in the 2005 Housing Element as Program 1.1, Condominium
Conversion.
Objective 1..2: Mobile Home Parks
Reduce or eliminate net loss of existing mobile home rental opportunities
available to lower and moderate income households.
Program 1.2
The City will continue to implement the City's existing Residential Mobile Home
Park zoning ordinance (Municipal Code 21.37) which sets conditions on changes
of use or conversions of Mobile Home Parks.
B-2
Progress as of December 2005: No mobile home parks have been
converted to other uses. Therefore, there was no loss of mobile home
spaces/units.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving the City's mobile home parks as an
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
affordable housing option and is included in the 2005 Housing Element as
Program 1.2, Mobile Home Park Preservation .
Objective 1.3: Mobile Home Parks
Retain and preserve the affordability of mobile home parks.
Program 1.3
The City will assist lower income tenants to research the financial feasibility of
purchasing their mobile home park so as to retain rents and leases affordable to
its tenants.
Progress as of December 2005: In 1997, the City assisted in the purchase
of one mobile home park by tenants (Rancho Carlsbad). Since, no mobile
home park purchases have been formally proposed.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving the affordability of mobile home parks and
is included in the 2005 Housing Element as Program 1.2, Mobile Home Park
Preservation.
Objective 1.4: Rehabilitation
Identify and rehabilitate substandard and deteriorating housing.
Program 1.4
The Building Department will continue to implement the program to monitor and
report to the Housing and Redevelopment Dept., information on housing stock
that is substandard and or deteriorating. Identified structures will continue to be
reported to the Housing and Redevelopment Dept. for possible assistance under
the City's rehabilitation and assistance programs.
Progress as of December 2005: The Building Department continued to
monitor housing conditions as part of its code enforcement activities.
Structures were reviewed on a case-by-case basis as presented by the
Building Department.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving and improving the condition of housing in
Carlsbad and is included in the 2005 Housing Element as Program 1.3,
Housing Conditions Report.
Objective 1.5: Rehabilitation Subsidies-Rental Stock
Provide loan subsidies, loan rebates and other assistance to owners of lower
income units in need of repair and rehabilitation.
City of Carlsbad
2005-2010 Housing Element B-3
Summary of 1999 Housing Element Accomplishments
Program 1.5
The City, through the Housing and Redevelopment Department and in conjunction
with the Building Department, will provide loans, rebates and other support to
preserve the existing stock of low and moderate income rental housing. Priority
will be given to housing identified by the Building Department as being sub-
standard or deteriorating that houses families of lower income and in some cases
moderate income. This program depends partially on outside funding from State,
and Federal sources.
Progress as of December 2005: Since 1999, no privately held rental
properties have been rehabilitated using City, State, or Federal assistance.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving and improving the condition of housing in
Carlsbad and is included in the 2005 Housing Element as part of an overall
rental housing rehabilitation program -Program 1.4, Acquisition/Rehabilitation
of Rental Housing.
Objective 1.6: Acquisition and Rehabilitation
Acquire rental housing from private owners utilizing various local, state, and
federal funding sources, and rehabilitate deteriorated structures if needed.
Program 1.6
The City through the Housing and Redevelopment Dept. will implement a program
to acquire, using local Redevelopment Set-Aside funds, CDBG, State, Federal and
private sector loans, rental housing that is substandard, deteriorating or in danger
of being demolished. Twenty percent of the units, once rehabilitated, will be set
aside for very-low income households.
Progress as of December 2005: Since 1999, the City assisted in the
acquisition and rehabilitation of one rental property (Tyler Court), totaling 75
housing units, using a combination of City, State, and Federal assistance.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving and improving the condition of housing in
Carlsbad, as well as maintaining the affordability of rental housing in the City.
This program is included in the 2005 Housing Element as part of an overall
rental housing rehabilitation program -Program 1.4, Acquisition/Rehabilitation
of Rental Housing.
Objective 1.7: Rehabilitation Incentives
Provide incentives for the rehabilitation and preservation of deteriorating rental
units which house lower income residents.
B-4
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Program 1.7
The City will provide financial and processing incentives for the owners of lower
income rental stock in need of rehabilitation and preservation. These incentives
may include, but not be limited to: the deferral or subsidy of planning and
building fees, priority processing and financial incentives such as low-interest
rehabilitation and property acquisition loans.
Progress as of December 2005: Since 1999, the City has not provided any
financial and/or processing incentives for the rehabilitation of rental properties.
There were no requests submitted to the City for such incentives, and no
properties identified as appropriate for this program.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as part of an overall rental housing rehabilitation
program -Program 1.4, Acquisition/Rehabilitation of Rental Housing.
Objective 1.8: Rehabilitation-Homeowners
Provide rehabilitation assistance, loan subsidies and loan rebates for lower-income
households, persons of special needs, and senior homeowners to preserve and
rehabilitate deteriorating homes.
Program 1.8
The City will implement a homeowner rehabilitation program targeted to lower-
income, special needs (handicapped, low income large-family, etc.,) and senior
households. Assistance will consist of financial and processing incentives such as
low interest and deferred repayment loans, loan rebates, and priority processing.
Progress as of December 2005: Since 1999, the City has not assisted in the
rehabilitation of ownership housing units. There were no requests submitted
to the City for such rehabilitation activities.
Continued Appropriateness of Program: This program continues to be an
appropriate program for preserving and improving the condition of housing in
Carlsbad. The program is included in the 2005 Housing Element as Program
1.5, Rehabilitation of Owner-Occupied Housing.
Goal 2: Quantity and Diversity of Housing Stock
New housing developed with a diversity of types, prices, tenures, densities and
locations and in sufficient quantity to meet the demand of anticipated City and
regional growth.
Objective 2.1: Regional Housing Need
Allow development of sufficient new housing to meet Carlsbad's share of the total
regional housing need, as identified in SANDAG's Regional Housing Needs
Statement.
City of Carlsbad
2005-2010 Housing Element B-5
Summary of 1999 Housing Element Accomplishments
Program 2.1
With the exception of some lower-income and special needs housing which may
be assisted by the City, new housing development will be achieved through
private sector efforts. New development will be achieved through the auspices of
State Planning Law and the City's General Plan and Municipal Code. There is no
special program for this overall goal. It is recognized that achievement of this
goal will be heavily influenced by private sector marketing strategies; local, state
and national economic trends; availability of regional infrastructure and services;
and other factors beyond the control of Carlsbad.
Progress as of December 2005: The following Table B-1 summarizes the
City's progress in housing construction from July 1, 1999 to June 30, 2005.
Overall, the City's housing production exceeded the RHNA by 36 percent. With
the City's highly successful Inclusionary Housing program, the City was able to
produce 1,181 lower income units -an accomplishment few jurisdictions in
San Diego County are able to claim.
Table B-1
Progress toward Meeting the RHNA
Above
Very Low Lower Moderate Moderate
Fiscal Year Income Income Income Income* Total
1999 -2000 23 159 42 1,690 1,914
2000 -2001 138 158 94 1,707 2,097
2001 -2002 17 106 75 1,262 1,460
2002 -2003 0 69 0 656 725
2003 -2004 0 so 53 488 591
2004 -2005 114 347 197 1,048 1,706
Total 292 889 461 6,851 8,493
RHNA 1,710 1,417 1,436 1,591 6,214
% of RHNA 17.1% 62.7% 32.1% 426.2% 136.7%
* Number of units in Above Moderate Income includes 70 units for which the income affordability could not be
determined. Conservatively, these units are assumed to be affordable only to above moderate income
households.
Continued Appropriateness of Program: Through a multitude of programs
in the Housing Plan, the 2005 Housing Element strives to facilitate the
development of housing opportunities for all income groups.
Objective 2.2: Development Standards
Ensure that development and housing construction achieved through the use of
modified codes and standards, that will reduce the cost of housing, will retain
quality design and architecture.
B-6
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Program 2.2
The Planning Department, in its review of development for all income categories,
may recommend waiving or modifying certain development standards or
recommending that certain Municipal Code changes be implemented to encourage
the development of low and moderate income housing. These recommendations
will be reviewed with a goal to reduce costs associated with standards. Although
standards may be modified they will also retain aesthetic and design criteria
acceptable to the City.
Progress as of December 2005: The City has modified or waived residential
development standards in order to facilitate and encourage the development
of housing affordable to lower and moderate income households, as well as
housing for persons with special needs. These include:
• Reduced required front yard setback from 30' to 22' (Cassia Heights);
• Permitted noise wall to be located in El Camino Real scenic corridor
setback (Cassia Heights);
• Reduced required side yard setback from 10' to 5' (Casa Laguna);
• Reduced required storage area from 392 sq. ft. to 240 sq. ft. (Casa
Laguna);
• Waived 1 required resident covered parking space (Casa Laguna);
• Allowed 5 required visitor parking spaces to be located on external
public streets (Mulberry)
Continued Appropriateness of Program: Specific changes to the City's
Zoning Ordinance needed to respond to current market conditions are
incorporated in Program 2.2, Flexibility in Development Standards. In 2007,
the City approved amendments (subject to California Coastal Commission
approval) to its Planned Unit Development Ordinance, Parking Ordinance and
Beach Area Overlay Zone to modify development standards to enable the
achievement of higher density residential projects. The City will continue to
monitor its development standards and policies.
Objective 2.3: Developable Acreage Monitoring
Ensure sufficient developable acreage in all residential densities to provide varied
housing types for households in all economic ranges.
Program 2.3
The City will continue to monitor the absorption of residential acreage in all
density categories 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.
Progress as of December 2005: The City provided adequate sites to
accommodate the regional housing share for the 1999-2005 period and
continued to monitor the absorption of residential land .
City of Carlsbad
2005-2010 Housing Element B-7
Summary of 1999 Housing Element Accomplishments
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 2.1, Adequate Sites.
Objective 2.4: Adaptive Reuse
Provide alternative housing environments by encouraging adaptive reuse of older
commercial or industrial buildings.
Program 2.4
The City should continue to explore the potential for adaptive reuse or rezoning of
aging industrial, commercial and some residential buildings by continuing to
implement the existing policy that creates affordable living spaces for combined
living/working spaces. The principle targeted area for this type of housing is in
the downtown redevelopment area.
Progress as of December 2005: The City worked with the Carlsbad
Farmworker Shelter Committee (Citizens) in an attempt to identify existing
industrial, commercial and residential buildings to create living spaces for
farmworkers. As of December 2005, there had been no success in finding an
appropriate building for shelter purposes. The City also continues to review on
a case-by-case basis the appropriateness of rehabilitating existing buildings
within the downtown Village Redevelopment Area for adaptive reuse purposes.
As of the end of 2005, no projects have been submitted for consideration by
the City.
Continued Appropriateness of Program: Program 2.3, Adaptive Reuse, is
included in the 2005 Housing Element to encourage adaptive reuse of
commercial/industrial properties as housing for special needs groups.
Objective 2.5: Mixed Use
Encourage increased integration of housing with non-residential development.
Program 2.5
Continue to implement existing ordinances and policies that allow mixed
residential and non-residential uses in the building and/or complex. Major
commercial centers should incorporate, where appropriate, mixed
commercial/residential uses. Major industrial/office centers, where not precluded
by environmental and safety considerations, should incorporate mixed
industrial/office/residential uses.
B-8
Progress as of December 2005: During the past six years, one mixed use
project was developed in the City, specifically within the Village
Redevelopment Area. This project resulted in a total of 8,600 square feet of
commercial/office space and a total of 65 housing units. This project was
created by granting additional residential density and standards modifications,
such as reduced drive aisle widths and reduced setbacks. Financial assistance
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
was also provided for 11 affordable units provided on-site. Additionally, in
February 2005, the City also approved Poinsettia Commons, a mixed use
project featuring 78 housing units, including 51 live-work units, 12 affordable
apartments, and over 18,000 square feet of commercial space. This project
required an allocation of 17 units from the Excess Dwelling Unit Bank
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 2.4, Mixed Use.
Objective 2. 6: Coastal Development Monitoring
Identify, monitor, and report the number of affordable housing units constructed,
converted, or demolished in the coastal zone .
Program 2.6
As a function of the building process, the City will monitor and record Coastal
Zone housing data including, but not limited to, the following:
1) The number of new housing units approved for construction within the
coastal zone after January 1, 1982.
2) The number of housing units for persons and families of low or moderate
income, as defined in Section 50093 of the Health and Safety Code,
required to be provided in new housing developments within the coastal
zone .
3) The number of existing residential dwelling units occupied by persons and
families or low or moderate income that are authorized to be demolished or
converted in the coastal zone pursuant to Section 65590 of the
Government Code.
4) The number of residential dwelling units occupied by persons and families
of low or moderate income, as defined in Section 50093 of the Health and
Safety Code, that are required for replacement or authorized to be
converted or demolished as identified in paragraph 3). The location of the
replacement units, either onsite, elsewhere within the locality's jurisdiction
within the coastal zone, or within three miles of the coastal zone within the
locality's jurisdiction, shall be designated in the review.
Progress as of December 2005: According to Section 65590(b) of the
Government Code, coastal zone demolitions that meet the certain criteria are
not required to be replaced. One of these criteria is the demolition of a
residential structure containing less than three dwelling units or the
demolition of multiple residential structures containing 10 of fewer total
dwelling units. A total of 8 units have been demolished in Carlsbad's Coastal
Zone during the 1999-2005 period. Among these units, none was subject to
replacement requirements.
City of Carlsbad
2005-2010 Housing Element B-9
Summary of 1999 Housing Element Accomplishments
Regardless of the requirements for replacement of Coastal Zone affordable
units, the City's Inclusionary Housing program has caused many affordable
units to be constructed in the Coastal Zone or within three miles of the
Coastal Zone. Detailed below is a cumulative tabulation of the housing unit
constructed and demolished in the Coastal Zone from 1991 to 2005.
Between 1999 and 2005, 7,583 housing units were added to the Coastal
Zone, of which 456 (or 10 percent) were affordable to lower-income
households.
Table B-2
Coastal Zone Development
Single-family Multifamily Mobile Affordable
Attached I Detached 2-4 units I 5+ units Homes Demolitions Units
1991-1999 (July 1, 1991 to June 30, 1999)
134 I 2,041 I 307 I 344
1999-2005 (July 1, 1999 to June 30, 2005)
601 2,3811 3051 4,837 I ol 81 456*
*Includes 17 second dwelling units
Source: City of Carlsbad PERMITS Plus System, 2007
Continued Appropriateness of Program: The City will continue to monitor
housing activities in the Coastal Zone and report such activities in Housing
Element updates. This program is included in the Housing Element as
Program 3.18, Coastal Housing Monitoring.
Goal 3: Groups with Special Needs, Including Low and Moderate
Income Households
Sufficient new, affordable housing opportunities in all quadrants of the City to
meet the needs of groups, with special requirements, and, in particular the needs
of current lower and moderate income households and a fair share proportion of
future lower and moderate income households.
Objective 3. l: Farm Worker
Provide adequate shelter for both the permanent and migrant farm worker.
Program 3.1
The City shall continue to work with, and assist, local community groups, social
welfare agencies, farmland owners, and other interested parties to provide shelter
for the identified permanent and migrant farm workers during the five-year
housing element period. These efforts will be in coordination with other regional
and local programs and will involve neighboring jurisdictions in a cooperative,
regional approach.
B-10
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Progress as of December 2005: The City has been working with a
Farmworker Shelter Citizens Committee for several years. This Committee is
made up of farmworker advocates, assisting private and public agencies, land
owners, farmers, farmworkers, and many interested citizens, The City funded
a consultant study by Community Housing Works on Farmworker Housing
issues in Carlsbad, and alternatives for addressing the shelter needs. The City
ultimately supported the establishment of a partnership for the development
of a 64 bed temporary farm worker shelter in Carlsbad. The City took
appropriate actions to amend city codes to enable the construction of a
farmworker shelter within the City. It also agreed to provide financial
assistance in a partnership arrangement. The Committee has not been
successful to date in locating an appropriate site for a farmworker shelter .
However, the City is continuing its efforts to assist, as appropriate.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.13, Farm Labor Housing .
Objective 3.2: Large Family
Assure the development of an adequate number of housing units suitably sized to
meet the needs of lower-income larger households
Program 3.2
In those developments which are required to include 10 or more units affordable
to lower-income households, at least 10 percent of the lower income units should
have 3 or more bedrooms. This requirement does not pertain to lower-income
senior housing projects.
Progress as of December 2005: All developments to which this requirement
is applicable have met their obligation to provide at least 10 percent of their
affordable units in a unit size of three bedrooms or more. Several projects
have exceeded their large family unit requirement.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.12, Housing for Large Families.
Objective 3.3: Homeless
Provide transitional shelters and assistance for the homeless, recognizing that the
needs and domain of the homeless exist on a sub-regional rather than purely
local scale.
Program 3.3.a
Carlsbad will continue to facilitate the acquisition, for lease or sale, of suitable
sites for transitional shelters for the homeless population. This facilitation would
include, but not be limited to: participating in a regional or sub-regional
summit(s) including decision-makers from North County jurisdictions and
SANDAG for the purposes of coordinating efforts and resources to address
City of Carlsbad
2005-2010 Housing Element B-11
Summary of 1999 Housing Element Accomplishments
homelessness; assisting local non-profits and charitable organizations in securing
state funding for the acquisition, construction and management of shelters;
continuing to provide funding for local and sub-regional homeless service
providers, temporary and emergency shelters; and reviewing local zoning controls
to alleviate any barriers to the feasible provision of housing for the homeless,
including temporary and/or seasonal portable structures.
Progress as of December 2005: The City continues to participate in the
efforts of the Regional Task Force for the Homeless (RTFH, Inc.). The City also
continues to participate in other regional efforts to address the needs of the
homeless which include meeting with other San Diego North County cities to
discuss the needs and develop ideas for addressing those needs. The City
participated in funding the Solutions for Change Transitional Homeless Shelter
project within the City of Vista. It also continues to support the existing SO-
bed homeless men's shelter in Carlsbad, as well as other homeless programs
and services.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.14, Housing for the Homeless.
Program 3.3.b
Continue to provide Federal Community Development Block Grant (CDBG) funds
to community, social welfare, not-for-profit and religious groups which provide
services within the North County area.
Progress as of December 2005: Between 1999 and 2005, the City had used
CDBG funds to support a number of nonprofit groups that provide homeless
and supportive services. These included:
• Brother Benno Center
• House of Dorothy, Barbara, and Rosemary
• Catholic Charities
• Community Resource Center
• Casa de Amparo
• Women's Resource Center
Continued Appropriateness of Program: This program is integrated with
Program 3.3.c and included in the 2005 Housing Element as Program 3.15,
Supportive Services for Homeless and Special Needs Groups.
Program 3.3.c
Continue to work with non-profit organization(s) that receive CDBG funds to offer
a City Referral Service to refer, on a 24-hour basis, transient homeless individuals
and families to local agencies providing services to the homeless, including
regional hotel voucher programs through the Regional County Consortium.
B-12
City of Carlsbad
2005-2010 Housing Element
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Progress as of December 2005: Several of the non-profit agencies assisted
with CDBG funds provide referral services. In addition, many of these agencies
participate in the new 211 referral service .
Continued Appropriateness of Program: This program is integrated with
Program 3.3.b and included in the 2005 Housing Element as Program 3.15,
Supportive Services for Homeless and Special Needs Groups.
Objective 3.4: Senior/Elderly
Provide additional senior housing for seniors of different income groups and
physical and mental status.
Program 3.4.a
Continue to implement the current Senior Citizen housing regulations and
continue to require monitoring and reporting procedures to assure compliance .
with approved project conditions. Encourage the provision of a wide-variety of
senior housing opportunities, especially for lower-income seniors with special
needs.
Progress as of December 2005: Since 1999, the City, through the Carlsbad
Redevelopment Agency, acquired and rehabilitated one apartment project
(Tyler Court), which provided 75 units of senior housing. The Agency
established restrictions on the project, which limit the rents to rates which are
affordable to households at very low and extremely low income. These are
new restrictions which were placed on the property for a minimum of 55 years.
Several developers are also currently researching the feasibility of developing
new senior-only condominium · and/or rental projects within the City of
Carlsbad.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.10, Senior Housing.
Program 3.4.b
Continue to work with senior housing developers and non-profit organizations to
locate and construct the 200 units of senior low-income housing approved
through an Article 34 referendum.
Progress as of December 2005: Since 1999, 75 low income senior housing
units have been constructed and/or rehabilitated within the City of Carlsbad. If
the City provides financial assistance and 100 percent of the project is price-
or rent-restricted for low income seniors, then the City will find it necessary to
use its Article 34 referendum authority for 200 senior-only, low income
affordable units. To date, the City has not been required to utilize the
referendum authority. However, the authority remains valid if necessary to
construct additional senior housing affordable to low income seniors.
City of Carlsbad
2005-2010 Housing Element B-13
Summary of 1999 Housing Element Accomplishments
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.10, Senior Housing.
Objective 3.5: Lower Income
Provide a range of new housing opportunities for lower-income households, in all
areas of the City.
Program 3.5
Through the implementation of various programs, the City will pursue, to the best
of its ability, Self-Certification of its Housing Element update (for the new 2005-
2010 period) at the end of the current 1999-2004 housing cycle, in accordance
with the criteria detailed in the "Housing Element Self-Certification Report:
Implementation of a Pilot Program for the San Diego Region" prepared by
SANDAG and dated June, 1998 (also known as the SANDAG Housing Self-
Certification Report).
The Self-Certification housing production goals for the City of Carlsbad for the
2005-2010 Housing Element Update are as follows:
Units affordable to extremely low-income households 170 units (27%)
Units affordable to very low-income households 201 units (32%)
Units affordable to low-income households 258 units (41 %)
Should the City not meet the Self-Certification criteria detailed in the SANDAG
Housing Self-Certification Report, then the City will pursue, to the best of its
ability, the production of the City's regional share goals for lower-income housing
units as detailed in the "Regional Housing Needs Statement -San Diego Region",
prepared by SANDAG and dated November, 1998. The regional share housing
needs for the City of Carlsbad are as follows:
Units affordable to low-income households
Units affordable to very low-income households
1,417 units
1,770 units
Progress as of December 2005: The City did meet the self-certification
production goal.
Continued Appropriateness of Program: Between July 1, 1999 and June
30, 2004, the City of Carlsbad created 1,583 affordable housing
opportunities/self-certification credits for lower income households. The City
exceeded its self-certification goals in all income categories. Based on this
level of accomplishments, the City of Carlsbad is eligible to self-certify the
2005 Housing Element. See Appendix A for Records of Affordable Housing
Production per the self-certification criteria.
B-14
City of Carlsbad
2005-2010 Housing Element
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While eligible to self-certify its 2005 Housing Element, Carlsbad has elected
instead to submit the element to HCD for review and certification to ensure the
City's eligibility for affordable housing programs. Housing Element self-
certification will not be an option for the 2010-2015 Housing Element .
Objective 3.6: Inclusionary
Ensure that all master planned and specific planned communities and all qualified
subdivisions provide a range of housing for all economic income ranges.
Program 3.6.a
The City shall continue to implement its Inclusionary Housing Ordinance that
requires 15 percent of all base residential units within any Master Plan/Specific
Plan community or other qualified residential development ( currently seven units
or more) shall be restricted and affordable to lower income households. This
program requires an agreement between all residential developers subject to this
inclusionary requirement and the City which stipulates: the number of required
lower income inclusionary units; the designated sites for the location of the units;
a phasing schedule for production of the units; and, the tenure of affordability for
the units. The City shall continue to assist in the funding of the provision of
inclusionary units through funds available in the Housing Trust Fund.
Progress as of December 2005: Since 1999, the City has collected
$15,775,221 in total revenue for its Housing Trust Fund. This fund includes
revenue from housing impact and in-lieu fees, and housing credits totaling
$6,294,906, housing loan repayments of $6,095,484, interest of $2,031,445
and other miscellaneous grants and revenues. Overall, from July 1, 1999 to
June 30, 2005, 1,181 inclusionary housing units have been constructed,
including 292 very low income and 889 low income units.
Continued Appropriateness of Program: This program is integrated with
Program 3.6.b and included in the 2005 Housing Element as Program 3.1,
Inclusionary Housing Ordinance.
Program 3.6.b: In-Lieu Contributions
The City will continue to implement its Inclusionary Housing Ordinance that
requires, for all residential developments of fewer than seven units, an in-lieu fee.
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
January 1, 1999, the in-lieu fee per market-rate dwelling unit was $4,515.00.
This amount of this fee 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 also continue to consider other in-lieu contributions allowed by the
Inclusionary Housing Ordinance, such as an irrevocable offer to dedicate
developable land or participation in programs that assist the City in reaching its
Self-Certification lower-income housing production goals.
City of Carlsbad
2005-2010 Housing Element B-15
Summary of 1999 Housing Element Accomplishments
Progress as of December 2005: As of December 2005, the in-lieu fee was
set at $4,515. A total of $653,434 in in-lieu fee has been collected between
1999 and December 2005.
Continued Appropriateness of Program: This program is integrated with
Program 3.6.a and included in the 2005 Housing Element as Program 3.1,
Inclusionary Housing Ordinance.
Objective 3.7: Lower Income Development and Incentives
Provide incentives, housing type alternatives, and city initiated developments and
programs for the assistance of lower-income household.
Program 3.7.a: Density Bonus
The City shall continue to implement its Residential Density Bonus and Incentives
or Concessions Ordinance (Chapter 21.86 of the Carlsbad Municipal Code),
consistent with Government Code sections 65915 through 65917, by granting an
increase in density over the otherwise maximum allowed density, and incentives
or concessions (as specified in Chapter 21.86 of the Carlsbad Municipal Code). A
density bonus, incentives and concession will be granted when a developer seeks
and agrees to construct at least one of the following (in addition to the City's
Inclusionary Housing requirements):
1. A minimum of 10 percent of the total units of the housing development as
restricted and affordable to lower-income households; or
2. A minimum of 5 percent of the total units of the housing development as
restricted and affordable to very low-income households; or
3. A senior citizen housing development as defined in Section 51.3 of the
California Civil Code, or mobile home park that limits residency based on
age requirements for housing for older persons pursuant to Section
798.76 or 799.5 of the California Civil Code; or
4. A minimum of 10 percent of the total units in a common interest
development restricted and affordable to moderate-income households,
provided that all units in the development are offered to the public for
purchase.
Units restricted to low-and very low-income households (restricted in order to
qualify for a density bonus) must remain affordable for a period of 30 years and
each project must enter into an agreement with the City to be monitored by the
Housing and Redevelopment Dept. for compliance.
Progress as of December 2005: Between 1999 and 2005, two development
projects utilized the density bonus provisions and resulted in 111 units
affordable to lower income households. The City also amended its Zoning
Ordinance to incorporate provisions of the new State Density Bonus Law
pursuant to SB 1818 and SB 435.
B-16
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Continued Appropriateness of Program: This program has been revised
for consistency with the new State Density Bonus Law, and is_included in the
2005 Housing Element as Program 3.3, Density Bonus .
Program 3.7.b: Alternative Housing
The City shall continue to implement its Second Dwelling Unit Ordinance (Section
21.10.015 of the Carlsbad Municipal Code) and shall continue to consider other
types of alternative housing, such as hotels, single room occupancy units,
homeless shelters, and farmworker housing. These alternatives would assist in
meeting the City's share of housing for low and very low income households.
Progress as of December 2005: The City continues to work with both for-
profit and non-profit housing developers to implement its Second Dwelling Unit
Ordinance and to consider other types of alternative housing such as hotels,
homeless shelters and farm worker housing. For several years the City has
been working with, and continues to work with, both the Farmworker Shelter
Citizens Committee as well as Catholic Charities to address the needs of the
homeless, farmworkers and other populations. The City continues to support
the existing SO-bed homeless men shelter operated by Catholic Charities
within Carlsbad. The City has initiated two projects to date which have
resulted, or will result, in the development of additional affordable housing
opportunities for low, very low and extremely low income households .
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.16, Alternative Housing.
Program 3.7.c: City Initiated Development
The City of Carlsbad, through the offices of the Housing Authority and through the
Housing and Redevelopment Department, will continue work with private for-
profit and especially not-for-profit developers to use local funds from CDBG,
Redevelopment Set-Aside funds and other City originated funds and leverage
them against State, Federal and private low interest funds to create housing
opportunities for low-, very low-and extremely low-income households.
Progress as of December 2005: The City/Redevelopment Agency
purchased, rehabilitated and restricted rents in a 75-unit senior housing
project (Tyler Court) to be affordable to very low and extremely low income
households. The City also initiated a new affordable housing project
(Roosevelt Gardens) that will provide 11 affordable homeownership units for
very low income households through Partnership with Habitat for Humanity .
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.4, City-Initiated Development.
Program 3.7.d: Section 8
Continue the City's Section 8 program to provide additional assisted housing
opportunities in the Housing Element Period 1999-2004.
City of Carlsbad
2005-2010 Housing Element B-17
Summary of 1999 Housing Element Accomplishments
Progress as of December 2005: As of December 2005, 666 households in
Carlsbad utilized Section 8 Housing Choice Vouchers. In addition,
approximately 1,200 households were on the waiting list.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.8, Section 8 Housing Choice Vouchers.
Program 3. 7 .e: Exception of Fee Payment
Continue to implement City policy that allows the exception of the payment of
public facility fees for lower-income housing projects. Developments for which
Public Facility Fees are excepted may be subject to an analysis of the fiscal
impacts of the project to the City.
Progress as of December 2005: The City has implemented the policy on a
case-by-case basis. In general, the City prefers to provide financial resources
to developers to assist an affordable housing project to pay the public facility
fees rather than granting an exemption of the fee. However, an exemption can
still be given consideration for the appropriate project.
Continued Appropriateness of Program: This program has been revised
and integrated with Program 3.7.g, and is included in the 2005 Housing
Element as Program 3.5, Affordable Housing Incentives.
Program 3.7.f: Priority Processing
Continue to implement priority processing for lower-income development
projects, including accelerated plan-check process, for projects which do not
require extensive engineering or environmental review.
Progress as of December 2005: The City continued to offer priority
processing for lower-income development projects.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.5, Affordable Housing Incentives.
Program 3.7.g: In-Kind Improvements
The City will continue to consider contributing to selected lower-income housing
development, in-kind infrastructure improvements, including but not limited to:
street improvements, sewer improvements, and other infrastructure
improvements as needed.
Progress as of December 2005: Since 1999, the City has provided no in-
kind improvements to assist with lower-income housing development.
However, the City has provided financial assistance to several lower-income
housing developments to reduce the overall cost of construction of these
improvements.
B-18
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Continued Appropriateness of Program: This program is integrated with
Program 3.7.e and Program 3.7.f, and is included in the 2005 Housing Element
as Program 3.5, Affordable Housing Incentives.
Program 3.7.i
The City shall continue to allow discretionary consideration of density increases
above the maximum now permitted by the General Plan through review and
approval of a Site Development Plan (SDP).
Progress as of December 2005: Two apartment projects (The Summit and
The Bluffs) were granted density increases of 91 percent and 28 percent,
respectively, during the period from 1999 to 2005. This resulted in a total of
39 low income affordable units.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.5, Affordable Housing Incentives.
Objective 3.8: Growth Management
Ensure that incentive programs, such as density bonus programs and new
development programs are compatible and consistent with the City's Growth
Management Ordinance .
Program 3.8
Continue to maintain, monitor and manage the Excess Dwelling Unit Bank,
composed of "excess units" anticipated under the city's Growth Management Plan,
but not utilized by developers in approved projects. Continue to make excess
units available for inclusion in other projects using such tools as density transfers,
density bonuses and changes to the General Plan land use designations,
consistent with City policy
Progress as of December 2005: In December 2002 the City reduced the
Excess Dwelling Unit Bank balance to 2,800 dwelling units. New excess
dwelling units that are generated in the future will be added to this existing
bank balance.
Continued Appropriateness of Program: The City has adequate balance in
the Excess Dwelling Unit Bank to accommodate the City's remaining share of
Regional Housing Needs. This program is included in the 2005 Housing
Element as Program 3.2, Excess Dwelling Unit Bank, to provide for continued
monitoring.
Objective 3.9: Special Housing Needs Priorities
Ensure that new development constructed by the private sector, and public funds
allocated for lower-income and special needs groups, will meet the City's lower-
income housing needs.
City of Carlsbad
2005-2010 Housing Element B-19
Summary of 1999 Housing Element Accomplishments
Program 3.9
The City will annually set priorities for its future lower-income and special housing
needs. The priorities will be set by the Housing and Redevelopment Department
with assistance from the Planning Department and approved by the City Council.
Priority given to the housing needs for lower-income subgroups (i.e.,
handicapped, seniors, large-family, very-low income) will be utilized for
preference in the guidance of new housing constructed by the private sector and
for the use of fund used or allocated by the City for construction or assistance to
low income projects. Setting priorities is necessary to focus the limited amounts
of available financial resources on housing projects that will address the City's
most important housing needs. Priorities will be set annually as needs fluctuate
according to how well they are accommodated over time.
Progress as of December 2005: The City sets priorities for future housing
to meet the needs of low income and special need populations through its five-
year Consolidated Plan, and the subsequent annual plans required per HUD.
This information is utilized as the City works with developers to provide
affordable housing in a manner which best meets the needs of the community.
Continued Appropriateness of Program: This process of establishing
priorities is part of the City's Consolidated Planning process. This program is
removed from the 2005 Housing Element. However, a policy (Policy 3.2) is
included in the 2005 Element to recognize the importance of setting and
adhering to the priorities approved by the City Council.
Objective 3.1.0: Moderate Income
Provide a range of new housing opportunities affordable to moderate-income
households in all areas of the City.
Program 3.10.a: Mortgage Revenue Bond
The City will encourage the development of, subject to market conditions and
feasibility, additional units affordable to first-time home buyers of moderate
income through a mortgage revenue bond program. The program will be limited
to first-time home buyers who rent or work in Carlsbad.
Progress as of December 2005: Due to current market conditions, the
program was not implemented.
Continued Appropriateness of Program: This program is removed from
the 2005 Housing Element.
Program 3.10.b: Lending Programs
The City's Housing Authority and Housing and Redevelopment Department will
work to secure funding and develop additional lending programs for moderate
income, especially first-time home buyers.
B-20
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Progress as of December 2005: The City developed a pilot downpayment
and closing cost grant program for moderate income homebuyers.
Unfortunately, the program was not successful due to the substantial cost for
purchasing a housing unit in Carlsbad. Therefore, the program was
discontinued. The City has continued, and will continue, to pursue other
alternatives and funding resources for assisting moderate-income
homebuyers.
Continued Appropriateness of Program: This program is removed from
the 2005 Housing Element. However, the City will continue to participate in
the County Mortgage Credit Certificates program (Program 3.9).
Objective 3.11: Smaller, More Affordable Housing
Reduce the size of housing, thereby reducing costs and increasing affordability.
Program 3.11
The Planning Department shall continue to allow smaller homes at lower costs
that create housing more affordable to moderate income households, using
mechanisms such as small lot subdivisions, as allowed through the City's Planned
Development Ordinance (Chapter 21.45 of the Carlsbad Municipal Code).
Progress as of December 2005: In December, 2001, the City amended its
Planned Development Ordinance (revised development standards to ensure
that overall dwelling unit size and mass was reduced). This has resulted in the
development of smaller dwelling units in the City. However, because of market
conditions, the reduction in average dwelling unit sizes has not resulted in the
development of dwelling units which are affordable to moderate income
households.
Continued Appropriateness of Program: The City will continue to
encourage smaller, affordable units in the community through the amended
Zoning Ordinance. Additional revisions the the Planned Development Ordiance
and other sections of the Municipal Code that may influence the number and
size of housing are underway. No specific program action is needed.
Objective 3.12: Land Banking
Provide adequate land for low income and moderate housing development
throughout the City.
Program 3.12
The City will continue to consider implementation of a land banking program
under which it would acquire land suitable for development of housing affordable
to lower and moderate income households. The proposed Land Bank may accept
contributions of land in-lieu of housing production required under an inclusionary
requirement, surplus land from City, County, State or Federal governments, and
land otherwise acquired by the City for its housing programs. This land would be
City of Carlsbad
2005-2010 Housing Element 8-21
Summary of 1999 Housing Element Accomplishments
used to reduce the land costs of producing lower and moderate income housing
developed undertaken by the City or other parties.
Progress as of December 2005: Between 1999 and 2005, the City and
Redevelopment Agency acquired two properties, reserving 3.19 acres of land
for affordable housing development (see Table B-3 below). These properties
were offered to nonprofit developers and will result in 67 affordable housing
units for low and very low income households.
Table B-3
Land Banking Activities
Location Acreage Development Status Affordable Units
Roosevelt Gardens 0.56 Pending 11
Cassia Heights 2.63 Completed in 2007 56
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.6, Land Banking.
Objective 3.13: Community Reinvestment Act
Monitor the lending practices of local lending institutions for compliance under the
Community Reinvestment Act to evaluate lending activities and goals towards
meeting the community's credit needs.
Program 3.13
The Housing and Redevelopment Dept., in conjunction with the Finance
Department and the City Treasurer will monitor and evaluate local lending
institution's compliance with the CRA Lending institutions which are deficient in
meeting CRA lending responsibilities in areas such as multifamily construction and
lending for affordable housing will be identified. The City will explore means to
encourage greater lending activities in Carlsbad.
Progress as of December 2005: As part of the Regional Analysis of
Impediments to Fair Housing Choice, the City reviewed lending trends and
patterns in its community and region.
Continued Appropriateness of Program: As a local jurisdiction, the City
has very little impact on lending trends and practices. This objective and
program are removed from the 2005 Housing Element.
Objective 3.14: Housing Trust Fund
The City will maintain the Housing Trust fund to facilitate the construction and
rehabilitation of affordable housing.
B-22
City of Carlsbad
2005-2010 Housing Element
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Program 3.14
The City will continue to maintain the various monies reserved for affordable
housing, and constituting the Housing Trust Fund, for the fiduciary administration
of monies dedicated to the development, preservation and rehabilitation of
housing in Carlsbad. The Trust Fund will be the repository of all collected in-lieu
fees, impact fees, housing credits and related revenues targeted for proposed
housing as well as other, local, state and federal and other collected funds.
Progress as of December 2005: As of December 2005, the Housing Trust
Fund has an unreserved cash balance of $8,232,000. Between 1999 and
2005, a total of $15,775,221 was deposited into the Trust Fund.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.7, Housing Trust Fund.
Objective 3.15: Housing/Element/ Annual Report
Ensure that the Housing Element retains its viability and usefulness through
annual amendments, review and monitoring .
Program 3.15
To retain the Housing Element as a viable policy document, the Planning
Department will undertake an annual review of the Housing Element and schedule
an amendment if required. Staff will also develop a monitoring program and
report to the City Council, and California Department of Housing and Community
Development, if required, annually on the progress and effectiveness of the
housing programs.
Progress as of December 2005: Annually the City prepares a progress
report on the Implementation of the General Plan, including the Housing
Element, for review by the State Department of Housing and Community
Development (HCD). In addition, the Redevelopment Agency submits an
annual report on the use of Redevelopment Housing Set-Aside funds and
redevelopment housing activities for HCD review.
Continued Appropriateness of Program: This program is included in the
2005 Housing Element as Program 3.19, Housing Element Annual Report.
Objective 3.16: Accessibility for Persons with Disabilities
Ensure that new and significantly remodeled multifamily residential buildings
provide access for disabled persons in accordance with State accessibility
requirements.
Program 3.16
The City will continue to enforce Title 24 of the State Building Code with regard to
accessibility for persons with disabilities through the review of site plans and
City of Carlsbad
2005-2010 Housing Element B-23
Summary of 1999 Housing Element Accomplishments
building permits for new construction and significant renovation of multifamily
residential dwellings.
Progress as of December 2005: The City continued to enforce Title 24 of
the State Building Code.
Continued Appropriateness of Program: Discussion on the City's routine
practices regarding housing for persons with disabilities is incorporated into
Section 3, Constraints, of this Housing Element. The City will adopt a
"reasonable accommodation" ordinance to encourage/require the development
of increased housing opportunities for persons with disabilities. This program
is included in the 2005 Housing Element as Program 3.11, Housing for Persons
with Disabirities.
Goal 4: Housing, lobs, Work Force Balance
Maintenance of a high quality of life and a strong local economy through a
balance of residential and non-residential development, in particular, a balance of
the skills desired and wages offered by local employers; the skills and education
possessed, and wages earned by the local work force; and the cost of local
housing.
Objective 4.1: Housing Impact Fee
Achieve a balance between 1) the numbers of local jobs created relative to the
availability of housing, and 2) the cost of housing relative the wages that are
offered.
Program 4.1
The City will continue to assess the impact of commercial and industrial
development on housing demand, and the ability of local employees to afford
local housing. Where adverse impacts are identified, mitigation measures will be
considered to reduce the impact. These measures will include, but are not limited
to, the requirement for commercial and industrial developers and employers to
contribute an in-lieu fee towards the production of affordable housing and
employer assistance to finance affordable housing for their employees.
Progress as of December 2005: The City conducted a study on housing
impact fee. However, due to the need to balance job growth, did not pursue
adoption of a fee.
Continued Appropriateness of Program: This program is removed from
the 2005 Housing Element.
Goal 5: Resource Conservation
New and redeveloped housing which conserves natural resources, in particular
energy and water.
B-24
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Objective 5.1: Energy Conservation
Promote energy conservation in new housing development.
Program 5.1
The City will continue to implement energy conservation measures in new housing
development through State Building Code, Title 24 regulations, and solar
orientation of major subdivisions through Title 20, Chapter 17 of the Municipal
Code.
Progress as of December 2005: The City continues to implement energy
conservation measures in new development.
Continued Appropriateness of Program: Energy conservation measures
are incorporated into the City's development review process. This program is
removed from the Housing Element as a separate housing program.
Objective 5.2: Water Conservation
Promote resource conservation including water conservation in new housing
development.
Program 5.2
New housing construction developed under a water emergency may be required
to develop strict conservation guidelines, including but not limited to, mandatory
installation of low flush and low flow bathroom and kitchen fixtures, xerophytic
landscaping or suspension of landscaping requirements until the water emergency
is lifted, and requiring the use of reclaimed water in all construction grading
projects. Any such actions shall be in accord with policies adopted by the City in
response to declared emergencies.
Progress as of December 2005: The City continues to implement water
conservation measures in new development.
Continued Appropriateness of Program: Water conservation measures are
incorporated into the City's development review process. This program is
removed from the Housing Element as a separate housing program.
Furthermore, a policy (Policy 3.9) has been added to indicate priority water
services for affordable housing projects pursuant to State law.
Goal 6: Open and Fair Housing Opportunities
All Carlsbad housing opportunities (ownership and rental, fair-market and
assisted) offered in conformance with open housing policies and free of
discriminatory practices.
