N/A
We would have no interest in doing this. Our home is already on a typical small lot. We have little to no backyard. There would be no parking for a tenant/tenants.
We have a gust house already
There is no room for that on my property.
Zoning changes, property tax breaks, neutral to positive cash flow model. na
Easier building laws and permit allocations.
Limitations on allowed max size of ADU
Question 15: “What effect would providing more housing units in Carmel-by-the-Sea have on local businesses?” See corresponding Figure 11.
“Affordable Housing” would not affect the businesses, because if people need help with housing costs, they cannot afford to support the local business. These people who need financial help with housing will probably add burden to public services such as police, schools, fire, paramedics, and infrastructure such as water and electrical.
Adverse affect since Carmel businesses wants to attract affluent visitors not workers in their own stores/restaurants
Affordable housing would not improve local business revenue Anything that hurts the livability here will hurt the businesses.
Carmel shops and restaurants are too expensive if on a low income Attachment 2
Appendix H -- Stakeholder Survey 12 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Crowds, parking, traffic, crime, pollution—air and noise Depends on the disposable income of the new residents.
Depends on the type of shops .. overall could be more customers if service business and affordable goods
Destroy the look and feel of Carmel by the Sea.
Even more congestion , traffic, lack of parking. Remember- let's not kill our Golden Goose.
Fewer customers. It's already hard to get to places due to lack of parking. Hills make it hard to walk with seniors and disabled and losing more spots to younger people would discriminate against aged and disabled
I am not sure, but can offer some thoughts. Residents in affordable housing will likely not be frequenting the tourist venues: the proliferating wine tasting rooms, high end clothing shops, art galleries, restaurants, etc. They will likely need different options that are not available in town. So either these are added (which means even more commercial activity paying low wages), or more people will be travelling to shop/eat out, etc in the surrounding areas. This implies that there are either even more cars on the roads or that mass transit will need to be enhanced so people can travel beyond town. Ideally, the local businesses would feel responsibility for making affordable housing available to the lower wage workers they hire, wherever possible. The idea that hotels would provide living quarters is a good one. Thought should also be put into reducing the number of business licenses in Careml by the Sea. As businesses move or close, these spaces could be made into housing. More service businesses simply means more lower paid workers who are unable to afford housing.
If below market, it would assist with employee housing and retention. increase in available workforce
Increased diversity; less traffic
It depends if the businesses provide some reasonably priced options It will be a traffic/parking nightmare. You can’t add 300+ Apartments and assume all those people are going to take the bus? The city spent more time actually keeping the city clean (and not rely on Carmel Cares) I think more people would frequent downtown CBTS.
It will compound the parking issues. PACT as now proposed: no time limit on parking and residents park free.
It would bring in more traffic and make the parking situation worse. This would drive away the tourists who are willing and able to spend money in the shops and restaurants here.
It would make parking even worse than it already is.
It would probably change the character of the town to some degree Less parking for visitors. Congestion
less tourists, less income
Like a lot of locals, other than Safeway, they wouldn't shop at local business Locals do not shop downtown, well except for the cheese shop.
Loss of parking spaces
loss of prestige and distinction -Carmel would no long be a worldwide magnet once the character and charm is destroyed by over development
Low income people will not shop in Carmel
maybe new residents but could they afford the shops and restaurant prices in Carmel? Attachment 2
Appendix H -- Stakeholder Survey 13 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 More clients
More congestion and less parking
More crowded, less appealing to shop
More customers, as long as the units are for permanent renters and not visitors.
More employees/employers and City employees living in Carmel will increase demand for services of local businesses. It will also allow city employees to engage with the community and be part of local activities at their backyards.
More housing likely means more illegal short term rentals and vacation rentals - so I suppose business would go up.
More potential employees.
More traffic and no place to park!
More traffic. Less parking.
More workers that could live near their work.
Most would become vacation units of some kind.
Of course more people theoretically would would help local business I doubt that the high end stores will see any increase from the new medium and low income residences. I doubt that many of the high end shops in town will see any increase in buisness from the new medium and low income
Offer housing opportunities of housing for people that also work in Carmel! Only more customers, if the new residents could afford to shop locally.
Overcrowding and more traffic.
Overcrowding of parking spaces for shoppers.
Parking would be important. More housing comes with more cars.
Simply more congestion
They would probably recognize a need to carry more generally affordable options for lowerpaid residents This will cause a detrimental impact on the desirability just look at San Francisco fewer customers
Traffic congestion. If this town was 100% occupied our neighborhoods and roads could not manage the modern day traffic with most owning 2-3 cars.
Ugly buildings. No parking. Loss of charm of Carmel
Very little as parking is already a problem.
Attachment 2
Appendix H -- Stakeholder Survey 14 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Question 16: “How does, or how would, living in Carmel-by-the-Sea benefit you? (Quality of life question)” Note: There is no corresponding figure for this question.
How does, or how would, living in Carmel-by-the-Sea benefit you? (Quality of life question) Financially and also scholastically.
Pretty incredible year round weather and ease of access to shops / services / restsurants.
Less traffic congestion would be a plus
394 units in this small area is ridiculous as the traffic and infrastructure not to mention water supply can’t handle it
Fresh air.
The physical benefits of walking the scenic pathway ir ti tien to town, scenic vistas, the architecture and trees are what we like best. We hope we can continue to live here. The expense is a huge sacrifice.
It’s a peaceful oasis from the busyness of our “regular” lives threatened by poorly designed and ridiculous government policies. The state owns most of the land in the state. They can and should be building affordable housing in less populous, not necessarily remote, locations of our state
Peace and quiet provided that the city doesn’t get more crowded.
Like the small scale community and peacefulness
N/A
Sense of community, cultural and out door events
Living in Carmel is a positive experience for the soul, whether to live or visit. Most people are fantastic. Nature, fresh air, and fairy tale esthetics are refreshing and inspiring. This is not a thriving metropolis by design and I appreciate that. There are different times for different places.
We live here and, once again, appreciate the small, unostentatious homes on small lots embedded in natural surroundings. Nature supersedes housing in Carmel. We appreciate our neighbors. We appreciate living on a street that does not have a lot of traffic, although this has increased. We appreciate being able to hike from our home in most directions and experience beauty.
Access to nature. Walkable town.
Carmel is my haven
Incredible schools, safe, beautiful place to raise my family What a beautiful place to live. I benefit by being so close to nature, knowing that there is a good school district. Glad I live near cities with more ex and social diversity and would like to see more here in Carmel.
We walk ‘into town’ everyday to support the local coffee shops and eat at least once a month at one of the restaurants. We rarely drive i to town unless we have an oversized package at the PO. I can tell you having lived here 25+ years we have watched it ‘slide’ like much of the rest of CA which was/is not only preventable, but sad.
Does not apply since I already live in Carmel-by-the-Sea. I am concerned that there is no work in Carmel requirement for those potential occupants of the new housing. Aren't we trying to eliminate the commute and the environmental impact of such traffic? I already live in Carmel-by-the-Sea and love it. If we add 349 units of affordable housing, there will be more traffic and overcrowding, which will diminish my property value. Please Attachment 2
Appendix H -- Stakeholder Survey 15 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 reject the state's misguided demands. Instead of wasting tax dollars to come up with a plan, we should be fighting the state with a lawsuit.
It's a great little community with a very low crime rate.
We have worked hard to be able to afford to live in this gem of a place. It is perfect the way it is. Affordable housing outside our tiny city would be my preference.
