CITY COUNCIL: Resolution Adopting Revisions to Land Use Element, General Plan, Related to Affordable Housing

Meeting Date: 3 February 2009
Prepared by: Sean Conroy, Planning & Building Services Manager

City Council
Agenda Item Summary

Name: Consideration of a Resolution adopting revisions to the Land Use element of the General Plan related to affordable housing. (The proposed revisions are required by the California Coastal Commission).

Description: This Resolution involves adoption of modifications to the General Plan to be consistent with City’s affordable housing ordinance, as approved by the California Coastal Commission, on 10 December 2008. As modified, the amendments will allow a maximum density of up to 88 units per acre for projects that consist exclusively of housing for low or very low-income residents.

Overall Cost:
City Funds: N/A
Grant Funds: N/A

Staff Recommendation: Adopt the Resolution.

Important Considerations: The amendments to the General Plan will establish a maximum density of 88 units per acre for projects that consist exclusively of affordable housing.

Decision Record: The City Council adopted a Resolution amending the General Plan on 1 July 2008 and an ordinance amending the Zoning Ordinance on 5 August 2008. The Coastal Commission certified the amendments, with modifications, on 10 December 2008.

Reviewed by:

__________________________ _____________________
Rich Guillen, City Administrator Date


CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: SEAN CONROY, PLNG & BLDG SERVICES MANAGER
DATE: 3 FEBRUARY 2009
SUBJECT: CONSIDERATION OF A RESOLUTION ADOPTING REVISIONS TO THE LAND USE ELEMENT OF THE GENERAL PLAN RELATED TO AFFORDABLE HOUSING. THE PROPOSED REVISIONS ARE REQUIRED BY THE CALIFORNIA COASTAL COMMISSION

BACKGROUND & PROJECT DESCRIPTION
The City Council adopted revisions to the General Plan and Zoning Ordinance to allow for an increase in density and additional zoning exceptions for projects exclusively dedicated to housing for low or very-low income residents. Since affordable housing is at a premium, the intent of the amendments was to provide as much flexibility as possible.

The California Coastal Commission certified the proposed amendments, with modifications. The Coastal Commission determined that the City’s ordinance allowing for exceptions to numerous zoning standards had the potential to negatively impact the character of the City. The Commission approved the density bonus, but eliminated the City’s ability to grant other zoning exceptions. The Commission indicated that the City could still make exceptions for individual projects through the specific plan process.

These modifications require the following Council actions:
1) Adoption of a resolution accepting the changes to the General Plan.
2) Adoption of an ordinance accepting the changes to the Zoning Ordinance.
A separate item on the agenda addresses the modifications to the zoning ordinance.

RECOMMENDATION
Adopt the resolution.

CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION 2009-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARMEL-BY-THE-SEA ADOPTING REVISIONS TO THE LAND USE ELEMENT OF THE GENERAL PLAN RELATED TO 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 amendments to the Land Use Element of the General Plan/Local Coastal Plan on 1 July 2008 allowing an increased density for projects consisting exclusively of housing for low or very-low income residents; and

WHEREAS, the City Council adopted amendments to the Zoning Ordinance on 5 August 2008 addressing projects that consist exclusively of housing for low or very-low income residents; and

WHEREAS, on 10 December 2008 the California Coastal Commission certified the proposed amendments with modifications.

NOW, THEREFORE, the City Council of the City of Carmel-by-the-Sea does hereby resolve to adopt the attached amendments (Exhibit “A”) to the Land Use Element of the General Plan/Local Coastal Plan as certified by the California Coastal Commission.

PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 3rd day of February, 2009 by the following roll call vote:

AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:

SIGNED,

__________________________________
Heidi Burch, City Clerk

ATTEST:

________________________
SUE McCLOUD, MAYOR


Exhibit “A”
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) in Municipal Code Section 17.70.

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 thirty-three (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 is 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) in Municipal Code Section 17.70.