City of Carlsbad
2005-2010 Housing Element B-25
Summary of 1999 Housing Element Accomplishments
Objective 6.1: Fair Housing
Provide a community-wide education program on fair housing laws and practices
through the distribution of written materials and public presentations, and
monitor and respond to complaints of discrimination in housing.
Program 6.1
With assistance from outside fair housing agencies, the Housing and
Redevelopment Department, which consists of the Housing Authority and
Redevelopment Agency, will provide educational materials on "fair housing law
and practices" to tenants, property owners, and others involved in the sale and
rental of housing within the City of Carlsbad. This information will be available
upon request and also distributed at seminars, presentations and public locations
such as the City library, community recreation centers, administration buildings
and the Chamber of Commerce, as well as through newsletters and other
appropriate media.
Progress as of December 2005: The City continued to offer fair housing and
tenant/landlord counseling services through outside agencies, such as
Heartland Human Relations and Fair Housing Association and North County
Lifeline.
Continued Appropriateness of Program: This program is integrated with
Program 6.2 and included in the Housing Element as Program 4.1, Fair
Housing Services.
Program 6.2
With assistance from outside fair housing agencies, the Housing and
Redevelopment Department will continue its program to monitor and respond to
complaints of discrimination. As appropriate, the Department will refer interested
parties to the appropriate agencies for fair housing complaint investigation,
processing and resolution. If any action is required beyond local agency action,
complaints will be forwarded to the appropriate Stat(;! and/or Federal Agencies.
Progress as of December 2005: The City continued to offer fair housing and
tenant/landlord counseling services through outside agencies. Complaints of
housing discrimination are referred to appropriate agencies for further
investigations. The City contracts with Heartland Human Relations and Fair
Housing Association on an annual basis to assist citizens with mediation and/or
processing of housing discrimination complaints.
Continued Appropriateness of Program: This program is integrated with
Program 6.1 and included in the Housing Element as Program 4.1, Fair
Housing Services.
Program 6.3: Military, 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
B-26
City of Carlsbad
2005-2010 Housing Element
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Summary of 1999 Housing Element Accomplishments
Housing and Redevelopment Agency will provide information to local military and
student housing offices of the availability of low-income housing in Carlsbad.
Progress as of December 2005: The City continued to maintain an
inventory of affordable housing in the community and provide referrals for
military personnel, students, and other persons with special needs. The City's
website provides information on the affordable housing inventory existing and
pending for Carlsbad. The City also has an affordable housing information
(phone) line, and brochures providing this information. The City maintains an
affordable housing interest list as well.
Continued Appropriateness of Program: This program is included in the
Housing Element as Program 3.17, Military and Student Referrals.
City of Carlsbad
2005-2010 Housing Element 8-27
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l I I I t I I I I I I I I I I I I I I I I I I I I I I I I I I t f 1 f I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
1 2163000400 0.25 RD-M RH 20 5 SE
2 2163000600 0.25 RD-M RH 20 5 SE
3 2163002000 0.25 RD-M RH 20 5 SE
4 2163001900 0.27 RD-M RH 20 5 SE
5 2163001800 0.27 RD-M RH 20 5 SE
6 2163000500 0.28 RD-M RH 20 6 SE
7 2163001700 0.28 RD-M RH 20 6 SE
8 2162902000 0.28 RD-M RH 20 6 SE
9 2163001300 0.30 RD-M RH 20 6 SE
10 2163001200 0.53 RD-M RH 20 11 SE
11 2162900900 0.41 RD-M RH 20 8 SE
12 2161701500 0.43 RD-M RH 20 9 SE
13 2162902100 0.43 RD-M RH 20 9 SE
14 2161701400 0.44 RD-M RH 20 0 SE
15 2161701900 0.46 RD-M RH 20 9 SE
R-1-20000/OS/RD-
16 2090606100-2 6.69 M/L-C RLM/RH/C/O/OS/RM 20 134 NE
20 2090700700 89.96 R-E RL/OS 1 90 NE
21 1551016800 0.29 R-1-30000 RL 1 1 NW
22 2237922000 0.33 P-C RL 1 1 SE
23 1551901600 0.39 R-1-30000 RL 1 1 NW
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitfed land only as of 12/31/06*)
No. Assessor's Parcel Constrained Zonlng3 General Pian4 Denslty5 Yleld6 Quadrant
#1 Acres2
24 2154942200 0.49 P·C RL 1 1 SE
25 2154920900 0.55 P·C RL 1 1 SE
26 2154001100 0.56 R-1-15000 RL 1 1 SE
27 2154501800 0.58 R-1-15000 RL 1 1 SE
28 2154000600 0.59 R-1-15000 RL 1 1 SE
29 2154921000 0.61 P-C RL 1 1 SE
30 2154400200 0.62 R-1-15000 RL 1 1 SE
31 2154600200 0.63 R-1-15000 RL 1 1 SE
32 2154001500 0.64 R-1-15000 RL 1 1 SE
33 2154931800 0.66 P-C RL 1 1 SE
34 2154600600 0.73 R-1-15000 RL 1 1 SE
35 2154600500 0.74 R-1-15000 RL 1 1 SE
36 2154910900 0.77 P-C RL 1 1 SE
37 2154911200 0.78 P-C RL 1 1 SE
38 2154913600 0.78 P-C RL 1 1 SE
39 2154401300 0.86 R-1-15000 RL 1 1 SE
40 2154941700 0.97 P-C RL 1 1 SE
41 2154910200 1.02 P-C RL 1 1 SE
42 2154915000 1.06 P-C RL 1 1 SE
43 1551901500 1.09 R-1-30000 RL 1 1 NW
I I I I I I I I I I I I I I I J I I I J I I I I I J I I I J l I -1 I & • • .I
' ' I t I I I I I I I I I I I I I I I I I I I t I 1 I 1 I I f l I 1 r 1 I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denstty5 Yleld6 Quadrant
#1 Acres2
44 2154921100 1.23 P-C RL 1 1 SE
45 2154920200 1.40 P·C RL 1 1 SE
46 2154401900 1.66 R-1-15000 RL 1 2 SE
47 2154931400 1.94 P-C RL 1 2 SE
48 2090700300 4.18 R-A-10000 RL 1 4 NE
49 2090700400 21.41 R-A-10000 RL 1 21 NE
50 1562204200 0.10 R-1 RLM 3.2 1 NW
51 2073701700 0.11 RMHP RLM 3.2 1 NW
52 2100330900 0.14 R-1 RLM 3.2 1 NW
53 2100620900 0.14 R-2 RLM 3.2 1 NW
54 2121012900 0.14 RMHP RLM 3.2 1 NW
55 1561902400 0.15 R-1 RLM 3.2 1 NW
56 2060424700 0.15 R-1 RLM 3.2 1 NW
57 2101150900 0.16 R-1 RLM 3.2 1 NW
58 2071505700 0.16 R-1-15000 RLM 3.2 1 NW
59 1560521200 0.16 R-1 RLM 3.2 1 NW
60 2052207300 0.16 R-1 RLM 3.2 1 NW
61 2101151900 0.16 R-1 RLM 3.2 1 NW
62 2101150800 0.16 R-1 RLM 3.2 1 NW
63 2051402000 0.17 R-1 RLM 3.2 1 NW
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31106*)
No. Assessor's Parcel Constrained Zonlng3 General Plan• Denslty5 Yleld6 Quadrant
#1 Acres2
64 1670804600 0.17 R-1-10000 RLM 3.2 1 NW
65 2156002400 0.17 P-C RLM 3.2 1 SW
66 1561523700 0.17 R-1-9500 RLM 3.2 1 NW
67 2156002300 0.18 P-C RLM 3.2 1 SW
68 2071206800 0.18 R-1 RLM 3.2 1 NW
69 2071207300 0.18 R-1 RLM 3.2 1 NW
70 2071801000 0.18 R-1-15000 RLM 3.2 1 NW
71 1562317000 0.18 R-1 RLM 3.2 1 NW
72 2072607700 0.18 R-1 RLM 3.2 1 NW
73 2156002500 0.18 P-C RLM 3.2 1 SW
74 2073852000 0.19 R·A-10000 RLM 3.2 1 NW
75 1562313600 0.19 R-1 RLM 3.2 1 NW
76 2051124600 0.19 R-1 RLM 3.2 1 NW
77 2071303700 0.19 R·1 RLM 3.2 1 NW
78 2156002600 0.20 P-C RLM 3.2 1 SW
79 1562314800 0.20 R-1 RLM 3.2 1 NW
80 1561425100 0.20 R-1 RLM 3.2 1 NW
81 2051601600 0.20 R-1-10000 RLM 3.2 1 NW
82 1562316200 0.20 R-1 RLM 3.2 1 NW
83 2052805600 0.20 R-1 RLM 3.2 1 NW
I I I I I I I I I I I I l I I I I I I I I I I I I J I I I I I I I I I I I I
I 1 I I I I I I I I I I f I I I I I I I I I I J I I f I f l I I f 1 f I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentit/ed land only as of 12131/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Density5 Yleld6 Quadrant
#1 Acres2
84 1562002900 0.21 R-1-10000 RLM 3.2 1 NW
85 2161900100 0.21 P-C RLM 3.2 1 SE
86 1562003200 0.21 R-1-10000 RLM 3.2 1 NW
87 1562003100 0.22 R-1-10000 RLM 3.2 1 NW
88 2151202700 0.22 R-1 RLM 3.2 1 SE
89 2162201000 0.22 P-C RLM 3.2 1 SE
90 2052109600 0.22 R-1 RLM 3.2 1 NW
91 2152316200 0.23 R-1-10000 RLM 3.2 1 SE
92 2231305000 0.23 P·C RLM 3.2 1 SE
93 1561424700 0.24 R-1 RLM 3.2 1 NW
94 1561108300 0.24 R-1 RLM 3.2 1 NW
95 2231200100 0.24 P-C RLM 3.2 1 SE
96 2161601000 0.24 P-C RLM 3.2 1 SE
97 2162801200 0.24 P-C RLM 3.2 1 SE
98 2156102800 0.24 P·C RLM 3.2 1 SW
99 2051124500 0.25 R-1 RLM 3.2 1 NW
100 2070226500 0.25 R-1 RLM 3.2 1 NW
101 2132200100 0.25 P-C RLM 3.2 1 SE
102 2231200200 0.25 P-C Rl:.M 3.2 1 SE
103 2052803200 0.25 R-1-10000 RLM 3.2 1 NW
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06•)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yield' Quadrant
#1 Acres2
104 2162306200 0.25 P-C RLM 3.2 1 SE
105 2231200300 0.25 P-C RLM 3.2 1 SE
106 2050604200 0.26 R-1 RLM 3.2 1 NW
107 2070221100 0.26. R-1 RLM 3.2 1 NW
108 1670701200 0.26 R-A-10000 RLM 3.2 1 NW
109 2071207100 0.26 R-1 RLM 3.2 1 NW
110 2162801900 0.26 P-C RLM 3.2 1 SE
111 2071207000 0.26 R-1 RLM 3.2 1 NW
112 2050607500 0.27 R-1 RLM 3.2 1 NW
113 2052107100 0.27 R-1-10000 RLM 3.2 1 NW
114 2052807400 0.27 R-1 RLM 3.2 1 NW
115 2052303400 0.27 R-1 RLM 3.2 1 NW
116 1561108400 0.27 R-1 RLM 3.2 1 NW
117 1671241000 0.28 R-A-10000 RLM 3.2 1 NW
118 2153504200 0.28 R-1 RLM 3.2 1 SE
119 2061923100 0.28 R-1-15000 RLM 3.2 1 NW
120 2156110300 0.28 P-C RLM 3.2 1 SW
121 1561522900 0.28 R-1-9500 RLM 3.2 1 NW
122 2052107900 0.28 R-1 RLM 3.2 1 NW
123 2052107500 0.28 R-1 RLM 3.2 1 NW
I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I & • I. .I
1 I f I ' ' I l I I I I I I I I 1 I I I I J I J I J f 1 ' ' r 1 f 1 f I I I
Draft Housing Element Appendix C Available Land Inventory (outside Village Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentltled land only as of 12131/06*)
No. Assessor's Parcel Constrained Zoning3 General Plan4 Density5 Yleld6 Quadrant
#1 Acres2
124 1561424800 0.29 R-1 RLM 3.2 1 NW
125 2153504800 0.29 R-1 RLM 3.2 1 SE
126 2100201600 0.15 R-1 RLM/OS 3.2 1 NW
127 1562000100 0.29 R-1 RLM 3.2 1 NW
128 2052109800 0.29 R-1 RLM 3.2 1 NW
129 1562000200 0.30 R-1 RLM 3.2 1 NW
130 2163600900 0.30 P-C RLM 3.2 1 SE
131 2152700400 0.30 R-1 RLM 3.2 1 SE
132 2161600500 0.30 P-C RLM 3.2 1 SE
133 2061720400 0.31 R-1-15000 RLM 3.2 1 NW
134 2152320100 0.31 R-1-10000 RLM 3.2 1 SE
135 2156002700 0.32 P-C RLM 3.2 1 SW
136 1561108800 0.32 R-1 RLM 3.2 1 NW
137 2153903500 0.33 R-1/P-C RLM 3.2 1 SE
138 2070615400 0.34 R-1-15000 RLM 3.2 1 NW
139 1551604500 0.34 R-1 RLM 3.2 1 NW
140 2070634800 0.34 R-1-15000 RLM 3.2 1 NW
141 2061924100 0.35 R-1-15000 RLM 3.2 1 NW
142 2061804000 0.35 R-1-15000 RLM 3.2 1 NW
143 2051912700 0.35 R-1 RLM 3.2 1 NW
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31106*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
144 2070730600 0.35 R-1-15000 RLM 3.2 1 NW
145 2162506300 0.35 P-C RLM 3.2 1 SE
146 1563511900 0.37 R-1 RLM 3.2 1 NW
147 2050600700 0.37 R-1-10000 RLM 3.2 1 NW
148 2062000300 0.38 R-1-15000 RLM 3.2 1 NW
149 2061710800 0.38 R-1-15000 RLM 3.2 1 NW
150 2156111900 0.38 P-C RLM 3.2 1 SW
151 1670532000 0.39 R-A-10000 RLM 3.2 1 NW
152 2052300400 0.39 R-1 RLM 3.2 1 NW
153 2062000400 0.41 R-1-15000 RLM 3.2 1 NW
154 2061804100 0.42 R-1-15000 RLM 3.2 1 NW
155 2061924900 0.42 R-1-15000 RLM 3.2 1 NW
156 2150704100 0.42 R-1-Q RLM 3.2 1 SW
157 2071801200 0.43 R-1-15000 RLM 3.2 1 NW
158 2161602300 0.44 P-C RLM 3.2 1 SE
159 2231504300 0.44 P-C RLM 3.2 1 SE
160 1670804200 0.44 R-1-10000 RLM 3.2 1 NW
161 1670803300 0.45 R-1-10000 RLM 3.2 1 NW
162 2061805000 0.46 R-1-15000 RLM 3.2 1 NW
163 2061805100 0.46 R-1-15000 RLM 3.2 1 NW
I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I l I I I I I I I
I I I I I I I I I I t 1 I I I I I I I I f 1 I I ' 1 f I ' J f 1 r 1 I I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentit/ed land only as of 12131/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
164 1670803400 0.47 R-1-10000 RLM 3.2 1 NW
165 2150703900 0.49 R-1-Q RLM 3.2 1 SW
166 2061720200 0.49 R-1-15000 RLM 3.2 1 NW
167 2232211300 0.50 P-C RLM 3.2 1 SE
168 1561302600 0.51 R-1 RLM 3.2 2 NW
169 2061710900 0.51 R-1-15000 RLM 3.2 1 NW
170 1561901100 0.51 R-1-10000 RLM 3.2 2 NW
171 1670803500 0.52 R-1-10000 RLM 3.2 2 NW
172 2152202400 0.53 R-1-10000 RLM 3.2 2 SE
173 2071800900 0.53 R-1-15000 RLM 3.2 1 NW
174 2061924500 0.53 R-1-15000 RLM 3.2 1 NW
175 1670803600 0.54 R-1-10000 RLM 3.2 2 NW
176 2161601800 0.54 P-C RLM 3.2 2 SE
177 2071800800 0.54 R-1-15000 RLM 3.2 1 NW
178 1552210500 0.55 R-1-10000 RLM 3.2 2 NW
179 2152311200 0.55 R-1-10000 RLM 3.2 2 SE
180 2052102100 0.55 R-1 RLM 3.2 2 NW
181 2152200900 0.58 R-1-10000 RLM 3.2 2 SE
182 1563510300 0.60 R-1 RLM 3.2 2 NW
183 2061924800 0.63 R-1-15000 RLM 3.2 1 NW
Draft Housing Element Appendix C Available Land Inventory (outside Village Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Density Yleld6 Quadrant
#1 Acres2
184 2061720100 0.66 R-1-15000 RLM 3.2 1 NW
185 2052201600 0.67 R-1 RLM 3.2 2 NW
186 2150702300 0.74 L-C RLM 3.2 1 SW
187 1672302400 0.75 P-C RLM 3.2 2 NE
188 2061921400 0.76 R-1-15000 RLM 3.2 2 NW
189 2150704400 0.82 L-C RLM 3.2 1 SW
190 2232500700 0.87 P-C RLM 3.2 3 SE
191 2061920700 0.88 R-1-15000 RLM 3.2 3 NW
192 2062000100 0.94 R-1-15000 RLM 3.2 3 NW
193 2152500900 0.95 R-1 RLM 3.2 3 SE
194 1672302500 0.95 P-C 'RLM 3.2 3 NE
195 2232601100 0.96 P·C RLM 3.2 3 SE
196 2232501400 1.00 P-C RLM 3.2 3 SE
197 1563510100 1.02 R-1 RLM 3.2 3 NW
198 2232501200 1.02 P-C RLM 3.2 3 SE
199 2150401100 1.13 L-C RLM 3.2 1 SW
200 2156122400 1.15 P-C RLM 3.2 4 SW
201 1672500600 1.15 R-A-10000 RLM 3.2 4 NW
202 2061720300 1.16 R-1-15000 RLM 3.2 4 NW
203 2120503900 1.18 L-C RLM 3.2 1 NW
I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I & I
f I ' . I I t I I I ( 1 I t f I I I I 1 I I I I f I f 1 ' ' f I f ' f I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area}
2005-2010 Housing Cycle (Vacant, unentit/ed land only as of 12131/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yield6 Quadrant
#1 Acres2
204 2120503600 1.18 L-C RLM 3.2 1 NW
205 2120503800 1.20 L-C RLM 3.2 1 NW
206 2120503700 1.21 L-C RLM 3.2 1 NW
207 1670804100 1.40 R-1-10000 RLM 3.2 4 NW
208 2071010900 1.45 R·A-10000 RLM 3.2 5 NW
209 2061201600 1.46 R-1-15000 RLM 3.2 5 NW
210 2070902000 0.77 R-1-10000 RLMIOS 3.2 2 NW
211 1562120500 1.73 R-1 RLM 3.2 5 NW
212 2150400900 1.76 L-C RLM 3.2 1 SW
213 2150704300 1.76 L-C RLM 3.2 1 SW
214 1561646300 1.81 R-1 RLM 3.2 6 NW
215 1562120400 1.90 R-1 RLM 3.2 6 NW
216 2061720500 1.92 R-1-15000 RLM 3.2 6 NW
217 2080700100 1.98 P-C RLM 3.2 6 NE
218 1560511900 2.02 R-1 RLM 3.2 6 NW
219 1560512300 2.03 R-1 RLM 3.2 6 NW
220 1560511800 1.04 R-1 RLM/OS 3.2 3 NW
221 2061720700 2.32 R-1-15000 RLM 3.2 7 NW
222 2150704500 2.46 L-C RLM 3.2 1 SW
223 2550230100 2.89 L-C RLM 3.2 1 SE
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31106•)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
224 2061720600 3.17 R-1-15000 RLM 3.2 10 NW
225 2071013300 3.18 R-1-Q RLM 3.2 10 NW
226 2153702800 3.21 R-1 RLM 3.2 10 SE
227 1563510800 3.48 R-1 RLM 3.2 11 NW
228 2080605500 3.61 P-C RLM 3.2 12 NE
229 2230506800 4.03 P-C RLM 3.2 13 SE
230 2080505900 4.03 P-C RLM 3.2 13 NE
2
231 1561906900 0.67 R-1/R-P-Q RLM/O/G 3.2 NW
232 2120501300 4.45 L-C RLM 3.2 1 NW
233 2080204300 2.44 R-1-Q/OS RLM/OS 3.2 8 NW
234 2090402700 5.02 R-A-2.5 RLM 3.2 16 NE
235 1680505500 5.70 RMHP RLM 3.2 18 NE
236 2150703800 8.19 L-C RLM 3.2 1 SW
237 2120503300 4.21 L-C RLM/OS 3.2 1 NW
238 2071004800 9.05 R-1-8000 RLM 3.2 29 NW
239 2150501200 4.58 L-C RLM/OS 3.2 1 SW
240 1680504600 14.22 L·C RLM 3.2 1 NE
241 2230507000 9.75 P-C RLM/OS 3.2 31 SE
242 2090605500 9.95 L-C RLM/OS 3.2 1 NE
243 1670403200 18.01 R-1-10000 RLM/OS 3.2 58 NE
I I I I I I I I I I I I I I I I I I I I I I I I I I I I l I I I I I I I I I
I I I I t I I 1 I 1 I I I I I I I I I I I J ' ' ' ' f I f 1 J I f I f I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12131/08*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
244 1670401100 24.54 R-1-10000 RLMIOS 3.2 79 NE
245 2090606000-2 34.00 L-C RLM 3.2 1 NE
246 2090700100-1 10.00 L-C RLM 3.2 1 NE
R-1-20000IOSIRD-
247 2090606100-1 6.69 MIL-C RLMIRHIC/O/OS/RM 3.2 13 NE
248 2140211200 0.10 R-1-10000 RM 6 1 SW
249 2140210100 0.10 R-1-10000 RM 6 1 SW
250 2140220100 0.11 R-1-10000 RM 6 1 SW
251 2140210400 0.11 R-1-10000 RM 6 1 SW
252 2140220400 0.11 R-1-10000 RM 6 1 SW
253 2140211100 0.11 R-1-10000 RM 6 1 SW
254 2140231300 0.12 R-1-10000 RM 6 1 SW
255 2161603100 0.12 P-C RM 6 1 SE
256 2140230400 0.13 R-1-10000 RM 6 1 SW
257 2153004000 0.18 R-2 RM 6 1 SE
258 2152902900 0.21 R-2 RM 6 1 SE
259 2153104100 0.22 R-2 RM 6 1 SE
260 2153203600 0.24 R-2 RM 6 1 SE
261 2050204300 0.24 R-1 RM 6 1 NW
262 2153100500 0.25 R-2 RM 6 2 SE
263 2161902200 0.26 R-2 RM 6 2 SE
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06")
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yield' Quadrant
#1 Acres2
264 2161903900 0.27 R-2 RM 6 2 SE
265 2161902000 0.30 R-2 RM 6 2 SE
266 2162401800 0.31 R-2 RM 6 2 SE
267 2161602800 0.33 P-C RM 6 2 SE
268 2146302000 0.36 RD-M-Q RM 6 2 SW
269 2061201800 0.41 RD·M/R-T RM 6 3 NW
270 2060802400 0.46 R-2 RM 6 3 NW
271 1561803600 0.47 R-1 RM 6 3 NW
272 2146312100 1.06 L-C RM 6 1 SW
273 2081840900 4.06 RD-M-Q RM 6 24 NW
274 2131100300 8.09 P-C RM 6 44 SE
275 2071013400 11.14 RD•M•Q RM 6 67 NW
276 2161211700 7.89 P·C RM/OS 6 47 SW
277 2161212200 7.95 P·C RM/OS 6 48 SW
278 2230711100 8.64 P-C RM/OS 6 45 SE
R·1·20000/OS/RD·
279 2090606100·3 6.69 M/L-C RLM/RH/C/O/OS/RM 6 40 NE
281 1551403700 0.10 R-3 RMH 12 1 NW
282 2160100300 0.12 RD-M-Q RMH 12 1 SW
I I I I I I I I I I I I I I I I l J I I I I I I I I I I t • I I I I I I I I
I I f I I I t I I I f t . ' I i I i I I I f I I f ' f I f I f 1 f 1 f I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12131/06*)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yleld6 Quadrant
#1 Acres2
283 2160100400 0.15 RD-M-Q RMH 12 2 SW
284 2160100500 0.15 RD-M-Q RMH 12 2 SW
285 1551802800 0.19 R-3 RMH 12 2 NW
286 2060920800 0.27 R-2 RMH 12 3 NW
287 2231900100 0.29 P-C RMH 12 4 SE
288 2160100100 0.31 RD-M-Q RMH 12 4 SW
289 1551403800 0.34 R-3 RMH 12 4 NW
290 1551404100 0.37 R-3 RMH 12 4 NW
291 2160100200 0.41 RD-M-Q RMH 12 5 SW
292 2231704500 0.44 P-C RMH 12 5 SE
293 2061200100 0.48 RD-M-O RMH 12 6 NW
294 2061200200 0.49 RD-M-Q RMH 12 6 NW
I I I I
Draft Housing Element Appendix C Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
2005-2010 Housing Cycle (Vacant, unentitled land only as of 12/31/06•)
No. Assessor's Parcel Constrained Zonlng3 General Plan4 Denslty5 Yield' Quadrant
#1 Acres2
295 2141601000 0.25 C-T-Q/RD-M-Q RMHIT-R 12 3 SW
296 2141602900 0.48 C-T-Q/RD-M-Q RMHIT-R 12 6 SW
297 2152403600 3.54 RD-M RMH 12 43 SE
;~:it\::~::1r;~!'~~~"(Ola!.~TJY:[~J~T;a~F~11_1~i'~l1;·'1ft:~~:-;~50-9itlt:;~1;iflt1/~18Cl"~\l~1:w1a1;~!f;_,rr~µ,~~!1_~;~~:,r\~~~~;if~~'.~~-~;;_tt?1Y~'.~:t~m~~i~•ur:mttnf~f~~~1r~1:(:~,i~':::!1.~l;}~~14331~:\i;i~r:::111ntts'.~~ti,J):'9/?ri
Notes:
•Revised 5/08 to delete Assessor Parcel #s 214-160-19 & 24 and 204-031-02 (loss of 24 units). All revisions made to 8/07 draft housing
element appendix C.
1Some parcel numbers have an additional number at the end, such as "-2," to indicate the parcel has been subdivided for purposes of
determining density and unit yield.
2"Constrained acres" reflects the sizes of the various properties in the table less the following:
1. Water bodies.
2. San Diego Gas and Electric major transmission corridor rights of way.
3. One-half the area of slopes with grades of 25 to 40%.
4. All the area of slopes with a grades of more than 40%.
"Constrained acres" also reflects deductions for properties in the table with multiple General Plan land use designations (e.g., RLM/OS}.
Acreages and unit yields for these properties are based only on the acreage for the subject residential designation; i.e., for a one acre
property with a designation of RLM/OS, only ½ the property acreage is shown in this table and used for yield calculations.
3rhe following zoning designations are used in this table. Non-residential zonings are shown because some properties in the table have
multiple zonings. The L-C zone permits one home per property. Only properties with zoning allowing residential are counted.
C-T: Tourist Commercial L-C: Limited Control OS: Open Space
P-C: Planned Community R-A: Residential Agricullurar RD-M: Residential Density-Multiple
R-E: Rural Residential Estate RMHP: Residential Mobile Home Park R-P: Resldentlal Professional
R-T: Residential Tourist R-1: One-Family Residential* R-2: Two-Family Residential
R-3: Multiple-Family Residential 0: Qualified Development Overlay Zone
*Numerical suffix (e.g., R-A-10,000) equals minimum required lot size
4The following General Plan land use designations are used in this table. Non-residentlal designations are shown because some properties
have multiple designations. Only properties with residential designations are counted.
C: Commercial G: Governmental Facilities 0: Office
OS: Open Space RH: Residential High Density RL: Residential Low Density
RLM: Residential Low-Medium Density RM: Residential Medium Density
RMH: Residential Medium High Density RH: Residential High Density T-R: Travel/Recreation Commercial
I I I I I I I I I I I I I I I I I I I I t , I I l I I I I I I I I I
r I r 1 I I I I I I I I I I I I I I I I 1 I I I I 1 f I
Draft Housing Element Appendix C
2005-2010 Housing Cycle
Available Land Inventory (outside VIiiage Redevelopment Area and Proposed Barrio
Area)
(Vacant, unentitled land only as of 12131/06•)
No. I Assessor's Parcell Constrained I Zonlng3 I General Plan' I Denslty5 I Yleld6 I Quadrant
#1 Acres2
'The following General Plan land use designations are used in this table. Non-residential designations are shown because some properties
have multiple designations. Only properties with residential designations are counted.
C: Commercial G: Governmental Facilities O: Office
OS: Open Space RH: Residential High Density RL: Residential Low Density
RLM: Residential Low-Medium Density RM: Residential Medium Density
RMH: Residential Medium High Density RH: Residential High Density T-R: Travel/Recreation Commercial
The property with the multiple land use designation RLM/RH/C/0/0S/RM is listed several times to reflect the yield possible from each
residential designation. The designation for which the yield is determined is bolded.
5"Density" is the number of units allowed for each General Plan land use designation based on the existing Growth Management Control
Point. For the RMH and RH designations only, the density is as proposed per this draft Housing Element and is bolded.
6"Yield" is density multiplied by constrained acres, except as follows:
1. Properties within a master or specific plan reflect the yield permitted by the plan.
2. Each lot yields at least one unit per General Plan Land Use element, which allows one home on any lot that legally existed as of
10/09/04.
Yields have been rounded as permitted by Zoning Ordinance Section 21.53.230.
I I I I I I f I I I
Underutilized Lands
Beach Area Overlay Zon
Village
II
Draft Housing Element Appendix D
Available Land Inventory
(Outside Village Redevelopment Area
and Proposed Barrio Area)
(Underutilized, unentitled RH and
RMH lands as of 4/01/08)
C:~r l'HIA LN
·•••·······•·•••·••·•••-<,r,
..
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fltr:Y'<~
;_ .. \·~·." ,./ '-,/j '"" )\l~Y\/~\~ .· \ "'~t✓,./ ~\ '· \ //~ '\,
\ .r•<: .... . /,✓"\,t,. ,,.,-"''\. ~,:,/ \, "y{t"•"' ~...✓
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Draft Housing Element Appendix D Available Land Inventory (outside Village Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zoner
2005-2010 Housing Cycle (Underutilized, unentilled RH and RMH lands as of 4/01/08)
Reasons to Redeveloo
No. Assessor's Constrained Zonlng3 General Plan4 Denslty5 Existing Structure age Absentee Count In Adjusted Quadrant Parcel# Acres1'2 Units atleast55 IV< LV?5 Inventory? Yleld7
years? Owner?
1 2161704822 0.76 RD-M RH 20 1 No No Yes No . SE
2 2152401822 0.96 RD-M RMH 12 1 No No Yes No . SE
3 2153404116 0.61 RD-M RMH 12 1 No No Yes No . SE
4 1552713300 0.45 R-3 RMH 12 10 No Yes Yes No NW
5 2153302607 0.56 RD-M RMH 12 1 No No Yes No . SE
6 2145901302 1.68 RD-M RMH 12 1 No Yes Yes No . SW
7 2152402716 2.96 RD-M RMH 12 1 No Yes Yes No . SE
8 2062001100 1.04 R-1-15000 RH 20 1 No Yes Yes No . NW
9 2152402014 0.83 RD-M RMH 12 1 No No Yes No . SE
10 2061200200 0.50 RD-M-Q RMH 12 0 Yes Yes No . NW
11 1552711700 0.31 R-3 RMH 12 1 Yes No Yes Yes 3 NW
12 1672503800 2.16 P-C RMH/OS 12 51 No Yes Yes No . NE
13 2061200100 0.48 RD-M-Q RMH 12 0 Yes Yes No . NW
14 1551403200 0.80 R-3 RMH 12 1 No Yes Yes No . NW
15 2071508401 0.47 R-W RH 20 1 No Yes Yes No . NW
16 1680411809 0.70 P-C RMH 12 0 No Yes Yes No . NW
17 2062222163 4.81 P-C RMH 12 1 No No Yes No . NW
18 2226700526 1.52 P-C RH 20 1 No No Yes No . SE
19 2145900914 1.20 RD-M RMH 12 1 No No Yes No . SW
20 2145900715 1.39 RD-M RMH 12 1 No No Yes No . SW
21 2141601300 0.91 C-T-0/RD-M-Q RMH/T-R 12 2 No Yes Yes No . SW
22 2226400815 1.62 P-C RMH 12 1 No No Yes No . SE
23 2152403401 0.88 RD-M RMH 12 1 No No Yes No . SE
24 1552232102 1.18 R-3 RMH/O 12 1 No Yes Yes No . NW
25 2145901413 4.47 RD-M RMH 12 1 No Yes Yes No . SW
26 2163801401 1.78 P-C OS/RMH 12 1 No No Yes No . SE
27 2153303014 1.20 RD-M RMH 12 1 No Yes Yes No . SE
28 2226700710 0.77 P-C RH 20 1 No No Yes No . SE
29 2226400301 2.12 P-C RMH 12 1 No Yes Yes No . SE
30 1672504400 10.76 P-C RMH 12 300 No Yes Yes No . SE
31 1552231800 0.72 R-3 RMH/O 12 1 No No Yes Yes 8 NW
32 2061202300 0.36 RD-M RMH 12 2 No No Yes Yes 2 NW
33 1672504035 2.33 P-C RMH 12 1 No No Yes No . NW
34 2226400718 1.77 P-C RMH 12 1 No No Yes No . SE
35 2162002501 0.93 RD-M RH 20 1 No No Yes No . SE
36 2153602701 1.11 RD-M RMH 12 1 No No Yes No . SE
37 2152401701 1.73 RD-M RMH 12 1 No No Yes No . SE
38 2150507300 12.50 RD-M-Q/OS RMH/OS 12 0 No Yes Yes No . SE
Draft Housing Element Appendix D Available Land Inventory (outside VIiiage Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zonej>
2005-2010 Housing Cycle (Underutilized, unenlitled RH and RMH lands as of 4/01/08)
Reasons to Redeveloo
No. Assessor's Constrained Zonlng3 General Plan4 Denslty5 Existing Structure age Absentee Count In Adjusted Quadrant Parcel# Acres1'2 Units at least 55 IV< LV?5 Inventory? Yleld7
years? Owner?
39 1551702500 0.24 R-3 RH 20 2 Yes Yes Yes Yes 3 NW
40 2146000901 6.14 RD-M RMH 12 1 No Yes Yes No -SW
41 2062222701 0.88 P-C RMH 12 1 No Yes Yes No -NW
42 1672503600 1.73 P-C RMH 12 45 No Yes Yes No -NW
43 2032012000 0.82 R-3 RMH/O 12 26 No Yes Yes No -NW
44 2152404501 1.61 RD-M RMH 12 1 No No Yes No -SE
45 2145900519 3.99 RD-M RMH 12 1 No Yes Yes No . SE
46 1683410501 1.09 P-C RMH 12 1 No Yes Yes No -SE
47 1551401000 0.37 R-3 RMH 12 1 No No Yes No -NW
48 2162002304 1.21 RD-M RH 20 1 No No Yes No -SE
49 2231706100 0.37 RD-M RMH 12 0 No Yes Yes No -SE
50 1552514000 0.30 R-3 RMH 12 8 No Yes Yes No -NW
51 2163101301 0.75 RD-M RH 20 1 No No Yes No . SE
52 2231706203 3.64 RD-M RMH 12 1 No Yes Yes No -SE
53 1672503700 3.28 P-C RMH/OS 12 54 No Yes Yes No -NW
54 1552711900 0.27 R-3 RMH 12 1 Yes Yes Yes No -NW
55 2232001521 4.47 P-C RMH 12 1 No No Yes No -SE
56 1551704200 0.42 R-3 RH 20 16 No Yes Yes No -NW
57 2062001300 1.46 R-1-15000 RM/RH 20 1 No Yes Yes No -NW
58 2159300801 0.85 P-C RMH 12 1 No No Yes No -SW
59 2152316601 1.45 RD-M RMH 12 1 No No Yes No -SE
60 2146000401 3.37 RD-M RMH 12 1 No Yes Yes No . SW
61 2550621700 0.90 RD-M RMH 12 0 No Yes Yes No . SE
62 2145900100 0.99 RD-M RMH 12 0 No Yes Yes No . SW
63 2153302804 2.67 RD-M RMH 12 1 No No Yes No . SE
64 2153302903 1.16 RD-M RMH 12 1 No No Yes No . SE
65 1552712300 0.28 R-3 RMH 12 6 No Yes Yes No . NW
66 1552712800 0.24 R-3 RMH 12 1 Yes No Yes Yes 2 NW
67 2153600500 0.43 RD-M RMH 12 4 No Yes Yes No . SE
68 2152315147 5.76 RD-M RMH 12 1 No No Yes No . SE
69 2218310913 1.11 P-C RH 20 1 No Yes Yes No . SW
70 2233600979 8.70 P-C RMH 12 1 No No Yes No . SE
71 2161701400 0.43 RD-M RH 20 0 No Yes Yes No . SE
72 2151700239 2.27 RD-M RMH 12 1 No No Yes No . SE
73 2090403500 1.33 M-Q RH/C/O 20 0 No Yes Yes No . NE
Draft Housing Element Appendix D Available Land Inventory (outside VIiiage Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zone)'
2005-2010 Housing Cycle (Underutilized, unentitled RH and RMH lands as of 4101/08)
Reasons to Redeveloo
No. Assessor's Constrained Zonlng3 General Plan• Denslty5 Existing Structure age Absentee Count In Adjusted
Parcel# Acres1'2 Units at least 55 IV< LV?0 Inventory? Yleld7 Quadrant
years? Owner?
74 2090605700 1.50 L-C RH/C/O 20 0 No Yes Yes No . NE
75 2162902000 0.24 RD-M RH 20 0 No Yes Yes No . SE
76 2152403600 2.35 RD-M RMH 12 0 No Yes Yes No . SE
77 1683410602 1.96 P-C RMH 12 1 No Yes Yes No . SW
78 2110303426 12.23 RMHP RMH 12 1 No Yes Yes No . SW
79 2042803501 2.28 RD-M RMH 12 1 No No Yes No . SW
80 2160100100 0.29 RD-M-Q RMH 12 0 No Yes Yes No . SW
81 2163002000 0.24 RD-M RH 20 0 No Yes Yes No . SE
82 2161602700 4.87 RD-M RMH 12 0 No Yes Yes No . SE
83 1551702900 0.31 R-3 RMH 12 1 No No Yes Yes 3 NW
84 2218310107 2.61 P-C RH 20 1 No No Yes No . SW
85 2153506417 0.48 RD-M RMH 12 1 No No Yes No . SE
86 1683410701 1.67 P-C RMH 12 1 No Yes Yes No . NE
87 1680411609 1.72 P-C RMH 12 1 No Yes Yes No . SW
88 2131900200 2.47 P-C RH/UCF 20 0 No Yes Yes No . SE
89 1683400201 1.92 P-C RMH 12 1 No Yes Yes No . SW
90 2146136200 0.33 RD-M RMH 12 0 No Yes Yes No . SW
91 2153600400 0.43 RD-M RMH 12 4 No Yes Yes No . SE
92 2141601900 0.90 C-T-Q/RD-M-Q RMH/T-R 12 0 No Yes Yes No . SW
93 2231704500 0.42 RD-M-Q RMH 12 0 No Yes Yes No . SE
94 2550622500 3.22 RD-M RMH 12 1 No No Yes No . SE
95 2162002120 2.74 RD·M RH 20 1 No Yes Yes No . SE
96 2162904406 0.44 RD-M RH 20 1 No No Yes No . SE
97 2153600300 0.43 RD-M RMH 12 4 No Yes Yes No . SE
98 2032020300 0.40 R-3 RMH 12 1 No Yes Yes Yes 4 NW
99 2163002801 0.25 RD-M RH 20 1 No Yes Yes No . SE
100 1552712000 0.28 R-3 RMH 12 1 Yes Yes Yes No . NW
101 2231902635 5.37 P-C RMH 12 1 No No Yes No . SE
102 2218310524 1.07 P-C RH 20 1 No Yes Yes No . SW
103 2162902100 0.39 RD-M RH 20 0 No Yes Yes No . SE
104 2150202300 14.27 L-C RMH/RH/OS 0 No Yes Yes No . SW
105 2153702901 0.45 RD-M RMH 12 1 No No Yes No . SE
106 2141601000 0.47 C-T-Q/RD-M-Q RMH/T-R 12 0 No Yes Yes No . SW
107 2141500900 3.66 RD-M RMH 12 0 No Yes Yes No . SW
Draft Housing Element Appendix D Available Land Inventory (outside VIiiage Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zone)*
2005-2010 Housing Cycle (Underutilized, unentitled RH and RMH lands as of 4/01/08)
Reasons to Redeveloo
No. Assessor's Constrained Zonlng3 General Plan• Denslty5 Existing Structure age Absentee Count In Adjusted Quadrant Parcel# Acres1•2 Units at least55 IV< LV?0 Inventory? Yleld7
years? Owner?
108 2061203900 0.36 RD-M•Q RMH 12 2 Yes No Yes Yes 2 NW
109 2550120500 4.86 P-C C/O/RMH/OS 12 0 No Yes Yes No -SE
110 2162900900 0.41 RD-M RH 20 0 No Yes Yes No . SE
111 2062222905 3.36 P-C RMH/OS 12 1 No Yes Yes No . NW
112 1552514100 0.26 R-3 RMH. 12 5 No Yes Yes No -NW
113 2232003202 6.66 P-C RMH 12 1 No No Yes No . SE
114 2152402901 2.17 RD-M RMH 12 1 No Yes Yes No . SE
115 1552721900 4.43 R-3 RMH 12 169 No Yes Yes No . NW
116 2071508001 0.40 R-W RH 20 1 No Yes Yes No . NW
117 1672504333 4.47 P-C RMH 12 1 No No Yes No . NW
118 2141602800 0.91 C-T-0/RD-M-Q RMH/T-R 12 0 No Yes Yes No . SW
119 2162903901 1.50 RD-M RH 20 1 No Yes Yes No . SE
120 1552210900 0.79 R-1-10000 RLM/RMH 12 1 Yes No Yes No . NW
121 2161705704 0.62 RD-M RH 20 1 No Yes Yes No . SE
122 2091126900 0.30 OS RH/C/O 20 0 No Yes Yes No . NE
123 1551703800 0.45 R-3 RH 20 18 No Yes Yes No . NW
124 2152400607 1.19 RD-M RMH 12 1 No No Yes No . SE
125 2159300401 0.70 P-C RMH 12 1 No No Yes No . SW
126 1551702400 0.32 R-3 RH 20 1 Yes Yes Yes Yes 5 NW
127 1552511800 0.26 R-3 RMH 12 1 Yes Yes Yes Yes 2 NW
128 2071507901 0.32 R-W RH 20 1 No No Yes No -NW
129 2232001649 3.60 P-C RMH 12 1 No Yes Yes No . SE
130 1551403001 1.04 R-3 RMH 12 1 No No Yes No -NW
131 2159301801 0.87 P-C RMH 12 1 No Yes Yes No . SW
132 2162002400 0.82 RD-M RH 20 14 No Yes Yes No . SE
133 2146000801 5.93 RD-M RMH 12 1 No Yes Yes No . SW
134 2152400509 1.25 RD-M RMH 12 1 No No Yes No . SE
135 2062221839 2.89 P-C RMH 12 1 No No Yes No . NW
136 2071509302 0.30 R-W RH/OS 20 1 No Yes Yes No . NW
137 2062222501 1.98 P-C RMH/OS 12 1 No No Yes No . NW
138 2144503000 4.07 C-T T-R/RH 20 0 No Yes Yes No . SW
Draft Housing Element Appendix D Available Land Inventory (outside Village Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zone)>
2005-2010 Housing Cycle (Underutilized, unentitled RH and RMH lands as of 4/01/08)
Reasons to Redevelop
No. Assessor's Constrained Zonlng3 General Plan4 Denslty5 Existing Structure age Absentee Count In Adjusted
Parcel# Acres'·' Units at least55 IV< LV?6 Inventory? Yleld7 Quadrant
years? Owner?