Beach walks and biking encourages my soul. Love the quiet. Value the Safety. greatly
Our current quality of life is excellent.
I live in Carmel because I can handle the weather, walking to town, close by groceries and medical facilities. I am old and cannot take care of too much anymore. I would hate to see town broken up by little ADU buildings where there used to be a pretty little flower gardens.
This town is already crowded. Whoever decided to break up town into 4000 square feet lots was not thinking.
Charming atmosphere… Beautiful views
In an earlier question, you asked what is attractive about living in Carmel - beauty of the landscape, the architecture and the urban forest - destroy that and you've destroyed Carmel Safe, clean, cool weather, golf, mountains, beach
love being able to walk most everywhere I go and not step over homeless on the sidewalks and have to deal with bay area type traffic
It's a peaceful city with a lot to do
We already live in Carmel-by-the-Sea and enjoy a nice quality of life just the way it is.
It is a tranquil, unique place to spend time. Cramming more housing into limited space will make it less appealing.
Living in downtown Carmel allows me to be a pedestrian, which increases my personal traffic through town. I am more likely to buy something when it catches my eye in the window. Also, walking like a pedestrian decreases my carbon foot print.
I already live here! Our quality of life is good -- walk daily, enjoy restaurants and events, and have developed a very nice community of friends. We like to live here and plan to do so for many years to come.
We would have loved to keep the parklets at all the restaurants since that made the city more friendly, encouraged walkability, and community. It gave the city a sense of vibrancy, excitement and camaraderie.
Already do - it is wonderful.
This has been my home for 23 years. I don’t want to have to leave.
I enjoy and treasure every moment of living in Carmel. Adding more housing is going to increase traffic, parking problems and congestion which are BIG negatives to the current quality of life here in Carmel. I suggest that a survey with the target audience be done to see who would be interested in living these proposed changes and could they even afford those! It’s a safe place.
There is abundant opportunity to enjoy the beach and MTNP.
Attachment 2
Appendix H -- Stakeholder Survey 16 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Walkable life and friendly people with nice weather.
It is a beautiful town the way it is. Don't over develop it. If you cant afford to live in CBTS then you can always visit it. I am 100% against the changes proposed! Walk to work, walk to eat, walk to beach! It’s obvious a quality of life issue.
Social activities, restaurants, clean air, beautiful nature, lovely architecture, walkable community, less stress.
It would be more crowded.
Reduce my quality. If moving into town from Carmel Woods with larger lots, ocean and forest views, space between houses, wildlife and a large garden and small house, I would feel cramped. When I grew up in Carmel, our house was small, but there were undeveloped lots between houses, so we had places to play and our neighbors weren't right next to us.
I live here now.
Dog friendly
Being close to Carmel Foundation for services allowing us to walk most places, & to shop, bank, eat out, go to the Sunset Center, the theatre etc.
The addition of so many units will be detrimental to the desirability of Carmel…..
I live here full time-adding additional housing is only going to decrease my quality of life as this village is not made for big city congestion.
Encouragement to walk to the beach and into town
Simple answer; I can live anywhere in the world I want to live and I choose Carmel for a myriad of reasons of which affordable housing is certainly not one! Carmel-by-the-Sea is special and it shouldn't be forced to provide affordable housing, it's a short commute to nearby towns that are more equipped to add housing.
Small town feel/friendliness; less worry about crime, drugs, vagrancy; strong pride in cleanliness, safety, livability of community; wonderful shops and eateries.
I would not live in a City that cratered to ridiculous demands from State government. If 349 units even begin to be sandwiched in Carmel- I move
CTBS is a very special place and it is no business of the government to change our community in any way. Our community is our decision, not up to the "State". We are not yet a communist county.
I like small town living.
If Carmel-by-the-Sea is required to build all these affordable units, the residential density will lower the quality of life and make it a much less desirable city for residents and tourists.
Safety
I like be able to walk everywhere, limited amount of noise pollution, access to events at the Sunset Center - and parking there for patrons.
Wonderful retreat. I appreciate the need to make it affordable for people who work there but do not ruin the charm of Carmel. Can these units be outside of the golden rectangle and be by the crossroads or somewhere else where there is space
Negative.
Sense of community.
It is relatively peaceful, but every holiday and weekend and special event bring hundreds or thousands of visitors. We don’t need to Manhattanize Carmel Great place to retire.
Attachment 2
Appendix H -- Stakeholder Survey 17 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Because every restaurant and business is within walking distance, we are active and healthy.
Walking around also results in more friends and that makes a better community.
Love it! Need more more condominiums
Presently living in Carmel offers a unique experience with a peaceful, healthy way of life.
I would be able to live closer to work and in the CUSD school district for my kids No commuting so more time spent with family.
More active neighborhoods. It would likely result in more traffic, noise and possibly a slight uptick in crime. However, the town has lost ~20% of it's full time population in the 20+ years I've liked here. It can grow by 1000 residents without much pain.
Great weather, small community, friendly residents.
I love the small town feel, clean air, and quiet.
I live in Carmel now
I lke living here.
The same as now, as many homes empty.
I live here and value every aspect of it's beauty, people, nature, charm etc.
Actively involved community
Enjoy hiking in the community and visiting the beach.
Excellent walking and running without having to drive. Quiet forested neighborhoods. Good stuff.
Best Quality of Life experience, lived here 70 years.
High quality of retired lifestyle
I love living here...the beauty of the beach and forest is incredible, and I love the small-town feel of the village and the fact that I can walk everywhere.
Lifestyle
I love easy access to forest, beach, Sunset Center, downtown Small town life, running into people I know, clean air, pretty surroundings, peace and quiet, community engagement activities.
Low stress environment, nature, low crime
Active lifestyle, great school district, amenities, etc.
Diversity of every kind is good for everyone
I live here full time. I love the quiet atmosphere outside of the downtown district and the charming homes.
I love the way Carmel by the Sea integrates city living with the natural environment.
Living in Carmel by the Sea is a wonderful experience. I chose to live here so i can walk the streets and get to know my neighbors. I wish there were more apartments in the village center and less parking lots. I would recommend having tourist parking at cross roads and provide free electric shuttles to Ocean Avenue and the beaches to cut down on single car traffic.
It would be able to walk or bike to work. I would also be an integral part of the community I serve.
I love living in Carmel. I am incredibly blessed to have a home here and there are wonderful benefits. Strong community connections, peaceful and tranquil lifestyle, safety and security, opportunities for leadership, close to downtown where I can walk, and much more. Great presentation, great work and thank you!
Attachment 2
Appendix H -- Stakeholder Survey 18 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 I live and work in Carmel-by-the-Sea, so I rarely drive my car during the week. I feel safe where I live; it is a quiet street. I have access to multiple great restaurants and other small businesses, and I can walk to the beach. My family and friends can stay with me when they come to visit, and we can all enjoy the City together.
Would enjoy greater diversity
Great school district for my kids, the beauty and charm of the area makes me happy Proximity to outdoor activities.
for affordable housing it would allow a senior artist like myself to create art here and sell it in the shops instead of having to live outside of town.
Living in Carmel would reduce my daily commute time by three hours Living in Carmel immerses me in natural beauty and allows me to walk rather than take my car for many errands and services. I wish we had a few more of these services in the village these days.
Daily walks to beach, fresh air, minimal traffic; do not see any congestion.
