CITY COUNCIL: Amendment to General Plan for Affordable Housing Projects

Meeting Date: 1 July 2008
Prepared by: Sean Conroy
Planning & Building Services Manager

City Council
Agenda Item Summary

Name: Consideration of a Resolution amending the Land Use Element of the General
Plan to allow increased density and floor area for projects that consist exclusively
of affordable housing.

Description: On March 13, 2006, the City Council adopted an ordinance addressing
projects that consist exclusively of affordable housing. The purpose of the
ordinance was to provide broad accommodations to affordable housing projects
when specific findings could be met. The ordinance allowed the Planning
Commission to grant exceptions to zoning standards for requirements such as
floor area ratio, setbacks, height, parking, building coverage and density.
Since the ordinance is an amendment to the Local Coastal Program, Coastal
Commission certification is required. The California Coastal Commission staff
has recently informed the City that they could not recommend approval of the
ordinance because it is inconsistent with some sections of the General Plan. The
Commission staff has also recommended that some modifications be made to the
ordinance. This project addresses these concerns.
Overall Cost:
City Funds: N/A
Grant Funds: N/A
Staff Recommendation: Adopt the proposed amendments.
Important Considerations: CMC 17.14 allows for floor area bonuses for projects that
include some affordable housing. However, the code does not provide incentives
for housing projects that consist exclusively of affordable housing. Several goals,
objectives and policies of the General Plan address the need for affordable
housing.
Decision Record: The Planning Commission recommended that the City Council
approve the attached amendments on June 11, 2008.
Reviewed by:
__________________________ _____________________
Rich Guillen, City Administrator Date
CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION NO. 2008-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA
AMENDING PAGES 1-14 AND 1-15 OF THE LAND USE ELEMENT OF THE
GENERAL PLAN/LOCAL COASTAL PLAN TO ALLOW FOR INCREASED
DENSITY AND FLOOR AREA FOR PROJECTS THAT CONSIST
EXCLUSIVELY OF AFFORDABLE HOUSING
WHEREAS, The City of Carmel-by-the-Sea is a unique community that prides itself on
its residential character; and
WHEREAS, the City has adopted a General Plan and Municipal Code that strive to
protect the village character through clear policies and regulations that guide property owners in
the protection of the residential character; and
WHEREAS, the General Plan encourages the creation of ordinances that promote
affordable housing and reduce governmental restraints on the provision of affordable housing;
and
WHEREAS, the City Council adopted an affordable housing ordinance and a Negative
Declaration on March 13, 2006 that allows greater flexibility for projects that consist completely
of affordable housing; and
WHEREAS, the Planning Commission recommended adoption of the attached
amendments to the Land Use Element of the General Plan/Local Coastal Plan on June 11, 2008
to maintain consistency with the affordable housing ordinance.
NOW, THEREFORE, the City Council of the City of Carmel-by-the-Sea does hereby
resolve to adopt the attached amendments to the Land Use Element of the General Plan/Local
Coastal Plan.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMELBY-
THE-SEA this ___ day of ________ 2008 by the following roll call vote:
AYES: COUNCIL MEMBERS
NOES: COUNCIL MEMBERS
ABSENT: COUNCIL MEMBERS
SIGNED,
________________________
SUE McCLOUD, MAYOR
ATTEST:
_______________________________
Heidi Burch, City Clerk
GENERAL PLAN / COASTAL LAND USE PLAN
Page 1-14
Land Use Designations
…
Multi-Family Residential. This area is intended to provide for multiple family residences at a
maximum density of thirty-three (33) units per acre or forty-four (44) units per acre when some
affordable housing is provided. Existing hotel and motel uses are allowed and may be
reconstructed. Existing commercial buildings occupied by uses serving residential needs are also
allowed, although additional commercial floor space is not. This area is also appropriate for
public uses. Assuming an average population of 1.0 to 2.0 persons per unit, this allows for a
population density of 33 to 66 persons per acre. Maximum building intensity for this area is
limited to 80 percent to 90 percent floor area ratio depending on the quality of design. Minimum
required open space is 45 percent of each site. (LUP)
Allow for a maximum density of 88 units per acre and a maximum building intensity of up to
150% for projects that consist exclusively of housing for low or very low income households, as
defined by the Association of Monterey Bay Area Governments (AMBAG).
Page 1-15
Commercial
…
Commercial/Residential. This area is intended to provide for a mix of residential dwellings and
a limited range of office and service uses in scale with the character of the community. Less
intense commercial uses and visitor accommodations area allowed in this area. Mixed-use
developments of commercial and multi-family residential uses at a maximum density of thirtythree
(33) units per acre are allowed. This area is also appropriate for public service uses.
Assuming an average population of 1.0 to 2.0 persons per unit, this allows a population density
of 33 to 66 persons per acre. (LUP)
Maximum building intensity in the Commercial/Residential area is limited to 70 percent and 80
percent for one and two story buildings, respectively. More open space and less floor area are
required on larger sites. Throughout the Commercial/Residential area, floor area bonuses (up to
15 percent) and density bonuses (up to 35) are allowed as incentives for affordable or senior
housing and for special design amenities. (LUP)
Allow for a maximum density of 88 units per acre and a maximum building intensity of up to
150% for projects that consist exclusively of housing for low or very low income households, as
defined by the Association of Monterey Bay Area Governments (AMBAG).