139 2231702501 0.53 RD-M RMH 12 1 No No Yes No -SE
140 2161705309 0.59 RD-M RH 20 1 No No Yes No -SE
141 2163101401 1.06 RD-M RH 20 1 No Yes Yes No -SE
142 2131123700 1.49 P-C RMH 12 0 No Yes Yes No -SE
143 1680504700 105.13 P-C RM/RH/RMH/E/OS 0 No Yes Yes No -NW
144 2161702000 0.42 RD-M RH 20 8 No Yes Yes No . SE
145 2238101500 0.84 P-C RMH 12 0 No Yes Yes No . SE
146 1551802300 0.52 R-3 RMH 12 1 Yes Yes Yes Yes 5 NW
147 2237200300 7.79 P-C RMH 12 0 No Yes Yes No -SE
148 2161705209 0.64 RD-M RH 20 1 No Yes Yes No -SE
149 2238101600 7.75 P-C RMH 12 0 No Yes Yes No . SE
150 2061204000 0.45 RD-M-Q/R-1 RMH/RLM 12 1 Yes Yes Yes No . NW
151 2230104108 8.19 RD-M RMH 12 1 No No Yes No . SE
152 1551803100 0.82 R-3 RMH 12 1 No Yes Yes No -NW
153 2163102500 0.95 P-C RH 20 0 No Yes Yes No -SE
154 2081850600 1.05 R-3-Q RMH 12 0 No Yes Yes No -NW
155 2152403847 0.62 RD-M RMH 12 1 No No Yes No -SE
156 1680411405 1.78 P-C RMH 12 1 No Yes Yes No -NE
157 2151700730 5.13 RD-M RMH 12 1 No No Yes No -SE
158 215360:1601 1.13 RD-M RMH 12 1 No No Yes No . SE
159 2231902310 3.29 P-C RMH 12 1 No Yes Yes No . SE
160 1552511900 0.28 R-3 RMH 12 1 Yes Yes Yes Yes 2 NW
161 2141501000 9.04 RD-M RMH 12 0 No Yes Yes No -NW
Draft Housing Element Appendix D Available Land Inventory (outside VIiiage Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zone)*
2005-2010 Housing Cycle /Underutilized, unentitled RH and RMH lands as of 4/01/08)
Reasons to Redeveloo
Assessor's Constrained Zonlng3 General Plan4 Density' Existing Structure age Absentee Count In Adjusted Quadrant No. Parcel# Acres1•2 Units at least 55 IV< LV?8 Inventory? Yleld7
years? Owner?
162 2163000500 0.25 RD-M RH 20 0 No Yes Yes No . SE
163 2131910100 1.16 P-C RH/UCF 20 0 No Yes Yes No . SE
164 2131120800 7.21 P-C RMH 12 0 No Yes Yes No . SE
165 2161701500 0.37 RD-M RH 20 0 No Yes Yes No . SE
166 1552714101 0.95 R-2-Q RMH 12 1 No No Yes No . NW
167 2161705101 1.07 RD-M RH 20 1 No Yes Yes No . SE
168 2141602900 0.94 C-T-Q/RD-M-Q RMH/T-R 12 0 No Yes Yes No . SW
169 2141602400 2.90 C·T-0/RD-M-Q RMH/T-R 12 0 No Yes Yes No . SW
170 2141711100 2.20 RD-M-Q RMH 12 0 No Yes Yes Yes 26 SW
171 1683400301 2.66 P-C RMH 12 1 No Yes Yes No . SW
172 2151700301 2.67 RD-M RMH 12 1 No No Yes No . SE
173 2162002601 0.73 RD•M RH 20 1 No Yes Yes No . SE
174 168041no2 1.87 P-C RMH 12 1 No Yes Yes No . NE
175 2160100200 0.38 RD-M-Q RMH 12 0 No Yes Yes No . SW
176 2152404106 0.53 RD-M RMH 12 1 No No Yes No . SE
177 2163000800 0.27 RD•M RH 20 0 No Yes Yes No . SE
178 2090606100 33.18 R-1-20000/OS/RD-M/L-C RLM/RH/C/O/OS/RM 20 0 No Yes Yes No . NE
179 2131910200 12.75 P-C RH/UCF 20 0 No Yes Yes No . SE
180 2238101400 0.55 P-C RMH 12 0 No Yes Yes No . SE
181 2238102500 0.33 P-C RMH 12 0 No Yes Yes No . SE
182 2131123800 1.63 P-C RMH 12 0 No Yes Yes No . SE
183 2080103600 176.19 P-C RLMIRM/OS/UE/RH/CF 20 0 No Yes Yes No . NE
184 2161701900 0.40 RD-M RH 20 0 No Yes Yes No . SE
ft01Xilsl!Mfw.lll!ire~~ri~U~ ~FJd'aiJ:il'iflW~~l~llsrt!il'tltlliLilil!Eiriffitir.lll\l!hlffii'~.r~1~lliltJ!i!m\liilil'rlillllifll:¼llii;~~'ill!i'r~.!!'71rJ~tl!P~!~ltillillF,.\lh!ill!llllU~lll!lllH!/Matllm!ll:l~]~~l:jtijjl[l'M,l~lm'i;ili!li;!)Jfi!!limt; Jlif.;m:!IlFJOOi'I ~~uillil1illlilifilli!!~l~f:\tt;!ft 68llt;mimll!ll!!lii~~,m;t
Draft Housing Element Appendix D
2005-2010 Housing Cycle
No.
Notes:
Assessor's
Parcel#
Constrained
Acres1.2 Zonlng3
Available Land Inventory (outside VIiiage Redevelopment Area, proposed Barrio Area, and Beach Area Overlay Zone)*
(Underutilized, unentifled RH and RMH lands as of 4/01/08)
General Plan4 Denslty5 Existing
Units
Reasons to Redevelop
Structure age
at least 55
years?
Absentee
Owner?
Count In
IV< LV?6 I Inventory?
Adjusted
Yleld7 Quadrant
•Revised 4/08 to delete {Assessor Parcel #s 203-020-13, 204-084-08, 204-111-02, 206-091-08, 206-080-15 and 16, 214-160-13 and 28, 155-140-32, 155-271-17, 204-210-03, 204-280-05, 206-080-13, 204-280-
26, and 206-080-17 (loss of 50 units) and add 155-271-28 and 29, 203-202-03, 155-170-24, 155-251-18, and 155-180-23 ( gain of 21 units). All revisions made to 8107 draft housing element appendix D.
'··constrained acres" reflects the sizes of the various properties In the table less the following:
1. Water bodies.
2. San Diego Gas and Electric major transmission corridor rights of way.
3. One-half the area of slopes with grades of 25 to 40%.
4. All the area of slopes with a grades of more than 40%.
2"Constralned acres" also reflects deductions for properties in the table with multiple General Plan land use designations (e.g., RMH/O). Acreages and unit yields for these properties are based only on the acreage
for the subject residential designation; I.e., for a 0. 72 acre property with a designation of RMH/O, only½ the property acreage Is shown In this table and used for yield calculations.
3The following zoning designations are used In this table. Non-residential zonings are shown because some properties have multiple zonings.
RO-M: Residential Density-Multiple R-1: One-Family Residential R-2: Two-Family Residential RMHP: Residential Mobllehome Park
R-3: Multiple-Family Residential R-W: Residential Waterway C-T: Tourist Commercial L-C: Limited Control
M: Industrial OS: Open Space P-C: Planned Community Q: Qualified Development Overlay Zone
4The following General Plan land use designations are used In this table. Non-residential designations are shown because some properties have multiple designations.
RLM: Residential Low Medium Qensity RM: Residential Medium Denlsty RRH: Residential High Density RMH: Residential Medium High Density
RH: Residential High Density C: Commercial CF: Community Faclllties E: Elementary School
L: Local Shopping Center 0: Office OS: Open Space T-R: Travel/Recreation Commercial
5"Denslty" Is the number of units allowed per constrained acre. For the RMH and RH designations, the density is as proposed per this draft Housing Element.
6""1V<LV?'" asks if the property's Improvement value Is less than Its land value.
7"Adjusted Yield" Is density multiplied by constrained acres, less any existing units. Yields have been rounded as permitted by Zoning Ordinance Section 21.53.230 for densities at the Growth Management Control
Point. The total shown in this column contributes to the unit yields reported in the Housing Element.
Legend
-Underutilized Lands
Village
Draft Housing Element Appendix E
Available Land Inventory
(In Beach Area Overlay Zone and
Outside Village Redevelopment Area
and proposed Barrio Area)
(Underutilized, unentitled RH and
RMH lands as of 4/01/08)
/
//,/
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Draft Housing Element Appendix E Available Land Inventory (In Beach Area Overlay Zone and outside Village Redvelopment Area and proposed Barrio
Area)*
2005-2010 Housing Cycle (Underutilized, unentitled RH and RMH lands as of 4/01/08)
Reasons to Redevelop
No. Assessor's Constrained Zoning3 General Plan4 Density5 Existing Structure age Absentee Count In Adjusted Quadrant Parcel# Acres1'2 Units at least 55 IV< LV?6 Inventory? Yield7
years? Owner?
1 2042341200 0.27 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
2 2042530100 0.26 R-2 RH 20 4 No Yes Yes No -NW
3 2041322200 0.34 R-3 RH 20 6 No Yes Yes No . NW
4 2042405412 0.69 R-3 RH 20 1 No Yes Yes No . NW
5 2060801300 0.27 RD-M RMH 12 1 No Yes Yes Yes 2 NW
6 2060200800 0.68 RD-M RH 20 1 No No Yes No . NW
7 2060201100 0.42 R-1 RH 20 4 No No Yes No . NW
8 2041501700 0.30 R-3 RH 15 2 No Yes Yes Yes 3 NW
9 2060112101 0.55 RD-M RH 20 1 No Yes Yes No . NW
10 2060920900 0.53 R-2 RMH 12 1 No Yes Yes Yes 5 NW
11 2041500305 0.30 R-3 RH 20 1 No Yes Yes No . NW
12 2042403300 0.42 R-3 RH 20 12 No Yes Yes No . NW
13 2041311600 0.86 R-3 RH 20 21 No Yes Yes No . NW
14 2042400100 0.80 R-3 RH 20 32 No Yes Yes No . NW
15 2042704701 0.24 R-3 RH 20 1 No Yes Yes No . NW
16 2041320600 0.26 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
17 2060802500 0.95 R-2 RMH 12 2 Yes Yes Yes No . NW
18 2060910800 0.35 R-2 RMH 12 1 Yes No Yes Yes 3 NW
19 2032600400 0.39 R-3 RH 20 1 Yes Yes Yes No -NW
20 2042340200 0.25 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
21 2060920800 0.24 R-2 RMH 12 0 No Yes Yes No -NW
22 2042332203 0.27 R-3 RH 20 1 No No Yes No . NW
23 2060801500 0.38 RD-M RMH 12 1 Yes No Yes Yes 4 NW
24 2060201200 0.44 RD-M RH 20 16 No Yes Yes no . NW
25 2060921310 0.49 RD-M RMH 12 1 No No Yes No . NW
26 2060801600 0.29 RD-M RMH 12 1 Yes Yes Yes Yes 3 NW
27 2041321700 0.58 R-3 RH 15 3 No Yes Yes Yes 6 NW
28 2060803113 0.51 RD-M RH 20 1 No Yes Yes No -NW
29 2060203200 0.55 RD-M RH 20 14 No Yes Yes no . NW
30 2041320500 0.26 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
31 2041501600 0.56 R-3 RH 15 8 No Yes Yes No -NW
32 2030101903 1.77 R-3 RMH 12 1 No Yes Yes No -NW
33 2041322701 0.44 R-3 RH 20 1 No No Yes No -NW
Draft Housing Element Appendix E Available Land Inventory (in Beach Area Overlay Zone and outside Village Redvelopment Area and proposed Barrio
Area)*
2005-2010 Housing Cycle (Underutilized, unentitled RH and RMH lands as of 4/01/08)
Reasons to Redevelop
No. Assessor's Constrained Zoning3 General Plan4 Density5 Existing Structure age Absentee Count In Adjusted Quadrant Parcel# Acres1'2 Units at least 55 IV< LV?6 Inventory? Yield7
years? Owner?
34 2060801700 0.24 RD-M RMH 12 1 No Yes Yes Yes 2 NW
35 2042402200 0.88 R-3 RH 15 1 Yes Yes Yes Yes 12 NW
36 2042401200 0.27 R-3 RH 20 6 No Yes Yes no -NW
37 2041321600 0.43 R-3 RH 20 18 No Yes Yes no -NW
38 2042401400 0.31 R-3 RH 15 2 No Yes Yes Yes 3 NW
39 2060203100 1.06 RD-M RH 20 27 No Yes Yes no -NW
40 2032600500 0.39 R-3 RH 15 4 Yes Yes Yes Yes 2 NW
41 2041502100 0.46 R-3 RH 15 0 No Yes Yes Yes 7 NW
42 2030101600 1.33 R-3 RMH 12 0 No Yes Yes Yes 16 NW
43 2032510901 0.24 R-3 RH 20 1 No Yes Yes No -NW
44 2042405601 0.31 R-3 RH 20 1 No Yes Yes No -NW
45 2032340601 0.47 R-3 RH 20 1 No Yes Yes No -NW
46 2041322401 0.58 R-3 RH 20 1 No No Yes No -NW
47 2042401300 0.29 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
48 2060803901 0.67 RD-M RMH/RH 1 No No Yes No -NW
49 2042340100 0.24 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
50 2042704901 0.49 R-3 RH 20 1 No Yes Yes No -NW
51 2030101200 2.54 R-3 RMH 12 50 No Yes Yes no -NW
52 2032510600 0.27 R-3 RH 20 2 Yes Yes Yes No -NW
53 2041311200 0.26 R-3 RH 15 1 Yes No Yes Yes 3 NW
54 2042703100 0.26 R-1 RH 20 1 No No Yes No -NW
55 2032601100 0.62 R-3 RH 20 25 No Yes Yes no -NW
56 2041211601 0.32 R-3 RH 20 1 No No Yes No -NW
57 2060132001 0.29 RD-M RH 20 1 No Yes Yes No -NW
58 2031440100 0.64 R-3 RMH 12 0 No Yes Yes No -NW
59 2042403200 0.24 R-3 RH 15 1 Yes Yes Yes Yes 3 NW
60 2041310300 0.49 R-3 RH 15 2 No Yes Yes Yes 5 NW
61 2041230501 0.26 R-3 RH 20 1 No Yes Yes No -NW
62 2042512001 0.37 R-3 RH 20 1 No Yes Yes No -NW
63 2042340901 0.30 R-3 RH 20 1 No No Yes No -NW
64 2031440300 0.61 -R-3 RMH 12 0 No Yes Yes Yes 7 NW
;"•·;·.:;;r._·; ''i'i'r''j:ffiriuti!!ll'.!11jl!lliil!llt1jc«1fil\lli.!ll";'·''."r""':Jill,Wlffl,,ill1Wl!ill!ti!j1HlllllWJfflliii!l~in!a_-_ll<l_"ffiii_ "_·_'Wl_f!illi!l!!f. ·_ ·:~ilili_-ill'_ lll_!llll!iili:Jli_-_ i!!_'~---~Ehl '!i:lll;'l!•: """''~ii!!'P.il, i~">M~OO!l!1·fi'ij!jjllllH!l~ffl>,r•i!!ll~jffi!lUllill!!ml<jllfi_!lftl!li11Hl!:'1H!liliillilllflli!!ll!i1:iHfil!f.!li'.liri;'1:1jill!!l!~'-•"' "':rnil:llill_!lftl~-· -, •tiilliili_lli 'H -"_ it~1•J\US, !lllt@ll!lh1111UI/Hir.iil<t f!l! ttiffim'Ji'32,0.7i!iiii!Jiiii, IIIOCJ/llliflll•lllliilJlllfiijiiii;il.llli_fittlµ'f'J11il"Jl!l!il!J!lli:,~illl-'lll-l®llljl/eJ~fl"l.illlii! I .lftl .. ~298,Hi!aq ~ij~!li/m111 illlinillloWlli!!Fa ,Jll~lllllJIIUni\l: lflil~tlillljb_'Elllliljlllii!~~P,i!Rllll!P, ,IIUill!lil'.!1031!$'.'iiffi lill!if,l;l!Flll!l!1!1jj!li,
Draft Housing Element Appendix E Available Land Inventory (in Beach Area Overlay Zone and outside Village Redvelopment Area and proposed Barrio
Area)*
2005-2010 Housing Cycle
No.
Notes:
Assessor's
Parcel#
Constrained
Acres1·2 Zonlng3
(Underutilized, unentitled RH and RMH lands as of 4/01/08)
General Plan4 Density5 Existing
Units
Reasons to Redevelop
Structure age
at least 55
years?
Absentee
Owner?
Count In
IV < L V?6 I Inventory?
Adjusted
Yield7 Quadrant
*Revised 4/08 to delete Assessor Parcel#$ 203-251-09-01 & 204-234-09-05 (loss of 7 units) and add 206-080-13, 206-092-09, 206-091-08, 206-080-15 and 16, 204-150-16, 206-
080-17, 203-260-05, 203-010-16, 204-240-32, 203-144-03 (gain of 47 units). All revisions made to 8/07 draft housing element appendix E.
1"Constrained acres" reflects the sizes of the various properties in the table less the following:
1. Water bodies.
2. San Diego Gas and Electric major transmission corridor rights of way.
3. One-half the area of slopes with grades of 25 to 40%.
4. All the area of slopes with a grades of more than 40%.
2"Constrained acres" also reflects deductions for properties, if any, with multiple General Plan land use designations (e.g., RMHIO). Acreages and unit yields for these properties
are based only on the acreage for the subject residential designation; i.e., for a 0. 72 acre property with a designation of RMH/O, only½ the property acreage is shown in this table
and used for yield calculations.
3The following zoning designations are used in this table. Non-residential zonings are shown because some properties in the table have multiple zonings.
RD-M: Residential Density-Multiple R-1 : One-Family Residential R-2: Two-Family Residential
R-3: Multiple-Family f3esidential Q: Qualified Development Overlay Zone
4The following General Plan land use designations are used in this table. Non-residential designations are shown because some properties have multiple designations.
RH: Residential High Density RMH: Residential Medium High Density
0 : Office
5"Density" is the number of units allowed per constrained acre. For the RMH and RH designations, the density is as proposed per this draft Housing Element.
6"IV<L V?" asks if the property's improvement value is less than its land value.
7"Adjusted Yield" is density multiplied by constrained acres, less any existing units. Yields have been rounded as permitted by Zoning Ordinance Section 21 .53.230 for densities at
the Growth Management Control Point. The total shown in this column contributes to the unit yields reported in the Housing Element.
PJl Train Station
§ District 1 a District2
-District4
l\().\:.J District 8
~
Beach Area Overlay Zone
0
0 0.5 1 2
MM
3 4
1Miles
/ (
\
Draft Housing Element Appendix F
Available Land Inventory
(Village Redevelopment Area)
(Underutilized and vacant lands,
all unentitled, as of 4/1/07)
\ "1\---• •••••••••••••••••••••••www •••• 0\
(> 1
}ti~ !
................... JjlAGUNAIB '·--····',································-
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Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area)* Land Use District 1
2005-2010 Housing Cycle (Underutilized and vacant lands, all unenti//ed, as of 4/1/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count in Adjusted
District Parcel# Footaae Acreage Mixed Use (MU) Permitted? Use Units Redevelop1 MF MU lnventorv?3 MU Yleld4
1 1 2030540100 10,454.4 0.24 MU -Permitted;MF -Provisional Retail 0 1 7 3 Yes 3
1 2 2030540300 10,454.4 0.24 MU -Permitted;MF -Provisional Industrial 0 1,3 6 3 Yes 3
1 3 2030540400 10,018.8 0.23 MU -Permitted;MF -Provisional SDG&E 0 NIA 5 3 No -
1 4 2030542400 10,454.4 0.24 MU -Permitted;MF -Provisional Commercial 0 1 6 3 Yes 3
1 5 2031011 100 10,454.4 0.24 MU -Permitted;MF -Provisional Industrial 0 1,3 6 3 Yes 3
1 6 2031011200 9,147.6 0.21 MU -Permitted;MF -Provisional Office 0 1 5 3 Yes 3
1 7 203101 1600 9,583.2 0.22 MU -Permitted;MF -Provisional Retail/Restaurant 0 1 5 3 Yes 3
1 8 2031013400 8,276.4 0.19 MU -Permitted;MF -Provisional Office 0 1 4 3 Yes 3
1 9 2031021600 10,150.0 0.23 MU -Permltted;MF -Provisional Vacant 0 4 5 3 Yes 3
1 10 2031720200 8,276.4 0.19 MU -Permitted;MF -Provisional SFD 1 1,2 4 3 No -
1 11 2031720300 8,276.4 0.19 MU -Permitted;MF -Provisional SFD 1 1,2 4 3 No -
1 12 2031720400 4,791 .6 0.11 MU -Permitted;MF -Provisional SFD 1 1,2 3 2 No -
1 13 2031720500 3,920.4 0.09 MU -Permitted;MF -Provisional Vacant 0 4 2 1 No -
1 14 2031721400 5,662.8 0.13 MU -Permitted;MF -Provisional Retail 0 NIA 3 2 No -
1 15 2031721500 3,920.4 0.09 MU -Permitted;MF -Provisional Office 0 N/A 2 1 No -
1 16 2031722000 8,276.4 0.19 MU -Permitted;MF -Provisional SFD 1 1 4 3 No -
1 17 2031730100 7,405.2 0.17 MU -Permitted;MF -Provisional Commercial/Retail 0 1 4 2 Yes -1 18 2031730200 12,632.4 0.29 MU -Permitted;MF -Provisional Vacant 0 4 7 4 Yes 4
1 19 2031730300 6,969.6 0.16 MU -Permitted;MF -Provisional SFD 1 1,2 4 2 No -
1 20 2031730400 8,276.4 0.19 MU -Permitted;MF -Provisional Restaurant 0 1 4 3 Yes 3
1 21 2031730500 10,890.0 0.25 MU -Permitted;MF -Provisional Parkina Lot 0 1 6 4 Yes 4
1 22 2031730600 2,613.6 0.06 MU -Permitted;MF -Provisional Parking Lot 0 1 1 1 No -
1 23 2031730800 14,374.8 0.33 MU -Permitted;MF -Provisional Parkina Lot 0 1 8 5 Yes 5
1 24 2031730900 15,246.0 0.35 MU -Permitted;MF -Provisional Restaurant 0 1 8 5 Yes 5
1 25 2031731200 4,791.6 0.11 MU -Permitted;MF -Provisional Office 0 N/A 3 2 No -
1 26 2031731300 1,742.4 0.04 MU -Permitted;MF -Provisional Parkina Lot 0 1 1 1 No -
1 27 2031740100 3,820.4 0.09 MU -Permitted;MF -Provisional Retail 0 N/A 2 1 No -
1 28 2031740300 1,306.8 0.03 MU -Permitted;MF -Provisional Vacant Lot 0 4 1 0 No -
1 29 2031740400 2,613.6 0.06 MU -Permitted;MF -Provisional Office 0 N/A 1 1 No -
1 30 2031740500 1,306.8 0.03 MU -Permltted;MF -Provisional Office 0 N/A 1 0 No .
1 31 2031740600 77,536.8 1.78 MU -Permitted;MF -Provisional Retail 0 1 41 25 Yes 25
1 32 2031740700 77,972.4 1.79 MU -Permitted;MF -Provisional Retail 0 1 41 25 Yes 25
1 33 2031750100 12,196.8 0.28 MU -Permitted;MF -Provisional Retail 0 1 6 4 Yes 4
1 34 2031750200 6,969.6 0.16 MU -Permitted;MF -Provisional Retail 0 1 4 2 Yes 2
1 35 2031750300 19,602.0 0.45 MU -Permitted;MF -Provisional Retail 0 1 10 6 Yes 6
1 36 2031750400 10,018.8 0.23 MU -Permitted;MF -Provisional Retail 0 1 5 3 Yes 3
1 37 2031750500 10,018.8 0.23 MU -Permitted;MF -Provisional SFD 1 1,2 5 3 Yes 2
1 38 2031750600 10,018.8 0.23 MU -Permitted;MF -Provisional Restaurant 0 1 5 3 Yes 3
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area)* Land Use District 1
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 4/1/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count in Adjusted
District Parcel# Footaqe Acreaqe Mixed Use (MU) Permitted? Use Units Redevelop1 MF MU lnventory?3 MU Yleld4
1 39 2031750700 10,890.0 0.25 MU -Permitted;MF -Provisional SFD 1 1 6 4 Yes 3
1 40 2031750800 6,969.6 0.16 MU -Permitted;MF -Provisional Retail 0 1 4 2 Yes 2
1 41 2031810300 4,356.0 0.1 MU -Permitled;MF -Provisional Retail 0 1 2 1 No -
1 42 2031810400 13,503.6 0.31 MU -Permitted;MF -Provisional Retail 0 1 7 4 Yes 4
1 43 2031810500 8,534.0 0.20 MU -Permitted;MF -Provisional Office 0 1 5 3 Yes 3
1 44 2031810700 10,018.8 0.23 MU -Permitted;MF -Provisional Commercial 0 1 5 3 Yes 3
1 45 2031810800 9,583.2 0.22 MU -Permitted;MF -Provisional Office 0 1 5 3 Yes 3
1 46 2031810900 9,583.2 0.22 MU -Permitted;MF -Provisional Restaurant 0 1 5 3 Yes 3
1 47 2031811000 10,454.4 0.24 MU -Permitted;MF -Provisional MFD(8l 8 NIA 6 3 No -
1 48 2031811200 25,700.4 0.59 MU -Permltted;MF -Provisional Office 0 1 14 8 Yes 8
1 49 2031811300 15,246.0 0.35 MU -Permltted;MF -Provisional Retail 0 1 8 5 Yes 5
1 50 2031811600 9,583.2 0.22 MU -Permltted;MF -Provisional Parkinq Lot 0 1 5 3 Yes 3
1 51 2031811900 30,927.6 0.71 MU -Permitted;MF -Provisional Retail 0 1 16 10 Yes 10
1 52 2031820400 102,801 .6 2.36 MU -Permltted;MF -Provisional Retail 0 1 54 33 Yes 33
1 53 · 2031820800 63,162.0 1.45 MU -Permitted;MF -Provisional Post Office 0 1 33 20 Yes 20
1 54 2032320300 5,750.0 0.13 MU-Permitted;MF -Provisional Commercial Ctr 0 1 3 2 Yes 2
1 55 2032320400 21,750.0 0.50 MU -Permitted;MF -Provisional Commercial Ctr 0 1 11 7 Yes 7
1 56 2032320500 7,950.0 0.18 MU -Permitted;MF -Provisional Commercial Ctr 0 1 4 3 Yes 3
1 57 2032320800 7,550.0 0.17 MU-Permitted;MF -Provisional Restaurant 0 1 4 2 Yes 2
1 58 2032320900 2,450.0 0.06 MU-Permitted;MF -Provisional MF (21 2 1, 3 1 1 No -
1 59 2032321300 14,100.0 0.32 MU -Permitted;MF -Provisional Commercial Ctr 0 1 7 5 Yes 5
1 60 2032321500 17,500.0 0.40 MU-Permitted;MF -Provisional Retail/Assisted Care 0 NIA 9 6 No -
1 61 2032610300 14,810.4 0.34 MU -Permitted;MF -Provisional SFD 1 1,2 8 5 Yes 4
1 62 2032610700 28,749.6 0.66 MU -Permitted;MF -Provisional Office 0 1 15 9 Yes 9
1 63 2032910100 9,147.6 0.21 MU-Permilted;MF -Provisional Retail 0 1 5 3 Yes 3
1 64 2032910200 4,791.6 0.11 MU-Permitted;MF -Provisional Retail 0 1 3 2 No -
1 65 2032910300 13,503.6 0.31 MU -Permitted;MF -Provisional Office/Retail 0 1 7 4 Yes 4
1 66 2032920100 10,890.0 0.25 MU -Permitted;MF -Provisional Retail 0 1 6 4 Yes 4
1 67 2032920200 3,484.8 0.08 MU -Permitted;MF -Provisional Retail 0 1 2 1 No -
1 68 2032920300 10,018.8 0.23 MU -Permltted;MF -Provisional Restaurant 0 1 5 3 Yes 3
1 69 2032920400 3,920.4 0.09 MU -Permitted;MF -Provisional Commercial 0 N/A 2 1 No -
1 70 2032920500 7,840.8 0.18 MU -Permitted;MF -Provisional Retail 0 1 4 3 Yes 3
1 71 2032920600 3,484.8 0.08 MU -Permitted;MF -Provisional Retail 0 NIA 2 1 No -
1 72 2032920700 10,454.4 0.24 MU • Permitted;MF -Provisional Retail 0 1 6 3 Yes 3
1 73 2032920800 7,405.2 0.17 MU• Permitted;MF -Provisional Retail 0 1 4 2 Yes 2
1 74 2032920900 6,969.6 0.16 MU -Permitted;MF -Provisional Retail 0 1 4 2 Yes 2
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area)* Land Use District 1
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 411/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count in Adjusted
District Parcel# Footaae Acreaae Mixed Use (MUl Permitted? Use Units Redeveloo1 MF MU lnventory?3 MU Yleld4
1 75 2032921000 6,534.0 0.15 MU -Permitted;MF -Provisional Retail 0 1 3 2 Yes 2
1 76 2032921100 6,969.6 0.16 MU -Permllted;MF -Provisional Retail 0 1 4 2 Yes 2
1 77 2032921500 3,920.4 0.09 MU -Permitted;MF -Provisional Parklna Lot 0 1 2 1 No .
1 78 2032921600 3,049.2 0.07 MU -Permllted;MF -Provisional ParkinQ Lot 0 1 2 1 No .
1 79 2032921700 2,178.0 0.05 MU -Permilted;MF -Provisional Retail 0 N/A 1 1 No .
1 80 2032921800 6,969.6 0.16 MU -Permilted;MF -Provisional Retail 0 1 4 2 Yes 2
1 81 2032921900 1,875.0 0.04 MU -Permilted;MF -Provisional Retail 0 N/A 1 1 No .
1 82 2032922100 17.424.0 0.4 MU -Permilted;MF -Provisional Office 0 1 9 6 Yes 6
1 83 2032930100 5,000.0 0.11 MU • Permllted;MF -Provisional retail/Office/Rest 0 1,2 3 2 No .
1 84 2032930400 7,500.0 0.17 MU -Permilted;MF -Provisional Retail 0 1.2 4 2 Yes 2
1 85 2032930500 7,500.0 0.17 MU -Permilted;MF -Provisional Office/Retail 0 1.2 4 2 Yes 2
1 86 2032930600 7,500.0 0.17 MU -Permilted;MF -Provisional Vacant 0 4 4 2 Yes 2
1 87 2032930800 8,650.0 0.20 MU -Permitted;MF -Provisional Retail/Restaurant 0 1,2 5 3 Yes 3
1 88 2032931000 3,750.0 0.09 MU -Permitted:MF -Provisional Retail 0 1.2 2 1 No .
1 89 2032940100 5,000.0 0.11 MU -Permltted;MF -Provisional Retail 0 1,2 3 2 No .
1 90 2032940200 2,500.0 0.06 MU -Permitted;MF -Provisional Restaurant 0 1,2 1 1 No .
1 91 2032940300 2,500.0 0.06 MU -Permitted;MF -Provisional ParkinQ Lot 0 1 1 1 No .
1 92 2032940400 2,500.0 0.06 MU -Permitted;MF -Provisional Parking Lot 0 1 1 1 No .
1 93 2032940500 2,500.0 0.06 MU O Permitted;MF -Provisional ParkinQ Lot 0 1 1 1 No .
1 94 2032930600 5,000.0 0.11 MU -Permitted;MF -Provisional Parklna Lot 0 1 3 2 No .
1 95 2032950100 10,000.0 0.23 MU -Permilted;MF • Provisional Retail 0 1,2 5 3 Yes 3
1 96 2032970100 7.405.2 0.17 MU -Permilted;MF -Provisional Retail/Office/MFD (21 2 N/A 4 2 No .
1 97 2032970200 6,969.6 0.16 MU -Permilted;MF • Provisional Retail 0 1 4 2 Yes 2
1 98 2032970300 6,969.6 0.16 MU • Permitted;MF • Provisional Office 0 1 4 2 Yes 2
1 99 2032970400 12,196.6 0.28 MU -Permitted;MF -Provisional MFD(7l 7 N/A 6 4 No .
1 100 2032970500 6,098.4 0.14 MU -Permitted;MF • Provisional Retail 0 1 3 2 Yes 2
1 101 2032970600 6,098.4 0.14 MU -Permitted;MF • Provisional SFD 1 1 3 2 No .
1 102 2032970800 6,098.4 0.14 MU -Permitted;MF -Provisional Vacant Lot 0 4 3 2 Yes 2
1 103 2032970900 6,098.4 0.14 MU -Permitted;MF -Provisional SFD 1 1 3 2 No .
1 104 2032960300 5,227.2 0.12 MU -Permitted;MF -Provisional Commercial 0 1 3 2 No .
1 105 2032960400 4,791.6 0.11 MU -Permitted;MF -Provisional Retail 0 1 3 2 No .
1 106 2032960500 5,227.2 0.12 MU -Permitted;MF • Provisional Office 0 1 3 2 No .
1 107 2032960600 16,117.2 0.37 MU -Permitted;MF -Provisional ParkinQ Lot 0 1 9 5 Yes 5
1 108 2032960700 6,534.0 0.15 MU -Permitted;MF -Provisional Retail 0 1 3 2 Yes 2
1 109 2032960800 11 ,325.6 0.26 MU -Permitted;MF -Provisional Retail 0 1 6 4 Yes 4
1 110 2033010500 31,798.8 0.73 MU -Permilted;MF -Provisional 1ffice/Retail/Restaura1 0 1 17 10 Yes 10
1 111 2033020100 6,098.4 0.14 MU• Permitted;MF • Provisional Commercial 0 1 3 2 Yes 2
1 112 2033020200 9,563.2 0.22 MU -Permitted;MF -Provisional Restaurant 0 1 5 3 Yes 3
1 113 2033032100 14,374.8 0.33 MU• Permilted;MF • Provisional Office 0 1 8 5 Yes 5
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area)* Land Use District 1
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 4/1/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count in Adjusted
District Parcel# Footacie Acreacie Mixed Use (MUl Permitted? Use Units Redevelop1 MF MU lnventor/?3 MU Yleld4
1 114 2033032400 20,908.8 0.48 MU -Permitted;MF -Provisional Restaurant 0 1 11 7 Yes 7
1 115 2033032600 20,908.8 0.48 MU -Permitted;MF -Provisional Commercial 0 1 11 7 Yes 7
1 116 2033040100 7,000.0 0.16 MU -Permitted;MF -Provisional Office/SFD 1 1,2 4 2 No .
1 117 2033040200 7,000.0 0.16 MU -Permitted;MF -Provisional Parking Lot 0 1 4 2 Yes 2
1 118 2033040300 3,500.0 0.08 MU -Permitted;MF -Provisional Parkinq Lot 0 1 2 1 No .
1 119 2033040400 3,500.0 0.08 MU • Permitted;MF -Provisional Parkina Lot 0 1 2 1 No .
1 120 2033040500 7,000.0 0.16 MU -Permltted;MF -Provisional Parkinci Lot 0 1 4 2 Yes 2
1 121 2033040900 10,500.0 0.24 MU -Permltted:MF -Provisional Parking Lot 0 1 6 3 Yes 3
1 122 2033041600 7,000.0 0.16 MU -Permitted;MF -Provisional Retail 0 1 4 2 Yes 2
1 123 2033041700 10,500.0 0.24 MU -Permltted;MF -Provisional Office /Bank) 0 1 6 3 Yes 3
1 124 2033041800 7,000.0 0.16 MU -Permitted;MF -Provisional Office (Bank) 0 1 4 2 Yes 2
1 125 2033041900 7,000.0 0.16 MU• Permitted;MF • Provisional Office /Bankl 0 1 4 2 Yes 2
1 126 2033042000 7,000.0 0.16 MU• Permitted;MF • Provisional Parkinq Lot 0 1 4 2 Yes 2
1 127 2033042600 8,550.0 0.20 MU • Permitted;MF • Provisional Office 0 1 5 3 Yes 3
1 128 2033042700 10,500.0 0.24 MU -Permitted;MF -Provisional Office/Retail 0 1,2 6 3 Yes 3
1 129 2033042900 5,000.0 0.11 MU -Permitted;MF -Provisional Office/Retail 0 1,2 3 2 No .
1 130 2033050900 6,969.6 0.16 MU -Permitted;MF -Provisional SFD 1 1 4 2 No .
1 131 2033051000 8,712.0 0.2 MU -Permitted;MF -Provisional Vacant Lot 0 4 5 3 Yes 3
1 132 2033051100 10,454.4 0.24 MU -Permitted;MF -Provisional Office 0 1 6 3 Yes 3
1 133 2033051200 10,454.4 0.24 MU -Permitted;MF -Provisional MFD(6) 6 NIA 6 3 No .
1 134 2033051300 17,424.0 0.4 MU -Permitled;MF -Provisional Office 0 1 9 6 Yes 6
1 135 2033051400 10,454.4 0.24 MU• Permitted;MF -Provisional ParkinQ Lot 0 1 6 3 Yes 3
1 136 2033051500 24,393.6 0.56 MU• Permitted;MF -Provisional Office 0 1 13 8 Yes 8
1 137 2033051600 24,829.2 0.57 MU• Permitted;MF • Provisional Parkina Lot 0 1 13 8 Yes 8
1 138 2033060100 4,356.0 0.1 MU -Permitted;MF -Provisional Industrial 0 1,3 2 1 No .
1 139 2033060200 6,098.4 0.14 MU -Permitted;MF -Provisional Retail 0 1 3 2 Yes 2
1 140 2033060600 3,484.8 0.08 MU • Permltted;MF -Provisional Industrial 0 1,3 2 1 No .
1 141 2033060800 6,969.6 0.16 MU • Permitted;MF • Provisional SFD 1 1 4 2 No .
1 142 2033060900 6,969.6 0.16 MU • Permitted;MF • Provisional Restaurant 0 1 4 2 Yes 2
1 143 2033061000 6,969.6 0.16 MU• Permitted;MF -Provisional SFD 1 1 4 2 No .
1 144 2033061100 6,969.6 0.16 MU -Permitled;MF -Provisional Retail 0 1 4 2 Yes 2
1 145 2033061200 10,454.4 0.24 MU -Permitted;MF -Provisional Industrial 0 1,3 6 3 Yes 3
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area)* Land Use District 1
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitfed, as of 4/1107)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count In Adjusted
District Parcel# Footaiie Acreaiie Mixed Use (MU) Permitted? Use Units Redevelop1 MF MU lnventory?3 MU Yleld4
1 146 2033510300 7,405.5 0.17 MU -Permitted;MF -Provisional Office 0 1,2 4 2 Yes 2
1 147 2033510400 6,969.6 0.16 MU -Permltted;MF -Provisional Commercial 0 1 4 2 Yes 2
1 148 2033510500 6,969.6 0.16 MU -Permitted;MF -Provisional Commercial 0 1 4 2 Yes 2
1 149 2033510600 6.969.6 0.16 MU -Permitted;MF -Provisional MFDC2l 2 1 4 2 No -
1 150 2033510700 6,969.6 0.16 MU -Permitted;MF -Provisional Office 0 1 4 2 Yes 2
1 151 2033511800 20,908.8 0.48 · MU -Permitted;MF -Provisional Restaurant 0 1 11 7 Yes 7
1 152 2040100500 13,689.0 0.31 MU -Permltted;MF -Provisional Office/Industrial 0 1,2 7 4 Yes 4
1 153 2040100600 20,443.0 0.47 MU -Permitted;MF -Provisional Office/Industrial 0 1,2 11 7 Yes 7
1 154 2040101600 12,460.0 0.29 MU -Permltted;MF -Provisional Industrial 0 1,2 7 4 Yes 4
im!ffiflill!li!'if:lll!JllliTotal~l m~~k~ll!llllilffil!ll!llil[fi!!lm~~i'5$':os.att~l ~111~roa_,[j l!lllfil!lfilllfillr~ffiit~ITTl~P.k1i:irii!l!i~!)!}J!l:imlffi HM~lfit!Wijfilil~.J\!rolliHtt1i i:lllilll!it1ll.l!J-am lllliii!!\Hi~1iflma lrUl!lll:aS,lUi ~!i!'SlJ:4H!~Y~ nm~:WlWiiHl\:i~ ~!lrn\lllf\ffi449hMJl!l
Notes:
*Revised 4/08 to increase density for Land Use Districts 1 to 4 from 23 to 28 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing bullding(s) has/have exceeded useful life of 55 years. 4-Site is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that is not intended to be eliminated.
2 MF yield is density multiplied by acreage; MU yield is 50% of MF yield. Acreage is considered to be unconstrained (I.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized, and
developed nature of the Village.