Access to natural resources is incredible.
closer proximity to ocean/beach
Dream location.
peaceful, clean, healthy living, quiet during the non-touristy times of the year.
Peaceful. Friendly. Beautiful.
We have built our lives here, and are deeply involved in the community.
Quality of life
I would live where I work and drive less or not need to drive at all Shorter commute, and being part of the community I work in.
Easy lifestyle
Allowing my family to be fully emersed with the community that they go to school in and work in. Currently having to commute from another city to be able to attend work and school doesn't allow for a well-rounded lifestyle. Providing housing in Carmel for the people who teach and support Carmel students/children, should be a big factor in this decision.
I grew up here, but without changes to the local real estate market I cannot foresee ever owning a home here. Being able to support my aging parents in the area and maintain my ties to the community mean a great deal to me.
would love to be closer to my job at Library and walk everywhere.
I lose two hours a day of my life to drive here, from Salinas, which is also barely affordable Closer to work
The daily way of life here has been greatly improved for me and my dogs. The ability to walk every where, rarely drive, and have a more active life while feeling safe is a dream.
Would be closer to work.
I would be closer to work and the Carmel community.
Living close to beautiful natural resources of ocean and forest- soul-sustaining. Opportunities for outdoor exercise.
Breathable air
More engagement with the community that sustains my employment, extremely high standard of living.
Attachment 2
Appendix H -- Stakeholder Survey 19 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Surrounded by my current age group and scenic beauty; Monterey Salinas Transit Bus #5 to my place of employment in Carmel by the Sea.
We could absorb these additional homes with no change of quality of life.
Quality would deteriorate if you cram extra housing into our limited space People are happy here. Happiness is good!
Clean air, low crime
FEWER PEOPLE ARE BETTER FOR THE ENVIRONMENT
Small town
It’s safe
I like it as it it. If you start stuffing hundreds of extra units into this town I might actually sell and leave.
We love it here and want to preserve it in its current state before it gets over built Bonding with community and nature
Great Quiet lifestyle
Quiet Lifestyle
I love living in a safe and small village that is easy to walk where ever I want to go. I rarely need to use my car here. Carmel is quiet and has a high quality of life, unlike Texas where I moved here from almost twenty years ago. I am very much against state control and unfunded mandates. Local control is where we need to concentrate our efforts. There is plenty of land a short drive from Carmel by-the-Sea that can easily accommodate the houses the state is mandating. I do not think it is fair that those who bought houses here under certain conditions such as view shed or single family ownership should have to now live where they would not have bought had they known of the development required by the state. beautiful surroundings
I live here - not looking forward to have this housing mandate from the state impacting our quality of life
It’s a nice, sleepy little town and I like the weather. I don’t patronize many local businesses because I don’t buy the sorts of things they sell. I do patronize some local restaurants, but my go-to places for dining out are mostly in PG and Monterey as they are more reasonably priced. It’s hard to compete with all the tourists who have deep pockets.
Can walk most places
I've traveled the world and can live anywhere. I choose here for its unique culture, weather and natural beauty. I would welcome more residents to share it with.
Fulfills a decades long dream to have a home in one of our favorite places Peace and quiet, proximity to beauty of the area
Access to CUSD, access to more open/transparent government, access to outdoor opportunities.
I enjoy the beautiful environment and community engagement.
Enjoy current QofL in Carmel
Vastly improved over city living. Very happy to be here full time. Do not lose the charm that is Carmel.
No change to current benefits.
Too expensive for what you get
Attachment 2
Appendix H -- Stakeholder Survey 20 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element HCD Revised Draft January 2024 Carmel is safe and close to my work.
Safety and being in a small community.
CBTS is a small and safe community with lots of culture and entertainment options.
Lower commute times, using less gas, less crime.
Tranquil, beautiful setting, safety and quiet
The feel of being safe. And being able to walk everywhere Peace of mind from safety
Clean air, can walk to the beach and to town. Local events and outings. Carmelites care about each other. Feel safe, not as safe as before.
Attachment 2
Review of Environmental Safety Element for Compliance
with Recent State Legislation (August 25, 2023)
APPENDIX
B
Attachment 2
Attachment 2
MEMORANDUM
To: Marnie Waffle, AICP, Principal Planner, City of Carmel-by-the-Sea From: Stuart Poulter, AICP, Senior Planner
Cc: Brandon Swanson, Director of Community Planning and Building, City of Carmel-by-the-Sea
Date: August 25, 2023
Re: Review of Environmental Safety Element for Compliance with Recent State Legislation
Message: This memo provides a review of the City of Carmel-by-the-Sea General Plan/Coastal Land Use Plan - Environmental Safety Element (hereafter referred to as the City’s “Safety Element” or “Environmental Safety Element”) for compliance with five key legislative mandates passed since the City of Carmel-by-the-Sea (City) last updated the City’s Safety Element in 2009.
Summary of Recent Legislative Actions
Since the last Safety Element update in 2009, several pieces of legislation have been passed that require updates to the City's Environmental Safety Element: Senate Bill (SB) 1241 (2012), SB 379 (2015), SB 99 (2019), Assembly Bill (AB) 747 (2019), and AB 1409 (2021). SB 379 requires that a Safety Element include an analysis of how vulnerability to hazards may increase due to climate change, and to promote resilience to those increased hazards. The remaining bills address emergency evacuation. SB 99 requires identification of streets with a single egress/ingress, and AB 747 and AB 1409 require identification of evacuation routes and their capacity, safety, and viability under various emergency scenarios as well as identification of evacuation locations.
SB 1241 revises Safety Element requirements for state responsibility areas (SRA) and very high fire hazard severity zones (VHFHSZ) and requires the Safety Element to take into account specified Attachment 2
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
August 25, 2023, Page 2
MEMORANDUM
considerations, including the most recent version of the Office of Planning and Research’s Fire Hazard Planning Technical Advisory (2022 Update). Pursuant to Government Code 65302.5 (implemented via AB 2911 and effective January 1, 2019), local agencies with land classified as SRA and/or VHFHSZ must submit copies of their draft Safety Element to the California Department of Fire and Forestry Protection (CAL FIRE) and the State Board of Forestry and Fire Protection (Board) for review and comment no later than 90 days prior to adoption of the Safety Element and/or General Plan update. Government Code 65302.5 further requires that upon the next revision of the Housing Element on or after January 1, 2014, the Safety Element is required to be reviewed and updated as necessary to address the risk of fire for land classified as state responsibility areas and land classified as very high fire hazard severity zones. (Gov. Code, § 65302, subd. (g)(3).) The Safety Element is required to include:
Fire hazard severity zone maps available from the Department of Forestry and Fire Protection.
Any historical data on wildfires available from local agencies or a reference to where the data can be found.
Information about wildfire hazard areas that may be available from the United States Geological Survey.
The general location and distribution of existing and planned uses of land in very high fire hazard severity zones (VHFHSZs) and in state responsibility areas (SRAs), including structures, roads, utilities, and essential public facilities. The location and distribution of planned uses of land shall not require defensible space compliance measures required by state law or local ordinance to occur on publicly owned lands or open space designations of homeowner associations.
The local, state, and federal agencies with responsibility for fire protection, including special districts and local offices of emergency services. (Gov. Code, § 65302, subd. (g)(3)(A).) Based on that information, the Safety Element shall include goals, policies, and objectives that protect the community from the unreasonable risk of wildfire. (Gov. Code, § 65302, subd. (g)(3)(B).) To carry out those goals, policies, and objectives, feasible implementation measures shall be included in the Safety Element, which include but are not limited to:
Avoiding or minimizing the wildfire hazards associated with new uses of land.