30Although all properties are shown, properties are counted in inventory only If they (1) allow MU as a permitted use and (2) produce a dwelling unit yield of at least two units after subtracting any existing units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown In this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 2
2005-2010Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assesso~s Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count In Adjusted
District Parcel# Footaoe Acrea11e Mixed Use (MU) Permitted? Use Units Redeveloo' MF MU lnventorv?3 MU Yield'
2 1 2032020700 6,969.9 0.16 MU -Permitted;MF -Permitted Commercial 0 1 4 2 No -
2 2 2032021300 6,969.6 0.16 MU -Permitted;MF -Permitted Office 0 1 4 2 Yes 2
2 3 2032021800 41,382.0 0.95 MU -Permltted;MF -Permitted Office/Retail 0 1 27 13 Yes 13
2 4 2033020300 5,227.2 0.12 MU -Permilted;MF -Permitted Commercial 0 1 3 2 No -
2 5 2033020400 9,147.6 0.21 MU -Permitted;MF -Permitted Office 0 1,2 6 3 Yes 3
2 6 2033031600 6,969.9 0.16 MU -Permltted;MF -Permitted MFD (3) 3 NIA 4 2 No -
2 7 2033031700 7,405.2 0.17 MU -Permitted;MF -Permitted SFD 1 1.2 5 2 No -
2 8 2033032400 6,969.6 0.16 MU -Permitted;MF -Permitted Restaurant 0 1 4 2 Yes 2
2 9 2033032700 13,939.2 0.32 MU -Permitted;MF -Permitted Office 0 1 9 4 Yes 4
2 10 2033032800 21,344.4 0.49 MU -Permltted;MF -Permitted Office 0 1 14 7 Yes 7
2 11 2033510800 6,098.4 0.14 MU -Permltted;MF -Permitted SFD 1 1,2 4 2 No -
2 12 2033511100 6,969.6 0.16 MU -Permitted;MF -Permitted Office 0 1 4 2 Yes 2
2 13 2033511200 6,969.6 0.16 MU • Permltted;MF • Permitted Office 0 1 4 2 Yes 2
2 14 2033511300 6,969.6 0.16 MU • Permltted;MF -Permitted Office 0 1 4 2 Yes 2
2 15 2033511400 6,969.6 0.16 MU -Permitted;MF -Permitted SFD 1 1,2 4 2 No .
2 16 2033511500 6,969.6 0.16 MU -Permitted;MF -Permitted SFD 1 1,2 4 2 No -2 17 2033511600 6,969.6 0.16 MU -Permitted;MF -Permitted RestauranVRetall 0 1 4 2 Yes 2
2 18 2033511700 6,969.6 0.16 MU -Permitted;MF -Permitted MFD(4) 4 NIA 4 2 No -
2 19 2033520200 3,484.8 0.08 MU • Permltted;MF -Permitted Vacant Lot 0 4 2 1 No -
2 20 2033520300 3,484.8 0.08 MU -Permltted;MF -Permitted Vacant Lot 0 4 2 1 No -
2 21 2033520400 6,969.6 0.16 MU -Permltted;MF -Permitted MFD(4) 4 NIA 4 2 No -
2 22 2033521100 8,712.0 0.20 MU -Permltted;MF -Permitted MFD(9) 9 NIA 6 3 No -
2 23 2033521200 12,632.4 0.29 MU -Permltted;MF -Permitted Parking Lot 0 1 8 4 Yes 4
2 24 2033521300 6,969.6 0.16 MU -Permltted;MF -Permitted Restaurant 0 1 4 2 Yes 2
2 25 2033521400 6,969.6 0.16 MU -Permitted;MF • Permitted SFD 1 1,2 4 2 No -
2 26 2033521500 6,969.6 0.16 MU -Permltted;MF -Permitted Church Parkin11 Lot 0 1 4 2 Yes 2
2 27 2033521800 27,878.4 0.64 MU • Permltted;MF -Permitted CommerclaVChurch 0 1 18 9 Yes 9
2 28 2033521900 28,314.0 0.65 MU -Permitted;MF -Permitted MFD (48) 48 NIA 18 9 No -
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 2
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected In the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No, Assessor's Parcel Sq. Parcel Multl-Famlly Residential (MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count In Adjusted
District Parcel# Footaoe Acreaoe Mixed Use (MU) Permitted? Use Units Redevelop' MF MU lnventory?3 MU Yleld4
2 29 2033530400 6,969.6 0.16 MU -Permltted;MF -Permitted Office 0 1 4 2 Yes 2
2 30 2033530500 10.454.4 0.24 MU • Permltled;MF • Penmltted CommerciaVHardina Ctr. 0 N/A 7 3 No .
2 31 2033530600 10.454,4 0.24 MU • Permitted;MF • Penmltted CommerclaVHardina Ctr. 0 N/A 7 3 No .
2 32 2033530700 8,712.0 0.20 MU • Permltted;MF • Permitted CommerclaVOffice 0 1 6 3 Yes 3
2 33 2033530900 20,908.8 0.48 MU • Penmitted;MF • Penmltted Restaurant 0 1 13 7 Yes 7
2 34 2033540100 6,969.6 0.16 MU • Penmltted;MF • Permitted Office 0 1 4 2 Yes 2
2 35 2033540500 7,405.2 0.17 MU • Permltted:MF • Permitted Office 0 1 5 2 Yes 2
2 36 2033540700 9,583.2 0.22 MU. Permitted;MF • Permitted Office 0 1 6 3 Yes 3
2 37 2033540800 7,405.2 0.17 MU -Permltted;MF -Penmitted MFD(2) 2 1 5 2 No .
2 38 2033541300 10,454.4 0.24 MU • Permltted;MF. Permitted Office 0 1 7 3 Yes 3
2 39 2033541500 31,798.8 0.73 MU • Permltted;MF • Permitted CommerciaVBank 0 1 20 10 Yes 10
2 40 2033541600 13,503.6 0.31 MU • Permltted;MF • Permitted Gas Station 0 1 9 4 Yes 4
2 41 2033541700 13,939.2 0.32 MU -Permltted;MF -Permitted Office 0 1 9 4 Yes 4
2 42 2033541800 10,890.0 0.25 MU • Permitted;MF • Permitted Office 0 1 7 4 Yes 4
2 43 2033550100 10,890.0 0.25 MU • Permltted;MF • Permitted MFD(7) 7 N/A 7 4 No .
2 44 2033550200 7,405.2 0.17 MU • Penmitted;MF • Penmltted MFD(3l 3 N/A 5 2 No .
2 45 2033550300 10,454.4 0,24 MU • Penmltted;MF • Permitted MFD(2) 2 1,2 7 3 Yes 1
2 46 2033550400 13,939.2 0.32 MU • Permitted;MF. Penmitted Restaurant 0 1 9 4 Yes 4
2 47 2033550500 13,939.2 0.32 MU • Permltled;MF -Permitted Gas Station 0 1 9 4 Yes 4
!i:t~llii1':!iPl~filr ;fl,f.olalsl4 ~i,:i;lil;~f.h1\l!lfi!ill!J!! lil'..\fJTh(iffi\i5}9;67.~!4: mtR!ili1:1f93 ~!~ ~%illliilfi'if~~lliiii":ir1i!Ui\,';ll~:ihl/Jliliitlli:1lh!ml llllil!J!t'lf.ikiiifflf,~1Wii"1i'lH!'mi: :~:!'1!°137,:'.!iil~r,\ HB~!fillfl';l.ft!:'il!l}: :l,')i\:.~S:f.4~ '.Ul'!lf~67illl]ii W:.h1J;ltn1lli!!'ifa~{ii 1Jffilft11~:l!Ti!~
Notes:
'Revised 4/08 to increase density for Land Use Districts 1 to 4 from 23 to 28 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
'Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized.
2 -Useful Life -Existing bulldlng(s) has/have exceeded useful life of 55 years.
3 -Non-Conforming Uses on the site.
4-Site Is vacant and available for development.
NIA -Existing residential exceeds current densities: not a candidate for redevelopment due to recent development or use that Is not Intended to be eliminated.
2 MF yield Is density multiplied by acreage: MU yield is 50% of MF yield. Acreage Is considered to be unconstrained (I.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized, and developed
nature of the Village.
30Althouqh all properties are shown, properties are counted In Inventory only if thev (1) allow MU as a permitted use and (2) produce a dwellina unit yield of at least two units after subtractinq any existinq units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported In the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 3
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10107)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 28 dulac2 Count In Adjusted
District Parcel # Footage Acreage Mixed Use (MU) Permitted? Use Units Redevelop' MF MU lnventory73 MU Yield'
3 1 2031301800 0.25 MU -Nol Permitted; MF Provisional Hotel 0 NIA 7 -No .
3 2 2031302000 0.87 MU -Not Permitted; MF Provisional Hotel 0 NIA 24 . No .
3 3 2033200200 7,405.2 0.17 MU -Not Permitted; MF Provisional SFD 1 1,2 5 -No .
3 4 2033200300 6,534.0 0.15 MU -Not Permitted; MF Provisional Motel 0 NIA 4 . No .
3 5 2033200400 13,939.2 0.32 MU -Not Permitted; MF Provisional Motel 0 NIA 9 -No .
3 6 2033202000 6,098.4 0.14 MU• Not Permitted; MF Provisional SFD 1 1 4 . No .
3 7 2033202800 130.0 0.003 MU • Not Permitted; MF Provisional Comm.lRetaiVRestaurant 0 NIA 0 . No .
3 8 2033202900 104,979.6 2.41 MU -Not Permitted; MF Provisional Comm./RetaiVRestaurant 0 1,2 67 . No .
3 9 2033203900 74,052.0 1.7 MU -Not Permitted; MF Provisional Comm./RetalVRestaurant 0 1,2 48 . No .
3 10 2033203100 13,068.0 0.3 MU -Not Permitted; MF Provisional Gas Station 0 1 8 . No .
3 11 2033203200 30,056.4 0.69 MU • Not Permitted; MF Provisional Parking Lot 0 1 19 No .
3 12 2033203900 25,268.4 0.58 MU -Not Permitted; MF Provisional Restaurant 0 1 16 . No .
3 13 2033204000 16,988.4 0.39 MU -Not Permitted; MF Provisional Restaurant 0 1 11 No .
3 14 2033204100 32,670.0 0.75 MU -Not Permitted; MF Provisional SFD 1 1 21 . No .
3 15 2033204300 26,136.0 0.6 MU -Not Permitted; MF Provisional Motel 0 NIA 17 . No .
3 16 2033204400 3,920.4 0.09 MU -Not Permitted; MF Provisional Motel 0 NIA 3 No .
3 17 2033204500 6,534.0 0.15 MU -Not Permitted; MF Provisional Motel 0 NIA 4 . No .
3 18 2033204600 11,671 .2 0.27 MU • Not Permitted; MF Provisional Motel 0 NIA 8 . No .
3 19 2033204700 27,878.4 0.64 MU -Not Permitted; MF Provisional Gas Station 0 1 18 . No .
tlfuilU;i!tio!nff~111,1.i~i!!IH:o.t~1slfflll!llli.llffll!lllBt!flilffllt~07,ta2ruil1lill~s1~si~lr.lf;1Jritil;1r.-LlliiJtHIWl~}~~1Hillii~!rdu~,liliill!:Ullil1!Uimlilirlilillil!il1W.h'i!i!l!alil~il1l!f.mmrnm1hlu1a,aru~'llMiH!~!mnull!~!l\nlfili.:.'i1~2!ia1lll1M,a1.miffl~ltt:,11i!l'.~J:ti,tt\!fh'irtr,m11riim1r;llomt,
Notes:
'Revised 4/08 to increase density for Land Use Districts 1 to 4 from 23 to 28 dwelling units/acre. All revisions made to 8/07 draft housing element appendix F.
'Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing buildlng(s) has/have exceeded useful life of 55 years. 4-Site Is vacant and available for development.
NIA -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that Is not intended to be eliminated.
2 MF yield Is density multiplied by acreage; MU yield is 50% of MF yield. Acreage Is considered to be unconstrained (I.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized, and developed
nature of the Vlnage. ·
,.AlthouQh all properties are shown. properties are counted In lnventorv only If thev !1 l allow MU as a permitted use and !21 produce a dwelllna unit vleld of at least two units after subtractinQ anv exlstlnQ units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown In this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 4
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential {MF) or Existing Existing Reason to Yield @ 28 du/ac2 Count in Adjusted
District Parcel# Footaqe Acreaqe Mixed Use (MU) Permitted? Use Units Redevelop MF MU lnventorv?3 MU Yleld4
4 1 1552000400 0.99 MU -Permitted; MF -Permitted Office 0 1,2 28 14 Yes 14
4 2 1552000700 13,110.0 0.30 MU -Permitted; MF -Permitted Office 0 1,2 8 4 Yes 4
4 3 1552000800 0.94 MU -Permitted; MF -Permitted Park 0 N/A 26 13 No -
4 4 1552001000 15,200.0 0.35 MU -Permitted: MF -Permitted Office/Lt Manufacturinq 0 1,2,3 10 5 Yes 5
4 5 1552211100 0.84 MU -Permitted; MF -Permitted Office/Lt Manufacturing 0 1,2,3 24 12 Yes 12
4 6 1552211200 0.7 MU -Permitted; MF -Permitted Office/Lt Manufacturino 0 1,2,3 20 10 Yes 10
4 7 2030540400 6,098.4 0.14 MU -Permitted; MF -Permitted SDG&E 0 NIA ·4 2 No .
4 8 2030540700 6,534.0 0.15 MU -Permitted; MF -Permitted Vacant 0 4 4 2 Yes 2
4 9 2030541000 5,662.8 0.13 MU • Permitted; MF -Permitted MFD(3l 3 NIA 4 2 No .
4 10 2030541300 5,227.2 0.12 MU -Permitted: MF -Permitted SFD 1 1 3 2 No .
4 11 2030541400 5,662.8 0.13 MU -Permitted; MF • Permitted Commercial 0 N/A 4 2 No .
4 12 2030541600 5,227.2 0.12 MU • Permitted: MF -Permitted Commercial 0 N/A 3 2 No .
4 13 2030541700 6,969.6 0.16 MU -Permitted: MF • Permitted SFD 1 1 4 2 No .
4 14 2030541800 9,583.2 0.22 MU -Permitted ; MF -Permitted Industrial 0 1,3 6 3 Yes 3
4 15 2030541900 21,344.4 0.49 MU -Permitted; MF -Permitted Retail/Office 0 1 14 7 Yes 7
4 16 2030542000 10,890.0 0.25 MU -Permitted; MF -Permitted Retail/Office 0 1 7 4 Yes 4
4 17 2030542100 10,890.0 0.25 MU -Permitted; MF -Permitted Office 0 1 7 4 Yes 4
4 18 2030542200 21,780.0 0.5 MU -Permitted; MF -Permitted Office 0 1 14 7 Yes 7
4 19 2030542500 10,018.8 0.23 MU -Permitted; MF -Permitted Industrial 0 1,3 6 3 Yes 3
4 20 2030542600 10,890.0 0.25 MU • Permitted: MF -Permitted industrial 0 1,3 7 4 Yes 4
4 21 2030542700 15,681.8 0.36 MU -Permitted; MF -Permitted Commercial 0 1 10 5 Yes 5
4 22 2031010100 13,503.6 0.31 MU -Permitted; MF -Permitted Industrial 0 1,3 9 4 Yes 4
4 23 2031010300 6,534.0 0.15 MU -Permitted; MF -Permitted Retail 0 N/A 4 2 Yes 2
4 24 2031010400 10,454.4 0.24 MU -Permitted; MF -Permitted Industrial 0 1,3 7 3 Yes 3
4 25 2031011500 9,147.6 0.21 MU -Permitted; MF -Permitted Retail 0 N/A 6 3 Yes 3
4 26 2031011900 7,840.8 0.18 MU -Permitted; MF -Permitted Office 0 1 5 3 Yes 3
4 27 2031012000 10,454.4 0.24 MU -Permitted; MF -Permitted SFD 1 1 7 3 Yes 2
4 28 2031012400 20,473.2 0.47 MU -Permitted: MF -Permitted Commercial/Industrial 0 1 13 7 Yes 7
4 29 2031012500 10,018.8 0.23 MU -Permitted; MF -Permitted Industrial 0 1,3 6 3 Yes 3
4 30 2031012800 10,454.4 0.24 MU -Permitted; MF -Permitted Office 0 1 7 3 Yes 3
4 32 2031013100 8,712.0 0.2 MU -Permitted; MF -Permitted Office 0 1 6 3 Yes 3
!fillllIDillllilll1lir!llililllft:motals1l'li!ffi'tll~'1lffilimlffll~I W/llll288j363':<fi WJlffiorosllf~ i!lWJibiJil!!il\l]rollll!rilr.llf.U~{l~;t~m\!f~Jmirlltrilr:lfil ITTan;·mtiHtJu~~il!lillii!Pllflff[~il!i i~dHU!e,:;!llll l;;rii;l~imi!l!Wii!t Ni~i12a3n{jf1 !.l!W~Wlfi[f!Jfili ~qlij!fillJ:~~il~lillt lillillllf~1a:sm~rill'[I
Draft Housing Element Appendix F Available Land Inventory (Village Redevelopment Area) Land Use District 4
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4110107)
Land Use I No. I Assessor's I Parcel Sq. I Parcel I Multi-Family Residential (MF) or I Existing I Existing I Reason t~ ~ Yield @ 28 du/ac2 I Count In I Adjusted
District Parcel# Footaqe Acreaqe Mixed Use (MU) Permitted? Use Units Redevelop MF I MU lnventorv?3 MU Yleld4
Notes: -
*Revised 4/08 to increase density for Land Use Districts 1 to 4 from 23 to 28 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing building(s) has/have exceeded useful life of 55 years. 4-Site is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that is not intended to be eliminated.
2 MF yield is density multiplied by acreage; MU yield is 50% of MF yield . Acreage Is considered lo be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat,
urbanized, and developed nature of the Village.
30Althouqh all orooerties are shown. orooerties are counted in inventorv onlv if thev (1 l allow MU as a oermitted use and !2l oroduce a dwellinq unit vie Id of at least two units after subtractinq anv existinq
4Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 5
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 18 dulac2 Count in Adjusted
District Parcel# Footaae Acreaae Mixed Use (MU\ Permitted? Use Units Redevelop MF MU lnventory?3 MU Yleld4
5 1 2040810100 10,454.4 0.24 MU -Provisional;MF -Provisional Vacant 0 4 4 2 No -
5 2 2040810200 5,227.2 0.12 MU -Provislonal;MF -Provisional SFD 1 1 2 1 No -
5 3 2040810300 4,791 .6 0.11 MU -Provlsional;MF -Provisional Industrial 0 1,3 2 1 No -
5 4 2040811700 3,484.2 0.08 MU -Provisional;MF -Provisional SFD 1 1 1 1 No -
5 5 2040811800 3,484.2 0.08 MU -Provisional;MF -Provisional SFD 1 1 1 1 No -
5 6 2040811300 3,049.2 0.07 MU -Provisional;MF -Provisional SFD 1 1 1 1 No -
5 7 2040811400 6,968.4 0.16 MU -Provisional;MF -Provisional SFD 1 1 3 1 No -
5 8 2040811500 6,969.6 0.16 MU -Provislonal;MF -Provisional SFD 1 1 3 1 No -
5 9 2040820100 6,969.6 0.16 MU -Provisional;MF -Provisional SFD 1 1 3 1 No -
5 10 2040820200 7,405.2 0.17 MU -Provisional;MF -Provisional SFD 1 1 3 2 No -
5 11 2040820300 6,969.6 0.16 MU -Provisional;MF -Provisional MFD(2) 2 1.2 3 1 No -
5 12 2040820600 7,405.2 0.17 MU -Provisional;MF -Provisional SFD 1 1 3 2 No -
5 13 2040820900 3,049.2 O.Q7 MU -Provisional;MF -Provisional MFD(2) 2 NIA 1 1 . No -
5 14 2040821000 10.454.4 0.24 MU -Provisionai;MF -Provisional SFD 1 1 4 2 No -
5 15 2040822000 6,969.6 0.16 MU -Provisionai;MF -Provisional Retail 0 1 3 1 No -
5 16 2040822100 6,969.6 0.16 MU -Provisional;MF -Provisional SFD 1 1 3 1 No -
5 17 2040840900 10.454.4 0.24 MU -Provisional;MF -Provisional MFD(2) 2 1 4 2 No -
5 18 2040841000 6,969.6 0.16 MU -Provisional;MF -Provisional MFD/6\ 6 NIA 3 1 No -
5 19 2040841100 7.405.2 0.17 MU -Provisional;MF -Provisional SFD 1 1 3 2 No -
5 20 2040841200 6,969.6 0.16 MU -Provisional;MF -Provisional SFD 1 1 3 1 No -
5 21 2040841300 6,969.6 0.16 MU -Provlsional:MF -Provisional Office/Retail 0 1 3 1 No -
5 22 2040841400 3,920.4 0.09 MU -Provisional;MF -Provisional Retail 0 NIA 2 1 No -
5 23 2040841500 3,484.8 0.08 MU -Provislonal;MF -Provisional Retail 0 N/A 1 1 No -
5 24 2040841600 10,454.4 0.24 MU -Provisional;MF -Provisional Retail 0 1 4 2 No -
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 5
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 18 du/ac2 Count in Adjusted
District Parcel# FootaQe AcreaQe Mixed Use (MU) Permitted? Use Units Redevelop MF MU lnventory?3 MU Yleld4
5 25 2040850100 16,988.4 0.39 MU -Provisional;MF -Provisional Commercial 0 1 7 4 No -
5 26 2048050200 6,534.0 0.15 MU -Provisional;MF -Provisional Retail 0 NIA 3 1 No -
5 27 2048050300 3,484.8 0.08 MU -Provisional;MF -Provisional SFD 1 1 1 1 No -
5 28 2040850400 3,484.8 0.08 MU -Provisional;MF -Provisional SFD 1 1 1 1 No -
5 29 2040850500 7,405.2 0.17 MU -Provisional;MF -Provisional Industrial 0 1,3 3 2 No -
5 30 2040850600 3,484.8 0.08 MU -Provisional;MF -Provisional SFD 1 N/A 1 1 No -
5 31 2040850700 3,484.8 0.08 MU -Provisional;MF -Provisional SFD 1 NIA 1 1 No -
5 32 2040850800 10,018.8 0.23 MU -Provisional;MF -Provisional Vacant 0 4 4 2 No -
~illh.'il!lll!ll! llt.Totals'li li'effltil14'!1lttl!llll!l!! 1N\12;12~13:.t\8'f ill~t4!87.!ll!l1 iffli!lrnll.Tu11ltililW<i1!llllllH~liUfr'!:lli!:fr(~~!!ill1lll~ ~!elnlil*HfJ!lnau~l!ml:ilfli!lli ;Wmiil:1:Billrd~:1h,ji/Jl;lJ:{tii29 Hml~l1>::ta.~m~~,,~lll!ii88~m&rlmllllR'~m~Jl.11'J!IB:,'.ll~Blililll1~o-~
Notes:
*Revised 4/08 to decrease density for Land Use Districts 5 to 9 from 23 to 18 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing building(s) has/have exceeded useful life of 55 years. 4-Site Is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that Is not intended to be eliminated.
2 MF yield is density multiplied by acreage; MU yield is 50% of MF yield. Acreage is considered to be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized,
30AlthouQh all properties are shown. properties are counted in inventorv onlv if thev (1) allow MU as a permitted use and (2) produce a dwellinQ unit vield of at least two units after subtractinQ anv exlstinQ units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown In this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (Village Redevelopment Area) Land Use District 6
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential {MF) or Existing Existing Reason to Yield @ 18 dulac2 Count in Adjusted
District Parcel# Footaoe Acreaoe Mixed Use (MU) Permitted? Use Units Redevelop1 MF MU lnventorv?3 MU Yield4
6 1 2040700800 44,022.0 1.01 MU -Provisional;MF -Not Permitted Warehouse/Mfo 0 1,2 . 9 No .
6 2 2070100300 8,276.4 0.19 MU -Provisional:MF -Not Permitted Retail 0 1 . 2 No .
6 3 2070100400 8,276.4 0.19 MU -Provisional;MF -Not Permitted Office 0 1 . 2 No .
6 4 2070100500 36,950.4 0.85 MU -Provisional;MF -Not Permitted Industrial 0 1 . 8 No .
6 5 2070100600 21,780.0 0.5 MU -Provisional;MF -Not Permitted Industrial 0 1 . 5 No .
6 6 2070100700 1,688.4 0.04 MU -Provisional;MF -Not Permitted Industrial 0 N/A . 0 No .
6 7 2070100800 37,026.0 0.85 MU -Provisional;MF -Not Permitted Industrial 0 1 . 8 No .
6 8 2070100900 23,086.8 0.53 MU -Provisional;MF -Not Permitted Industrial 0 1 . 5 No .
6 9 2070101000 23,522.4 0.54 MU -Provislonal;MF -Not Permitted SFD 1 1 . 5 No .
6 10 2070101100 86,684.4 1.99 MU -Provisional;MF -Not Permitted Industrial 0 1 . 18 No .
6 11 2070101200 43,995.6 1.01 MU -Provislonal:MF -Not Permitted Industrial 0 1 . 9 No .
6 12 2070101600 12,196.8 0.28 MU -Provisional;MF -Not Permitted Industrial 0 1 . 3 No .
t!!illl!!Jlllli!!'!lffil& !11.ffiofalsW i!llll\~.l"MlllMl.lm~iJ: rulll!la03[M3T6l ~11!f6T91lR\}; mmm~)\Wl!1imlllfill~!¥h1i:iil\lJfillWJ[q!mh~f:li!llH;))l!t!;\11~ mli£~W~.!\lnB!'d!W.lllttllll1ll ltl!f~U@\1l!!ffi1ilUli i!i!MP!l!llll\BllJtl1lli ilfilmi1!1lii!llllllfit bJll,il[BStilltJ. fflulli\i~lfil.~ /,UillllillfROr.i!llffil'i!.ffi
Notes:
•Revised 4/08 to decrease density for Land Use Districts 5 to 9 from 23 to 18 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized.
2 -Useful Life -Existing building(s) has/have exceeded useful life of 55 years.
3 -Non-Conforming Uses on the site.
4-Site is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that is not intended to be eliminated.
2 MF yield is density multiplied by acreage; MU yield is 50% of MF yield. Acreage is considered to be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat,
urbanized, and developed nature of the Village.
3'A1thouoh all properties are shown. properties are counted in inventorv only if they (1) allow MU as a oermitted use and (2) produce a dwellino unit yield of at least two units after subtractinQ any
4Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 7
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4110107)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 18 dulac2 Count in Adjusted
District Parcel# Footaae Acreaae Mixed Use (MU) Permitted? Use Units Redevelop1 MF MU lnventory?3 MU Yleld4
7 1 2031100200 13,939.2 0.32 MU -Not Permitted;MF -Provisional MFD(11) 11 N/A 6 . No .
7 2 2031100900 23,086.8 0.53 MU -Not Permitted;MF -Provisional Office 0 1 10 . No .
7 3 2031101300 5,227.2 0.12 MU -Not Permltted;MF -Provisional SFD 1 1 2 . No .
7 4 2031101400 5,662.8 0.13 MU -Not Permitted;MF -Provisional SFD 1 1 2 . No .
7 5 2031101500 4,791 .6 0.11 MU -Not Permitted;MF -Provisional SFD 1 1 2 . No .
7 6 2031102500 7,840.8 0.18 MU -Not Permitted;MF -Provisional SFD 1 1 3 . No .
7 7 2031102800 19,602.0 0.45 MU -Not Permitted;MF -Provisional MFD(2l 2 1,2 8 . No .
7 8 2031102900 13,068.0 0.3 MU -Not Permitted;MF -Provisional Office 0 N/A 5 . No .
7 9 2031103200 9,147.6 0.21 MU -Not Permitted;MF -Provisional Office 0 1 4 . No .
7 10 2031103300 12,196.8 0.28 MU -Not Permitted;MF -Provisional MFD(2l 2 1 5 . No .
7 11 2031104400 23,958.0 0.55 MU -Not Permitted;MF -Provisional Office 0 1 10 . No .
7 12 2031104500 40,075.2 0.92 MU -Not Permitted;MF -Provisional Office/Retail 0 N/A 17 . No .
7 13 2031104700 18,295.2 0.42 MU -Not Permitted;MF -Provisional Office 0 NIA 8 . No .
7 14 2032021900 34,412.4 0.79 MU -Not Permitted;MF -Provisional MFD (57) 57 NIA 14 . No .
lllllttiilat\OOMJ Y!!1l![otals\llft1 -.11n!lli!i11f.!ffl ilwl2(3'1ff.3(l'3T61 illl!f51alilllr.i 1mm~:\hl!:r!iflil!fiilln!ili~ra1.llillii\ll!~illliij!ill:-!1:~i!il!l!!l~!\™ ~\ii}i!iH!l!lttillll.,'1µ,IDmt1a!l6tii!llli1mr :ri&~~l~ll@&'lftllr~!lrJ !J;1ffi[96]H!lill liilli~lil!.-llmmi1~l!lf.-lli!"l!t.!l1Jlrnl:ll!!!lli0:;l);ljj\1ll[
Notes:
*Revised 4/08 to decrease density for Land Use Districts 5 to 9 from 23 to 18 dwelling units/acre. All revisions made to 8107 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing bullding(s) has/have exceeded useful life of 55 years. 4-Site is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that is not intended to be eliminated.
2 MF yield is density multlplied by acreage; MU yield is 50% of MF yield . Acreage is considered to be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat,
urbanized, and developed nature of the Village.
30Although all properties are shown, properties are counted in inventory only if they (1 ) allow MU as a permitted use and (2) produce a dwelling unit yield of at least two units after subtracting any existing
units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported In the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (Village Redevelopment Area) Land Use District 8
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 18 du/ac2 Count in Adjusted
District Parcel# Footaae Acreaae Mixed Use (MU) Permitted? Use Units Redeveloo1 MF MU lnventorv?3 MU Yield4
8 1 2031010200 20,473.2 0.47 MU -Permitted;MF -Permitted MFD(6) 6 1 8 4 No .
8 2 2031010500 10,454.4 0.24 MU -Permitted;MF -Permitted MFD(4) 4 1 4 2 No .
8 3 2031011400 10,018;8 0.23 MU -Permitted:MF -Permitted Office 1 4 2 Yes 2
8 . 4 2031011800 13,503.6 0.31 MU -Permitted:MF -Permitted SFD 1 1 6 3 Yes 2
8 5 2031012100 8,712.0 0.2 MU· Permltted;MF • Permitted Office/Commercial N/A 4 2 No .
8 6 2031012200 40,510.8 0.93 MU • Permltted;MF -Permitted Travel Trailer Park ·1,3 17 8 Yes 8
8 7 20310102300 19,166.4 0.44 MU -Permitted;MF -Permitted Office 1 8 4 Yes 4
8 8 2031012900 37,897.2 0.87 MU -Permitted;MF -Permitted Office/RestauranVChurch N/A 16 8 No .
8 9 2031013500 9,583.2 0.22 MU -Permitted;MF -Permitted SFD 1 1 4 2 Yes 1
8 10 2031013600 9,147.6 0.21 MU -Permitted;MF -Permitted Commercial N/A 4 2 No .
8 11 2031020500 18,295.2 0.42 MU -Permitted;MF -Permitted Commercial NIA 8 4 No .
8 12 2031021000 8,712.0 0.2 MU -Permitted;MF -Permitted MFD(5) 5 NIA 4 2 No .
8 13 2031021100 9,147.6 0.21 MU -Permitted;MF -Permitted MFD(2) 2 1 4 2 No .
8 14 2031021200 8,712.0 0.2 MU -Permitted;MF -Permitted MFD/3) 3 1 4 2 No .
8 15 2031021400 18,295.2 0.42 MU -Permitted;MF -Permitted SFD 1 1 8 4 Yes 3
8 16 2031021500 18,730.8 0.43 MU -Permitted;MF • Permitted Office 1 8 4 Yes 4
8 17 2031021800 9,147.6 0.21 MU -Permitted;MF • Permitted Resthome NIA 4 2 No .
8 18 2031021900 9,583.2 0.22 MU -Permllted;MF -Permitted MFD (6) 6 NIA 4 2 No .
8 19 2031022000 10,018.8 0.23 ·MU -Permltted;MF -Permitted MF0(7) 7 NIA 4 2 No .
8 20 2031022400 3,920.4 0.09 MU -Permitted;MF -Permitted Vacant 4 2 1 No .
8 21 2031023700 9,147.6 0.21 MU -Permitted;MF -Permitted SFD 1 1 4 2 No .
8 22 2031022700 23,958.0 0.55 MU -Permitted;MF -Permitted MFD 1121 12 NIA 10 5 No .
8 23 2031022800 25,700.4 0.59 MU -Permitted;MF -Permitted MFD/11) 11 NIA 11 5 No .
8 24 2031022900 11 ,325.6 0.26 MU -Permitted;MF -Permitted SFD 1 1 5 2 Yes 1
8 25 2031023000 37,897.2 0.87 MU· Permltted;MF -Permitted MFD(21l 21 NIA 16 8 No .
8 26 2031023100 4,791.6 0.11 MU • Permltted;MF -Permitted SFD 1 1 2 1 No .
8 27 2031023200 6,098.4 0.14 MU -Permitted;MF -Permitted SFD 1 1 3 1 No .
8 28 2031023300 27,007.2 0.62 MU -Permitted;MF -Permitted SFD 1 1 11 6 Yes 5
8 29 2031023400 17,424.0 0.4 MU -Permitted;MF -Permitted Office 1 7 4 Yes 4
8 30 2031023500 11 ,325.6 0.26 MU -Permitted ;MF -Permitted Office 1 5 2 Yes 2
8 31 2031023600 8,712.0 · 0.2 MU -Permitted;MF -Permitted SFD 1 1 4 2 No .
8 32 2031100100 12,632.4 0.29 MU -Permitted;MF -Permitted Vacant 4 5 3 Yes 3
8 33 2031100400 ·6,534.0 0.15 MU -Permitted :MF -Permitted SFD 1 1 3 1 No .
8 34 2031100500 9,147.6 0.21 MU • Permitted;MF -Permitted SFD 1 1 4 2 No .
8 35 2031100800 9,147.6 0.21 MU -Permitted;MF -Permitted SFD 1 1 4 2 No .
8 36 2031100900 23,086.8 0.53 MU -Permitted;MF -Permitted Office 1 10 5 Yes 5
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 8
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10107)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential (MF) or Existing Existing Reason to Yield @ 18 du/ac2 Count In Adjusted
District Parcel# FootaQe AcreaQe Mixed Use (MU) Permitted? Use Units Redeveloo1 MF MU lnventorv?3 MU Yleld4
8 37 2031101200 4,791 .6 0.11 MU -Permitted;MF -Permitted SFD 1 1 2 1 No -
8 38 2031102000 5,227.2 0.12 MU -Permitted;MF -Permitted SFD 1 1 2 1 No -
8 39 2031102100 5,662.8 0.13 MU -Permitted;MF -Permitted Vacant 4 2 1 No -
8 40 2031102600 16,117.2 0.37 MU -Permitted;MF -Permitted MFDl12} 12 NIA 7 3 No -
8 41 2031102700 6,969.6 0.16 MU -Permltted;MF -Permitted MFD(4) 4 N/A 3 1 No .
8 42 2031103000 8,276.4 0.19 MU -Permitted;MF -Permitted SFD 1 1 3 2 No -
8 43 2031103100 8,276.4 0.19 MU -Permitted;MF -Permitted MFD(8) 8 N/A 3 2 No .
8 44 2031103400 7,405.2 0.17 MU -Permitted;MF -Permitted MFD(8) 8 N/A 3 2 No -
8 45 2031103800 7,405.2 0.17 MU -Permitted;MF -Permitted Office 1 3 2 Yes 2
8 46 2031103900 7,405.2 0.17 MU -Permltted;MF -Permitted Office 1 3 2 Yes 2
8 47 2031104000 6,969.6 0.16 MU -Permitted;MF -Permitted SFD 1 1 3 1 No .
8 48 2031104100 7,405.2 0.17 MU -Permitted;MF -Permitted SFD 1 1 3 2 No -
8 49 2031104200 5,662.8 0.13 MU -Permitted;MF -Permitted SFD 1 1 2 1 No -
8 50 2031104300 7,840.8 0.18 MU -Permitted;MF -Permitted Vacant 4 3 2 Yes 2
8 51 2031104600 7,840.8 0.18 MU -Permltted;MF -Permitted Office 1 3 2 Yes 2
:ll.iilt!ltJlllilll.IDP.lmo.Wi!s~lglll!iliillliIDJilllllll!!!Y]lllr~~as;1~222~031!lill~.~~ss.IB!il1UmlmiW~~mtllfl!f;lifllJl!!Hilli~lfill~Yffllitllllll!lgl!llllBJ!ll~R!l!~mlfflimn.'k'UmllWl:.llll~~,~mrun~-21iiili1~'il'ulmrilll•fil1mwillr-2$e.allli!lmm1ru~a:s.!illmlJOO[ll!i;'.-.!!ll!i!!i!llli!lUl!!!l~ll'.4ilil49\m!!l!!fuWj:
Notes:
•Revised 4/08 to decrease density for Land Use Districts 5 to 9 from 23 to 18 dwelling units/acre. Alf revisions made to 8/07 draft housing element appendix F.
1Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 -Useful Life -Existing building(s) has/have exceeded useful life of 55 years. 4-Site is vacant and available for development.
N/A -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that Is not intended to be eliminated.
2 MF yield Is density multiplied by acreage; MU yield is 50% of MF yield. Acreage is considered to be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized,
and developed nature of the Village.
30Although all properties are shown, properties are counted in inventory only If they ( 1) allow MU as a permitted use and (2) produce a dwelling unit yield of at least two units after subtracting any existing units.
4Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix F Available Land Inventory (Village Redevelopment Area) Land Use District 9
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4110/07)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential or Existing Existng Reason to Yield@ 18 dulac2 Count in Adjusted
District Parcel# Footaae Acreaae Mixed Use Permitted? Use Units Redeveloo1 MF MU lnventory?3 MUYleld4
9 1 2030410200 314,938.8 7.23 MU • Permitted;MF -Not Permitted Private School 1,3 NIA 65 Yes 65
9 2 2030410300 1,306.8 0.03 MU• Permitted;MF -Not Permitted SFD 1 1 NIA 0 No -
9 3 2030510100 6,534.0 0.15 MU -Permltted;MF -Not Permitted Office NIA NIA 1 No .
9 4 2030510200 3,049.2 0.07 MU -Permitted;MF -Not Permitted Office NIA NIA 1 No .
9 5 2030510300 121,532.4 2.79 MU -Permitted;MF • Not Permitted Private School 1,3 NIA 25 Yes 25
9 6 2030510400 23,522.4 0.54 MU -Permitted;MF -Not Permitted Commercial 1 NIA 5 Yes 5
9 7 2030520100 15,246.0 0.35 MU -Permitted;MF -Not Permitted Private School 1,3 NIA 3 Yes 3
9 8 2030520200 33,541.2 0.77 MU• Permitted;MF • Not Permitted Private School 1,3 NIA 7 Yes 7
9 9 2030530100 39,204.0 0.9 MU -Permitted;MF -Not Permitted Private School 1,3 NIA 8 Yes 8
9 10 2031420200 3,920.4 0.09 MU -Permitted;MF -Not Permitted Commercial NIA NIA 1 No .
9 11 2031420300 4,356.0 0.1 MU -Permitted;MF -Not Permitted Commercial NIA NIA 1 No .
9 12 2031420400 89,733.6 2.06 MU -Permitted;MF -Not Permitted Park NIA NIA 19 No .
9 13 2031420600 21,780.0 0.5 MU -Permitted;MF -Not Permitted Private School 1,3 NIA 5 Yes 5
9 14 2031430100 15,246.0 0.35 MU • Permitted;MF -Not Permitted Commercial 1 NIA 3 Yes 3
9 15 2031430200 7,840.8 0.18 MU -Permitted;MF • Not Permitted Office 1 NIA 2 Yes 2
9 16 2031430600 5,227.2 0.12 MU -Permitted;MF -Not Permitted Commercial NIA NIA 1 No .
9 17 2031430700 94,089.6 2.1 6 MU • Permitted;MF -Not Permitted Commercial 1 NIA 19 Yes 19
9 18 2032310100 96,703.2 2.22 MU -Permltted;MF • Not Permitted Assisted Care NIA NIA 20 No .
9 19 2032500600 14,810.4 0.34 MU -Permitted:MF -Not Permitted Retail 1 NIA 3 Yes 3
9 20 2032501500 14,810.4 0.34 MU -Permitted;MF -Not Permitted Park NIA N/A 3 No .
9 21 2032501600 5,662.8 0.13 MU -Permitted;MF -Not Permitted Restaurant NIA NIA 1 No .
9 22 2032501700 11,761 .2 0.27 MU -Permltted;MF -Not Permitted MFD (14) 14 NIA NIA 2 No .
9 23 2032502100 15,681 .6 0.36 MU -Permitted;MF -Not Permitted MFD (12) 12 NIA NIA 3 No .
9 24 2032502200 8,276.4 0.19 MU -Permitted;MF -Not Permitted MFDC9l 9 NIA NIA 2 No .
Draft Housing Element Appendix F Available Land Inventory (VIiiage Redevelopment Area) Land Use District 9
2005-2010 Housing Cycle (Only unit yields from potential Mixed Use development, as reflected in the "Adjusted MU Yield" column, are counted; data as of 4/10107)
Land Use No. Assessor's Parcel Sq. Parcel Multi-Family Residential or Existing Existng Reason to Yield @ 18 du/ac2 Count in Adjusted
District Parcel# FootaQe AcreaQe Mixed Use Permitted? Use Units Redeveloo' MF MU lnventorv?3 MU Yleld4
9 25 2032502600 17,400.0 0.40 MU -Permitted;MF -Not Permitted Hotel N/A NIA 4 No .
9 26 2032502900 10,454.4 0.24 MU -Permitted;MF -Not Permitted Retirement Home N/A N/A 2 No .
·9 27 2032520400 60,984.0 1.4 MU -Permitted;MF -Not Permitted Hotel N/A N/A 13 No .
9 28 2032520500 15,246.0 0.35 MU -Permitted:MF • Not Permitted Hotel N/A NIA 3 No .
9 29 2032520600 8,276.4 0.19 MU -Permitted:MF -Not Permitted Hotel NIA NIA 2 No .
9 30 2032601400 9,147.6 0.21 MU -Permitted:MF -Not Permitted Retail/MF (Newl NIA N/A 2 No .
9 31 2032601500 8,276.4 0.19 MU -Permitted;MF • Not Permitted Retail/MF (New) NIA N/A 2 No .
9 32 2032520300 3,500.0 0.08 MU -Permitted:MF • Not Permitted Vacant 4 N/A 1 No .