Attachment 2
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
August 25, 2023, Page 3
MEMORANDUM
Locating, when feasible, new essential public facilities outside of high fire risk areas, including, but not limited to, hospitals and health care facilities, emergency shelters, emergency command centers, and emergency communications facilities, or identifying construction methods or other methods to minimize damage if these facilities are located in the SRA or VHFHSZ.
Designing adequate infrastructure if a new development is located in the SRA or VHFHSZ, including safe access for emergency response vehicles, visible street signs, and water supplies for structural fire suppression.
Working cooperatively with public agencies with responsibility for fire protection. (Gov. Code, § 65302, subd. (g)(3)(C).)
The Safety Element shall also attach or reference any fire safety plans or other documents adopted by the city or county that fulfill the goals and objectives or contains the information required above. (Gov. Code, § 65302, subd. (g)(3)(D).) This might include Local Hazard Mitigation Plans, Unit Fire Plans, Community Wildfire Protection Plans, or other plans.
CAL FIRE’s Land Use Planning Program, within the Office of the State Fire Marshal, assists the Board with Safety Element reviews and provides information and technical assistance to local agencies. CAL FIRE’s Land Use Planning Program provides a “General Plan Safety Element Assessment” which will be utilized for purposes of determining the City’s Safety Element Update is consistent with recent state wildfire legislation. EMC Planning Group staff will assist City staff with coordinating this review process with CAL FIRE’s Land Use Planning Program staff to ensure efficient and timely review of the City’s Safety Element Update in conjunction with the City’s 6th Cycle Housing Element Update process. The two CAL FIRE Land Use Planning Program staff identified as the primary reviewers for the City of Carmel-by-the-Sea are Fire Captains Kyle O’Neil ([email protected]) and Shawn Arnold ([email protected]) out of the CAL FIRE Southern Region (Fresno) Headquarters.
Current Environmental Safety Element
The City of Carmel-by-the-Sea Environmental Safety Element (adopted in September 2009) identifies the following “Issues of Local Significance”: Earthquakes, Landslides, Drainage/Flooding, Fire, Tsunami, and Disaster Preparedness.
Attachment 2
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
August 25, 2023, Page 4
MEMORANDUM
Evaluation and Recommendations
The current Environmental Safety Element was reviewed to determine changes necessary for compliance with recent legislation. Based on this review, the Geology and Seismic Hazards and Evacuation Route sections may require additional information. Additionally, it is suggested that a section be included to outline the documents incorporated by reference to provide clarity, as well as to note that both documents of reference are currently undergoing updates. This is urged due to the high level of reliance upon references to sufficiently fulfill state requirements per California Government Code Sections 65302(g)(4)(D)(i) and 65302(g)(4)(D)(ii). These documents include the recently adopted 2021 Monterey County Multi-Jurisdictional Hazard Mitigation Plan (Annex B: Carmel-bythe-Sea) and the ongoing Community Wildfire Protection Plan (being prepared in collaboration with the cities of Monterey and Pacific Grove). In addition, Carmel is undergoing technical studies of climate-related risks and potential coastal resiliency measures as part of a Coastal Engineering Study and subsequent anticipated updates to the City’s Local Coastal Program. Any available data or conclusions from these studies shall be reviewed and incorporated into the Safety Element update as needed.
The Geology and Seismic Hazards discussion should include mapping of liquefaction susceptibility hazards and landslide hazard areas. Additionally, this section should be restructured to present geologic and seismic hazards more clearly. It is also important to note that per California Government Code Section 65302.5(a), at least 45 days prior to adoption or amendment of the safety element, each county and city shall submit to the California Geological Survey (CGS) of the Department of Conservation one copy of a draft of the safety element or amendment and any technical studies used for developing the safety element. The Seismic Hazards Program at CGS may review drafts submitted to it to determine whether they incorporate known seismic and other geologic hazard information, and report its findings to the planning agency within 30 days of receipt of the draft of the safety element or amendment pursuant to this subdivision. Per correspondence with CGS staff by EMC Planning Group, the City is advised to submit a draft of the Safety Element Update to Dr. Erik Frost, Senior Engineering Geologist with the Seismic Hazards Program at CGS.
Dr. Frost’s e-mail address is: [email protected].
In addition, the following information and data should be updated as found in the “Supporting Information” section of the current Environmental Safety Element:
Page 8-7, Table 8.1: Major Historical Earthquakes in the Region – update to reflect any earthquakes since 2004.
Attachment 2
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
August 25, 2023, Page 5
MEMORANDUM
Page 8-13 - update all State Fire Code and Building Code language to reflect recently adopted state codes.
Page 8-14 and 8-15 – update “Local Fire Hazard Severity Zones” discussion to reflect ongoing updates to SRA and LRA maps by CAL FIRE. Also update Figure 8.4: State and Local Responsibility Area Fire Hazard Severity Zones to reflect current SRA and LRA designations within city limits (and outside of city limits). Page 8-17, Table 8.2: Carmel Fire Department Incident Report: 2008 – update to most recently available data for Carmel Fire Department (last updated in March 2009). Page 8-18 and 8-19 – update “Roofing Materials” discussion to reflect any changes to City’s Building Code and Design Review requirements; update Graph 8.1: Roofing Materials in Carmel to reflect updated roofing information from City Building Department. Page 8-21, Table 8.3: Historic Monterey County Tsunami Events: 1806-2006 – update to reflect any tsunami events in Monterey County since 2006. Page 8-24, Table 8.4: Summary of Selected Hazardous Materials Laws and Regulations – update to reflect any applicable federal, state, or local laws relating to hazardous materials since 2009(?) (not clear what date/year this table is accurate as of). Utilize most recent list from publicly-available hazards/hazardous materials list (via Department of Toxic Substances Control EnviroStor and State Water Resources Control Board GeoTracker). Page 8-33 – update “Environmental Safety Element References” list Figure 8.2: Areas Prone to Landslide – update to reflect most recent County or City landslide risk data.
Figure 8.3: Flood Hazard & Localized Flooding Areas – update to reflect most recent Federal Emergency Management Agency (FEMA) Flood Map data and/or County localized flooding data.
Figure 8.4: State and Local Responsibility Area Fire Severity Zones – update to reflect current LRA and SRA mapping data from CAL FIRE
(https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-andmitigation/wildfire-preparedness/fire-hazard-severity-zones/fire-hazard-severity-zonesmap/) Attachment 2
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
August 25, 2023, Page 6
MEMORANDUM
Figure 8.5: Tsunami Hazard Areas – update to reflect most recently available tsunami mapping data from California Department of Conservation California Tsunami Hazard Area Maps and Data (https://www.conservation.ca.gov/cgs/tsunami/maps). Figure 8.6: Evacuation Routes – replace with the City’s most recently adopted evacuation routes map (2015?)
Information on evacuation routes and evacuation areas would be primarily reflected in the Disaster Preparedness section (under “Evacuation Routes”). Evacuation could be necessary for a variety of reasons, and is frequently important to fires, earthquakes, floods, and hazardous materials released, and may need to be discussed in sections related to these hazards as well. Single egress streets are of greatest concern during an evacuation. A map or table of these streets should be added to the Environmental Safety Element, as well as mapping that illustrates evacuation routes in scenarios of flooding hazards and fire hazards.
Environmental Safety Element text, policies, and graphics will be reviewed for appropriate additions or revisions.
Attachment 2
CalEEMod Results C
APPENDIX
Attachment 2
Attachment 2
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Carmel 2031 HE_Unmitigated Detailed Report
Table of Contents
1. Basic Project Information
1.1. Basic Project Information
1.2. Land Use Types
1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds
2.2. Construction Emissions by Year, Unmitigated
2.4. Operations Emissions Compared Against Thresholds
2.5. Operations Emissions by Sector, Unmitigated
3. Construction Emissions Details
3.1. Site Preparation (2024) - Unmitigated
3.3. Grading (2024) - Unmitigated
3.5. Building Construction (2024) - Unmitigated
3.7. Building Construction (2025) - Unmitigated
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3.9. Paving (2025) - Unmitigated
3.11. Architectural Coating (2025) - Unmitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
4.3. Area Emissions by Source
4.3.1. Unmitigated
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
4.5. Waste Emissions by Land Use
4.5.1. Unmitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
4.7. Offroad Emissions By Equipment Type
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4.7.1. Unmitigated
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated
4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated
5. Activity Data
5.1. Construction Schedule
5.2. Off-Road Equipment
5.2.1. Unmitigated
5.3. Construction Vehicles
5.3.1. Unmitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
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5.5. Architectural Coatings
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving
5.8. Construction Electricity Consumption and Emissions Factors
5.9. Operational Mobile Sources
5.9.1. Unmitigated
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
5.10.2. Architectural Coatings
5.10.3. Landscape Equipment
5.11. Operational Energy Consumption
5.11.1. Unmitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
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5.13. Operational Waste Generation
5.13.1. Unmitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
5.16.2. Process Boilers
5.17. User Defined
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated
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6. Climate Risk Detailed Report
6.1. Climate Risk Summary
6.2. Initial Climate Risk Scores
6.3. Adjusted Climate Risk Scores
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
7.2. Healthy Places Index Scores
7.3. Overall Health & Equity Scores
7.4. Health & Equity Measures
7.5. Evaluation Scorecard
7.6. Health & Equity Custom Measures
8. User Changes to Default Data
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1. Basic Project Information
1.1. Basic Project Information
Data Field Value
Project Name Carmel 2031 HE_Unmitigated
Construction Start Date 1/1/2024
Operational Year 2031
Lead Agency —
Land Use Scale Plan/community
Analysis Level for Defaults County
Windspeed (m/s) 2.80
Precipitation (days) 27.6
Location Carmel-By-The-Sea, CA 93921, USA
County Monterey
City Carmel-by-the-Sea
Air District Monterey Bay ARD
Air Basin North Central Coast
TAZ 3244
EDFZ 6
Electric Utility Pacific Gas & Electric Company
Gas Utility Pacific Gas & Electric
App Version 2022.1.1.19
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description
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Apartments Mid Rise 400 Dwelling Unit 10.5 384,000 0.00 — 1,328 —
1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 3.10 511 13.5 27.8 0.03 0.51 2.14 2.65 0.47 0.51 0.98 — 5,379 5,379 0.26 0.23 11.5 5,466 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 4.43 3.73 36.0 33.7 0.06 1.60 19.8 21.4 1.47 10.1 11.6 — 6,737 6,737 0.29 0.23 0.30 6,762 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 2.15 28.7 11.3 17.9 0.02 0.44 2.46 2.90 0.41 0.85 1.26 — 3,577 3,577 0.18 0.13 2.74 3,624 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 0.39 5.25 2.07 3.27 < 0.005 0.08 0.45 0.53 0.07 0.16 0.23 — 592 592 0.03 0.02 0.45 600 Exceeds
(Daily
Max)
— — — — — — — — — — — — — — — — — —
Threshol
d
— — — — — — — 82.0 — — — — — — — — — —
Unmit. — — — — — — Yes No — — — — — — — — — —
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Exceeds
(Average
Daily)
— — — — — — — — — — — — — — — — — —
Threshol
d
— — — — — — — 82.0 — — — — — — — — — —
Unmit. — — — — — — Yes No — — — — — — — — — —
2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily -
Summer
(Max)
— — — — — — — — — — — — — — — — — —
2024 3.10 2.68 13.5 27.8 0.03 0.51 2.14 2.65 0.47 0.51 0.98 — 5,379 5,379 0.26 0.23 11.5 5,466 2025 2.89 511 12.6 26.7 0.03 0.44 2.14 2.59 0.41 0.51 0.92 — 5,322 5,322 0.25 0.23 10.8 5,407 Daily -
Winter
(Max)
— — — — — — — — — — — — — — — — — —
2024 4.43 3.73 36.0 33.7 0.06 1.60 19.8 21.4 1.47 10.1 11.6 — 6,737 6,737 0.29 0.23 0.30 6,762 2025 2.87 2.51 13.0 26.1 0.03 0.44 2.14 2.59 0.41 0.51 0.92 — 5,203 5,203 0.28 0.23 0.28 5,278 Average
Daily
— — — — — — — — — — — — — — — — — —
2024 2.15 1.84 11.3 17.9 0.02 0.44 2.46 2.90 0.41 0.85 1.26 — 3,577 3,577 0.18 0.13 2.74 3,624 2025 0.87 28.7 4.04 7.84 0.01 0.14 0.61 0.76 0.13 0.15 0.28 — 1,566 1,566 0.08 0.06 1.35 1,588 Annual — — — — — — — — — — — — — — — — — —
2024 0.39 0.34 2.07 3.27 < 0.005 0.08 0.45 0.53 0.07 0.16 0.23 — 592 592 0.03 0.02 0.45 600 2025 0.16 5.25 0.74 1.43 < 0.005 0.03 0.11 0.14 0.02 0.03 0.05 — 259 259 0.01 0.01 0.22 263
2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 8.01 16.5 5.90 53.0 0.09 0.26 6.41 6.67 0.25 1.63 1.88 195 10,939 11,134 17.9 0.43 19.4 11,729 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 5.89 14.5 6.24 31.8 0.08 0.25 6.41 6.66 0.25 1.63 1.87 195 10,580 10,776 18.0 0.46 3.18 11,366 Average
Daily
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 7.22 15.7 6.16 45.4 0.08 0.26 6.30 6.56 0.25 1.60 1.85 195 10,644 10,839 17.9 0.45 9.96 11,431 Annual
(Max)
— — — — — — — — — — — — — — — — — —
Unmit. 1.32 2.87 1.12 8.28 0.02 0.05 1.15 1.20 0.05 0.29 0.34 32.3 1,762 1,794 2.97 0.07 1.65 1,893 Exceeds
(Daily
Max)
— — — — — — — — — — — — — — — — — —
Threshol
d
— 137 137 550 — — — 82.0 — — — — — — — — — —
Unmit. — No No No — — Yes No — — — — — — — — — —
Exceeds
(Average
Daily)
— — — — — — — — — — — — — — — — — —
Threshol
d
— 137 137 550 — — — 82.0 — — — — — — — — — —
Unmit. — No No No — — Yes No — — — — — — — — — —
2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 5.64 5.35 3.16 29.1 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,959 6,959 0.35 0.33 16.7 7,082 Area 2.07 11.0 0.21 22.8 < 0.005 0.01 — 0.01 0.01 — 0.01 0.00 60.7 60.7 < 0.005 < 0.005 — 60.9 Energy 0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,869 3,869 0.39 0.02 — 3,885 Water — — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141 Waste — — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558 Refrig. — — — — — — — — — — — — — — — — 2.75 2.75
Total 8.01 16.5 5.90 53.0 0.09 0.26 6.41 6.67 0.25 1.63 1.88 195 10,939 11,134 17.9 0.43 19.4 11,729 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Mobile 5.60 5.27 3.71 30.7 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,661 6,661 0.41 0.37 0.43 6,780 Area 0.00 9.04 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Energy 0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,869 3,869 0.39 0.02 — 3,885 Water — — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141 Waste — — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558 Refrig. — — — — — — — — — — — — — — — — 2.75 2.75