9 33 2033550300 10,500.0 0.24 MU· Permitted;MF -Not Permitted Office 1,2 NIA 2 Yes 2
~§All!!lilliim hTotalSi lfill~~'lltl!l~»m !llll!llll!lfi1~~:;12:1ss§:21 Hllil2sl$!lli Ull!l!W'lJ}!ITTt;;;mmrnllii:ti!~1U¥,lf:lili~iliif~l-lll/! il'!W',.Mil~itll®ilffit.il!!lll!lim~'.!!l\l!lil tmli»f 361W..Ym fi1WU!~lriliUli tti!ml?ol~ r~«:&2abll:'iil'ili r~lgilffl:'.fi,lljjl'jru'.lilailUl'it\147..Ji!WJt~
Notes:
•Revised 4/08 to decrease density for Land Use Districts 5 to 9 from 23 to 18 dwelling units/acre. All revisions made to BI07 draft housing element appendix F.
'Reason to Redevelop:
1 -Underutilized -Potential for Development on Site has not been maximized. 3 -Non-Conforming Uses on the site.
2 • Useful Life -Existing building(s) has/have exceeded useful life of 55 years. 4-Site is vacant and available for development.
NIA -Existing residential exceeds current densities; not a candidate for redevelopment due to recent development or use that is not intended to be eliminated.
2 MF yield is density multiplied by acreage; MU yield Is 50% of MF yield. Acreage is considered to be unconstrained (i.e., free of slopes, water bodies, and major transmission corridors) due to flat, urbanized,
and developed nature of the Village.
3.Aithough all properties are shown, properties are counted in inventory only if they (1) allow MU as a permitted use and (2) produce a dwelling unit yield of at least two units after subtracting any existing units.
'Adusted MU Yield reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported in the Housing Element.
Draft Housing Element Appendix G Available Land Inventory (Prop·osed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yleld6
No. Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50%of Adjusted
Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 dulac dulac 28 du/ac Yield7
years? (RMH) (RH) (MU)
1 6 2041921200 0.92 RH 1 No Yes No No 11 -
2 6 2041722600 0.18 RMH 1 Yes No Yes No 2 .
3 3 2040921500 0.16 RH 1 No No No No 4 .
4 6 2042912200 0.14 RMH 2 Yes Yes Yes No 2 .
5 6 2042103201 0.22 RMH 1 No No Yes Yes 3 2
6 6 2042103202 0.22 RMH 1 No No Yes Yes 3 2
7 5 2041910800 0.14 MU 2 No Yes Yes No 2 .
8 6 2042102802 0.16 RMH 1 No No Yes No 2 .
9 5 2041103600 0.91 MU 30 No Yes Yes No 13 .
10 7 2042800200 1.90 RH 18 Yes Yes Yes 'Yes 53 35
11 6 2042912800 0.14 RMH 1 Yes Yes No No 2 -
12 5 2041910100 0.41 MU 16 No Yes No No 6 -
13 6 2041722300 0.18 RMH 2 No Yes Yes No 2 .
14 2 2040700900 0.50 MU 3 NIA No Yes Yes 7 4
15 5 2041912100 0.40 MU 8 No Yes No No 6 -
16 6 2041723000 0.17 RMH 2 No No Yes No 2 .
17 6 2042104700 0.18 RMH 1 Yes Yes Yes No 2 .
18 6 2042102901 0.16 RMH 1 No Yes No No 2 -
19 6 2042102902 0.16 RMH 1 No Yes Yes No 2 -
20 6 2042910400 0.15 RMH 2 Yes Yes Yes No 2 -
21 6 2042921400 0.15 RMH 2 Yes Yes Yes No 2 .
22 2 2040911000 0.15 MU 3 NIA Yes No No 2 -
23 6 2041712600 0.16 RMH 2 No No No No 2 -
24 3 2040821300 0.16 RH 2 No Yes Yes Yes 4 2
25 6 2041722000 0.16 RMH 2 No No No No 2 -
26 5 2041100900 0.45 MU 17 No Yes No No 6 -
27 6 2041920900 0.23 RMH 1 Yes No Yes Yes 3 2
28 6 2041720300 0.16 RMH 2 NIA Yes Yes No 2 .
29 6 2041720700 0.16 RMH 1 No No Yes No 2 .
30 3 2040822200 0.16 RH 5 No Yes Yes No 4 .
31 7 2042800500 0.44 RH 2 Yes No Yes Yes 12 10
32 2 2040702700 1.20 MU 75 No Yes No No 17 -
33 5 2041101900 1.31 MU 35 N/A Yes No No 18 -
34 6 2042912500 0.15 RMH 2 Yes Yes Yes No 2 .
35 5 2041100300 0.39 MU 11 No Yes No No 5 -
36 6 2041711800 0.16 RMH 1 Yes Yes Yes No 2 .
37 6 2042911900 0.14 RMH 2 Yes Yes Yes No 2 .
38 6 2042910900 0.15 RMH 2 Yes Yes No No 2 -
39 3 2040831100 0.16 RH 0 NIA Yes No No 4 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yield6
Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted No. Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH) {RH) {MU)
40 6 2042912000 0.14 RMH 2 Yes Yes Yes No 2 -
41 2 2040922600 0.20 MU 1 No No Yes No 3 -
42 6 2042103901 0.16 RMH 1 No No Yes No 2 -
43 6 2042910800 0.15 RMH 2 Yes No Yes No 2 -
44 2 2040701600 0.10 MU 1 Yes No Yes No 1 -
45 6 2042104300 0.15 RMH 2 No Yes Yes No 2 -
46 6 2041711700 0.16 RMH 1 Yes Yes Yes No 2 -
47 3 2040831200 0.16 RH 2 N/A No Yes Yes 4 2
48 6 2042100300 0.45 RMH 1 Yes No Yes Yes 5 4
49 2 2040922500 0.16 MU 1 No No Yes No 2 -
50 6 2041730600 0.18 RMH 1 Yes Yes Yes No 2 -
51 6 2042910600 0.15 RMH 2 Yes Yes No No 2 -
52 2 2040920300 0.13 MU 1 No No Yes No 2 -
53 3 2040921900 0.15 RH 3 Yes No Yes No 4 -
54 6 2041711600 0.09 RMH 1 No Yes No No 1 -
55 3 2040930100 0.24 RH 1 Yes No No No 7 -
56 6 2041721100 0.13 RMH 1 No No No No 2 -
57 6 2042101500 0.16 RMH 1 No No Yes No 2 -
58 2 2040910900 0.12 MU 1 No No Yes No 2 -
59 3 2040921400 0.16 RH 2 No No No No 4 -
60 5 2041103000 0.67 MU 24 No Yes No No 9 -
61 2 2040920600 0.08 MU 2 No Yes No No 1 -
62 6 2042103002 0.14 RMH 1 No No Yes No 2 -
63 6 2041722200 0.14 RMH 1 No No No No 2 -
64 3 2040830100 0.16 RH 2 N/A No No No 4 -
65 6 2041711900 0.16 RMH 1 Yes No Yes No 2 -
66 6 2041721200 0.17 RMH 1 No Yes No No 2 -
67 6 2041712100 0.17 RMH 1 No No No No 2 -
68 5 2041103200 0.13 MU 1 Yes No Yes No 2 -
69 6 2042102302 0.15 RMH 1 No No Yes No 2 -
70 6 2042912900 0.15 RMH 2 Yes Yes Yes No 2 -
71 6 2042911500 0.14 RMH 2 Yes No Yes No 2 -
72 3 2040930300 0.16 PARK 3 N/A N/A N/A No N/A N/A N/A -
73 3 2040821900 0.16 RH 2 Yes No No No 4 -
74 6 2041721400 0.33 RMH 1 No No Yes Yes 4 3
75 6 2041722700 0.20 RMH 1 No Yes Yes No 2 -
76 6 2041723100 0.17 RMH 1 No No No No 2 -
77 3 2040821800 0.16 RH 2 No Yes Yes Yes 4 2
78 6 2042101300 0.16 RMH 1 No No No No 2 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yleld6
No. Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted
Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH) (RH) (MU)
79 3 2040830800 0.16 RH 2 No Yes Yes Yes 4 2
80 6 2041721000 0.26 RMH 1 No No No No 3 .
81 6 2041920600 0.27 RMH 1 No No Yes Yes 3 2
82 2 2040910400 0.08 MU 2 Yes No No No 1 .
83 6 2041720100 0.24 RMH 2 No No No No 3 .
84 6 2042105002 0.35 RMH 1 No No Yes Yes 4 3
85 2 2040910100 0.08 MU 1 Yes No Yes No 1 .
86 6 2041723300 0.17 RMH 1 Yes Yes No No 2 .
87 3 2040821200 0.16 RH 1 Yes Yes Yes Yes 4 3
88 7 2041601600 0.63 RH 12 No Yes No No • 18 .
89 2 2040701500 0.14 MU 1 Yes No Yes No 2 .
90 6 2042921800 0.16 RMH 2 Yes Yes Yes No 2 .
91 6 2042102801 0.16 RMH 1 No No Yes No 2 .
92 2 2040701900 0.19 MU 0 No Yes No No 3 .
93 3 2040930500 0.16 PARK 1 NIA NIA NIA No NIA NIA NIA .
94 6 2041921100 0.12 RMH 1 Yes Yes No No 1 .
95 6 2042100500 0.16 RMH 1 No No No No 2 .
96 2 2040911100 0.16 MU 3 Yes Yes No No 2 .
97 2 2041600800 0.48 MU 9 NIA Yes No No 7 .
98 6 2041920500 0.27 RMH 2 Yes Yes Yes No 3 .
99 2 2040920200 0.10 MU 0 NIA Yes Yes No 1 .
100 2 2040701000 0.17 MU 1 Yes Yes Yes No 2 .
101 6 2042921600 0.37 RMH 0 Vacant Yes Vacant Yes 4 4
102 7 2042802600 0.24 RH 1 Yes Yes Yes Yes 7 6
103 2 2040911200 0.08 MU 1 No Yes Yes No 1 .
104 5 2041103100 0.67 MU 22 No Yes No No 9 .
105 3 2040922000 0.17 RH 2 No Yes Yes Yes 5 3
106 6 2042911400 0.14 RMH 2 Yes Yes Yes No 2 .
107 2 2040910300 0.08 MU 1 Yes Yes Yes No 1 .
108 5 2041100200 0.20 MU 2 No Yes No No 3 .
109 6 2042100900 0.15 RMH 1 No No No No 2 .
110 6 2041720400 0.08 RMH 0 Vacant Yes Vacant No 1 .
111 6 2041720500 O.D7 RMH 1 Yes No Yes No 1 .
112 6 2042102501 0.15 RMH 1 No No Yes No 2 .
113 6 2042102502 0.15 RMH 1 No Yes Yes No 2 .
114 7 2042800700 0.16 RH 1 No No No No 4 .
115 3 2040821100 0.16 RH 2 NIA No Yes Yes 4 2
116 6 2042104200 0.19 RMH 2 No Yes Yes No 2 .
117 6 2042911600 0.13 RMH 2 Yes Yes No No 2 .
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yield6
No. Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted
Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yieid7
years? (RMH) (RH) (MU)
118 5 2041103500 0.03 MU 0 N/A Yes Yes No 0 -
119 6 2041730400 0.18 RMH 2 No Yes No No 2 -
120 6 2042103902 0.16 RMH 1 No No Yes No 2 -
121 6 2042921700 0.15 RMH 2 Yes Yes Yes No 2 .
122 2 2041600200 0.17 MU 0 Vacant Yes Vacant Yes 2 2
123 6 2041720200 0.16 RMH 2 No Yes Yes No 2 .
124 7 2042803000 1.41 RH 26 No Yes No No 39 -
125 6 2042103801 0.16 RMH 1 No Yes Yes No 2 .
126 6 2042103802 0.16 RMH 1 No No Yes No 2 .
127 6 2041722900 0.17 RMH 2 No Yes No No 2 -
128 2 2040701100 0.16 MU 1 No No No · No 2 -
129 6 2042103001 0.14 RMH 1 No No Yes No 2 .
130 6 2041720600 0.09 RMH 1 Yes Yes No No 1 -
131 6 2041730500 0.17 RMH 2 No Yes No No 2 -
132 6 2042103500 0.14 RMH 2 No Yes No No 2 -
133 5 2041100100 0.28 MU 2 N/A Yes Yes Yes 4 2
134 6 2042100600 0.16 RMH 1 No Yes No No 2 .
135 3 2040930900 0.16 PARK 1 N/A N/A N/A No NIA N/A N/A -
136 6 2042102301 0.15 RMH 1 No Yes Yes No 2 .
137 7 2042802900 0.48 RH 10 No Yes No No 13 .
138 6 2041920800 0.25 RMH 1 Yes Yes Yes Yes 3 2
139 6 2042921900 0.15 RMH 2 Yes Yes No No 2 -
140 2 2041601800 0.89 MU 18 No Yes No No 12 -
141 6 2041711500 0.07 RMH 0 N/A Yes Yes No 1 -
142 6 2042105001 0.35 RMH 1 No Yes Yes Yes 4 3
143 6 2042105003 0.35 RMH 1 No Yes No No 4 -
144 6 2042105004 0.35 RMH 1 No Yes No No 4 .
145 4 2041930100 2.73 PARK 0 N/A N/A N/A No N/A N/A N/A -
146 6 2042102200 0.14 RMH 2 No Yes No No 2 -
147 6 2042101200 0.19 RMH 1 No Yes Yes No 2 .
148 3 2040830200 0.24 RH 3 Yes Yes Yes Yes 7 4
149 6 2042921300 0.15 RMH 2 Yes Yes Yes No 2 -
150 6 2042103601 0.14 RMH 1 No Yes No No 2 -
151 6 2042103602 0.14 RMH 1 No No Yes No 2 -
152 2 2041600300 0.17 MU 2 No Yes No No 2 .
153 6 2041710200 0.16 RMH 1 Yes No Yes No 2 .
154 5 2041910200 0.40 MU 4 Yes Yes Yes Yes 6 2
155 6 2042104501 0.16 RMH 1 No No Yes No 2 -
156 6 2042104502 0.16 RMH 1 No No Yes No 2 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)"
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yield6
Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted No. Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH) (RH) (MU)
157 6 2041730300 0.17 RMH 1 No No No No 2 -
158 6 2042101100 0.22 RMH 1 No Yes Yes Yes 3 2
159 3 2040930800 0.16 PARK 1 N/A N/A NIA No N/A N/A N/A -
160 2 2041600900 0.69 MU 14 No Yes Yes No 10 -
161 6 2041730900 0.29 RMH 2 No No No No 3 -
162 5 2041910500 0.41 MU 2 No No Yes Yes 6 4
163 6 2042102602 0.15 RMH 1 No Yes Yes No 2 -
164 6 2041711400 0.16 RMH 2 N/A No Yes No 2 -
165 6 2041921000 0.09 RMH 1 No Yes Yes No 1 -
166 5 2041101200 0.14 MU 1 No Yes Yes No 2 -
167 3 2040921600 0.16 RH 2 No Yes Yes Yes 4 2
168 6 2042103701 0.15 RMH 1 No No Yes No 2 -
169 6 2041722800 0.21 RMH 1 No No Yes Yes 3 2
170 6 2042912100 0.14 RMH 2 Yes Yes Yes No 2 -
171 6 2042103101 0.20 RMH 1 No No Yes No 2 -
172 6 2042103102 0.20 RMH 1 No No No No 2 -
173 6 2042102402 0.15 RMH 1 No No No No 2 -
174 3 2040821700 0.16 RH 1 Yes No No No 4 -
175 6 2042912400 0.14 RMH 2 Yes Yes Yes No 2 -
176 5 2041910900 0.14 MU 2 No Yes Yes No 2 -
177 2 2040922400 0.21 MU 10 No Yes Yes No 3 -
178 2 2041600100 0.17 MU 2 No No No No 2 -
179 3 2040821400 0.16 RH 2 No Yes No No 4 -
180 2 2040920400 0.16 MU 1 Yes Yes Yes No 2 -
181 6 2042104101 0.15 RMH 1 No No No No 2 -
182 6 2041722400 0.18 RMH 1 No Yes Yes No 2 -
183 2 2041600400 0.17 MU 1 No No No No 2 -
184 2 2040701800 0.10 MU 1 No Yes No No 1 -
185 6 2042920200 0.15 RMH 2 Yes Yes No No 2 -
186 6 2041722500 0.18 RMH 1 No Yes Yes No 2 -
187 6 2042910500 0.15 RMH 2 Yes Yes Yes No 2 -
188 5 2041912000 0.27 MU 3 No Yes No No 4 -
189 2 2040910800 0.06 MU 1 No Yes Yes No 1 -
190 6 2041712000 0.25 RMH 2 N/A Yes Yes No 3 -
191 6 2042100800 0.16 RMH 1 No No No No 2 -
192 6 2042102701 0.19 RMH 1 No No Yes No 2 -
193 6 2042102702 0.19 RMH 1 No No Yes No 2 -
194 3 2040930200 0.25 PARK 4 N/A N/A N/A No N/A N/A N/A -
195 6 2041920700 0.26 RMH 1 No No No No 3 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yield6
No. Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted
Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH) (RH) (MU)
196 4 2041000500 7.10 PARK 0 N/A NIA No No N/A N/A N/A -
197 6 2042922000 0.14 RMH 2 Yes Yes Yes No 2 -
198 5 2041103300 0.79 MU 18 No Yes Yes No 11 -
199 6 2042921100 0.15 RMH 2 Yes Yes Yes No 2 -
200 7 2042800800 0.16 RH 1 No Yes No No 4 -
201 5 2041101000 0.92 MU 0 N/A Yes N/A No 13 -
202 2 2040920100 0.10 MU 1 N/A Yes Yes No 1 -
203 6 2041730800 0.14 RMH 2 N/A No Yes No 2 -
204 6 2042912700 0.16 RMH 2 Yes Yes Yes No 2 -
205 6 2042920100 0.14 RMH 2 Yes Yes Yes No 2 -
206 2 2040910600 0.12 MU 1 Yes No No No 2 -
207 6 2041710400 0.16 RMH 2 Yes Yes Yes No 2 -
208 6 2042912600 0.14 RMH 2 Yes Yes Yes No 2 -
209 6 2041722100 0.17 RMH 1 Yes Yes Yes No 2 -
210 6 2041710100 0.17 RMH 1 Yes Yes Yes No 2 -
211 6 2041710900 0.16 RMH 1 No No No No 2 -
212 6 2042910200 0.14 RMH 2 Yes Yes Yes No 2 -
213 2 2040910200 0.08 MU 1 Yes No No No 1 -
214 7 2041601700 1.74 RH 34 No Yes No No 49 -
215 6 2042100400 0.19 RMH 1 No No Yes No 2 -
216 6 2041730100 0.26 RMH 2 N/A Yes Yes No 3 .
217 6 2041721300 0.16 RMH 2 No Yes Yes No 2 .
218 6 2042103301 0.15 RMH 1 No No No No 2 -
219 6 2041721900 0.12 RMH 1 Yes Yes Yes No 1 -
220 4 2041000600 3.37 PARK 0 N/A N/A N/A No N/A N/A N/A -
221 6 2042910700 0.15 RMH 2 Yes Yes Yes No 2 -
222 6 2041730200 0.26 RMH 2 No Yes Yes No 3 .
223 6 2042910300 0.14 RMH 2 Yes Yes Yes No 2 .
224 2 2040920500 0.16 MU 3 No Yes Yes No 2 .
225 3 2040921700 0.16 RH 1 No No Yes Yes 4 3
226 5 2041103700 1.44 MU 47 No Yes Yes No 20 .
227 6 2041721500 0.16 RMH 2 No No No No 2 -
228 6 2042103400 0.14 RMH 2 No Yes Yes No 2 -
229 6 2042101400 0.16 RMH 1 No No No No 2 -
230 3 2040830300 0.24 RH 2 N/A No No No 7 -
231 2 2040911300 0.09 MU 1 No Yes Vacant No 1 -
232 6 2042910100 0.16 RMH 2 Yes Yes Yes No 2 -
233 6 2041711000 0.08 RMH 0 Vacant Yes Vacant No 1 -
234 6 2041723400 0.17 RMH 1 No Yes No No 2 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside VIiiage Redevelopment Area)"
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30108)
Reasons to Redevelop Yield6
No. Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted
Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years_? (RMH) (RH) (MU)
235 6 2042102601 0.15 RMH 1 No No Yes No 2 -
236 7 2042802700 0.19 RH 2 No Yes No No 5 -
237 7 2042800100 9.66 RH 98 N/A Yes Yes Yes 270 172
238 5 2041912200 0.78 MU 16 No Yes No No 11 -
239 6 2041720900 0.16 RMH 1 Yes Yes Yes No 2 -
240 5 2041910300 0.21 MU 1 No No No No 3 -
241 6 2041711100 0.08 RMH 1 No No No No 1 -
242 6 2042103702 0.15 RMH 1 No No Yes No 2 -
243 6 2042104400 0.13 RMH 2 No No Yes No 2 -
244 6 2041712300 0.24 RMH 1 No Yes No No 3 -
245 6 2042102401 0.15 RMH 1 No Yes No No 2 -
246 3 2040930400 0.16 PARK 1 N/A N/A N/A No N/A N/A N/A -
247 6 2042921000 0.14 RMH 2 Yes Yes Yes No 2 -
248 3 2040921300 0.16 RH 1 Yes No Yes Yes 4 3
249 6 2042104102 0.15 RMH 1 No No No No 2 -
250 6 2041723200 0.17 RMH 2 N/A No Yes No 2 -
251 6 2042912300 0.14 RMH 2 Yes Yes Yes No 2 -
252 6 2041721800 0.05 RMH 0 N/A Yes Yes No 1 -
253 7 2042800400 1.38 RH 26 No Yes No No 39 -
254 6 2042101000 0.21 RMH 1 No No No No 3 -
255 2 2040910700 0.06 MU 1 No Yes Yes No 1 -
256 7 2041601200 2.13 RH 42 No Yes No No 60 -
257 6 2042911700 0.15 RMH 2 Yes Yes Yes No 2 -
258 6 2041730700 0.18 RMH 2 No Yes Yes No 2 -
259 6 2041720800 0.16 RMH 2 N/A Yes Yes No 2 -
260 5 2041910400 0.20 MU 1 No Yes No No 3 -
261 6 2041710300 0.16 RMH 1 No Yes No No 2 -
262 6 2042922100 0.14 RMH 2 Yes Yes Yes No 2 -
263 6 2042100700 0.16 RMH 1 No Yes No No 2 -
264 2 2040910500 0.11 MU 5 No Yes No No 2 -
265 6 2042103302 0.15 RMH 1 No No Yes No 2 -
266 2 2040700800 1.01 MU 0 N/A No No No
267 6 2042921200 0.14 RMH 2 Yes Yes Yes No 2 -
268 3 2040831300 0.16 RH 6 No Yes No No 4 -
269 5 2041910700 0.14 MU 1 No No No No 2 -
270 2 2040701700 0.10 MU 1 Yes Yes No No 1 -
271 3 2040921800 0.16 RH 2 N/A No No No 4 -
272 6 2042922200 0.16 RMH 2 Yes Yes Yes No 2 -
273 1 2040310100 0.08 MU 0 N/A Yes Yes No 1 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1130/08)
Reasons to Redevelop Yleld6
Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted No. Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH) (RH) (MU)
274 1 2040310200 0.09 MU 0 NIA Yes Yes No 1 .
275 1 2040310300 0.16 MU 0 NIA Yes Yes Yes 2 2
276 1 2040310400 0.16 MU 0 No Yes Yes Yes 2 2
277 1 2040310500 0.16 MU 6 No Yes Yes No 2 .
278 1 2040310600 0.32 MU 12 No Yes No No 4 .
279 1 2040310900 0.16 MU 0 No Yes Yes Yes 2 2
280 1 2040311000 0.16 MU 6 No Yes No No 2 .
281 1 2040311100 0.16 MU 1 No Yes No No 2 .
282 1 2040311400 0.16 MU 6 No Yes No No 2 .
283 1 2040311700 0.15 MU 2 No No Yes No 2 .
284 1 2040311800 0.16 MU 2 No No No No 2 .
285 1 2040311900 0.16 MU 6 No Yes No No 2 .
286 1 2040312000 0.16 MU 4 No Yes No No 2 .
287 1 2040312100 0.32 MU 0 No No Yes No 4 -
288 1 2040320100 0.51 MU 13 No Yes No No 7 -
289 1 2040321000 0.15 MU 2 NIA Yes Yes No 2 -
290 1 2040321200 2.10 MU 0 No No No No 29 -
291 1 2040840100 0.16 MU 3 No Yes No No 2 -
292 1 2040840200 0.16 MU 2 No No No No 2 .
293 1 2040840300 0.16 MU 3 No No Yes No 2 -
294 1 2040840400 0.15 MU 1 Yes Yes Yes No 2 -
295 1 2040840500 0.08 MU 2 Yes No Yes No 1 -
296 1 2040840600 0.16 MU 2 No Yes Yes No 2 -
297 1 2040840700 0.16 MU 1 No No No No 2 -
298 1 2040840800 0.24 MU 1 NIA Yes Yes Yes 3 2
299 1 2041110100 0.20 MU 1 No No No No 3 -
300 1 2041110200 0.43 MU 2 Yes Yes Yes Yes 6 4
301 1 2041110300 0.43 MU 13 NIA Yes No No 6 .
302 1 2041110400 0.26 MU 8 N/A Yes No No 4 .
303 1 2041110500 0.23 MU 3 NIA Yes No No 3 .
304 1 2041110600 0.39 MU 2 N/A No Yes Yes 5 3
305 1 2041110900 0.13 MU 1 NIA No No No 2 -
306 1 2041111000 0.14 MU 1 Yes No Yes No 2 -
Draft Housing Element Appendix G Available Land Inventory (Proposed Barrio Area, outside Village Redevelopment Area)*
2005-2010 Housing Cycle (Underutilized and vacant lands, all unentitled, as of 1/30/08)
Reasons to Redevelop Yield6
Planning Assessor's Parcel Land Use Existing Structure age Absentee IV< LV?4 Count In @12 @28 @50% of Adjusted No. Area1 Parcel# Acreage2 Proposed3 Units at least 55 Owner? lnventory?5 du/ac du/ac 28 du/ac Yield7
years? (RMH} (RH} (MU)
307 1 2041111100 0.14 MU 1 Yes Yes Yes No 2 -
308 1 2041111200 0.14 MU 1 Yes No Yes No 2 -
309 1 2041111300 0.18 MU 2 N/A No Yes No 3 -
310 1 2041111400 0.42 MU 4 No Yes Yes Yes 6 2
311 1 2041111500 0.20 MU 1 Yes Yes Yes Yes 3 2
312 1 2041111600 0.21 MU 3 N/A No N/A No 3 -
313 1 2041111700 0.40 MU 2 No Yes Yes No 6 -
314 1 2041111800 0.20 MU 1 Yes No No No 3 -
315 1 2041111900 0.24 MU 1 Yes Yes No No 3 -
316 1 2041112000 0.78 MU 0 N/A Yes Yes Yes 11 11
TOTALS I I I 99 J l 1,114J l l l I 329 I 689 ~· I 441 I 331
Notes:
1"Planning Areas" are not adopted and are subject to change.
2Total parcel acreage of proposed Barrio Area is approximately 100; of parcels counted in the inventory, total acreage is approximately 22 and average parcel size is 0.54 acre. Because the
Barrio Area is flat, urbanized and largely developed, parcels are gel'1erally considered to be free of constraints, such as water bodies, slopes, and major tran~mission corridors}.
3"RMH" means "Medium High Density Residential;" "RH" means "High Density Residential;" and "MU" means "Mixed Use."
40IV<LV?' asks if the property's improvement value is less than its land value
5Although all properties are shown, they are counted in the inventory only if they (1} have an improvement value less than the property value and (2) produce a dwelling unit yield of at least
two units after subtracting any existing units.
6AII yields and densities are proposed. The abbreviation "dulac" means "dwelling units per acre." Proposed RMH and RH yields are density multiplied by acreage; MU yield is 50% of MF yield.
The RH density (28 dulac} Is proposed at higher than the current RH maximum density permits.
rAdusted Yield" reflects deductions made for any existing units. The total shown in this column contributes to the unit yield as reported in the Housing Element.
City of Carlsbad
2005-2010 Housing Element
Appendix H
Staff Report for
Carlsbad Family Housing (Cassia Heights) -
A 56-unit affordable housing project
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PLANNING COMMISSION RESOLUTION NO. 5666
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE LAND USE MAP
OF THE GENERAL PLAN ON PROPERTY GENERALLY
LOCATED AT THE SOUTHEAST CORNER OF EL CAMINO
REAL AND CASSIA ROAD IN LOCAL FACILITIES
MANAGEMENT ZONE 10.
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO: GPA 02-05
WHEREAS, Carlsbad Family Housing Partners, a California Limited
Liability Partnership, "Developer," has filed a verified application with the City of Carlsbad
regarding property owned by Anthony and Dicky Boos, "Owner," described as:
A portion of fractional northeast quarter of southwest quarter
of Section 23, Township 12 South, Range 4 West, San
Bernardino Meridian, in the City of Carlsbad, County of San
Diego, State of California
("the Property''); and
WHEREAS, said application constitutes a request for a General Plan Amendment
as shown on Exhibit "GPA 02-05" dated July 7, 2004, attached hereto and on file in the
Planning Department, CARLSBAD FAMILY HOUSING -GPA 02-05, as provided in
Government Code Section 65350 et. seq. and Section 21.52.160 of the Carlsbad Municipal Code;
and
WHEREAS, the Planning Commission did, on the 7th day of July 2004, hold a
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the General Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad, as follows:
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A)
B)
That the above recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CARLSBAD FAMILY HOUSING -GPA
02-05, based on the following findings and condition:
Findings:
1.
2.
The Planning Commission finds that the project, as conditioned herein, is in
conformance with the Elements of the City's General Plan, based on the facts set forth in
the staff report dated July 7, 2004, including, but not limited to the following:
a.
b.
Land Use: The proposed amendment to the land use designation from RLM
to RH is consistent with General Plan policies limiting medium and high
density residential developments as documented in the Staff Report dated
July 7, 2004. The high density use is compatible with adjacent multi-family
land uses, and is or will be served by adequate and convenient commercial
services and public support systems such as employment centers, El Camino
Real, public transportation, parks, schools, and public utilities.
The project density of 21 du/acre exceeds the GCP of 19 du/ac; however,
excess units are available and public facilities are adequate as required by
the Growth Management Ordinance and General Plan.
Housing: The General Plan Amendment is consistent with policies allowing for
increased densities on properties to enable the development of affordable
housing served by adequate public facilities and conforms to Council Policy
43 which permits the allocation of excess dwelling units to projects that are
low income.
The Planning Commission of the City of Carlsbad does hereby find:
a.
b.
C.
d.
it has reviewed, analyzed and considered the Negative Declaration and the
environmental impacts therein identified for this project and any comments
thereon prior to RECOMMENDING ADOPTION of the project; and
the Negative Declaration has been prepared in accordance with requirements of
the California Environmental Quality Act, the State Guidelines and the
Environmental Protection Procedures of the City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
based on the EIA Part II and comments thereon, there is no substantial evidence
the project will have a significant effect on the environment
PC RESO NO. 5666 -2-
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Conditions:
1. This approval is granted subject to the approval of ZC 02-06, SDP 02-13, and SUP 02-
09, and is subject to all conditions contained in Resolutions No. 5667, 5668, and 5669.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 7th day of July 2004, by the
following vote, to wit:
AYES: Chairperson Whitton, Commissioners Baker, Dominguez,
Heineman, and Montgomery
NOES: None
ABSENT: Commissioner Segall
ABSTAIN: None
RANK H. WHITTON, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
MI~
Planning Director
PC RESO NO. 5666 -3-
GENERAL PLAN MAP CHANGE GPA: 02-05
draft [8J final D
ilY 7, 2004
Project Name: Carlsbad Family Housing Related Case File No(s):
Property/Legal Description(s): ZC 02-06/SDP 02-13/ SUP 02-09
All that portion of fractional northeast quarter of southwest
quarter of Section 23, Township 12 South, Range 4 West,
San Bernardino Meridian, in the City of Carlsbad, County
of San Diego, State of California, according to the official
plat thereof.
G.P. Mao Desionation Chanoe Aoorovals
Property From: To: Council Aooroval Date:
A. 215-021-06 ALM RH Resolution No:
Effective Date:
Signature:
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PLANNING COMMISSION RESOLUTION NO. 5667
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A ZONE CHANGE FROM E-A TO RD-M ON
PROPERTY GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF EL CAMINO REAL AND CASSIA ROAD IN
LOCAL FACILITIES MANAGEMENT ZONE 10.
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO: ZC 02-06
WHEREAS, Carlsbad Family Housing Partners, a California Limited
Liability Partnership, "Developer," has filed a verified application with the City of Carlsbad
regarding property owned by Anthony and Dicky Boos, "Owner," described as
A portion of fractional northeast quarter of southwest quarter
of Section 23, Township 12 South, Range 4 West, San
Bernardino Meridian, in the City of Carlsbad, County of San
Diego, State of California
("the Property"); and
WHEREAS, said application constitutes a request for a Zone Change as shown on
Exhibit "X" dated July 7, 2004, attached hereto and on file in the Planning Department,
CARLSBAD FAMILY HOUSING-ZC 02-06, as provided by Chapter 21.52 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did on the 7th day of July 2004, hold a
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Zone Change .
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CARLSBAD FAMILY HOUSING -ZC
02-06, based on the following findings and subject to the following conditions:
Findings:
1.
2.
3.
4.
That the proposed Zone Change from E-A to RD-M is consistent with the goals and
policies of the various elements of the General Plan, in that the proposed zoning will
implement the RH General Plan land use designation.
That the Zone Change will provide consistency between the General Plan and Zoning as
mandated by California State law and the City of Carlsbad General Plan Land Use
Element, in that the RD-M zone is intended to implement the RH General Plan land
use designation.
That the Zone Change is consistent with the public convenience, necessity and general
welfare, and is consistent with sound planning principles in that the 2.66 acre site
satisfies all of the locational criteria specified by the General Plan for placement of
high density development.
The Planning Commission of the City of Carlsbad does hereby find:
a.
b.
C.
d.
it has reviewed, analyzed and considered Negative Declaration, the environmental
impacts therein identified for this project and any comments thereon prior to
RECOMMENDING ADOPTION of the project; and
the Negative Declaration has been prepared in accordance with requirements of
the California Environmental Quality Act, the State Guidelines and the
Environmental Protection Procedures of the City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
based on the EIA Part II and comments thereon, there is no substantial evidence
the project will have a significant effect on the environment
Conditions:
1. This approval is granted subject to the approval of GPA 02-05, SDP 02-13, and SUP 02-
09, and is subject to all conditions contained in Resolutions No. 5666, 5668, and 5669.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
PC RESO NO. 5667 -2-
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You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, held on the 7th day of July 2004, by the following vote, to
wit:
AYES: Chairperson Whitton, Commissioners Baker, Dominguez,
Heineman, and Montgomery
NOES: None
ABSENT: Commissioner Segall
ABSTAIN: None
FRANK H. WHITTON, Chairper on
CARLSBAD PLANNING COMMISSION
ATTEST:
\¼i~ MICHAELlliOMWR
Planning Director
PC RESO NO. 5667 -3-
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EXHIBIT"X"
ORDINANCE NO. __ _
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING SECTION 21.05.030 OF
THE CARLSBAD MUNICIPAL CODE BY AN AMENDMENT TO
THE ZONING MAP TO GRANT A ZONE CHANGE FROM
EXCLUSIVE AGRICULTURE (E-A) TO RESIDENTIAL DENSITY
-MULTIPLE (RD-M) ON PROPERTY GENERALLY LOCATED
ON THE SOUTHEAST CORNER OF EL CAMINO REAL AND
CASSIA ROAD IN LOCAL FACILITIES MANAGEMENT ZONE
10.
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO.: ZC 02-06
The City Council of the City of Carlsbad, California, does ordain as follows:
SECTION I: That Section 21.05.030 of the Carlsbad Municipal Code, being the
City's zoning map, is amended as shown on the map marked Exhibit "ZC 02-06" attached
hereto and made a part hereof.
SECTION II: That the findings and conditions of the Planning Commission as
set forth in Planning Commission Resolution 5667 constitute the findings and conditions of the
City Council.
EFFECTIVE DATE: This ordinance shall be effective thirty days after its
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
published at least once in a publication of general circulation in the City of Carlsbad within
fifteen days after its adoption. (Not withstanding the preceding, this ordinance shall not be
effective within the City's Coastal Zone until approved by the California Coastal Commission.)
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INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council on the __ day of _____ 2004, and thereafter.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the __ day of _____ 2004, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED AS TO FORM AND LEGALITY
RONALD R. BALL, City Attorney
CLAUDE A. LEWIS, Mayor
ATTEST:
LORRAINE M. WOOD, City Clerk
(SEAL)
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PROPERTY ZONE CHANGE ZC: 02-06
Project Name: Carlsbad Family Housing
Legal Description(s):
All that portion of fractional northeast quarter of southwest
quarter of Section 23, Township 12 South, Range 4 West,
San Bernardino Meridian, in the City of Carlsbad, County
of San Diego, State of California, according to the official
plat thereof.
Zone Chanae
Property: From: To:
A. 215-021-06 E-A RD-M
draft ~ final D "'
av 7, 2004 ...
Related Case File No(s):
GPA 02-05/SDP 02-13/SUP 02-09
Aoorovals
Council Approval Date:
Ordinance No:
Effective Date:
Signature:
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PLANNING COMMISSION RESOLUTION NO. 5668
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SITE DEVELOPMENT PLAN, SDP 02-13, TO
ALLOW A 56 UNIT AFFORDABLE APARTMENT PROJECT
ON PROPERTY GENERALLY LOCATED AT THE SOUTH-
EAST CORNER OF EL CAMINO REAL AND CASSIA ROAD
IN LOCAL FACILITIES MANAGEMENT ZONE 10.
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO.: SDP 02-13
WHEREAS, Carlsbad Family Housing Partners, a California Limited Liability
Partnership, "Developer," has filed a verified application with the City of Carlsbad regarding
property owned by Anthony and Dicky Dons, "Owner," described as
A portion of fractional northeast quarter of southwest quarter
of Section 23, Township 12 South, Range 4 West, San
Bernardino Meridian, in the City of Carlsbad, County of San
Diego, State of California
("the Property"); and
WHEREAS, said verified application constitutes a request for a Site Development
Plan as shown on Exhibits "A" -"U" dated July 7, 2004, on file in the Planning Department,
CARLSBAD FAMILY HOUSING -SDP 02-13 as provided by Chapter 21.06/Section
21.53.120 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 7th day of July 2004, hold a
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Site Development Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Planning
Commission RECOMMENDS APPROVAL of CARLSBAD FAMILY
HOUSING -SDP 02-13, based on the following findings and subject to the
following conditions:
Findings:
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2.
3.
4.
5.
That the requested use is properly related to the site, surroundings and environmental
settings, is consistent with the various elements and objectives of the General Plan, will
not be detrimental to existing uses or to uses specifically permitted in the area in which
the proposed use is to be located, and will not adversely impact the site, surroundings or
traffic circulation, in that the proposed high density low income apartment project is
consistent with the General Plan and not detrimental to existing uses in the area
because the site is located in proximity to other multiple family projects of similar
density and design, and commercial services and public support systems such as
public transportation, two community parks and commercial shopping centers are
or will be located in proximity to the site; and the proposed site design ensures that
no direct public access off of El Camino Real (prime arterial) is proposed and fire
hazards are avoided thereby ensuring that the use is properly related to the site and
surroundings and no adverse impacts will result from the project. The project
exceeds the density permitted by the RH General Plan designation by 6 units;
however, excess units are available and public facilities are adequate as required by
the General Plan and the low-income project qualifies for excess dwelling units in
accordance with Council Policy 43.
That the site for the intended use is adequate in size and shape to accommodate the use, in
that the proposed lot coverage of 27.4% is less than half that permitted by the RD-M
zone, and the project conforms to all zoning and applicable City standards with the
exception of permitted deviations to the El Camino Real Corridor Development
Standards.
That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust
the requested use to existing or permitted future uses in the neighborhood will be
provided and maintained, in that all required minimum setbacks are exceeded with the
exception of the El Camino Real Corridor setback from right-of-way and placement
of wall standards, and split face block fencing, landscape screening and enhanced
architecture is provided.
That the street systems serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the additional ADT generated by the project
will not reduce road segment or intersection levels of service to below the City's
threshold level of "D" or better.
The Planning Commission of the City of Carlsbad does hereby find:
a. it has reviewed, analyzed and considered Negative Declaration, the environmental
impacts therein identified for this project and any comments thereon prior to
RECOMMENDING ADOPTION of the project; and
PC RESO NO. 5668 -2-
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6.
7.
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b.
C.
d.
the Negative Declaration has been prepared in accordance with requirements of
the California Environmental Quality Act, the State Guidelines and the
Environmental Protection Procedures of the City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
based on the EIA Part II and comments thereon, there is no substantial evidence
the project will have a significant effect on the environment
The project is consistent with the City-Wide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 10 and all City public facility policies and
ordinances. The project includes elements or has been conditioned to construct or
provide funding to ensure that all facilities and improvements regarding: sewer collection
and treatment; water; drainage; circulation; fire; schools; parks and other recreational
facilities; libraries; government administrative facilities; and open space, related to the
project will be installed to serve new development prior to or concurrent with need.
Specifically:
a.
b.
C.
The project has been conditioned to provide proof from the Carlsbad Unified
School District that the project has satisfied its obligation for school facilities.
Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and
will be collected prior to issuance of building permit.
The Public Facility fee is required to be paid by Council Policy No. 17 and will be
collected prior to the issuance of building permit.
That the project is consistent with the City's Landscape Manual (Carlsbad Municipal
Code Section 14.28.020 and Landscape Manual Section I B).
The Planning Commission hereby finds that all development in Carlsbad benefits from
the Habitat Management Plan, which is a comprehensive conservation plan and
implementation program that will facilitate the preservation of biological diversity and
provide for effective protection and conservation of wildlife and plant species while
continuing to allow compatible development in accordance with Carlsbad's Growth
Management Plan. Preservation of wildlife habitats and sensitive species is required by
the Open Space and Conservation Element of the City's General Plan which provides for
the realization of the social, economic, aesthetic and environmental benefits from the
preservation of open space within an increasingly urban environment. Moreover, each
new development will contribute to the need for additional regional infrastructure that, in
tum, will adversely impact species and habitats. The In-Lieu Mitigation Fee imposed on
all new development within the City is essential to fund implementation of the City's
Habitat Management Plan .
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed
PC RESONO. 5668 -3-
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to mitigate impacts caused by or reasonably related to the project, and the extent and the
degree of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a
grading or building permit, whichever occurs first.
1.
2.
3.
4.
5.
If any of the following conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted; institute and prosecute litigation to
compel their compliance with said conditions or seek damages for their violation. No
vested rights are gained by Developer or a successor in interest by the City's approval of
this Site Development Plan.
Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Site Development Plan documents, as necessary to make them
internally consistent and in conformity with the final action on the project. Development
shall occur substantially as shown on the approved Exhibits. Any proposed development
different from this approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment
of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid
unless the City Council determines that the project without the condition complies with
all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
and costs, including court costs and attorney's fees incurred by the City arising, directly
or indirectly, from (a) City's approval and issuance of this Site Development Plan, (b)
City's approval or issuance of any permit or action, whether discretionary or non-
discretionary, in connection with the use contemplated herein, and ( c)
Developer/Operator's installation and operation of the facility permitted hereby, including
without limitation, any and all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until
all legal proceedings have been concluded and continues even if the City's approval is not
validated.
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3 -7. Prior to the issuance of a building permit, the Developer shall provide proof to the 4 Director from the Carlsbad Unified School District that tliis project has satisfied its ...
5 obligation to provide school facilities. -
6 8. This project shall comply with all conditions and mitigation measures which are required -as part of the Zone 10 Local Facilities Management Plan and any amendments made to -7 that Plan prior to the issuance of building permits. -8 9. This approval is granted subject to the approval of GP A 02-05, ZC 02-06, and SUP 02--09, and is subject to all conditions contained in Planning Commission Resolutions No. 9 -5666, 5667, and 5669 for those other approvals incorporated herein by reference.
10 -10. This approval shall become null and void if building permits are not issued for this -11 project within 2 years from the date of project approval.
-12 11. Building permits will not be issued for this project unless the local agency providing -13 water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at the -time of the application for the building permit, and that water and sewer capacity and 14 -facilities will continue to be available until the time of occupancy.
15 -12. This project has been found to result in impacts to wildlife habitat or other lands, such as -16 agricultural land, which provide some benefits to wildlife, as documented in the City's
17 Habitat Management Plan and the environmental analysis for this project. Developer is -aware that the City has adopted an In-lieu Mitigation Fee consistent with Section E.6 of -18 the Habitat Management Plan and City Council Resolution No. 2000-223 to fund
-mitigation for impacts to certain categories of vegetation and animal species. The
19 Developer is further aware that the City has determined that all projects will be required -to pay the fee in order to be found consistent with the Habitat Management Plan and the
20 Open Space and Conservation Element of the General Plan. The fee becomes effective -
21 following final approval of the Habitat Management Plan. The City is currently updating .. the fee study, which is expected to result in an increase in the amount of the fee. If the -22 Habitat Management Plan is approved, then the Developer or Developer's successor(s) in
, .. interest shall pay the adjusted amount of the fee. The fee shall be paid prior to
23 recordation of a final map, or issuance of a grading permit or building permit, whichever -occurs first. If the In-lieu Mitigation Fee for this project is not paid, this project will not 24 be consistent with the Habitat Management Plan and the General Plan and any an all -25 approvals for this project shall become null and void. -26 13. Prior to the approval of the final map for any phase of this project, or where a map is not ....
being processed, prior to the issuance of building permits for any lots or units, the -27 Developer shall enter into an Affordable Housing Agreement with the City to provide and
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deed restrict 56 dwelling units as affordable to lower-income households for 55 years, in
accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad -
, .. PC RESO NO. 5668 -5-
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Municipal Code. The recorded Affordable Housing Agreement shall be binding on all
future owners and successors in interest.
Developer shall submit and obtain Planning Director approval of a Final Landscape and
Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and
the City's Landscape Manual. Developer shall construct and install all landscaping as
shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving
condition, free from weeds, trash, and debris. Final landscape plans shall provide a
dimensioned fencing plan showing all perimeter masonry block and open iron rail
fencing at a height not to exceed 6 feet.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the
landscape plan check process on file in the Planning Department and accompanied by the
project's building, improvement, and grading plans.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
#17, the License Tax on new construction imposed by Carlsbad Municipal Code Section
5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable
Local Facilities Management Plan fee for Zone 10, pursuant to Chapter 21.90. All such
taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
Directors of Community Development and Planning.
Prior to the issuance of the grading permit, Developer shall submit to the City a Notice
of Restriction to be filed in the office of the County Recorder, subject to the satisfaction
of the Planning Director, notifying all interested parties and successors in interest that the
City of Carlsbad has issued a Site Development Plan by Resolution No. 5668 on the
property. Said Notice of Restriction shall note the property description, location of the
file containing complete project details and all conditions of approval as well as any
conditions or restrictions specified for inclusion in the Notice of Restriction. The
Planning Director has the authority to execute and record an amendment to the notice
which modifies or terminates said notice upon a showing of good cause by the Developer
or successor in interest.
Developer shall construct trash receptacle and recycling areas enclosed by a six-foot high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal
Code Chapter 21.105. Location of said receptacles shall be as shown on Exhibit "A."
Enclosure shall be of similar colors and/or materials to the project to the satisfaction of
the Planning Director.
Developer shall construct, install and stripe not less than 123 standard parking spaces, as
shown on Exhibit "A."
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21. Prior to the issuance of a grading permit, the Developer shall prepare and record a Notice
that this property may be subject to noise impacts from the existing El Camino Real
Transportation Corridor, in a form meeting the approval of the Planning Director and City
Attorney (see Noise Form #1 on file in the Planning Department).
22. Prior to the issuance of a grading permit, the Developer shall prepare and record a Notice
that this property is subject to overflight, sight and sound of aircraft operating from
McClellan-Palomar Airport, in a form meeting the approval of the Planning Director and
the City Attorney (see Noise Form #2 on file in the Planning Department).
Engineering:
23. Prior to issuance of any building permit, the developer shall comply with the
requirements of the City's anti-graffiti program for wall treatments if and when such a
program is formally established by the City.
24. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, the developer shall submit to and receive approval from the City
Engineer for the proposed haul route. The developer shall comply with all conditions and
requirements the City Engineer may impose with regards to the hauling operation.
25. The developer shall provide for sight distance corridors at all street intersections in
accordance with Engineering Standards.
''No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above
the street level may be placed or permitted to encroach within the area identified
as a sight distance corridor in accordance with City Standard Public Street-Design
Criteria, Section 8.B.3."
Fees/ Agreements
26. The developer shall pay all current fees and deposits required.
27. The owner of the subject property shall execute an agreement holding the City harmless
regarding drainage across the adjacent property.
28. Prior to approval of any grading or building permits for this project, Developer shall
cause Owner to give written consent to the City Engineer to the annexation of the area
shown within the boundaries of the subdivision into the existing City of Carlsbad Street
Lighting and Landscaping District No. I and/or to the formation or annexation into an
additional Street Lighting and Landscaping District. Said written consent shall be
on a form provided by the City Engineer.
Grading
29. Based upon a review of the proposed grading and the grading quantities shown on the site
plan, a grading permit for this project is required. (The developer must submit and receive
approval for grading plans in accordance with city codes and standards prior to issuance
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of a building permit for the project.)
Prior to the issuance of a grading permit or building permit, whichever occurs first, the
developer shall submit proof that a Notice of Intention has been submitted to the State
Water Resources Control Board.
No grading for private improvements shall occur outside the limits of the project unless a
grading or slope easement or agreement is obtained from the owners of the affected
properties and recorded. If the developer is unable to obtain the grading or slope
easement, or agreement, no grading permit will be issued. In that case the developer must
either amend the site plan or modify the plans so grading will not occur outside the
project site in a manner which substantially conforms to the approved site plan as
determined by the City Engineer and Planning Director.
Dedications/Improvements
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Additional drainage easements may be required. Drainage structures shall be provided or
installed prior to or concurrent with any grading or building permit as may be required by
the City Engineer.
The owner shall make an offer of dedication to the City for all public streets and
easements required by these conditions or shown on the site plan. The offer shall be
made prior to the issuance of any building permit for this project. All land so offered
shall be granted to the City free and clear of all liens and encumbrances and without cost
to the City. Streets that are already public are not required to be rededicated.
El Camino Real shall be dedicated by the owner along the project frontage based on a
centerline to right-of-way width of 63 feet and in conformance with City of Carlsbad
Standards.
Cassia Road shall be dedicated by the owner along the northern project boundary
based on a centerline to right-of-way width of 30 feet and in conformance with City of
Carlsbad Standards. The total dedication required for Cassia Street is ½ width plus
12' for a total width of 42'.
Additional right of way may be required to accommodate the frontage
improvements and offsite transitions to northbound El Camino Real in conformance
with City of Carlsbad Standards.
Some improvements shown on the site development plan and/or required by these
conditions are located offsite on property which neither the City nor the owner has
sufficient title or interest to permit the improvements to be made without acquisition of
title or interest.
Prior to issuance of building permits, the developer shall underground all existing
overhead utilities along the project boundary.
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39. Direct access rights for the project frontage with El Camino Real shall be waived by
separate deed or document prior to building permit issuance.
40. The developer shall comply with the City's requirements of the National Pollutant
Discharge Elimination System (NPDES) permit. The developer shall provide best
management practices as referenced in the "California Storm Water Best Management
Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge
to sensitive areas. Plans for such improvements shall be approved by the City Engineer.
Said plans shall include but not be limited to notifying prospective owners and tenants of
the following:
A. All owners and tenants shall coordinate efforts to establish or work with
established disposal programs to remove and properly dispose of toxic and
hazardous waste products.
B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil,
antifreeze, solvents, paints, paint thinners, wood preservatives, and other
such fluids shall not be discharged into any street, public or private, or into
storm drain or storm water conveyance systems. Use and disposal of
pesticides, fungicides, herbicides, insecticides, fertilizers and other such
chemical treatments shall meet Federal, State, County and City
requirements as prescribed in their respective containers.
C. Best Management Practices shall be used to eliminate or reduce surface
pollutants when planning any changes to the landscaping and surface
improvements.
41. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards; the
developer shall install, or agree to install and secure with appropriate security as provided
by law, improvements shown on the site plan and the following improvements:
a) Half street improvements to El Camino Real including transitions as
approved by the City Engineer. Improvements to include but not be
limited to grading, landscape, irrigation and drainage, curb, gutter &
sidewalk, Fully improved median, and traffic signals or traffic signal
relocation.
b) Half plus 12' street improvements to Cassia Rd. from El Camino Real
east to the cul de sac of this project including but not limited to grading,
landscape, irrigation and drainage, curb, gutter & sidewalk and
transitions as required.
c) Extension of public utilities to serve adjacent development north of this
project as required. A utility plan to show alternate routes and service
connections can be submitted to resolve future connection and service
issues.
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d) Downstream drainage improvements or maintenance of existing drainage
desiltation / detention basins may be required. Increased runoff from this
project or diversion of runoff shall be designed to not impact existing
facilities beyond the acceptable capacity.
Improvements listed above shall be constructed within 18 months of approval of the
secured improvement agreement or such other time as provided in said agreement.
The structural section for the access aisles must be designed with a traffic index of 5.0 in
accordance with City Standards to accommodate truck access through the parking area
and/or aisles. The structural pavement design of the aisle ways shall be submitted
together with required R-value soil test information and approved by the City as part of
the grading plan review.
Code Reminders
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Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as
required by Chapter 20.44 of the Carlsbad Municipal Code.
Developer shall pay a landscape plan check and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
Approval of this request shall not excuse compliance with all applicable sections of the
Zoning Ordinance and all other applicable City ordinances in effect at time of building
permit issuance, except as otherwise specifically provided herein.
The project shall comply with the latest non-residential disabled access requirements
pursuant to Title 24 of the State Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal
Code Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance
with the City's Sign Ordinance and shall require review and approval of the Planning
Director prior to installation of such signs.
The developer shall exercise special care during the construction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance
with the Carlsbad Municipal Code and the City Engineer.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
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processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PASSED, APPROVED AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, California, held on the 7th day of July 2004, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
Chairperson Whitton, Commissioners Baker, Dominguez,
Heineman, and Montgomery
None
Commissioner Segall
ABSTAIN: None
~~as ~ RANK H. WHITTON, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
~Q~
MICHAELJ.HOMILR
Planning Director
PC RESO NO. 5668 -11-
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PLANNING COMMISSION RESOLUTION NO. 5669
A RESOLUTION OF THE PLANN1NG COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A SPECIAL USE PERMIT TO ALLOW A 56
UNIT AFFORDABLE APARTMENT PROJECT ON
PROPERTY GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF EL CAMINO REAL AND CASSIA ROAD IN
LOCAL FACILITIES MANAGEMENT ZONE 10.
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO: SUP 02-09
'WHEREAS, Carlsbad Family Housing Partners, a California Limited
Liability Partnership, "Developer," has filed a verified application with the City of Carlsbad
regarding property owned by Anthony and Dicky Bons, "Owner," described as
A portion of fractional northeast quarter of southwest quarter
of Section 23, Township 12 South, Range 4 West, San
Bernardino Meridian, in the City of Carlsbad, County of San
Diego, State of California
('the Property"); and
WHEREAS, said verified application constitutes a request for a Special Use
Permit as shown on Exhibits "A" -"U" dated July 7, 2004, on file in the Planning Department
CARLSBAD FAMILY HOUSING-SUP 02-09, as provided by Chapter 21.40 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did on the 7th day of July 2004, hold a
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
relating to the Special Use Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CARLSBAD FAMILY HOUSING -SUP
02-09, based on the following findings and subject to the following condition:
Findings:
2.
3.
4.
That the project conforms to the intent of the Scenic Preservation Overlay Zone
through compliance with applicable El Camino Real Corridor Development
Standards for Area S except for necessary deviations to setback and wall location
standards.
That the deviation to the setback standard is necessary because it is infeasible for
the proposed project. Due to high fuel species that occupy permanent open space
surrounding the project, 60' wide fire suppression zones are required between
structures and rear and side property lines, which results in side and rear setbacks
that are six times greater than the 5' -10' required by the RD-M zone. These
additional setback widths significantly reduce the developable area of the property;
therefore, the 8' reduction in the front setback is necessary to enable a site design
that incorporates recreational amenities and conforms to City development and
design standards.
That the deviation to the wall location standard is necessary within the reduced
front setback because the noise attenuation wall is proposed to ensure that at-grade
noise levels are reduced to the greatest extent possible. Placement of a sound
attenuation wall within the reduced setback will not reduce the scenic quality of the
ECR corridor in that within the approximately 1,300' between Poinsettia Lane and
Cassia Road, the proposed project would occupy only 295'. The remaining 1000' of
ECR frontage to the south of the proposed development is encumbered by a
conservation easement due to biological constraints. Therefore, the proposed
deviations would not eliminate views to the east along the ECR corridor or result in
continuous development too close to the right-of-way. The wall does not interfere
with required sight distance and will not have an adverse impact on traffic safety.
The meandering wall design that consists of split face block with pilasters and cap
along with dense landscape screening will maintain and enhance the appearance of
the El Camino Real roadway.
The Planning Commission of the City of Carlsbad does hereby find:
a.
b.
C.
it has reviewed, analyzed and considered Negative Declaration, the environmental
impacts therein identified for this project and any comments thereon prior to
RECOMMENDING ADOPTION of the project; and
the Negative Declaration has been prepared in accordance with requirements of
the California Environmental Quality Act, the State Guidelines and the
Environmental Protection Procedures of the City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
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d. based on the EIA Part II and comments thereon, there is no substantial evidence
the project will have a significant effect on the environment
Conditions:
1. This approval is granted subject to the approval of GPA 02-05, ZC 02-06, and SDP 02-
13 and is subject to all conditions contained in Resolutions No. 5666, 5667, and 5668.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition .
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PC RESO NO. 5669 -3-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, California, held on the 7th day of July 2004 by the
following vote, to wit:
AYES:
NOES:
Chairperson Whitton, Commissioners Baker, Dominguez,
Heineman, and Montgomery
None
ABSENT: Commissioner Segall
ABSTAIN: None
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12 ~H. WHITTON, Chairper~~
CARLSBAD PLANNING COMMISSION
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ATTEST:
~~~e~
Planning Director
PC RESO NO. 5669 -4-
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PLANNING COMMISSION RESOLUTION NO. 5672
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
ADOPTION OF A NEGATIVE DECLARATION TO APPROVE
A GENERAL PLAN AMENDMENT, ZONE CHANGE, SITE
DEVELOPMENT PLAN, AND SPECIAL USE PERMIT FOR A
56 UNIT AFFORDABLE HOUSING PROJECT LOCATED AT
THE SOUTHEAST CORNER OF EL CAMINO REAL AND
CASSIA ROAD IN LOCAL FACILITIES MANAGEMENT
ZONE 10
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO: GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09
WHEREAS, Carlsbad Family Housing Partners, a California Limited
Liability Partnership, "Developer," has filed a verified application with the City of Carlsbad
regarding property owned by Anthony and Dicky Dons, "Owner," described as
A portion of fractional northeast quarter of southwest quarter
of Section 23, Township 12 South, Range 4 West, San
Bernardino Meridian, in the City of Carlsbad, County of San
Diego, State of California
("the Property"); and
WHEREAS, a Negative Declaration was prepared in conjunction with said
project; and
WHEREAS, the Planning Commission did on the 7th day of July 2004 hold a
duly noticed public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, examining the initial study, analyzing the information submitted by staff, and
considering any written comments received, the Planning Commission considered all factors
relating to the Negative Declaration.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
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B)
Findings:
That based on the evidence presented at the public hearing, the Planning
Commission hereby RECOMMENDS ADOPTION of the Negative Declaration,
Exhibit "ND," according to Exhibits "NOi" dated June 21, 2004, and "PII" dated
June 21, 2004 attached hereto and made a part hereof, based on the following
findings:
l. The Planning Commission of the City of Carlsbad does hereby find:
a.
b.
c.
d.
it has reviewed, analyzed and considered the Negative Declaration GPA 02-
05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING, the
environmental impacts therein identified for this project and any comments
thereon prior to RECOMMENDING APPROVAL of the project; and
the Negative Declaration has been prepared in accordance with requirements of
the California Environmental Quality Act, the State Guidelines and the
Environmental Protection Procedures of the City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
based on the EIA Part II and comments thereon, there is no substantial evidence
the project will have a significant effect on the environment.
PC RESO NO. 5672 -2-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 7th day of July 2004, by the
following vote, to wit:
AYES: Chairperson Whitton, Commissioners Baker, Dominguez,
Heineman, and Montgomery
NOES: None
ABSENT: Commissioner Segall
ABSTAIN: None
12 ~:e:;di« =-
13 faNKH. WHITTON, Chairperson
CARLSBAD PLANNING COMMISSION
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ATTEST:
Planning Director
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PC RESO NO. 5672 -3-
City of Carlsbad
IREM,ili•ll•■·l4~E•iilii411 i
CASE NAME:
CASE NO:
PROJECT LOCATION:
NOTICE OF INTENT TO ADOPT A
NEGATIVE DECLARATION
CARLSBAD FAMILY HOUSING
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09
Southeast comer of El Camino Real and Cassia Road
PROJECT DESCRIPfION: The proposed project consists of a General Plan Amendment to
change the land use designation of a 2.66 acre property from RLM to RH and a Zone Change
from the Exclusive Agriculture Zone (E-A) to the Residential Density-Multiple Zone (RD-M) to
allow multiple family units, and a Site Development Plan and Special Use Permit to allow a 56
unit apartment project that is affordable to low income families. The applicant is also requesting
incentives that include an 11 % density increase above density permitted by the RH designation
growth control point and deviations to the El Camino Real Corridor, Area 5, front setback and
wall standards. The project complies with applicable City standards and guidelines and
justification for deviations can be made.
PROPOSED DETERMINATION: The City of Carlsbad has conducted an environmental
review of the above-described project pursuant to the Guidelines for Implementation of the
California Environmental Quality Act and the Environmental Protection Ordinance of the City of
Carlsbad. As a result of said review, the initial study (EIA Part 2) did not identify any potentially
significant impacts on the environment. Therefore, a Negative Declaration will be
recommended for adoption by the City of Carlsbad City Council.
A copy of the initial study (EIA Part 2) documenting reasons to support the proposed Negative
Declaration are on file in the Planning Department, 1635 Faraday Avenue, Carlsbad, California
92008. Comments from the public are invited. Please submit comments in writing to the
Planning Department within 20 days of the date of this notice.
The proposed project and Negative Declaration are subject to review and approval/adoption by
the City of Carlsbad Planning Commission and City Council. Additional public notices will be
issued when those public hearings are scheduled. If you have any questions, please call Anne
Hysong in the Planning Department at (760) 602-4622.
PUBLIC REVIEW PERIOD June 21, 2004 to July 10. 2004
PUBLISH DATE J"""u=n=e=2....,1.._..2=004~-------
1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
January 30, 2003 *
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City of Carlsbad
14EIOO•el·■•J4•E•iii,14,II
NEGATIVE DECLARATION
CASE NAME: CARLSBAD FAMILY HOUSING
CASE NO: GP A 02-05/ZC 02-06/SDP 02-13/SUP 02-09
PROJECT LOCATION: Southeast comer of EJ Camino Rea] and Cassia Road
PROJECT DESCRIPTION: The proposed project consists of a General Plan Amendment to change the
land use designation of a 2.66 acre property from RLM to RH and a Zone Change from the Exclusive
Agriculture Zone (E-A) to the Residential Density-Multiple Zone (RD-M) to allow multiple family units,
and a Site Development Plan and Special Use Permit to allow a 56 unit apartment project that is affordable
to low income families. The applicant is also requesting incentives that include an 11 % density increase
above density permitted by the RH designation growth control point and deviations to the El Camino Real
Corridor, Area 5, front setback and wall standards. The project complies with applicable City standards and
guidelines and justification for deviations can be made.
DETERMINATION: The City of Carlsbad has conducted an environmenta] review of the above described
project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the
Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study
(EIA Part 2) did not identify any potentially significant impacts on the environment, and the City of
Carlsbad finds as follows:
~ The proposed project COULD NOT have a significant effect on the environment.
□
□
The proposed project MAY have "potentially significant impact(s)" on the environment, but at least
one potentially significant impact 1) has been adequately analyzed in an earlier document pursuant
to applicable Jegal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. (Negative Declaration applies only to the effects that
remained to be addressed).
Although the proposed project could have a significant effect on the environment, there Wil.,L NOT
be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION
pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier
ENVIRONMENTAL IMPACT REPORT or NEGATNE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project. Therefore, nothing further is
required .
A copy of the initial study (EIA Part 2) documenting reasons to support the Negative Declaration is on file
in the Planning Department, 1635 Faraday Avenue, Carlsbad, California 92008.
ADOPTED: August 10, 2004, pursuant to City Council Resolution No. 2004-271
ATTEST: ~-
\Mj~~ MICHAELJ.HOL CR
Planning Director
1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us (i)
ENVIRONMENTAL IMPACT ASSESSMENT FORM -PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO: GPA 02-05/ZC 02-06iSDP 02-13/SUP 02-09
DATE: 06-21-04
BACKGROUND
1.
2.
3.
4.
5.
CASE NAME: CARLSBAD FAMILY HOUSING
LEAD AGENCY NAME AND ADDRESS: =C=ity........,_of"'-C=a=r=ls=ba=d=-------------
CONTACT PERSON AND PHONE NUMBER: Anne Hysong, (760) 602-4622
PROJECT LOCATION: The southeast corner of EI Camino Real and Cassia Road in Local
Facilities Management Zone 10.
PROJECT SPONSOR'S NAME AND ADDRESS: Carlsbad Family Housing Partners, a
California Limited Liability Partnership, 200 E. Washington A venue. Suite 208. Escondido. CA
92026, (7 60) 73 8-840 I .
6. GENERAL PLAN DESIGNATION: Existing: RLM Proposed: RH
7.
8.
9.
ZONING: Existing: E-A Proposed: RD-M
OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (i.e., permits, financing
approval or participation agreements): .::....N=o=n-=-e _________________ _
PROJECT DESCRIPTION/ ENVIRONMENT AL SETTING AND SURROUNDING LAND
USES:
The proposed project consists of a General Plan Amendment to change the land use designation
of a 2.66 acre property from Residential Low-Medium density (RLM) to Residential High
density (RH) and a Zone Change from the Exclusive Agriculture Zone CE-A) to the Residential
Density-Multiple Zone (RD-M) to allow multiple family units, and a Site Development Plan and
El Camino Real Special Use Permit to allow a 56 unit apartment project that is affordable to low
income families. The applicant is also requesting incentives that include an 11% density increase
above density permitted by the RH designation growth control point and deviations to the El
Camino Real Corridor. Area 5, front setback and wall standards. The relatively flat site is
currently occupied by green houses and contains no sensitive vegetation. The property. which is
located at the southeast corner of El Camino Real (ECR) and Cassia Road, is bordered to the
north by future Cassia Road. to the west by ECR, to the east by open space that 1s part of the
Villages of La Costa Master Plan. and to the south by deed restricted open space. The existing
Villa Loma and future Manzanita Apartment projects are located across ECR on the northwest
and southwest corners of Cassia Road.
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The summary of environmental factors checked below would be potentially affected by this project.
involving at least one impact that is a "Potentially Significant Impact," or "Potentially Significant Impact
Unless Mitigation Incorporated" as indicated by the checklist on the following pages.
D Aesthetics
D Agricultural Resources
D Air Quality
D Biological Resources
D Cultural Resources
D Geology/Soils D Noise
· D Hazards/Hazardous Materials D Population and Housing
0 Hydrology/Water Quality
0 Land Use and Planning
D Mineral Resources
D Mandatory Findings of
Significance
2
0 Public Services
D Recreation
0 Transportation/Circulation
0 Utilities & Service Systems
Rev. 07/03/02
DETERMINATION.
(To be completed by the Lead Agency)
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I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because the mitigation measures described on an attached sheet have been
added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment. and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have "potentially significant irnpact(s)" on the environment, but at
least one potentially significant impact I) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects
that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION
pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier
ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project. Therefore, nothing further is required.
Date
Planning Director'~ Dater i
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ENVIRONMENT AL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, Section 15063 requires that the City conduct an Environmental
Impact Assessment to determine if a project may have a significant effect on the environment. The Environmental
Impact Assessment appears in the following pages in the form of a checklist. This checklist identifies any physical,
biological and human factors that might be impacted by the proposed project and provides the City with information
to use as the basis for deciding whether to prepare an Environmental Impact Report ( EIR). Negative Declaration, or
to rely on a previously approved EIR or Negative Declaration.
•
•
•
•
•
•
•
•
A brief explanation is required for all answers except "No Impact" answers that are adequately supported by
an information source cited in the parentheses following each question. A "No Impact" answer is
adequately supported if the referenced information sources show that the impact simply does not apply to
projects like the one involved. A "No Impact" answer should be explained when there is no source
document to refer to, or it is based on project-specific factors as well as general standards .
"Less Than Significant Impact" applies where there is supporting evidence that the potential impact is not
significantly adverse, and the impact does not exceed adopted general standards and policies.
"Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact."
The developer must agree to the mitigation, and the City must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significantly
adverse.
Based on an "EIA-Part II", if a proposed project could have a potentially significant adverse effect on the
environment, but all potentially significant adverse effects (a) have been analyzed adequately in an earlier
EIR or Mitigated Negative Declaration pursuant to applicable standards and {b) have been avoided or
mitigated pursuant to that earlier EIR or Mitigated Negative Declaration, including revisions or mitigation
measures that are imposed upon the proposed project, and none of the circumstances requiring a supplement
to or supplemental EIR are present and all the mitigation measures required by the prior environmental
document have been incorporated into this project, then no additional environmental document is required.
When "Potentially Significant Impact" is checked the project is not necessarily required to prepare an EIR
if the significant adverse effect has been analyzed adequately in an earlier EIR pursuant to applicable
standards and the effect will be mitigated, or a "Statement of Overriding Considerations" has been made
pursuant to that earlier EIR.
A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any
of its aspects may cause a significant adverse effect on the environment.
If there are one or more potentially significant adverse effects, the City may avoid preparing an EIR if there
are mitigation measures to clearly reduce adverse impacts to less than significant, and those mitigation
measures are agreed to by the developer prior to public review. In this case, the appropriate "Potentially
Significant Impact Unless Mitigation Incorporated" may be checked and a Mitigated Negative Declaration
may be prepared.
4 Rev. 07/03/02
• An EIR !!!!ll! be prepared if "Potentially Significant Impact" is checked, and including but not limited to
the following circumstances: (I) the potentially significant adverse effect has not been discussed or
mitigated in an earlier EIR pursuant to applicable standards, and the developer does not agree to mitigation
measures that reduce the adverse impact to less than significant; (2) a "Statement of Overriding
Considerations" for the significant adverse impact has not been made pursuant to an earlier EIR: (3)
proposed mitigation measures do not reduce the adverse impact to less than significant: or ( 4) through the
EIA~Part II analysis it is not possible to determine the level of significance for a potentially adverse effect,
or determine the effectiveness of a mitigation measure in reducing a potentially significant effect to below a
level of significance.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under
DISCUSSION OF ENVIRONMENT AL EVALUATION. Particular attention should be given to discussing
mitigation for impacts, which would otherwise be determined significant.
5 Rev. 07/03/02
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Issues (and Supporting Information Sources).
I. AESTHETICS-Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including but
not limited to, trees, rock outcroppings, and historic
buildings within a State scenic highway'?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings'?
d) Create a new source of substantial light and glare,
which would adversely affect day or nighttime views
in the area?
II. AGRICULTURAL RESOURCES -(In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model-1997 prepared by the California
Department of Conservation as an optional model to use
in assessing impacts on agriculture and farmland.) Would
the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use'?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment,
which, due to their location or nature, could result in
conversion of Farmland to non-agricultural use?
III. AIR QUALITY -(Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be relied
upon to make the following determinations.) Would the
project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any arr quality standard or contribute
substantially to an existing or projected air quality
violation'!
6
Potentially
Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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Less Than No
Significant Impact
Impact
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Issues (and Supporting Information Sources).
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
in non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
IV. BIOLOGICAL RESOURCES -Would the
project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations, or by California Department of Fish and
Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian,
aquatic or wetland habitat or other sensitive natural
community identified in local or regional plans,
policies, or regulations or by California Department
offish and Game or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act ( including but not limited to marsh,
vernal pool, coastal, etc.) through direct removal,
filing, hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state
habitat conservation plan?
g) Impact tributary areas that are environmentally
sensitive?
7
Potentially
Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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Less Than !\o
Significant Impact
Impact
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D
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D
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Issues (and Supporting Information Sources).
IV . CULTURAL RESOURCES -Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in§ 15064.5?
b) Cause a substantial adverse change in the significance
of an archeological resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
IV. GEOLOGY AND SOILS -Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury or
death involving:
i. Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
11. Strong seismic ground shaking?
iii. Seismic-related ground failure, including
liquefaction?
1v. Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project,
and potentially result in on-or off-site landslide,
lateral spreading, subsidence, liquefaction, or
collapse?
d) Be located on expansive soils, as defined in Table 18 -
1-B of the Uniform Building Code (1997), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
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Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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Less Than No
Significant Impact
Impact
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Issues (and Supporting Information Sources).
IV. HAZARDS AND HAZARDOUS MATERIALS -
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
environment?
e) For a project within an airport land use plan, or
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would
the project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area'?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?
h) Expose. people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized
areas or where residences are intermixed with
wildlands?
VIII. HYDROLOGY AND WATER QUALITY-Would the
project:
a) Violate any water quality standards or waste
discharge requirements?
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Significant
Impact
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Significant
Unless
Mitigation
Incorporated
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Less Than I\o
Significant Impact
Impact
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Issues (and Supporting Information Sources). Potentially Potentially Less Than ~o -Significant Significant Significant Impact ... Impact Unless Impact
Mitigation -Incorporated -b) Substantially deplete groundwater supplies or □ □ □ -interfere substantially with ground w.ater recharge
such that there would be a net deficit in aquifer .. volume or a lowering of the local ground water table
level (i.e., the production rate of pre-existing nearby -wells would drop to a level which would not support -existing land uses or planned uses for which permits
have been granted)? -c) Impacts to groundwater quality? □ □ □ [8J -d) Substantially alter the existing drainage pattern of the □ □ □ [8J -site or area, including through the alteration of the .. course of a stream or river, in a manner, which would
result in substantial erosion or siltation on-or off--site? -e) Substantially alter the existing drainage pattern of the □ □ □ -site or area, including through the alteration of the
course of a stream or river, or substantially increase -the flow rate or amount (volume) of surface runoff in
a manner, which would result in flooding on-or off--site? -f) Create or contribute runoff water, which would □ □ □ -exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional -sources of polluted runoff?
-g) Otherwise substantially degrade water quality? □ □ □ [8J -□ □ □ IZI h) Place housing within a I 00-year flood hazard area as -mapped on a Federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood delineation -map?
-i) Place within 100-year flood hazard area structures, □ □ □ -which would impede or redirect flood flows?
-j) Expose people or structures to a significant risk of □ □ □ loss injury or death involving flooding, including -flooding as a result of the failure of a levee or dam? -k) Inundation by seiche, tsunami, or mudflow? □ □ □ [8J -1) Increased erosion (sediment) into receiving surface □ □ □ [8J -waters. -----10 Rev. 07/03/02
Issues (and Supporting Infonnation Sources).
m) Increased pollutant discharges (e.g., heavy metals,
pathogens, petroleum derivatives, synthetic organics,
nutrients, oxygen-demanding substances and trash)
into receiving surface waters or other alteration of
receiving surface water quality (e.g., temperature,
dissolved oxygen or turbidity)?
n) Changes to receiving water quality (marine, fresh or
wetland waters) during or following construction?
o) Increase in any pollutant to an already impaired water
body as listed on the Clean Water Act Section 303(d)
list?
p) The exceedance of applicable surface or groundwater
receiving water quality objectives or degradation of
beneficial uses?
IX. LANDUSE AND PLANNING-Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
project ( including but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
X. MINERAL RESOURCES -Would the project:
x.
a) Result in the loss of availability of a known mineral
resource that would be of future value to the region
and the residents of the State?
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
NOISE -Would the project result in:
a) Exposure of persons to or generation of noise levels
in excess of standards established in the local general
plan or noise ordinance or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive
groundbourne vibration or groundboume noise
levels?
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Significant
Impact
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Significant
Unless
Mitigation
Incorporated
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Significant Impact
Impact
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Issues (and Supporting lnfonnation Sources).
x.
c) A substantial pennanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within 2
miles of a public airport or public use airport, would
the project expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working
in the project area to excessive noise levels?
POPULATION AND HOUSING -Would the project:
a) Induce substantial growth in an area either directly
(for example, by proposing new homes and
businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new
or physically altered government facilities, a need for
new or physically altered government facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times, or other
performance objectives for any of the public services:
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
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Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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D
D
Less Than No
Significant Impact
Impact
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D
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D
D
D
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Issues ( and Supporting Infonnation Sources).
XIV. RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities, which might have an adverse physical
effect on the environment?
XV. TRANSPORTATIONffRAFFIC · Would the project:
a) Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or
highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
t) Result in insufficient parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turn-
outs, bicycle racks)?
XVI. UTILITIES AND SERVICES SYSTEMS. Would the
project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of
existing facilities, the construction of which would
cause significant environmental effects?
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Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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Less Than !\o
Significant Impact
Impact
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Issues (and Supporting Information Sources).
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("~umula-
tively considerable" means that the incremental
effects of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects?)
c) Does the project have environmental effects, which
will cause the substantial adverse effects on human
beings, either directly or indirectly?
XVIII. EARLIER ANALYSES
Potentially
Significant
Impact
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Potentially
Significant
Unless
Mitigation
Incorporated
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Less Than No
Significant Impact
Impact
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Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
14 Rev. 07/03/02
b)
c)
Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards.
and state whether such effects were addressed by mitigation measures based on the earlier analysis.
Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated,"
describe the mitigation measures, which were incorporated or refined from the earlier document
and the extent to which they address site-specific conditions for the project.
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DISCUSSION OF ENVIRONMENT AL EVALUATION
AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
Less than Significant Impact: The proposed project is located on the east side frontage of El Camino Real (ECR)
and is subject to the regulations of the Scenic Preservation Overlay Zone, as implemented through the El Camino
Real Corridor Development Standards. El Camino Real is identified as a Community Theme Corridor by the City's
Scenic Corridor Guidelines. A continuous noise wall is proposed along the ECR frontage to ensure that residents are
not exposed to exterior and interior noise levels exceeding the City's standards. The project deviates from ECR
Corridor Standards for right-of-way setback and wall location within the setback. The reduced setback from 30 feet
to 22 feet and placement of a sound attenuation wall within the reduced setback will not reduce the scenic quality of
the ECR corridor. Within the approximately 1,300' between Poinsettia Lane and Cassia Road. the proposed project
would occupy only 295 '. The remaining 1000' to the south of the proposed development is dedicated open space
that cannot be developed due to biological constraints. Therefore, the proposed deviations would not eliminate
views to the east along the ECR corridor or result in continuous development too close to the right-of-way. The
proposed California Mission architectural style and meandering wall design that consists of split face block with
pilasters and cap along with dense landscape screening will maintain and enhance the appearance of the El Camino
Real roadway .
AGRICULTURAL RESOURCES
No Impact. The project site is currently occupied by greenhouses that are utilized for floriculture. The property is
not identified as prime or non-prime agricultural land and is not restricted by a Williamson Act contract, therefore no
impacts to such will occur.
AIR QUALITY-Would the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
No Impact. The project site is located in the San Diego Air Basin which is a federal and state non-attainment area
for ozone (03), and a state non-attainment area for particulate matter less than or equal to 10 microns in diameter
(PMio)-The periodic violations of national Ambient Air Quality Standards (AAQS) in the San Diego Air Basin
(SDAB), particularly for ozone in inland foothill areas, requires that a plan be developed outlining the pollution
controls that will be undertaken to improve air quality. In San Diego County, this attainment planning process is
embodied in the Regional Air Quality Strategies (RAQS) developed jointly by the Air Pollution Control District
(APCD) and the San Diego Association of Governments (SANDAG).
A plan to meet the federal standard for ozone was developed in 1994 during the process of updating the 1991 state-
mandated plan. This local plan was combined with plans from all other California non-attainment areas having
serious ozone problems and used to create the California State Implementation Plan (SIP). The SIP was adopted by
the Air Resources Board (ARB) after public hearings on November 9th through 10th in 1994, and was forwarded to
the Environmental Protection Agency (EPA) for approval. After considerable analysis and debate, particularly
regarding airsheds with the worst smog problems, EPA approved the SIP in mid-1996.
The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that are
incorporated into the air quality planning document. These growth assumptions are based on each city's and the
County's general plan. If a proposed project is consistent with its applicable General Plan, then the project
presumably has been anticipated with the regional air quality planning process. Such consistency would ensure that
the project would not have an adverse regional air quality impact. The proposed General Plan Amendment will
increase the density permitted on the site from 5 dwelling units to 56 dwelling units, however, the units are
anticipated by the applicable Zone IO Local Facilities Management Plan and the reallocation of excess dwelling units
in Zone 10 to the project site would not have an adverse regional air quality impact.
Section 15125(B) of the State of California Environment Quality Act (CEQA) Guidelines contains specific reference
to the need to evaluate any inconsistencies between the proposed project and the applicable air quality management
plan. Transportation Control Measures (TCMs) are part of the RAQS. The RAQS and TCM plan set forth the steps
needed to accomplish attainment of state and federal ambient air quality standards. The California Air Resources
Board provides criteria for determining whether a project conforms with the RAQS which include the following:
16 Rev. 07/03/02
• Is a regional air quality plan being implemented in the project area?
• Is the project consistent with the growth assumptions in the regional air quality plan?
The project area is located in the San Diego Air Basin, and as such, is located in an area where a RAQS is being
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implemented. The project is consistent with the growth assumptions of the City's General Plan and the RAQS. ._
Therefore, the project is consistent with the regional air quality plan and will in no way conflict or obstruct ..
implementation of the regional plan.
a) Violate any air quality standard or contribute substantially to an existing or projected air
quality violation?
Less Than Significant Impact. The closest air quality monitoring station to the project site is in the City of
Oceanside. Data available for this monitoring site through April, 2002 indicate that the most recent air quality
violations recorded were for the state one hour standard for ozone (one day in both 2000 and 2001) and one day in
2001 for the federal 8-hour average for ozone and one day for the 24-hour state standard for suspended particulates
in 1996. No violations of any other air quality standards have been recorded recently. The project would involve
minimal short-term emissions associated with grading and construction. Such emissions would be minimized
through standard construction measures such as the use of properly tuned equipment and watering the site for dust
control. Long-term emissions associated with travel to and from the project will be minimal. Although air pollutant
emissions would be associated with the project, they would neither result in the violation of any air quality standard
( comprising only an incremental contribution to overall air basin quality readings), nor contribute substantially to an
existing or projected air quality violation. Any impact is assessed as less than significant.
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non-attainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact. The Air Basin is currently in a non-attainment zone for ozone and suspended fine
particulates. The proposed project would represent a contribution to a cumulatively considerable potential net
increase in emissions throughout the air basin. As described above, however, emissions associated with the
proposed project would be minimal. Given the limited emissions potentially associated with the proposed project,
air quality would be essentially the same whether or not the proposed project is implemented. According to the
CEQA Guidelines Section 15130 (a)(4), the proposed project's contribution to the cumulative impact is considered
de minimus. Any impact is assessed as less than significant.
c) Expose sensitive receptors to substantial pollutant concentrations?
No Impact. As noted above, the proposed project would not result in substantial pollutant enuss10ns or
concentrations. In addition, there are no sensitive receptors (e.g., schools or hospitals) located in the vicinity of the
project. No impact is assessed.
d) Create objectionable odors affecting a substantial number of people?
No Impact. The construction of the proposed project could generate fumes from the operation of construction
equipment, which may be considered objectionable by some people. Such exposure would be short-term or
transient. In addition, the number of people exposed to such transient impacts is not considered substantial.
BIOLOGICAL RESOURCES -Would the project:
a)
b)
c)
Have a substantial adverse effect. either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by California Department of Fish and Game or U.S. Fish and Wildlife Service?
Have a substantial adverse effect on any riparian, aquatic or wetland habitat or other sensitive
natural community identified in local or regional plans, policies, or regulations or by California
Department of Fish and G.ame or U.S. Fish and Wildlife Service?
Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the
Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct
removal, filing, hydrological interruption, or other means?
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d) Interfere substantially with the movement of any native resident or migratory fish or wildlife
species or with established native resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
No Impact (a, b, c, & d)-The project site is previously disturbed and covered with green houses. The site contains
no sensitive species, riparian or wetland habitat or wetlands as defined by Section 404 of the Clean Water Act. and is
not part of a wildlife corridor.
GEOLOGY /SOILS
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury
or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to Di\·ision of Mines and Geology
Special Publication 42.
ii. Strong seismic ground shaking?
iii. Seismic-related ground failure, including liquefaction?
iv. Landslides?