Total 5.89 14.5 6.24 31.8 0.08 0.25 6.41 6.66 0.25 1.63 1.87 195 10,580 10,776 18.0 0.46 3.18 11,366 Average
Daily
— — — — — — — — — — — — — — — — — —
Mobile 5.50 5.19 3.49 28.7 0.07 0.05 6.30 6.34 0.04 1.60 1.64 — 6,682 6,682 0.38 0.35 7.21 6,804 Area 1.42 10.4 0.14 15.6 < 0.005 0.01 — 0.01 0.01 — 0.01 0.00 41.6 41.6 < 0.005 < 0.005 — 41.7 Energy 0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,869 3,869 0.39 0.02 — 3,885 Water — — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141 Waste — — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558 Refrig. — — — — — — — — — — — — — — — — 2.75 2.75
Total 7.22 15.7 6.16 45.4 0.08 0.26 6.30 6.56 0.25 1.60 1.85 195 10,644 10,839 17.9 0.45 9.96 11,431 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Annual — — — — — — — — — — — — — — — — — —
Mobile 1.00 0.95 0.64 5.24 0.01 0.01 1.15 1.16 0.01 0.29 0.30 — 1,106 1,106 0.06 0.06 1.19 1,126 Area 0.26 1.90 0.03 2.85 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 6.88 6.88 < 0.005 < 0.005 — 6.90 Energy 0.05 0.03 0.46 0.20 < 0.005 0.04 — 0.04 0.04 — 0.04 — 641 641 0.06 < 0.005 — 643 Water — — — — — — — — — — — 5.92 8.37 14.3 0.20 0.01 — 23.3 Waste — — — — — — — — — — — 26.4 0.00 26.4 2.64 0.00 — 92.3 Refrig. — — — — — — — — — — — — — — — — 0.46 0.46
Total 1.32 2.87 1.12 8.28 0.02 0.05 1.15 1.20 0.05 0.29 0.34 32.3 1,762 1,794 2.97 0.07 1.65 1,893
3. Construction Emissions Details
3.1. Site Preparation (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
4.34 3.65 36.0 32.9 0.05 1.60 — 1.60 1.47 — 1.47 — 5,296 5,296 0.21 0.04 — 5,314 Dust
From
Material
Movement
— — — — — — 19.7 19.7 — 10.1 10.1 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
0.12 0.10 0.99 0.90 < 0.005 0.04 — 0.04 0.04 — 0.04 — 145 145 0.01 < 0.005 — 146 Dust
From
Material
Movement
— — — — — — 0.54 0.54 — 0.28 0.28 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.02 0.02 0.18 0.16 < 0.005 0.01 — 0.01 0.01 — 0.01 — 24.0 24.0 < 0.005 < 0.005 — 24.1 Dust
From
Material
Movement
— — — — — — 0.10 0.10 — 0.05 0.05 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.10 0.09 0.08 0.81 0.00 0.00 0.12 0.12 0.00 0.03 0.03 — 122 122 0.01 0.01 0.01 123 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.35 3.35 < 0.005 < 0.005 0.01 3.40 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
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Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.55 0.55 < 0.005 < 0.005 < 0.005 0.56 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.3. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
4.19 3.52 34.3 30.2 0.06 1.45 — 1.45 1.33 — 1.33 — 6,598 6,598 0.27 0.05 — 6,621 Dust
From
Material
Movement
— — — — — — 9.20 9.20 — 3.65 3.65 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.34 0.29 2.82 2.48 0.01 0.12 — 0.12 0.11 — 0.11 — 542 542 0.02 < 0.005 — 544 Dust
From
Material
Movement
— — — — — — 0.76 0.76 — 0.30 0.30 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
0.06 0.05 0.51 0.45 < 0.005 0.02 — 0.02 0.02 — 0.02 — 89.8 89.8 < 0.005 < 0.005 — 90.1 Dust
From
Material
Movement
— — — — — — 0.14 0.14 — 0.05 0.05 — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.11 0.10 0.09 0.93 0.00 0.00 0.13 0.13 0.00 0.03 0.03 — 139 139 0.01 0.01 0.02 141 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.01 0.01 0.01 0.07 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 11.5 11.5 < 0.005 < 0.005 0.02 11.7 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 1.90 1.90 < 0.005 < 0.005 < 0.005 1.93 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.5. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.78 0.66 6.13 7.16 0.01 0.27 — 0.27 0.25 — 0.25 — 1,309 1,309 0.05 0.01 — 1,314 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.14 0.12 1.12 1.31 < 0.005 0.05 — 0.05 0.05 — 0.05 — 217 217 0.01 < 0.005 — 217 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 1.58 1.43 1.03 14.1 0.00 0.00 1.93 1.93 0.00 0.45 0.45 — 2,123 2,123 0.12 0.09 9.29 2,161 Vendor 0.09 0.05 1.29 0.65 0.01 0.01 0.22 0.23 0.01 0.06 0.07 — 858 858 0.04 0.13 2.21 899 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 1.56 1.41 1.33 13.3 0.00 0.00 1.93 1.93 0.00 0.45 0.45 — 2,001 2,001 0.15 0.09 0.24 2,030 Vendor 0.08 0.04 1.36 0.67 0.01 0.01 0.22 0.23 0.01 0.06 0.07 — 858 858 0.04 0.13 0.06 897 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.84 0.76 0.68 6.92 0.00 0.00 1.03 1.03 0.00 0.24 0.24 — 1,097 1,097 0.07 0.05 2.19 1,115 Vendor 0.05 0.02 0.73 0.36 < 0.005 0.01 0.12 0.12 0.01 0.03 0.04 — 469 469 0.02 0.07 0.52 490 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.15 0.14 0.12 1.26 0.00 0.00 0.19 0.19 0.00 0.04 0.04 — 182 182 0.01 0.01 0.36 185 Vendor 0.01 < 0.005 0.13 0.07 < 0.005 < 0.005 0.02 0.02 < 0.005 0.01 0.01 — 77.6 77.6 < 0.005 0.01 0.09 81.2 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.7. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
1.35 1.13 10.4 13.0 0.02 0.43 — 0.43 0.40 — 0.40 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
1.35 1.13 10.4 13.0 0.02 0.43 — 0.43 0.40 — 0.40 — 2,398 2,398 0.10 0.02 — 2,406 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.37 0.31 2.90 3.62 0.01 0.12 — 0.12 0.11 — 0.11 — 666 666 0.03 0.01 — 669 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.07 0.06 0.53 0.66 < 0.005 0.02 — 0.02 0.02 — 0.02 — 110 110 < 0.005 < 0.005 — 111 Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 1.46 1.37 0.95 13.1 0.00 0.00 1.93 1.93 0.00 0.45 0.45 — 2,082 2,082 0.12 0.09 8.60 2,119 Vendor 0.08 0.04 1.23 0.61 0.01 0.01 0.22 0.23 0.01 0.06 0.07 — 843 843 0.04 0.12 2.19 882 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Worker 1.45 1.35 1.25 12.4 0.00 0.00 1.93 1.93 0.00 0.45 0.45 — 1,962 1,962 0.14 0.09 0.22 1,992 Vendor 0.08 0.04 1.30 0.62 0.01 0.01 0.22 0.23 0.01 0.06 0.07 — 843 843 0.04 0.12 0.06 881 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.40 0.37 0.31 3.27 0.00 0.00 0.53 0.53 0.00 0.12 0.12 — 548 548 0.04 0.02 1.03 557 Vendor 0.02 0.01 0.35 0.17 < 0.005 < 0.005 0.06 0.06 < 0.005 0.02 0.02 — 234 234 0.01 0.03 0.26 245 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker 0.07 0.07 0.06 0.60 0.00 0.00 0.10 0.10 0.00 0.02 0.02 — 90.7 90.7 0.01 < 0.005 0.17 92.2 Vendor < 0.005 < 0.005 0.06 0.03 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 38.8 38.8 < 0.005 0.01 0.04 40.5 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.9. Paving (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.95 0.80 7.45 9.98 0.01 0.35 — 0.35 0.32 — 0.32 — 1,511 1,511 0.06 0.01 — 1,517 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.05 0.04 0.41 0.55 < 0.005 0.02 — 0.02 0.02 — 0.02 — 82.8 82.8 < 0.005 < 0.005 — 83.1 Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.01 0.01 0.07 0.10 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 13.7 13.7 < 0.005 < 0.005 — 13.8 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Paving — 0.00 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.08 0.07 0.05 0.68 0.00 0.00 0.10 0.10 0.00 0.02 0.02 — 108 108 0.01 < 0.005 0.45 110 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 0.01 0.01 0.00 < 0.005 < 0.005 — 5.63 5.63 < 0.005 < 0.005 0.01 5.72 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 0.93 0.93 < 0.005 < 0.005 < 0.005 0.95 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.11. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Onsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