Less than Significant Impact (a.i. to a.iv.): There are no Alquist-Priolo Earthquake Fault zones within the City of
Carlsbad and there is no other evidence of active or potentially active faults within the City. However, there are
several active faults throughout Southern California, and these potential earthquakes could affect Carlsbad. The risk
from ground shaking is not significant when structures are built pursuant to the Uniform Building Code ( earthquake
standards).
b) Result in substantial soil erosion or the loss of topsoil?
No Impact: The project's compliance with standards in the City's Excavation and Grading Ordinance that prevent
erosion through slope planting and installation of temporary erosion control means will avoid substantial soil erosion
impacts.
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of
the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence,
liquefaction, or collapse?
No Impact -The geotechnical analysis performed for the site by Vinje & Middleton Engineering, Inc. indicates that
the site contains no unstable soil conditions.
d) Be located on expansive soils, as defined in Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
No Impact -The site is contains no expansive soils and is favorable for the proposed development provided the
preliminary geotechnical report recommendations are followed.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal of wastewater?
No Impact -The project site is an undeveloped infill site abutting El Camino Real. Existing sewer facilities are
located near the site and are available and adequate to support future residential land use on the site.
HAZARDS AND HAZARDOUS MATERIALS -Would the project:
a) Create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials?
18 Rev. 07/03/02
b) Create a significant hazard to the public or environment through reasonabl~· foreseeable upset and
accident conditions involving the release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public
or environment?
No Impact (a, b, c & d) -The project consists of a multiple family apartment project; therefore, no hazardous
materials would be used or generated by the project. The site is not included on a list of hazardous materials sites
e) For a project within an airport land use plan, or where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for
people residing or working in the project area?
No Impact (e & f) -The project is located within the McClellan Palomar Airport influence area. The Carlsbad
Airport Land Use Plan (CLUP) specifies the areas subject to safety hazards, i.e., the flight activity zone and the crash
hazard zone. The development is not located within either of these zones; therefore a significant safety hazard would
not result from the development of apartment units.
g) Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
No Impact -The private residential development does not interfere with the City's emergency response plan or
emergency evacuation plan.
h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed with
wildlands?
Less than Significant Impact -The project, which is surrounded on three sides by native vegetation, is required to
comply with City standards requiring fire suppression zones that create buffers between high fuel native species and
residential structures. Sixty-foot wide fire suppression zones are proposed between proposed structures and the
property line on three sides in accordance with City standards to avoid significant risks involving wildland fires.
HYDROLOGY AND WATER QUALITY -Would the project:
a)
b)
c)
d)
e)
Violate any water quality standards or waste discharge requirements?
Substantially deplete groundwater supplies or interfere substantially with ground water
recharge such that there would be a net -deficit in aquifer volume or a lowering of the local
ground water table level (i.e., the production rate of pre-existing nearby wells would drop to a
level which would not support existing land uses or planned uses for which permits have been
granted)?
Impacts to groundwater quality?
Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, in a manner, which would result in substantial
erosion or siltation on-or off-site?
Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, or substantially increase the now rate or amount
(volume) ofsurface runoff in a manner, which would result in flooding on-or off-site?
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f) Create or contribute runoff water, which would exceed the capacit~· of existing or planned
stormwater drainage systems or provide substantial additional sources of polluted runoff?
g) Otherwise substantially degrade water quality?
No Impact (a. b, c, d, e, f & g) -The infill project will rely on an existing public storm drain system and is subject
to City standards regarding water quality, drainage and erosion control, including stonn water permit (NPDES)
requirements and best management practices. The project is conditioned to require a Stom1 Water Management Plan
(SWMP) that will ensure that it is designed and constructed in compliance with the City's NPDES General Permit
for Storm Water Discharges Associated with Construction Activity issued by the State Water Resources Control
Board and the San Diego NPDES Municipal Stonn Water Permit issued to San Diego County and Cities by the
California Regional Water Quality Control Board.
In addition, according to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study, November 1992.
the project site is located in an area where development will not have a significant impact to groundwater.
Therefore, the project will not vio1ate any water quality standards, deplete groundwater supplies or quality.
substantially alter existing drainage patterns, cause substantial erosion or flooding, or significantly impact the
capacity of stormwater drainage systems.
h)
i)
Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard
Boundary or Flood Insurance Rate Map or other flood delineation map?
Place within 100-year flood hazard area structures, which would impede or redirect flood flows?
No Impact (h & i) -The project site is not located within a 100-year flood hazard area according to the Flood
Insurance Rate Map. Therefore, the proposed development will not result in housing or structures within a 100-year
flood hazard area.
j)
k)
Expose people or structures to a significant risk of loss injury or death involving flooding,
including flooding as a result of the failure of a levee or dam?
Inundation by seiche, tsunami, or mudflow?
No Impact (j & k) -According to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study,
November 1992, the project site is not located within any dam failure inundation area, or area subject to inundation
by seiche or tsunami. Therefore, the project will not result in exposing people or structures to significant risk from
flooding as a result of a dam failure, or from inundation by seiche, tsunami, or mudflow.
I)
m)
n)
o)
p)
Increased erosion (sediment) into receiving surface waters.
Increased pollutant discharges (e.g., heavy metals, pathogens, petroleum derivatives, synthetic
organics, nutrients, oxygen-demanding substances and trash) into receiving surface waters or
other alteration of receiving surface water quality (e.g., temperature, dissolved oxygen or
turbidity)?
Changes to rece1vmg water quality (marine, fresh or wetland waters) during or following
construction?
Increase in any pollutant to an already impaired water body as listed on the Clean Water Act
Section 303(d) list?
The exceedance of applicable surface or groundwater receiving water quality objectives or
degradation of beneficial uses?
No Impact (I, m, n, o & p)-The project site is not located adjacent to any body of water. Drainage from the site is
subject to the City's drainage and storm water pollution control standards (NPDES and best management
practices), which ensure that sediment and pollutants from any development of the site will not discharge into
any downstream receiving surface waters. Also, the City's drainage and storm water pollution control standards
ensure that development does not reduce water quality of any marine, fresh or wetland waters or groundwater.
The project is designed to drain into an existing storm drain, and the project will be conditioned to prepare a
Storm Water Management Plan (SWMP) to ensure that City standards are met.
20 Rev. 07/03/02
LAND USE AND PLANNING -Would the project:
b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction
over the project (including but not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of aYoiding or mitigating an
environmental effect?
Less than Significant Impact: The project includes a request for a General Plan Amendment and Zone Change to
redesignate the property to Residential High (RH) density from its current Residential Low Medium (RLM) density
designation and to change the zoning from the Exclusive Agriculture (E-A) Zone to the Residential Density Multiple
(RD-M) Zone to allow multiple family units. The maximum density allowed on the 2.6 acre site under the existing
RLM designation growth control point (3.2 du/acre) is 5 dwelling units, and the maximum density under the
proposed RH growth control point ( 19 du/acre) is 50 dwelling units. The General Plan Amendment to allow 50 units
would require the allocation of 45 units from the City's excess dwelling unit bank. The applicant is requesting 56
units on the property; therefore an 11 % density increase to allow 6 units above the 50 units permitted by the RH
growth control point is required. The proposed General Plan Amendment to the RH designation and the requested
11 % density increase above the RH growth control point require a total allocation of 51 dwelling units from the
City's excess dwelling unit bank. The General Plan Amendment to change the land use designation from RLM to RH
is in compliance with General Plan/Growth Management policies that establish locational criteria for higher density
multiple family uses and conditions necessary to exceed the growth control point. Furthermore, the 100% affordable
housing project is in conformance with General Plan policy to allow density increases above the growth control point
to enable development of lower-income affordable housing that is compatible with adjacent development, where
public facilities are adequate, and in proximity to major roadways, public parks and open space, commercial centers, ·
employment centers, and transit centers. The proposed 56-unit apartment project is compatible with surrounding
developments, including the adjacent 157 unit Manzanita Apartments and 325 unit Villa Loma Apartments. Bus
service is available on El Camino Real, and the site is located in proximity to existing and future employment
centers, future Alga Norte and Zone 19 community parks, and the existing Westbluff Plaza and Plaza Paseo Real
commercial shopping centers. Excess units are available in the City's excess dwelling unit bank, and public facilities
are adequate as required by the Growth Management Ordinance to exceed the growth control point. The project also
qualifies for the allocation of excess dwelling units in accordance with Council Policy 43, which establishes policy
for the allocation of excess dwelling units, in that it is a 100% affordable apartment project where a density increase
is requested as an incentive to providing affordable housing units.
MINERAL RESOURCES -Would the project:
a)
b)
Result in the loss of availability of a known mineral resource that would be of future value to the
region and the residents of the State?
Result in the loss of availability of a locally important mineral resource recovery site delineated
on a local general plan, specific plan, or other land use plan?
No Impact {a & b) -According to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study,
November I 992, the project site does not contain any mineral resources; therefore, the project will not result in the
loss of availability of a know mineral resource or mineral resource recovery site.
NOISE -Would the project result in:
a) Exposure of persons to or generation of noise levels in excess of standards established in the Jocal
general plan or noise ordinance or applicable standards of other agencies?
Less than Significant Impact: The project is located within 500 feet of El Camino Real (ECR), a General Plan
circulation arterial roadway. The required noise analysis prepared by URS indicates that existing and future noise
levels along the ECR roadway would exceed the City's 60 dBA CNEL noise standard without mitigation. Exterior
noise levels along the El Camino Real and Cassia Road frontages will range between 64 -70 dBA CNEL. The
apartment project has no requirement for private passive or common active exterior recreational space; therefore, the
City's noise standard is not applied to these areas. In an effort to reduce exterior noise levels to the greatest extent
possible at locations that would be subject to higher noise levels, the project includes a 6' high noise wall and 44"
high plexiglass noise screens that will be affixed to patio/deck railings on the northern exterior patios/decks of
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Buildings 1, 2, and 3, and the southern and western exterior patios/decks of Building I. This will reduce noise lewis
on patios/decks to below 65 dBA CNEL. The project is subject to the City's 45 dBA interior noise standard. and in
accordance with UBC requirements, interior noise levels will not exceed 45 dBA. This will be accomplished
through mechanical ventilation and possible building and window acoustical treatments.
POPULATION AND HOUSING-Would the project:
a) Induce substantial growth in an area either directly (for example. by proposing new homes and
businesses) or indirectly (for example, through extension of roads or other infrastructure)?
No Impact -The project is located on an infill site that is surrounded by existing and/or approved development and
served by existing infrastructure.
b)
c)
Displace substantial numbers of existing housing, necessitating the construction of replacement
housing elsewhere?
Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
No Impact (b & c)-The entire project site is currently occupied by greenhouses; therefore, no displacement of
houses or people will occur.
PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with the provision of
new or physically altered government facilities, a need for new or physically altered government
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other perfor.mance objectives for any of the
public services:
i.
ii.
iii.
iv.
v.
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
No Impact (a.i to a.v.) -The project site is located within Local Facilities Management Zone (LFMZ) IO. The
provision of public facilities within LFMZ 10, including fire protection, parks, libraries and 0ther public facilities,
has been planned to accommodate the projected growth of that area. The 56-unit development will exceed the 5
dwelling units projected by the RLM General Plan designation, however, there are adequate excess dwelling units
projected by the City's Zone 10 Local Facilities Management Plan and adequate facility capacity to accommodate
the additional dwelling units proposed for the site. Because the project will not exceed the total growth projections
anticipated within LFMZ 10, all public facilities will be adequate to serve residential development on the site.
Therefore, the project will not result in substantial adverse impacts to or result in the need for additional government
facilities.
RECREATION
a)
b)
Would the project increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur or
be accelerated?
Does the project include recreational facilities or require the construction or expansion of
recreational facilities, which might have an adverse physical effect on the environment?
No Impact (a & b)-As part of the City's Growth Management Program (GMP), a performance standard for parks
was adopted. The park performance standard requires that 3 acres of Community Park and Special Use Area per
1,000 population within a park district (quadrant) must be provided.
22 Rev. 07/03/02
The project site is located within Park District #4 (Southeast Quadrant). The necessary park acreage to achieve the
GMP standard (3 acres/1,000 population) for Park District #4 was based upon the GMP dwelling unit limitation for
the Southeast Quadrant.
Although the proposed land use change will result in additional residential units in the SE Quadrant. the GMP
dwelling unit limit will not be exceeded. In addition, the Parks and Recreation Element states that the park acreage
demand for the SE Quadrant, based on the GMP dwelling unit limit, is 118.81 acres, and the anticipated park acreage
to be provided at build-out will be 138.14 acres. Therefore, there will be adequate parkland within the SE Quadrant,
and the proposed land use change will not cause additional demand for parkland or expansion of recreational
facilities. Because park facilities will be adequate to serve residential development on the site. any increase in use of
park facilities generated from future development of the site will not result in substantial physical deterioration of
any park facility.
TRANSPORTATIONrfRAFFIC-Would the project:
a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity
of the street system?
Less Than Significant Impact: The project will generate 360 Average Daily Trips (ADT) and 32 peak hour trips.
This traffic will utilize the following roadways: El Camino Real, Cassia Road, Camino Vida Roble, and Palomar
Airport Road. Existing traffic on these arterials are 29,600 El Camino Real, 4,300 Cassia Road, 8,520 Camino Vida
Roble, and 51,200 Palomar Airport Road (ADT 2002). The design capacities of the arterial roads effected by the
proposed project are: 40,000 or more El Camino Real and Palomar Airport Road, 1200-10,000 Cassia Rd., 20,000
Camino Vida Roble in vehicles per day. The project traffic would represent less than 1 % of the existing traffic
volume and the design capacity. While the increase in traffic from the proposed project may be slightly noticeable,
the street system has been designed and sized to accommodate traffic from the project and cumulative development
in the City of Carlsbad. The proposed project would not, therefore, cause an increase in traffic that is substantial in
relation to the existing traffic load and capacity of the street system. The impacts from the proposed project are,
therefore, less than significant.
b) Exceed, either individually or cumulatively, a level of service standard established by the county
congestion management agency for designated roads or highways?
Less Than Significant Impact. SANDAG acting as the County Congestion Management Agency has designated
three roads (Rancho Santa Fe Rd., El Camino Real and Palomar Airport Rd.) and two highway segments in Carlsbad
as part of the regional circulation system. The Existing and Buildout average daily traffic (ADT) and Existing LOS
on these designated roads and highways in Carlsbad is:
Exis1ing ADP LOS Buildout ADT*
Rancho Santa Fe Road 15-32 "A-C" 28-43
El Camino Real 21-50 "A-C" 32-65
Palomar Airport Road 10-52 "A-B" 29-77
SR 78 120 '"F" 144
I-5 183-198 "'D"' 219-249
*The numbers are in thousands of daily trips.
The Congestion Management Program's (CMP) acceptable Level of Service (LOS) standard is "E", or LOS "F" if
that was the LOS in the 1990 base year (e.g., SR 78 in Carlsbad was LOS "F" in 1990). Accordingly, all designated
roads and highways are currently operating at or better than the acceptable standard LOS.
Note that the buildout ADT projections are based on the full implementation of the region's general and community
plans. The proposed project is consistent with the general plan and, therefore, its traffic was used in modeling the
buildout projections. Achievement of the CMP acceptable Level of Service (LOS) "E" standard asi;umes
implementation of the adopted CMP strategies. Based on the design capacity(ies) of the designated roads and
highways and implementation of the CMP strategies, they will function at acceptable level( s) of service in the short-
term and at buildout.
23 Rev. 07 /03/02
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a) Result in a change in air traffic patterns, including either an increase in traffic levels or a change
in location that results in substantial safety risks?
No Impact. The proposed project does not include any aviation components. The project is consistent with the
Comprehensive Land Use Plan for the McClellan-Palomar Airport. It would not, therefore. result in a change of air
traffic patterns or result in substantial safety risks. No impact assessed .
b) Substantially increase hazards due to a design feature or incompatible uses?
No Impact. All project circulation improvements will be designed and constructed to City standards: and, therefore.
would not result in design hazards. The proposed project is consistent with the City's general plan and zoning.
Therefore, it would not increase hazards due to an incompatible use. No inlpact assessed.
c) Result in inadequate emergency access?
No Impact. The proposed project has been designed to satisfy the emergency requirements of the Fire and Police
Departments. No impact assessed.
d) Result in inadequate parking capacity?
No Impact. The proposed project is not requesting a parking variance. Additionally, the project would comply with
the City's parking requirements to ensure an adequate parking supply. No impact assessed.
e) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus
turnouts, bicycle racks, etc.)?
No Impact. (Note whether the project is near public transportation. If not, then state that the project is not served
by or not located in an area conducive to public transportation.) (Note bike racks are not necessary for a single-
family residential project. Otherwise, condition the project to install bike racks and note here that the project has
been so conditioned.)
UTILITIES AND SERVICES SYSTEMS -Would the project:
a)
b)
Exceed wastewater treatment requirements of the applicable Regional Water Quality Control
Board?
Require or result in the construction of new water or wastewater treatment facilities or
expansion of existing facilities, the construction of which would cause significant environmental
effects?
No Impact (a & b) -The project site is located within Local Facilities Management Zone (LFMZ) IO which is
served by the Encina wastewater treatment facility. Wastewater treatment capacity bas been planned to
accommodate the projected growth of Zone 10. Because the project will not exceed the total growth projections
anticipated within LFMZ 10, wastewater treatment capacity will be adequate to serve residential development on the
site. Therefore, the project will not result in substantial adverse impacts to or result in the need for additional
wastewater treatment facilities .
c)
d)
e)
Require or result in the construction of new storm water drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed?
Result in a determination by the wastewater treatment provider, which serves or may serve the
project that it has adequate capacity to serve the project's projected demand in addition to the
provider's existing commitments?
No Impact (c, d & e) -All public facilities, including water facilities and drainage facilities, have been planned and
designed to accommodate the growth projections for the City at build-out. The proposed residential land use will not
result in growth that exceeds the City's growth projections. Therefore, the proposed land use and zone change will
24 Rev. 07/03/02
not result in a significant need to expand or construct new water facilities/supplies, wastewater treatment or stom1
water drainage facilities.
f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs?
g) Comply with federal, state, and local statutes and regulations related to solid waste?
No Impact (f & g) -Existing waste disposal services contracted by the City of Carlsbad are adequate to serve the
proposed 56 unit apartment project without exceeding landfill capacities. Future residential development resulting
from the proposed land subdivision will be required to comply with all federal, state, and local statutes and
regulations related to solid waste.
MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important examples of the
major periods of California history or prehistory?
No Impact -The project will not degrade the quality of the biological or cultural environment in that no disturbance
to biological or cultural resources will occur.
b) Does the project have impacts that are individually limited, but cumulatively considerable?
("'Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current projects,
and the effects of probable future projects?)
Less than Significant Impact -San Diego Association of Governments (SANDAG) projects regional growth for
the greater San Diego area, and local general plan land use policies are incorporated into SANDAG projections.
Based upon those projections, region-wide standards, including storm water quality control, air quality standards,
habitat conservation, congestion management standards, etc, are established to reduce the cumulative impacts of
development in the region. All of the City's development standards and regulations are consistent with the region-
wide standards. The City's standards and regulations, including grading standards, water quality and drainage
standards, traffic standards, habitat and cultural resource protection regulations, and public facility standards, ensure
that development within the City will not result in a significant cumulatively considerable impact.
There are two regional issues that development within the City of Carlsbad has the potential to have a cumulatively
considerable impact on. Those issues are air quality and regional circulation. As discussed above, the proposed
land use and zone change will result in future residential development, which would represent a contribution to a
cumulatively considerable potential net increase in emissions throughout the air basin. As described above,
however, emissions associated with a future residential development would be minimal. Given the limited emissions
potentially associated with a residential development of the site, air quality would be essentially the same whether or
not the residential development is implemented. Therefore, the impact is assessed as less than significant.
Also, as discussed above, the County Congestion Management Agency (CMA) has designated three roads (Rancho
Santa Fe Rd., El Camino Real and Palomar Airport Rd.) and two highway segments in Carlsbad as part of the
regional circulation system. The CMA has determined, based on the City's growth projections in the General Plan.
that these designated roadways will function at acceptable levels of service in the short-term and at build-out. The
project is consistent with the City's growth projections, and therefore, the cumulative impact from the project to the
regional circulation system is less than significant.
With regard to any other potential impact associated with the project, City standards and regulations will ensure that
future residential development on the site will not result in a significant cumulative considerable impact.
c) Does the project have environmental effects, which will cause the substantial adverse effects on
human beings, either directly or indirectly?
25 Rev. 07/03/02
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Less Than Significant Impact -Development of the site will comply with City development standards designed to
avoid substantial adverse environmental effects to residents. The project site is located in an area where human
beings could be exposed to 64 -70 dBA CNEL noise levels generated by the roadway. As discussed abo\'e. City
standards apply to required recreational space. The apartment project has no requirement for private passive or
common active exterior recreational space; therefore, the City's noise standard is not applied to these areas. In an
effort to reduce exterior noise levels to the greatest extent possible at locations that would be subject to higher noise
levels, the project includes a noise wall and 44" high plexiglass noise screens that will be affixed to patio/deck
railings on the northern exterior patios/decks of Buildings 1, 2, and 3, and the southern and western exterior
patios/decks of Building l. This will reduce noise levels on patios/decks to below 65 dBA CNEL. The project is
subject to the City's 45 dBA interior noise standard, and in accordance with UBC requirements, interior noise levels
will not exceed 45 dBA. This will be accomplished through mechanical ventilation and possible building and
window acoustical treatments.
EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES
The following documents were used in the analysis of this project and are on file in the City of Carlsbad Planning
Department located at 1635 Faraday Avenue, Carlsbad, California, 92008.
1.
2.
3.
4.
5.
6.
7.
8.
Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (MEIR 93-01 ).
City of Carlsbad Planning Department. March 1994.
Draft Phase II Environmental Site Assessment prepared by P & D Environmental Services dated October
22, 2002.
"Biological Reconnaissance of the Boos Property, Carlsbad, California" prepared by P & D Environmental
Services, dated January 15, 2003.
Preliminary Geotechnical Investigation prepared by Vinje & Middleton Engineering, Inc., dated August 14,
2003.
"Noise Analysis -Carlsbad Family Housing" prepared by URS, dated November 5, 2002.
"Stormwater Management Plan -Affirmed Housing Group" prepared by Masson & Associates, Inc., dated
October 14, 2002.
"Preliminary Drainage Study for Affirmed Housing Group" prepared by Masson & Associates, Inc., dated
December 16, 2002.
Traffic Analysis prepared by Urban Systems Associates, Inc., dated February 3, 2003
26 Rev. 07/03/02
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EXHIBIT 5
The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.@
P.C. AGENDA OF: July 7. 2004
Application complete dale: . April 27, 200~
Projec1 Planner: Anne Hysoni;
Project Engineer: Clyde Wickham
SUBJECT: GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY
HOUSING -Request for a recommendation of adoption of a Negative
Declaration, and recommendation of approval of a General Plan Amendment,
Zone Change, Site Development Plan, and El Camino Real Special Use Permit for
a 56 unit affordable apartment project located at the southeast comer of El
Camino Real and Cassia Road in Local Facilities Management Zone 10.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5672 -·
RECOMMENDING ADOPTION of the Negative Declaration and ADOPT Planning
Commission Resolutions No. 5666, 5667, S668, and S669 RECOMMENDING APPROVAL
of a GPA 02-05., ZC 02-06, SOP 02-13, and SUP 02-09 based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
The proposed project consists of a General Plan Amendment to change the land use designation
of a 2.66 acre property from RLM to RH and a Zone Change from the Exclusive Agriculture
Zone (E-A) to the Residential Density-Multiple Zone (RD-M) to allow multiple family units, and
a Site Development Plan and Special Use Permit to allow a 56 unit apartment project that is
affordable to low income families. The applicant is also requesting incentives that include an
11 % density increase above density permitted by the RH designation growth control point and
deviations to the El Camino Real Corridor, Area 5, front setback and wall standards. The project
complies with applicable City stand·ards and guidelines and justification for deviations can be
made ..
Ill. PROJECT DESCRIPTION AND BACKGROUND
The project site is a previously disturbed 2.66-acre parcel that is currently occupied by green
houses. The property, which is located at the southeast comer of El Camino Real (ECR) and
Cassia Road, is bordered to the north by future Cassia Road, to the west by ECR, to the east by
open space that is pan of the Villages of La Costa Master Plan, and to the south by deed
restricted open space. The existing Villa Loma and future Manzanita Apartment projects are
located across ECR on the northwest and southwest comers of Cassia Road. Topographically,
the entire site is relatively flat and contains no sensitive vegetation. The property to the east is
part of an HMP habitat preserve that contains sensitive vegetation. The propeny to the south
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09-CARLSBAD FAMILY HOUSING
July 7, 2004
Pa e2
contains sensitive vegetation and is encumbered by a conservation easement. The eastern
extension of Poinsettia Lane is currently under construction to the south of the adjacent property.
The project includes a request for a General Plan Amendment and Zone Change to redesignate
the property to Residential High (RH) density from its current Residential Lo\\' Medium (RLM)
density designation and to change the zoning from the Exclusive Agriculture {E-A) Zone to the
Residential Density Multiple (RD-M) Zone to allow multiple family units. The maximum
density allowed on the 2.6 acre site under the existing RLM designation growth control point (3.2
du/acre) is S dwelling units, and the maximum density under the proposed RH growth control
point (19 du/acre) is 50 dwelling units. The General Plan Amendment to allow 50 units would
require the allocation of 45 units from the City's excess dwelling unit bank. The applicant is
requesting 56 units on the property; therefore an 11 % density increase to allow 6 units above the
50 units permitted by the RH growth control point is required.
The applicant, El Camino Family Housing Partners, L.P., is also requesting an ECR Special Use
Permit (SUP) and Site Development Plan (SOP) and to allow the proposed 56 unit apartment
project. The site has frontage on El Camino Real requiring compliance with the El Camino Real
Corridor Development Standards. A SDP is required pursuant to Section 21.53.120 of the-··
Zoning Ordinance for apanment projects with more than 4 units and for multi-family affordable
projects of any size. Therefore, the SDP for the proposed 56-unit affordable housing apartment
project involves both the overall apartment project and the combined affordable housing project.
The project requires an easterly extension of Cassia Road for the purpose of providing access to
both the subject site and the property to the north and frontage improvements to El Camino Real.
The site design for the 56 unit apartment project requires minimal grading to create a building
pad for 4 separate two-story apartment buildings with a partial subterranean garage below
Building 1 (see Exhibits 0 A" and "L"). Proposed amenities include a pool area, a 1,648 square
foot office and recreation building, and tot lot. Due to highly flammable sensitive· native
vegetation that surrounds the site on three sides, the site design is driven by the required 60 foot
wide fire suppression zones between property lines and buildings. As a result, the proposed
apartment buildings are centrally located on the site with perimeter parking and Cassia Road
located within the fire suppression zones. One, two, and three bedroom units are proposed that
range in size from 646 square feet to 1,019 square feet. Unit A is one bedroom, Unit B is two
bedrooms, and Unils C and D are three bedroom units. Building 1, which faces El Camino Real,
is the largest building with 24 units, Building 2 has 8 units, and Buildings 3 and 4 each have 12
units, Each unit is provided with a patio or balcony deck and storage closet. Building l patios
and balcony decks facing El Camino Real have been sound attenuated to the greatest extent
possible by an at grade 6' high split face block sound attenuation wall and 44" high transparent
panels affixed to second story balcony railings. The California Spanish architectural style
includes mission tile roofs, arched recesses and windows, and metal trim elements on all
elevations.
The proposed project is subject to the following plans, ordinances, standards and policies:
A. General Plan;
~3
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GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
July 7, 2004
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B. Title 21 of the Carlsbad Municipal Code (Zoning Ordinance):
1. Chapter 21.24 -RD-M Zone
2. Chapter 21.44 -Parking Ordinance
3. Chapter 21.85 -Inclusionary Housing
4. Chapter 21.53 -Multiple Family/ Affordable Housing
5. Chapter 21.40 -Scenic Preservation Overlay Zone/El Camino Real Corridor
Standards; and
C. Growth Management.
IV. ANALYSIS
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The project is consistent with applicable Elements of the General Plan as indicated by the
following table. The project includes a General Plan Amendment to change the land use
designation from Residential Low Medium density that is characterized by single-family
development to Residential High density characterized by multiple family development. The site
location, topography, and characteristics are consis~ent with the follo~ing General Plan Element
implementing policies regarding th~ location of high density developments.
TABLE 1: GENERAL PLAN COMPLIANCE
USE, CLASSIFICATION, GOAL PROPOSED USES & COMPLY
ELEMENT OBJECTIVE OR PROGRAM IMPROVEMENTS
Land Use Existing: Residential Low-Medium Proposed: Residential High Yes
(RLM) Density (0 .-: 4 dwelling (RH) Density
units/acre) (15-23 dwelling units/acre)
Implementing Policies C.4/C.8: The proposed 56-unit Yes
Limit medium and high density apartment project is
residential developments to those compatible with surrounding
areas where they are compatible with developments, including the
adjacent land uses, and where 157 unit Manzanita
adequate and convenient commercial Apartments and 325 unit
services and public support systems Villa Loma Apartments. Bus
such as streets, parking, parks, service is available on El
schools, and public utilities are, or Camino Real, and future
will be, adeauate to serve them. Ah!a Norte and Zone 19
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
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community parks and the
Westbluff Plaza and Plaza
Paseo Real commercial
shopping centers are located
within one mile of the site.
El Camino Real is currently
being widened and other
public facilities are adequate
to serve the development.
Implementing Policy C.S;
Locate mu]ti-family uses near The project has direct access
commercial centers, employment to ECR and is within one
centers, and major transponation mile of existing and future
corridors. employment centers to the
north and commercial
centers.
Implementing Policy C. 7:
Locate higher density residential uses The project is located in
in close proximity to open space, proximity to the future Alga
community facilities, and other Norte and Zone 19
amenities. community parks and is
bounded to the south and east
by pennanent open space.
Growth Control Point: 19 dwelling The project density of 21
unit/acre. du/acre exceeds the ·ocP of
19 du/ac; however, excess
units are avaHable and public
facilities are adequate ~
required by the Growth
Management Ordinance and
the General Plan.
Implementing Policy C.2 The 56 unit apartment ·
Allow density increases above growth project is compatible with
control point to enable development the 325 unit Villa Loma and
of lower-income affordable housing 157 unit Manzanita
that is compatible with adjacent apartment projects to the
development, where public facilities northwest and southwest,
are adequatet and in proximity to public facilities are adequate,
major roadways, public parks and and the project is in
open space. commercial centers, proximity to ECR, two future
emplovment centers, and transit · public oarks and dedicated
.
Yes
Ye~ ...
Yes
Yes
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Pae 5
Housing
Public
Safety
Noise
centers.
Existing Zone: Exclusive Agriculture
(E-A) -The ·E-A Zone does not
implement residential land use
designations.
Implementing Policy 3.7.h/3.7.i. -
Accommodate General Plan
Amendments to increase densities on
properties to enable development of
affordable housing with adequate
public facilities.
Policy 3.8-
Implement Council Policy 43 for
allocation of excess dwelling units
Provide project review that allows
consideration of seismic and geologic
hazards.
Reduce fire hazards .to an acceptable
risk level.
Noise attenuation for properties
within 500 feet of circulation arterial
roadways.
Residential interior noise standard of
45 dBACNEL.
open space, commercial
centers and public transit
service.
Proposed Zone: Residential
Density-Multiple (RD-M) •
RD-M zoning allows
multiple family development
that is consistent with the RH
General Plan deshmation.
Project is 100% affordable
housing that is within the RH
General Plan density range
but requires an 11 % density
increase above the growth
control point.
The affordable housing
project satisfies the criteria
established by Council for
allocating excess dwelling
units.
Project improvements will
not significantly impact or be
impacted by geologic or
seismic conditions.
Project provides 60' fire
sunoression zones.
The project is conditioned ~o
require a 6' tall masonry
noise wall to attenuate noise ..
The project is conditioned to
require future units to
comply with the interior
noise standard.
Yes
Yes
----.
Yes*
Yes
Yes
Yes
l,IP
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
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Circulation Requires new development to All public infrastructure will
construct improvements needed to be constructed in accordance
serve proposed development. with City standards.
Minimize the number of access The project design takes
points to major and prime arterials to access off Cassia Road
enhance the functioning of these which is a loca] street. No
streets and thoroughfares. direct public access off of El
Camino Real (prime arterial)
is proposed.
Yes
Yes
• The proposed General Plan Amendment to the RH designation and the requested 11 % density_ .
increase above the RH growth control point require a total al1ocation of 51 dwelling units from
the Citfs excess dwelling unit bank. Consistency findings for approval of the General Plan
Amendment to change the land use designation from RLM to RH and compliance with the
Growth Management Ordinance and General Plan policies for allowing projects to exceed the
growth control point are stated above. The project qualifies for the allocation of excess dwelling
units in accordance with Council Policy 43, which establishes policy for the allocation of excess
dwelling units, in that it is a 100% affordable apartment project where a density increase is
requested as an incentive to providing afford3:ble housing units.
B1/2. RD-M Zone/Parking Ordinance
As shown on the following table, the proposed multi-family development meets or exceeds the
RD-M Zone and Parking Ordinance standards:
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TABLE 2: RD-M ZONE/PARKING ORDINANCE COMPLIANCE
Standard Reouired Proposed
Use Multi-famlly and Single 56 Multi-family Units
Family Units
Lot Size Minimum 10,000 Sq. Feet 2.659 Acres
Lot Width Interior Lots: 60 Feet 295.2 Feet
Lot Coverage 60% 27.41%
Sebacks:
Front Yard 10 Feet 22 Feet
Side Yard 5 Feet 40-60 Feet
Rear Yard 10 Feet 60 Feet
Building HeiJ?ht 35 Feet Maximum 33 '6"
Parking Reguired:
12 • 1 Bedroom Units 1.5 Space/Unit = 18 Spaces 18 Spaces
44 -2/3 Bedrooms Uni ts 2 Spaces/Unit = 88 Spaces 88 Spaces
Guest Parking
10 Units @ .5 Spaces/Unit = 5 Spaces 5 Spaces
46 Units @ .25 Spaces/Unit = 12 ${!aces 12 Snaces
Total Renuired = 123 Spaces Total Provided= 123 Spaces
~3/B4. lncJusionary Housing/Multiple Family/Affordable Housing
-··-
Section 21.85.080 of the lnclusionary Housing Ordinance anticipates that combined projects are
proposed to satisfy a particular project or project's inclusionary housing requirement. The
proposed 56-unit project would not satisfy a specific project currently under review; however, the
units could be used to satisfy the inclusionary housing requirements of future projects meeting
the necessary criteria. The City Council has the sole discretion to authorize a proposed combined
affordable housing site through their·approval of an Affordable Housing Agreement. The project
location, which is in proximity to public transportation, employment, commercial services and
recreational opportunities, and buffered from existing development by open space and El Camino
Real meets the locational criteria specified for a combined inclusionary housing project.
Section 21.53.120 of ~e Zoning Ordinance requires approval of a site development plan for
multi-family apartment projects exceeding 4 units, and affordable housing projects of any size.
based on findings that the project is consistent with the underlying zoning and in confonnance
with the General Plan policies and goals, and in accordance with the Qualified Overlay Zone.
Findings required by the Qualified Overlay Zone ensure that the use is consistent with the
General Plan, wilJ not adversely impact the site or surrounding uses, and that the site and street
system are adequate to accommodate the use. Incentives such as density increases to enable the
reservation of affordable units are permitted.
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09-CARLSBAD FAMILY HOUSING
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As specified in Tab1e l above, the project is compatible with existing and future multi-family
apanment projects located across ECR on the nonhwest and southwest corners of Cassia Road.
No adverse impacts to adjacent projects will occur because the project is surrounded by
undeveloped open space to the east and south, and roadways and/or undeveloped propeny to the
west and nonh. The proposed extension of Cassia Road will provide access to the undeveloped
propeny to the nonh. The propeny to the nonh is also currently designated. for RLM density
development; however, it is anticipated that due to biological constraints, future development
will also require a General Plan Amendment to redesignate the propeny to enable multi-family
development. The site and street system are adequate to accommodate the proposed project. The
proposed site design complies with all RD-M zone development standards, and the street system
serving the project would operate at acceptable levels of service with the additional demand
generated by the project.
Based on an analysis perfonned by staff, the proposed 11 % density increase to enable the low
income units is a necessary incentive to offset the subsidy necessary to reserve 56 affordable
units. The affordable housing project complies with General Plan Policy C.2 applicable t2, __ .
projects requesting density increases above the growth control point as stated in Table 1. The
project is compatible with surrounding development and public facilities, roadways, and public
services are in proximity to the development. Additionally, the low-income project qualifies for
the allocation of excess dwelling units in accordance with criteria established by Council Policy
43.
85. Scenic Preservation Overlay Zone/El Camino Real Corridor Standards
The proposed project is located on the east side frontage of El Camino Real and is subject to the
regulations of the Scenic Preservation Overlay Zone, as implemented through the El Camino
Real Corridor Development Standards. Pursuant to 21.40.040, a special use permit is required.
Deviations to the ECR Corridor Standards are permitted if specific findings that compliance for a
panicuJar project is infeasible, the scenic quality of the corridor is maintained, no adverse impact
on traffic would result, and the intent of the Scenic Preservation Overlay Zone is met.
The project is located within Area 5 of the El Camino Real Corridor (Sunftesh Rose to
Olivenhain Road). As shown on the following table, the project is consistent with all applicable
development standards except for setback and wall location:
/;9
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GP A 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
July 7, 2004
Pae:e 9
TABLE 3 -EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE
Standard Adopted Criteria Proposed Pro,iect Compliance
Design Old California/Hispanic Hispanic (tile roof, stucco -Yes
Theme materials, arches)
Median Intersections and median Access at planned intersection Yes
Breaks breaks
Sidewalks Detennined by Staff Per City standard Yes
Signs Freestanding monument sign Fre~standing monument sign Yes
stucco and wood 7' tall/121 stucco and wood 3' tall/7' long
long
Building 351 from grade maximum 33'6" from grade maximum Yes
Hei2ht
Grading No cut or fill exceeding 10' Cut/fill not to exceed 5 feet Yes
from ori.l?inal 2rade
Setback At grade: 30' minimum. 22' minimum proposed; No"' -··-
Some screening to be landscape screening provided
incoroorated into setback.
Walls in Minimum of25' of right-of-s· -1s· No*
Setback way
Street Wrought iron or wood None proposed Yes
Furniture
Street light City standard City standard Yes
soacing
Roof Not visible Not visible Yes
Equipment
Land Uses Land use changes should be Land use change proposed. Yes
addressed at time of request.
*The project proposes to reduce the 30' building setback to 22' from the right-of-way and to
locate a noise attenuation wall within the 22' setback that meanders between a distance of 5' to
18' from the right-of-way. The necessary findings for approving these deviations are that:
I. The building setback and wall location standards are infeasible for the proposed
project, and the proposed deviations are consistent with the intent of the ECR
Corridor Standards. Due to high fuel species that occupy pennanent open space
surrounding the project, 60' wide fire suppression zones are required between
structures and rear and side property lines. This results in side and rear setbacks
that are up to six times greater than the s• and 10' required by the RD-M zone.
These additional setback widths significantly reduce the developable area of the
property; therefore, the s• reduction in the front setback is necessary to enable a
site design that incorporates recreational amenities and conforms to City
development and design standards.
'JO
GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
·July 7, 2004
Page 10 ·
2. The reduced setback and placement of a sound attenuation wall within the reduced
setback wiU not reduce the scenic quality of the ECR corridor. The noise
attenuation waJI is proposed to ensure that at-grade noise levels are reduced to the
greatest extent possible. Within the approximately I ,300' between Poinsettia
Lane and Cassia Road, the proposed project would occupy only 295'. The
remaining 1000' to the south of the proposed development is dedicated open
space that cannot be developed due to biological constraints. Therefore, the
proposed deviations would not eliminate views to the east along the ECR corridor
or result in continuous development too close to the right-of-way. The wall does
not interfere with required sight distance and will not have an adverse impact on
traffic safety. The meandering wall design that consists of split face block with
pilasters and cap along with dense landscape screening will maintain and enhance
the appearance of the El Camino Real roadway.
C. Growth Management
Table 4 below details the project's confonnance with the requirements of the Growth
Management Program and Zone l O Local Facilities Management Plan.
TABLE 4-GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standards Compliance
City Administration 195 s.f. Yes
Librarv 104 s.f. Yes
Wastewater Treatment 56EDU Yes
Parks 0.39 ac. Yes
Drainage BasinD Yes
Circulation 336ADT Yes
Fire Station #2 Yes
()pen Space NIA Yes
Schools Carlsbad Unified Yes
Sewer Collection System 56EDU Yes
Water 12,320 GPD Yes
111The project is 6 dwemng units above the Growth Management Dwelling Unit allowance.
V. ENVIRONMENT AL REVIEW
Staff conducted an environmental impact assessment to determine if the project could have a
potentially significant effect on the environment pursuant to CEQA Guidelines and the
Environmental Protection Ordinance (Title 19} of the Carlsbad Municipal Code. No potentially
significant environmental impacts were identified; therefore, the Planning Director issued a
Notice of Intent to adopt a Negative Declaration on June 21, 2004.
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GPA 02-05/ZC 02-06/SDP 02-13/SUP 02-09 -CARLSBAD FAMILY HOUSING
July 7, 2004
Pa e 11
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
9 .
10.
11.
AH:mh
Planning Commission Resolution No. 5672 (ND)
Planning Commission Resolution No, 5666 (GPA)
Planning Commission Resolution No. 5667 (ZC)
Planning Commission Resolution No. 5668 (SOP)
Planning Commission Resolution No. 5669 (SUP)
Location Map
Local Fa~ilities Impact Assessment
Background Data Sheet
Disclosure Statement
Reduced Exhibits
Exhibits 0 A" -"U" dated July 7, 2004
---
-.. ---------
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City of Carlsbad
2005-2010 Housing Element
Appendix I
Noticing Material -
(Sample flyers and mailing list)
---
.... --.. -----
------------------------
City of Carlsbad
You are Invited to Attend
A HQusing Commission Meeting
To Discuss Important Housing Issues in the
Community
WHEN:
WHERE:
WHY:
Thursday, December 9, 2004, at 6:00 P.M.
Carlsbad Council Chambers
Carlsbad City Hall
1200 Carlsbad Village Drive
The City of Carlsbad is preparing to update its
General Plan Housing Element. A key part of the
update process is public participation. 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.
As part of the Housing Commission meeting, the City will conduct
the second of three Housing Element public workshops, focusing on
housing needs., constraints, and opportunities. Your input is
welcome.
If you have any further questions regarding the workshop, please contact Scott Donnel\,
Associate Planner at (760) 602-4618 or sdonn@ci.carlsbad.ca.us.