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Off-Road
Equipment
0.15 0.13 0.88 1.14 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134 Architect
ural
Coatings
— 511 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Off-Road
Equipment
0.01 0.01 0.05 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 7.32 7.32 < 0.005 < 0.005 — 7.34 Architect
ural
Coatings
— 28.0 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Off-Road
Equipment
< 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.21 1.21 < 0.005 < 0.005 — 1.22 Architect
ural
Coatings
— 5.11 — — — — — — — — — — — — — — — —
Onsite
truck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Worker 0.29 0.27 0.19 2.61 0.00 0.00 0.39 0.39 0.00 0.09 0.09 — 416 416 0.02 0.02 1.72 424 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Average
Daily
— — — — — — — — — — — — — — — — — —
Worker 0.02 0.01 0.01 0.13 0.00 0.00 0.02 0.02 0.00 < 0.005 < 0.005 — 21.6 21.6 < 0.005 < 0.005 0.04 22.0 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 < 0.005 < 0.005 — 3.58 3.58 < 0.005 < 0.005 0.01 3.64 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
5.64 5.35 3.16 29.1 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,959 6,959 0.35 0.33 16.7 7,082 Total 5.64 5.35 3.16 29.1 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,959 6,959 0.35 0.33 16.7 7,082 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
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Apartme
Mid Rise
5.60 5.27 3.71 30.7 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,661 6,661 0.41 0.37 0.43 6,780 Total 5.60 5.27 3.71 30.7 0.07 0.05 6.41 6.46 0.04 1.63 1.67 — 6,661 6,661 0.41 0.37 0.43 6,780 Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
1.00 0.95 0.64 5.24 0.01 0.01 1.15 1.16 0.01 0.29 0.30 — 1,106 1,106 0.06 0.06 1.19 1,126 Total 1.00 0.95 0.64 5.24 0.01 0.01 1.15 1.16 0.01 0.29 0.30 — 1,106 1,106 0.06 0.06 1.19 1,126
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — — 663 663 0.11 0.01 — 670
Total — — — — — — — — — — — — 663 663 0.11 0.01 — 670
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — — 663 663 0.11 0.01 — 670
Total — — — — — — — — — — — — 663 663 0.11 0.01 — 670
Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — — 110 110 0.02 < 0.005 — 111
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Total — — — — — — — — — — — — 110 110 0.02 < 0.005 — 111
4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,206 3,206 0.28 0.01 — 3,215 Total 0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,206 3,206 0.28 0.01 — 3,215 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,206 3,206 0.28 0.01 — 3,215 Total 0.30 0.15 2.53 1.07 0.02 0.20 — 0.20 0.20 — 0.20 — 3,206 3,206 0.28 0.01 — 3,215 Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
0.05 0.03 0.46 0.20 < 0.005 0.04 — 0.04 0.04 — 0.04 — 531 531 0.05 < 0.005 — 532 Total 0.05 0.03 0.46 0.20 < 0.005 0.04 — 0.04 0.04 — 0.04 — 531 531 0.05 < 0.005 — 532
4.3. Area Emissions by Source
4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Hearths 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum
er
Products
— 8.22 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.82 — — — — — — — — — — — — — — — —
Landsca
pe
Equipme
nt
2.07 1.96 0.21 22.8 < 0.005 0.01 — 0.01 0.01 — 0.01 — 60.7 60.7 < 0.005 < 0.005 — 60.9 Total 2.07 11.0 0.21 22.8 < 0.005 0.01 — 0.01 0.01 — 0.01 0.00 60.7 60.7 < 0.005 < 0.005 — 60.9 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Hearths 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum
er
Products
— 8.22 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.82 — — — — — — — — — — — — — — — —
Total 0.00 9.04 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Annual — — — — — — — — — — — — — — — — — —
Hearths 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 Consum
er
Products
— 1.50 — — — — — — — — — — — — — — — —
Architect
ural
Coatings
— 0.15 — — — — — — — — — — — — — — — —
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Landsca 0.26 0.25 0.03 2.85 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 6.88 6.88 < 0.005 < 0.005 — 6.90 pe
Total 0.26 1.90 0.03 2.85 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 0.00 6.88 6.88 < 0.005 < 0.005 — 6.90
4.4. Water Emissions by Land Use
4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141
Total — — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141
Total — — — — — — — — — — — 35.7 50.6 86.3 1.23 0.08 — 141 Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 5.92 8.37 14.3 0.20 0.01 — 23.3
Total — — — — — — — — — — — 5.92 8.37 14.3 0.20 0.01 — 23.3
4.5. Waste Emissions by Land Use
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4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558
Total — — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558 Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558
Total — — — — — — — — — — — 159 0.00 159 15.9 0.00 — 558 Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — 26.4 0.00 26.4 2.64 0.00 — 92.3
Total — — — — — — — — — — — 26.4 0.00 26.4 2.64 0.00 — 92.3
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Daily, — — — — — — — — — — — — — — — — — —
Summer
(Max)
Apartme
nts
Mid Rise
— — — — — — — — — — — — — — — — 2.75 2.75
Total — — — — — — — — — — — — — — — — 2.75 2.75
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — — — — — — 2.75 2.75
Total — — — — — — — — — — — — — — — — 2.75 2.75
Annual — — — — — — — — — — — — — — — — — —
Apartme
nts
Mid Rise
— — — — — — — — — — — — — — — — 0.46 0.46
Total — — — — — — — — — — — — — — — — 0.46 0.46
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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Daily, — — — — — — — — — — — — — — — — — —
Winter
(Max)
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipme
nt
Type
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Equipme TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e nt
Type
Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetatio
n
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
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4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land
Use
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Total — — — — — — — — — — — — — — — — — —
4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,
Summer
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
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Daily,
Winter
(Max)
— — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
Annual — — — — — — — — — — — — — — — — — —
Avoided — — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Sequest
ered
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
Remove
d
— — — — — — — — — — — — — — — — — —
Subtotal — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — —
5. Activity Data
5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Site Preparation Site Preparation 1/30/2024 2/13/2024 5.00 10.0 — Grading Grading 2/14/2024 3/27/2024 5.00 30.0 —
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Building Construction Building Construction 3/28/2024 5/22/2025 5.00 300 — Paving Paving 5/23/2025 6/20/2025 5.00 20.0 —
Architectural Coating Architectural Coating 6/21/2025 7/19/2025 5.00 20.0 —
5.2. Off-Road Equipment
5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Site Preparation Rubber Tired Dozers Diesel Average 3.00 8.00 367 0.40 Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 4.00 8.00 84.0 0.37
Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Excavators Diesel Average 2.00 8.00 36.0 0.38