City of Carlsbad
The City Council will consider a·department
report on
Carlsbad's· draft Housing Element
WHEN:
WHERE:
WHAT:
Tuesday, June 19, 2007, at 6:00 P.M.
Carlsbad Council Chambers
Carlsbad City Hall
1200 Carlsbad Village Drive
The City of Carlsbad is updating its General Plan
Housing Element. The General Plan is the City's long
range planning document The update evaluates the
effectiveness of the current Housing Element,
identifies Carlsbad's current and future housing
needs, and presents goals, policies, and programs to
meet those needs through 2010.
The City Council will consider supporting city staff's plans to submit ~he
draft Housing Element to the .state Department of Housing and
Community Development for initial review and feedback.
No action to approve the draft Housing Element will occur at this
meeting. There will be future.public hearings on the Housing Element.
A copy of the draft Housing Element is available at the City's libraries
and at the Faraday Center. It is also available on the City's website at
http://www. carlsbadca. gov/ pdfdoc.html?pid=528
If you have any further questions regarding the meeting, please contact Scott Donnell,
Senior Planner, at (760) 602·4618 or sdonn@ci.carlsbad.ca.us.
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---CARLSBAD CHAMBER OF ABTECH SYSTEMS INC ACUSHNET GOLF -Or')MERCE 2728 LOKER AVE WEST 2819 LOKER AVE EAST
~ ... • PRIESTLEY DR CARLSBAD CA 92008 CARLSBAD CA 92008 -CARLSBAD CA 92009 --ADELPHIA COMM ASTEC POWER INC ARMY AND NAVY ACADEMY
5720 EL CAMINO REAL 5810 VAN ALLEN WAY 2605 CARLSBAD BLVD ... CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 -..
ASHWORTH INC BECKMAN COULTER ASYMTEK -2765 LOKER AVE WEST 2470 FARADAY AVE 2762 LOKER AVE WEST
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 ---SARRA TT AMERICAN BRIGHTON GARDENS CBAD BOB BAKER CHRYLSER-VW
5950 PRIESTLEY DR 3140 EL CAMJNO REAL 5500 PASEO DEL NORTE -CARLSBAD CA 92008 CARl.SBAD CA 92008 CARLSBAD CA 92008 --BOB BAKER JEEP/MITSU/SUB CABRILLO POWER CPS PRINTING -5555 CAR COUNTRY DR 4600 CARLSBAD BLVD 2304 FARADAY AVE
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 9208 --CRM LEARNING CANCERVAX CORP CALLAYWAY GOLF -2215 FARADAY AVE 2110 RUTHEAFOAO AD 2180 RUTHERFORD AD -CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008
--CAMP DRESSER 8c MCKEE CARLSBAD POST OFFICE CARLSBAD BY THE SEA
1925 PALOMAR OAKS WAY #300 2772 AOOSEVEL T ST 2855 CARLSBAD BLVD -CALRSBAD CA 92008·6626 CARLSBAD CA 92008 CARLSBAD CA 92008 --CARLSBAD INN BEACH RESORT COLDWELL BANKER CARLSBAD SEAPOINTE -3075 CARLSBAD BLVD RESIDENTIAL BROKERAGE 8400 SURFSIDE LANE
CARLSBAD CA 92008 7020 AVENIDA ENCINAS CARLSBAD CA 92008 -CARLSBAD CA 92009 -
CARLSBAD VOLVO FED ex EXPRESS CONVERA -6830 AVENIOA ENCINAS 2495 FARADAY AVE 1808 ASTON AVE -CARLSBAD CA 92009 CARLSBAD CA 92008 CARLSBAD CA 92008
--COSTCO WHOLESALE GRAHAM WEBB INTL HILTON GARDEN INN
951 PALOMAR AIRPORT ROAD 5823 NEWTON DR 6450 CARLSBAD Bl VD -CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92009 ---
~-~ -··' _,.. .. ~ "''~•··----,.--... .. . .,
DOT HILL SYSTEMS CORP EST INC RESPIAONICS, INC ..
'. 2200 FARADAY AVE STE 100 6803 NEWTON DR #A 2271 COSMOS CT ..
y-~~SBAD,CA 92008 CARLSBAD.CA 92008 CARLSBAD CA 92008 ..
' ..
FINANCIAL PROFILES INC FOUR SEASONS RESORT AVIARA PROVfOENCE SYSTEMS INC
6421 AVENIDA ENCINAS #A 7100 FOUR SEASONS POINT 6349 PALOMAR OAKS CT ..
CARLSBAD CA 92008 CARLSBAD CA 92009 CARLSBAD CA 92009 .. ..
GtA GLEN VIEW ASSISTED LIVING NO FEAR ..
5345 ARMADA OR 1950 CALLE BARCELONA 2251 FARADAY AVE
CARLSBAD CA 92008 CARLSBAD CA 92009 CARLSBAD CA 92008 ..
• ..
GRANO PACIFIC RESORTS LP GRAPHIC CONVERTING MELLES GRIOT INC ' 5900 PASTEUR CT #200 5909 SEA OTTER PL 2051 PALOMAR AIRPORT RD ..
CARLSBAD CA 92008 CARLSBAD CA 92008 #200
CARLSBAD CA 92009 ..
•
HOEHN HONDA HOEHN MOTORS THE IMMUNE RESPONSE CORP ..
5454 PASEO DEL NORTE 5475 CAR COUNTRY DR 5935 DARWIN CT
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 --
INTERIOR SPECIALISTS INVITROGEN IPITEK ..
1630 FARADAY AVE 1600 FARADAY AVE 2330 FARADAY AVE .. CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 •
Ill
ISIS PHARMACEUTICALS JAZZERCISE INC JC PENNEY CO INC .. 2292 FARADAY AVE 2460 IMPALA DR 2555 EL CAMINO REAL
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 --
JM DIGITAL WORKS JENNY CRAIG, INC K1NG'S FISH HOUSE -2460 IMPALA DR 5770 FLEET ST 5625 PASEO DEL NORTE • CARLSBAD CA 92008 CARLSBAD CA 92009 CARLSBAD CA 92008 --LA COST A GLEN CBAD LA COSTA RESORT & SPA LAS VILLAS DE CARLSBAD
1940 LEVANTE ST 2100 COSTA DEL MAR RD 1088 LAGUNA OR -CARLSBAD CA 92009 CARLSBAD CA 92009 CARLSBAD CA 92008 --I ' l._,DLAND CAL LEXUS CARLSBAD llFE MEDICAL PHARMACY -ONE LEGOLANO DR 5444 PASEO DEL NORTE 1930 KELLOGG AVE
CARLSBAD CA 92008 CARLSBAD CA 92009 CARLSBAD CA 92009 ---..
-... -SEASILVER USA LITHOGRPHlX MV TECH SALES LLC .. 2385 CAMINO VIDA ROBLE 6200 YARROW DA 1969 KELLOG AVE
Pr .. ~1ox 1 a0002 ca 92013 CARLSBAD CA 92009 CARLSBAD CA 92008 -L.. • S8AD CA 92009 -STANDARD PACIFIC HOMES -MIRCOPROBE INC MOCRO STAR SOFTWARE -SAN DIEGO 2281 LAS PALMAS OR 2245 CAMINO VIDA ROBLE -5750 FLLET ST 11200 CARLSBAD CA 92009 #100
CARLSBAD CA 92008 CARLSBAD CA 92009 -... THE 3E COMPANY MODERN POSTCARD NTN COMMUNICATIONS
1905 ASTON AVE #100 1675 FARADAY AVE BUZZTIME/LEARNSTAR -CARLSBAD CA 92008 CARLSBAD CA 92008 5966 LA PLACE CT #100 -CARLSBAD CA 92008
-TOYOTA CARLSBAD ONTOGEN CORP PROCOPIO CORY HARGREAVES -6424 PASEO DEL NORTE 6451 EL CAMINO REAL & SAVITCH LLP
CARLSBAD CA 92008-4496 CARLSBAD CA 92009 1917 PALOMAR OAKS WAY #300 -CARLSBAD CA 92008 -
UPPER DECK SMAC SAN DIEGO UNION TRIBUNE -5909 SEA OTTER PL 5807 VAN ALLEN WAY 5130 AVENIOA ENCINAS -CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008
--WASTE MANAGEMENT OF ROCK ST AR OF SAN DIEGO RYLAND HOMES
NORTH COUNTY 2200 FARADAY AVE STE 200 5740 FLEET ST #200 -5960 EL CAMINO REAL CARLSBAD CA 92008 CARLSBAD CA 92008-4 704 -CARLSBAD CA 92018-0947
-JOSH GATES NORTH COUNTY TIMES · SAMMY STUDIOS -MCMILLIN HOMES 1722 S COAST HWY 6215 EL CAMINO REAL
2750 WOMBLE ROAD OCEANSIDE CA 92054 CARLSBAD CA 92008 -SAN DIEGO, CA 92106 --BROOKFIELD HOMES SENDx MEDICAL INC SCHUMACHER
12865 POINT DEL MAR 1945 PALOMAR OAKS WAY 1969 PALOMAR OAKS WAY -STE 200 CARLSBAD CA 92009 CARLSBAD CA 92009
DEL MAR CA 92014 --SIERRA WIRELESS PULTE HOMES TAYLOR MADE-ADIDAS GOLF -4141 JUTLAND DR #200 5645 FERMI CT 2290 COSMOS CT
SAN DIEGO, CA 92117 CARLSBAD CA 92008 CARLSBAD CA 92009 --W.~ .. S FARGO BANK 24-HOUR FITNESS USA SYNTRON BIORESEARCH INC -5540 FERMI CT #200 5964 LA PLACE CT 2774 LOKER AVE WEST
CARLSBAD CA 92008 CARLSBAD CA 92008 CARLSBAD CA 92008 -...
--
VIASAT INC
6155 EL CAMINO REAL
C"-.1_.SBAO CA 92009
WESELOH CHEVROLET
5335 PASEO DEL NORTE
CARLSBAD CA 92008-4339
THE COAST NEWS
P.O. BOX 232550
ENCINITAS, CA 92023-2550
LENNAR COMMUNITIES
SAN DIEGO
5780 FLEET ST 11320
CARLSBAD CA 9200B
HOFMAN PLANNING ASSOC
SUITE 150
5900 PASTEUR CT
CARLSBAD CA 92008
PLANNING SYSTEMS
SUITE 100
1530 FARADAY AV
CARLSBAD CA 92008
MEL VERNON
4010 LOMA ALTA OR
SAN' DIEGO CA 92115
DAVIDSON BUILDERS
1302 CAMINO DEL MAR
DEL MAR CA 92014
ZIMMER DENTAL
1900 ASTON AVE
CARLSBAD CA 92008
JOHN LAING HOMES
895 DOVE ST SUITE 200
NEWPORT BEACH CA 92660
WARMINGTON HOMES
701 PALOMAR AIRPORT RD
CARLSBAD CA 92009
ANASTASI CONSTRUCTION
1200 AVIATION BLVD
AEOONDA BEACH CA 90278
JACK HENTHORN & ASSOC
SUITE 0
5375 AVENIDA ENCINAS
CARLSBAD CA 92008
MIKE HOWES
HOWES WEILER .& ASSOC
STE 202
6927 BALFOUR CT
CARSLBAO CA 92008
K HOVNANIAN
2495 Campus Dr
Irvine CA 92612
GREYSTONE HOMES
1525 FARADAY, SUITE 300
CARLSBAD, CA 92008
SHEA HOMES
10721 TREENA STREET
SUITE200
SAN DIEGO, CA 92131
HALLMARK COMMUNITES
10675 SORRENTO VALLEY RD
STE 200
SAN DIEGO CA 92121
ROBERT C. LADWIG
PRESIDENT
LADWIG DESIGN GROUP INC
2234 FARADAY AVENUE
CARLSBAD. CA 92008
MICHAEL WILLIAMS
C/0 SEMPRA ENERGY
B335 CENTURY PARK CT CP11 D
SAN DIEGO, CA 92123
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---... CARLSBAD UNIFIED SCHL DIST ENCINITAS UNON ELEM SCHL DIST SAN DIEGUITO UNION SCHL DIST
f"q5 EL CAMINO REAL 101 SOUTH RANCO SANTA FE AO 710 ENCINITAS BLVD -' . JLSBAD CA 92009 ENCINITAS CA 92024 ENCINITAS CA 92024 ..
SAN MARCOS UNIFIED SCHL DIST SUSAN BALDWIN COMMANDING GENERAL -215MATAWAY SANDAG ATTN: CPLO
SAN MARCOS CA 92089 401 8 STREET STE 800 MCAS MIRAMAR .. SAN DIEGO CA 92101 PO BOX 452000
SAN DIEGO, CA 92145 -.. COMMANDING GENERAL HOUSING DEPARTMENT HOUSING DEPARTMENT
ATTN: CPLO CITY OF OCEANSIDE CITY OF VISTA -BOX555D10 300 N COAST HWY 600 EUCALYPTUS AVE
CAMP PENDLETON, CA 92055 OCEANSIDE CA 92054 VISTA CA 92084 --HOUSING DEPARTMENT HOUSING DEPARTMENT PLANNING COMMISSION -COUNTY OF SAN DIEGO CITY OF ENCINITAS FOLLOWS
3989 RUFFIN ROAD 506 S VULCAN -SAN DIEGO CA 92123 ENCINITAS CA 92024 -JULIE BAKER MICHAEL CARDOSA MARTY MONTGOMERY ----BiLL DOMINGUEZ FARRAH DOUGLAS JEFF SEGALL
---FRANK WHITTON CARLSBAD MUNI WATER DIST OLIVENHAIN MUNI WATER DIST -1635 FARADAY AVE 1966 OLIVENHAIN RO
CARLSBAD CA 92008 ENCi NiT AS CA 92024 --VALLECITOS WATER DIST LEUCADIA WASTEWTR DIST LEUCADIA WASTEWTR DIST -201 VALLEClTOS DE ORO 1960 LA COSTA AVE 1960 LA COSTA AVE
SAN MARCOS CA 92069 CALRSBAD CA 92009 CALRSBAD CA 92009 ---MELLANO&CO PARKWAY NURSERY CARLSBAD STRAWBERRY CO
PO BOX 100 5050 EL CAMINO REAL 1205 AVIARA PARKWAY -SAN LUIS REY CA 92068 CARLSBAD CA 92008 CARLSBAD CA 92009 --! lA GRANDE FARMS FRANCISCO VALDIVIA -\--..:,•BOX 728 3901 LINMAR LN
CARLSBAD CA 92008 CARLSBAD CA 92008 ----
.. ..
2500 Navarra
Granite Community Mgmt Alga HUis Avlara Master Association ..
5142 Avenlda Encinas Executive Community Mgmt McKlbbln & Co .. c,,.-1,;pad CA 92008 9610 Waples ST P. 0. Box 26069
San Diego CA 92121 San Diego CA 92196 .. ..
Alla Mira Avlara Seven Barrington Place VIiiage
Premier Property Mangement Preferred Property Mgrs Eugene Burger Mgmt Corp ..
D-1 B 0
325 Carlsbad Village Or. 8963 Complex Dr. 5651 Palmer Way ..
Carlsbad CA 92008 San Diego CA 92123 Carlsbad CA 92008 ..
Arroyo Villas Bella Lago Avlara Point @ Avalra ..
Cal West Management Association Mgmt Group Granite Community Mgmt
108 A 5142 Avenlda Encinas ..
519 Encinitas Blvd 2131 Las Palmas Carlsbad CA 92008
Eacinltas CA 92024 Carlsbad CA 92009 ..
Avlara Premier
Wailers Management Co. Bridgeview Avocet @ Avlara ..
300 Cal West Management McKlbbln & Co . ..
9665 Chesapeake Dr. 108 P. o. Box 26069
San Diego CA 92123 519 Encinitas Blvd San Diego CA 92196 .. Enclnllas CA 92024 ..
Azure Cove @ Avlara Bristol Cove Condo Assoc. Bayshore
McKlbbln & Co Transconllnental Mgmt GRG Management Co --P.O. Box 28069 111 200 -Sa_n Diego CA 92196 3355 Mission Ave 3088 Pio Pico Dr.
Oceanside CA 92054 Carlsbad CA 92008 ..
Bel Azure Buena Woods and U Blue Lagoon ..
Transconllnental Mgmt GRG Management Co Granite Community Mgmt
111 200 5142 Avenlda Encinas ..
3355 Mission Ave. 3088 Pio Pico Dr. Carlsbad CA 92008 .. Oceanside.CA. 92054 Carlsbad CA 92008 -Brentwood Heights Cantamar Brindisi @ Avlara
339 N. Wlllowsprlng Dr. Mauzy Management Inc N. N. Jaeschke, Inc ..
Encinitas CA 92024 41870 Kalmla St STE 120 9610 Waples St.
Murrieta CA 92562 San Diego CA 92121 -..
Bristol Anchorage Camino HIiis Bristol Cove Master .. Granite Community Mgmt CHAMPSIThe Kelly Group CHAMPS!The Kelly Group
5142 Avenlda Encinas 5731 Palmer Way 5731 Palmer Way -Carlsbad CA 92006 Carlsbad CA 92008 Carlsbad CA 92008 ...
Calavera HIiis Master -Carina @ Aviara Carlsbad Beach Estates Curtis Management
McKlbbln & Co Merli Group M
P. 0. Box 26069 P. O. Box 4177 4059 Oceanside Blvd. -San Diego CA 92196 Carlsbad CA 9201 B Oceanside CA 92057 -
Cantata I @ Avlara -<'.:. ....... Jbad Parkside Carlsbad Surfside Villas McKlbbln & Co
GRG Management Co Full Clrcle Management P.O. Box 26069 -200 P. 0. Box 4669 San Diego CA 92198
3088 Pio Pico Dr. Oceanside CA 92052 ..
Carlsbad CA 92008 .. --
-...
Cantata II @ Avlara -McKlbbln & Co Eagle Cannon @ Evans Pt Shelley Hayes Caron -P. 0. Box 26069 N. N. Jaeschke, Inc PO Box 1502
S,-Olego CA 92196 961 O Waples St. Carlsbad CA 92008 1 I San Diego CA 92121 --Sunset Place
Carlsbad Beach Villas Vlagglo @ Aviara Lindsay Management -Pilot Property Mgmt McKlbbln & Co 2A
101A P. O. Box 26069 7720 El Camino Real -2146 Encinitas Blvd. San Diego CA 92196 Carlsbad CA 92009
Encinitas CA 92024 --Carlsbad Meadows Tu Casa SIiverwood
Cal West Management CHAMPSfThe Kelly Group 4-Polnt Management -108 5731 Palmer Way 937 S. Coast Highway
519 Encinitas Blvd Carlsbad CA 92008 Encinitas CA 92D23 -Encinitas CA 92024 -Carlsbad Shorepolnle Tres Verde Tiffany Place -GRG Management Co Cal West Management Lindsay Management
20D 108 2A -30BB'Plo Pico Dr. 519 Encinitas Blvd 7720 El Camino Real
Carlsbad CA 92008 Encinitas CA 92024 Carlsbad CA 92009 -Cas~ Del Rey Casa Laguna Maintenance Co. Casa Loma Townhomes -Cal West Management Merit Group Property Mgmt Consultants -106 P.O. Box4177 208
519 Encinitas Blvd Carlsbad CA 92018 330 Rancheros Dr. -e ---,11as CA 92024 San Marcos CA 92069 -CasUas DelaCosta Centella Meadows Cherry Tree Walk
CHAMPSffhe Kelly Group Transcontinental Mgmt GRG Management Co -5731 Palmer Way 111 200 -Carlsbad CA 92006 3355 Mission Ave 3088 Pio Pico Dr.
Oceanside CA 92054 Carlsbad CA 92006 -Chlnquapln Terrace Colina De La Costa Colony at Calavera HIiis -Associated Professional Ser. Lindsay Management GRG Management Co
7007 Mission Gorge 2A 200 -San Diego CA 92160 7720 El Camino Real 3086 Pio Pico Dr.
Carlsbad CA 92009 Carlsbad CA 92008 ,_
Costa Del Sol Costa Palmas Costa Verde -6643 SIUo Palmas PIiot Property Mgmt Cal West Management -101A Carlsbad CA 92009 108
2146 Encinitas Blvd. 519 Encinitas Blvd -Encinitas CA 92024 Enclnllas CA 92024 -Cove Point La Costa View Crlstalla -Lindsay Management Premier Property Mangement N. N. Jaeschke, Inc
2A 0·1 9610 Waples St. -7720 El Camino Real 325 Carlsbad VIiiage Dr. San Diego CA 92121
Carlsbad CA 92009 Carlsbad CA 92008 -L_..,,lal Cove Cal West Management & SALES Encanlada ,_
GRG Management Co 2185 Faraday Ave Ste 140 Lindsay Management
200 Carlsbad CA 92008 2A -3088 Pio Pico Dr. 7720 El Camino Real -Carlsbad CA 92008 Carlsbad CA 92009
--
--_, ·-----~~ < _._.,.,..,,~ ....... ,,., . ..,_ ..
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Evans Point Fairways South Fourth La Costa Ill
Lindsay Management 4-Polnt Management Transcontinental Mgmt ..
r)EI Camino Real
937 S. Coast Highway 111
Enclntlas CA 92023 3355 Mission Ave .._ Carlsbad CA 92009 Oceanside CA 92054 ..
Golf crest Granada VIiias Hacienda Calla
PIiot Property Mgmt GRG Management Co Eugene Burger Mgmt Corp Ill
101A 200 D '
2146 Enemas Blvd. 3088 Pio Pico Dr. 5651 Palmer Way ..
Encinitas CA 92024 Carlsbad CA 92008 Carlsbad CA 92008 -Harbor Point Hescon Heights Hlllgate ..
Transcontinental Mgmt Transconllnental Mgmt GRG Management Co
111 111 200 ..
3355 Mission Ave 3355 Mission Ave 3088 Pio Pico Dr,
Ooeanstde CA 92054 Oceanside CA 92054 Carlsbad CA 92008 •
Isla Mar@ Avlara Jerez Villas Platinum Point Estates ..
GRG Management Co GRG Management Co Lawrence & Assoc. -200 200 911 Hacienda Dr.
3088 Pio Pico Dr. 3088 Pio Pico Dr. Vista CA 92083 .. Carlsbad CA 92008 Carlsbad CA 92008 -LaBrlsas La Costa Casa Grande La Costa Cay
John Forester Premier Property Mangement Cal West Management ..
1195 Miramar Or. .0.1 108 -Vista CA 92083 . 325 Carlsbad Village Dr. 519 Encinitas Blvd
Carlsbad CA 92008 Encinitas CA 92024 -La Costa De Marbella La Costa Fairview la Costa Fairways -Lindsay Management Ranch & Sea Management Cal Wesl Management
2A 202 108 -7720 El Camino Real 6965 El Camino Real 519 Encinitas Blvd • Carlsbad CA...92009 Carlsbad CA 92009 Encinitas CA 92024
Tramonlo La Costa Meadowrldge La Costa Meadows -Equity Management Association Mgmt Group Eugene Burger Mgmt Corp -42430 Winchester Rd. A D
Temecula CA 92590 2131 Las Palmas 5651 Palmer Way ..
Carlsbad CA 92009 Carlsbad CA 92008 -Tiburon Carlsbad la Costa Pacific Villas La Costa Real
GRG Management Co Cal West Management Cal West Management & Sales -200 108 2185 Faraday Ave STE 140 -3088 Pio Pico Or. 519 Enclnllas Blvd Carlsbad CA 92008
Carlsbad CA 92008 Encinitas CA 92024 -
Telescope Point La Costa Valley la Costa Vleja -Lindsay Management N. N. Jaeschke, Inc Associated Professional Ser.
2A 9610 Waples St 7007 Mission Gorge ..
7720 El Camino Real San Diego CA 92121 San Diego CA 92120 -Carlsbad CA 92009 -·, .. _.J1rack Shores Laguna De Los Palos Laguna Terrace -GRG Management Co Lindsay Management Granite Community Mgmt
200 2A 5142 Avenlda Encinas
3088 Plo Pico Dr. 7720 El Camino Real Carlsbad CA 92008 -Carlsbad CA 92008 Carlsbad CA 92009 ---
---Las Casltas Terraza Las Playas Luclemaga Townhomes -Association Mgmt Group GRG Management Co Property Mgmt Consultants
A·· 200 208 2 · )Las Palmas 3088 Pio Pico Or. 330 Rancheros Or. -Carlsbad CA 92009 Carlsbad CA 92006 San Marcos CA 92069 -Majorca West Mar Flore I @ Avlara Mar Fiore II @ Avlara -4 Points Management Agcy McKlbbln & Co McKlbbln & Co
P. O. Box 230490 P. 0. Bo>< 26069 P. O. Box 26069 -Encllnllas CA 92023 San Diego CA 92196 San Diego CA 92196 -... Mar Flore Ill @ Avlara Marbrlsa Marea @ Avlava
McKlbbln & Co GRG Management Co Pref erred Property Mgrs -P. 0. Box 26069 200 B
San Diego CA 92196 3088 Pio Pico Dr. 8963 Complex Dr. -Carlsbad CA 92008 San Diego CA 92123 -Mariners Point Meadow View Townhomes Meadow VIiias -Granite Community Mgmt Property Mgmt Consultants Ranch & Sea Management
5142 Avenlda Encinas 463 202 -Carlsbad CA 92008 11 no Bernardo Plaza Ct. 6965 El Camino Real
San Diego CA 92128 Carlsbad CA 92009 -Second La Costa Mehr VIiias Navarra Gardens -CHAMPS/The Kelly Group Ranch & Sea Management Cal West Management
5731 Palmer Way 202 2185 Faraday Ave STE 140 -Carlsbad CA 92008 Carlsbad CA 92008 6965 El Camino Real -Carlsbad CA 92009
Ocean Vlllas Olive Point -Full Circle Management On The Park 2490 Ocean St.
Carlsbad CA 92008 P. 0. Box 4699 GRG Management Co -Oceanside CA 92052 200
3088 Pio Pico Dr . .. Carlsbad CA 92008 -Pacific Bluff Townhomes Pacific Estates . Pacific Pointe at Csrlsbad -Premier Property Mangement Cannon Management Properly Mgmt Consultants
0-1 C200 208 -325 Carlsbad VIiiage Dr. 2900 Adams St. 330 Rancheros Or.
Carlsbad CA 92008 Riverside CA 92504 San Marcos CA 92069 --Pacmc Vlew Estates Palisades Point Palisades View
Cannon Management Eugene Burger Mgmt Corp . 2208 Harmony Grove Rd. -0200 D Escondido CA 92029
2900 Adams Sl. 5651 Palmer Way -Riverside CA 92604 Carlsbad CA 92008 -Pavona @ Avlara Park-Juniper Tara Ltd.
McKlbbln & Co Full Circle Management Stewart Property Mgmt. -P. 0. Box 26069 P. 0. Box 4669 1991 Village Parkway -San Diego CA 92196 Oceanside CA 92052 Encinitas CA 92023
-t__.lnar Pavoreal Shores @ Carlsbad -Transcontinental Mgmt GRG Management Co PIiot Property Mgmt
111 200 101A -3355 Mission Ave 3088 Pio Pico Dr. 2146 Encinitas Blvd. -Oceanside CA 92054 Carlsbad CA 92008 Encinitas CA 92024
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PoJnseltla Cove Poinsettia Cove Poinsettia Heights ..
Granite Community Mgmt Wailers Management Co. Executive Community Mgmt .. 5;1·"~. Avenlda Encinas 9665 Chesapeake Dr. 224
(: .bad CA 92008 San Diego CA 92123 6725 Mesa Ridge Rd.
San Diego CA 92121 .. ..
Ponderosa Country Promenade @ La Costa Ranch at Carlsbad
CHAMPS/The Kelly Group Transcontinental Mgmt McKlbbln & Co Ill 5731 Palmer Way 111 P. 0. Box 26069 I
Carlsbad CA 92008 3355 Mission Ave San Diego CA 92196 ..
Oceanside CA 92054 ..
Rancho Carlsbad Rancho Carrillo Third La Costa ..
CHAMPS/The Kelly Group PIiot Property Mgmt Transcontinental Mgmt
5731 Palmer Way 101A 111 1111 Carlsbad CA 92008 2146 Encinitas Blvd. 3355 Mission Ave
Encinitas CA 92024 Oceanside CA 92054 ..
Rancho Ponderosa Trevlra @ Avlara Roundtree ..
Curtis Management McKlbbln & Co 7509 Glbralter ..
M P.O. Box 26069 Carlsbad CA 92009
4059 Oceanside Blvd. San Diego CA 92196 .. Oceanside CA 92057 · ..
Tamarack Point Townhomes Saddle Ridge Saltaire at Carlsbad
HOA 543 Encinitas Blvd Ste 111 McKlbbln & Co 1111
P. 0. Box 618 Encinitas CA 82024 P.O. Box 26069 .. VISTA CA 92085 San Diego CA 92196 ..
San Pacifico San Pacifico Area A Sand Trap Villas ..
Walters Management Co. Granite Communlly Mgmt 4-Polnt Management
300 5142 Avenlda Encinas 937 S. Coast Highway -9665 Chesapeake Dr. Carlsbad CA 92008 Encinitas CA 92023 .. San Diego .CA. 92123
Sanderllng @ Aavlara Sandpiper I @ Avlara Sandpiper II @ Avlara ..
McKlbbln & Co McKlbbln & Co McKlbbln & Co ..
P. O. Box 26069 P. 0. Box 26069 P. O. Box 26069
San Diego CA 92123 San Diego CA 92196 San Diego CA 92196 ..
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Sandpiper Ill @ Avlara Santa Fe Sonata Santa Fe Trails .. McKlbbln & Co N. N. Jaeschke, Inc Association Mgmt Group
P. 0. Box 26069 9610 Waples St. A -San Diego CA 92198 San Diego CA 92121 2131 Las Palmas
Carlsbad CA . 920Q9 -
Vladana Sea Cliff Seabright Carlsbad -Association Mgmt Group Curtis Management GRG Management Co .. A M 200
2131 Las Palmas 4059 Oceanside Blvd. 3088 Pio Pico Dr. -Carlsbad CA 92009 Oceanside CA 92057 Carlsbad CA 92008 .. t. __ )ort Villas Seaside Estales Seaside Heights
Ranch & Sea Management Associated Professional Ser. Executive Community Mgmt -202 7007 Mission Gorge 9610 Waples ST
6965 El Camino Real San Diego CA 92160 San Diego CA 92121 -Carlsbad CA 92009 ---
---Seavlew Condos -CHAMPSIThe Kelly Group
5_7-'>:t_ Palmer Way -C: .,bad CA 92008
-Shore point -GRG Management Co
200 -3088 Pio Pico Or.
Carlsbad CA 92008 --Snug Harbor VIiias
Thompson & Assoc -P. 0. Box 1118
San Marcos CA 92079 --Spyglass Point 8 -Ranch & Sea Management
202 -6965 El Camino Real
Carlsbad CA 92009 -Tamarack Point Master -GRG Management Co -200
30B8 Pio Pico Dr. -c---~·,bad CA 92008
' I -Tamarack Shores ll
Transcontinental Mgmt -111
3355 Mission Ave -Oceanside.CA 92054 -Socorro Anderson -PO Box 1353
Carlsbad CA 92018 -------
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Terraces@Sunny Creek
N. N. Jaeschke, Inc
9610 Waples St.
San Diego CA 92121
Villa La Costa
Cal West Management
10B .
519 Encinitas Blvd
Encinitas CA 92024
Villagio
Cannon Management
0200
2900 Adams St.
Riverside CA 82504
Vista Pacmca
GRG Management Co
200
3088 Pio Pico Dr.
Carlsbad CA 92008
Wlndsong Cove
Executive Community Mgmt
9610 Waples ST
San Diego CA 92121
Vista San Malo
GRG Management Co
200
3088 Pio Pico Dr.
Carlsbad CA 92008
Gary Duerst .
155 Juniper Ave
Carlsbad CA 92008
•
VIiia Romerla
Pilot Property Mgmt
101A
2146 Encinitas Blvd.
Encinitas CA 92024
VIiias of Calavera Hills
Lindsay Manage-ment
2A
7720 El Camino Real
Carlsbad CA 92009
Marlon Monroy
749 Magnolia Ave #13
Carlsbad CA 9200B
VP/LP Master
GRG Management Co
200
3088 Pio Pico Or.
Carlsb~d CA 92008
Vtslamar @ San Pacifico
Walters Management Co.
300
9666 Cheaspeake Dr.
San Diego CA 92123
Mary Ann
2326 Bryon Place
Carlsbad CA 92008
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ARC BARRIO ASSOCIATION NO COAST CNTY MENTAL HEALTH ~ CAROLE BOWEN
1221 RIDGE RO OFELIA ESCOSEDO ATTN CARLSBAD CARE CREW ..
V,., ·, P.. CA 92083 1611 JAMES DRIVE 1701 MISSION AVE SUITE A
CARLSBAD CA 92008 OCEANSIDE CA 92054 11111
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EXECUTIVE DIRECTOR KAREN EVANS PILGRIM UNITED CHURCH
NO. CO, SOLUTIONS FOR CHANGE 7206 COLUMBINE DRIVE REV JERALD STINSON .,
890 EAST VISTA WAY CARLSBAD CA 92009 2020 CHESTNUT AVE ..
VISTA CA 92084 CARLSBAD CA 92008 ..
SD SERVICE CTR FOR THE BLIND CARING RESIDENTS OF CARLSBAD SD REGNL CNTR DEVELOP DISABLED .. KIM Z GIBBENS
5922 EL CAJON BLVD PO BOX 2194 DAN CLARK DIRECTOR
SAN OIEGO CA 92115 CARLSBAD CA 92018 4355 RUFFIN ROAD ..
SAN DIEGO CA 92123 ..
COMMUNITY HOUSfNGWORKS DIANE NYGARD KAREN DIENER ..
ATTN DIRECTOR 6020 NIGHTHAWK WAY 4784 BEACHWOOD COURT ..
4305 UNIVERSITY AVE SUITE 550 OCEANSIDE CA 92056 CARLSBAD CA 92008
SAN DIEGO CA 92105 .. ..
MAAC PROJECT MAAC PROJECT HABITAT FOR HUMANITY
COMMUNITY DEVELOPMT MANAGER KELLY LUPRO KRISTIN BORER ..
22 WEST 35TH STREET SUITE 200 1307 LAUREL TREE LANE 1046 LITTLE GOPHER CANYON RD • N~TIONAL CITY CA 91950-4413 CARLSBAD CA 92009 VISTA CA 92084 ..
NO. COUNTY HEAL TH SERVICES TONYA DANIELL Y CASA ST. PATRICK COMM SVC CNTR ..
MICHELLE DAVIS IVEY RANCH 3256 MADISON STREET
150 V ALPREDA ROAD 110 RANCHO DEL ORO DRIVE CARLSBAD CA 9200B ..
SAN MARCOS CA 92069 OCEANSIDE CA 92057 ., ..
SUSAN WINGATE SD FRIENDS OF LEGAL AID EXECUTIVE DIRECTOR
3107 SERRANO DRIVE CATHERINE RODMAN ACORN HOUSING 1111
CARLSBAD CA 92009 303 A STREET STE 310 3554 UNIVERSITY AVE
SAN DIEGO CA 92101 SAN DIEGO CA 92104 ..
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GREEN OAK RANCH COMMUNITY RESOURCE CENTER CATHOLIC CHARITIES
EXECUTIVE DIRECTOR EDDIE PRECIADO ..
1237 GREEN OAK ROAD 650 SECOND STREET 349 CEDAR STREET VISTA CA 92081 -ENCINJTAS CA 92024 SAN DIEGO CA 92101
Ill
BROTHER BENNO FOUNDATION WOMEN'S RESOURCE CENTER -EXECUTIVE DIRECTOR EXECUTIVE DIRECTOR CALIFORNIA RURAL LEGAL ASST
3260 PRODUCTION AVE 1963 APPLE ST 215 S COAST HWY STE 201 ..
OCEANSIDE CA B2049 OCEANSIDE CA 92054 OCEANSIDE CA 92064 -
r rNAS CLUB OF CARLSBAD NORTH COUNTY LIFELINE ..
EXECUTIVE DIRECTOR -4;.-.-N PRESIDENT EXECUTIVE DIRECTOR NO CO COMMUNITY SERVICES -PO BOX 711 200 MICHIGAN AVENUE
CARLSBAD CA 92018-0711 VISTA CA 92084 1557 GRAND AVE SUITE C -SAN MARCOS CA 9207B -.. ..
·---ATTN JUDY STRANG ROTARY CLUB OF CARLSBAD CARLSBAD LIONS CLUB
SAN OIEGUITO ALLIANCE ATTN PRESIDENT ATTN PRESIDENT -~r-'·90X 2448 PO BOX 34 3342 BAGO COURT
r.. MAR CA 92014 CARLSBAD CA 92018·0034 CARLSBAD CA 92009 --SAN DIEGO CENTER FOR THE BLIND KATHLEEN WELLMAN TONY POTTER, HOUSING COORD. -AT,:N: EXECUTIVE DIRECTOR 7144 AVIARA DRIVE COUNTY MENTAL HEALTH
1385 BONAIR ROAD CAALSBAD,CA 92009 PO BOX 85524 MAILSTOP P·531 A -VISTA, CA 92084 SAN DIEGO, CA 92186-5524 --BRAD WIBLIN, SENIO~ PROJECT EXECUTIVE DIRECTOR DOUG BRUNSON
MANAGER WAKELAND HOUSING & DEVEL. CORP. HABITAT FOR HUMANITY -BRIDGE HOUSING CORPORATION 625 BROADWAY,· SUITE 611 1022 MISSION RD
9191 TOWNE CENTER DRIVE, #L101 SAN DIEGO, CA 92101 SAN DIEGO CA 91945 -SAN DIEGO, CA 92122 -JAMES SILVERWOOD, PRESIDENT LEL Y HAYSLIP DIRECTOR, SAN DIEGO DIVISION -AFFIRMED HOUSING GROUP 2245 CAMINO VIDA ROBLE SO. CA. HOUSING DEVELOPMENT
200 E WASHINGTON AVE., #208 CARLSBAD CA 92009 CORP. -ESCONDIDO, CA 92025 4322 PIEDMONT DRIVE, SUITE A
SAN DIEGO, CA 92107 -KYLA WINTERS BRUCE WILBRANT DAVID WELLS -ALPHA PROJECT COMMUNITY INTERFACE SERVICES 4775 GATESHEAD ROAD -3737 5lH AVENUE STE 203 2621 ROOSEVELT STREET CARLSBAD CA 9208
S~_N DIEGO CA 92103-4217 CARLSBAD CA 92008 --S. RODRIGUEZ-ANDERSON MAR10 & MARGIE MONROY SONDRA ROMAN, J.O.
CCEFINC 749 "B" MAGNOLIA AVE 7390 SEAFARER PL -PO BOX 1353 CARLSBAD CA 92008 CARLSBAD, CA 92011 -CARLSBAD, CA 92018
-TED COX, CARLSBAD CARES BRUCE WILBERT EXECUTIVE DIRECTOR -3615 KEARNEY VILLA ROAD, COMMUNITY INTERFAITH SERVICES INTERFAITH SERVICES
STE 104 2621 ROOSEVELT STREET 550 B WEST WASHINGTON AVENUE -SAN DIEGO, CA 92123-1968 CARLSBAD, CA 92008 ESCONDIDO CA 92026 --MARCIE FINDLEY LARRY JOHNSON SUE REYNOLDS
HEARTLAND HUMAN RELATIONS UNITED WAY PLNG & GOV'T COMMUNITY HSG OF NORTH -1068 BROADWAY, SUITE 221 RELATION COUNTY
EL CAJON, CA 92021 4699 MURPHY CANYON ROAD 1820 $, ESCONDIDO BLVD. f/101 -SAN DIEGO, CA 92123-4320 ESCONDIDO, CA 92025--GREGORY KNOLL ROBERT PINNEGAR ROY SANCHEZ
LEGAL AID SOCIETY SAN DIEGO COUNTY APARTMENT 3482 ROOSEVELT ST -CARLSBAD CA 92008 110 S. EUCLlO AVENUE ASSOC. -SAN DIEGO, CA 92114-8788 Balboa Ave # B
SAN DIEGO, CA 92123 -l .ORDABLE HOUSING PEOPLE ANN T. FATHY, AICP PROGRAM DIRECTOR -.... -~ 701 KETTNER BO. 198 CATHOLIC CHARITIES LANCE CAANOW
2311 MARCA PLACE SAN DIEGO, CA 92101-5933 2476 IMPALA DR. -CARLSBAD CA 92009 CARLSBAD, CA 92008 --...
BARRET BUMFORD
309 SPRING CANYON WAY
o~i;:~NSIOE, CA 92057
MR. MICHAEL CARDOSA
FLOWER FIELDS
5600 AVENIDA ENCINAS, STE 100
CARLSBAD, CA 92008
REGIONAL TASK FORCE
ON THE HOMELESS .
3989 RUFFIN ROAD
SAN DIEGO CA 92123
SCOTT MOLLOY
BUILDING INDUSTRY ASSOC
9201 · SPECTRUM CENTER BLVD
SAN DIEGO CA 92123
JOAN BRUBAKER
1606 HACKAMORE RO
OCEANSJDE CA 92057
Du, .. ·L.AWRENCE
6845 MIMOSA DR
CARLSBAD CA 92008
ART SERRIN
4424 SALISBURY
CARLSBAD CA 92008
PETER HASAPOPOULOS
STED
699 E GRAND AVE
ESCONDIDO CA 92025
ANNT. FATHY
1240 JNDIA STE 323
SAN DIEGO CA 92101
Ernie Cowan
Government Affairs Director
N. SD County Association of Realtors
906 Sycamore Ave, Suite 104
Vista, CA 92081
LEAGUE OF WOMEN VOTERS
SURRIDGE, JOAN
7255 SAN LUIS
CARLSBAD, CA 92009
MICHAEL WISCHKAEMPER
LAW OFFICES OF MICHAEL
WISCHKAEMPER
1808 ASTON AVENUE, SUITE 240
CARLSBAD, CA 92008
TOM SCOTT
SAN DIEGO HOUSING FED
110 W C ST STE 1013
San Diego CA 92101
KELLEY OUKAT
SAN DIEGO HOUSING FEDERATION'
110 WEST CST STE 1013
SAN DIEGO CA 92010
ALAN FISCHER
FED AFFORDABLE HOUSING CO
3312 FEBO CT
CARLSBAD CA 92009
TRACY CARMICHAEL
4566 HORIZON DR
CARLSBAD CA 92008
URSULA· MONACO~SWEENEY
3220 DONNA DR
CARLSBAD CA 92008
TOM MADDOX
511 RUDDER AVE
CARLSBAD CA 92011
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