Grading Tractors/Loaders/Backh
oes
Diesel Average 2.00 8.00 84.0 0.37
Grading Scrapers Diesel Average 2.00 8.00 423 0.48
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Building Construction Forklifts Diesel Average 3.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Cranes Diesel Average 1.00 7.00 367 0.29 Building Construction Welders Diesel Average 1.00 8.00 46.0 0.45 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 3.00 7.00 84.0 0.37
Paving Pavers Diesel Average 2.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 2.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Architectural Coating Air Compressors Diesel Average 1.00 6.00 37.0 0.48 Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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5.3. Construction Vehicles
5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Site Preparation — — — —
Site Preparation Worker 17.5 9.47 LDA,LDT1,LDT2
Site Preparation Vendor — 6.03 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT
Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 20.0 9.47 LDA,LDT1,LDT2
Grading Vendor — 6.03 HHDT,MHDT
Grading Hauling 0.00 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 288 9.47 LDA,LDT1,LDT2
Building Construction Vendor 42.8 6.03 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 9.47 LDA,LDT1,LDT2
Paving Vendor — 6.03 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 57.6 9.47 LDA,LDT1,LDT2
Architectural Coating Vendor — 6.03 HHDT,MHDT
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Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.
5.5. Architectural Coatings
Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 777,600 259,200 0.00 0.00 —
5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (cy) Material Exported (cy) Acres Graded (acres) Material Demolished (sq. ft.) Acres Paved (acres) Site Preparation — — 15.0 0.00 —
Grading — — 90.0 0.00 —
Paving 0.00 0.00 0.00 0.00 0.00
5.6.2. Construction Earthmoving Control Strategies
Non-applicable. No control strategies activated by user.
5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Apartments Mid Rise 0.00 0%
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5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh)
Year kWh per Year CO2 CH4 N2O
2024 0.00 204 0.03 < 0.005
2025 0.00 204 0.03 < 0.005
5.9. Operational Mobile Sources
5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Apartments Mid Rise 1,816 1,816 1,816 662,840 9,084 9,084 9,084 3,315,662
5.10. Operational Area Sources
5.10.1. Hearths
5.10.1.1. Unmitigated
Hearth Type Unmitigated (number)
Apartments Mid Rise —
Wood Fireplaces 0
Gas Fireplaces 400
Propane Fireplaces 0
Electric Fireplaces 0
No Fireplaces 0
Conventional Wood Stoves 0
Catalytic Wood Stoves 0
Non-Catalytic Wood Stoves 0
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Pellet Wood Stoves 0
5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
777600 259,200 0.00 0.00 —
5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250
5.11. Operational Energy Consumption
5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Apartments Mid Rise 1,187,158 204 0.0330 0.0040 10,002,514
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Apartments Mid Rise 16,722,840 0.00
5.13. Operational Waste Generation
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5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Apartments Mid Rise 296 —
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Apartments Mid Rise Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Apartments Mid Rise Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00
5.15. Operational Off-Road Equipment
5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps
Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor
5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr) Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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5.17. User Defined
Equipment Type Fuel Type
5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres
5.18.2. Sequestration
5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)
6. Climate Risk Detailed Report
6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.
Climate Hazard Result for Project Location Unit
Temperature and Extreme Heat 6.20 annual days of extreme heat Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Extreme Precipitation 4.85 annual days with precipitation above 20 mm Sea Level Rise 0.00 meters of inundation depth
Wildfire 39.4 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider different increments of sea level rise coupled with extreme storm events. Users may select from four model simulations to view the range in potential inundation depth for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 50 meters (m) by 50 m, or about 164 feet (ft) by 164 ft.
Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.
6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 0 0 N/A
Wildfire 1 0 0 N/A
Flooding N/A N/A N/A N/A
Drought 0 0 0 N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation N/A N/A N/A N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures.
6.3. Adjusted Climate Risk Scores
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Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat N/A N/A N/A N/A
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 1 1 2
Wildfire 1 1 1 2
Flooding N/A N/A N/A N/A
Drought 1 1 1 2
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation N/A N/A N/A N/A
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.
The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.
The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.
6.4. Climate Risk Reduction Measures
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.
Indicator Result for Project Census Tract
Exposure Indicators —
AQ-Ozone 10.6
AQ-PM 1.58
AQ-DPM 47.1
Drinking Water 38.7
Lead Risk Housing 49.5
Pesticides 0.00
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Toxic Releases 0.30
Traffic 3.29
Effect Indicators —
CleanUp Sites 68.9
Groundwater 47.4
Haz Waste Facilities/Generators 0.00
Impaired Water Bodies 12.5
Solid Waste 0.00
Sensitive Population —
Asthma 23.1
Cardio-vascular 5.82
Low Birth Weights —
Socioeconomic Factor Indicators —
Education 0.00
Housing 7.39
Linguistic 0.00
Poverty 18.2
Unemployment —
7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
Indicator Result for Project Census Tract
Economic —
Above Poverty 86.41088156
Employed 59.69459772
Median HI 80.36699602
Education —
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Bachelor's or higher 89.51623252
High school enrollment 100
Preschool enrollment 63.27473374
Transportation —
Auto Access 36.49428975
Active commuting 87.60426023
Social —
2-parent households 5.82574105
Voting 92.42910304
Neighborhood —
Alcohol availability 57.96227384
Park access 81.35506224
Retail density 7.031951752
Supermarket access 75.4908251
Tree canopy 96.52252021
Housing —
Homeownership 53.13743103
Housing habitability 51.67457975
Low-inc homeowner severe housing cost burden 73.88682151 Low-inc renter severe housing cost burden 29.35968177
Uncrowded housing 58.11625818
Health Outcomes —
Insured adults 84.53740536
Arthritis 0.0
Asthma ER Admissions 98.1
High Blood Pressure 0.0
Cancer (excluding skin) 0.0
Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Asthma 0.0
Coronary Heart Disease 0.0
Chronic Obstructive Pulmonary Disease 0.0
Diagnosed Diabetes 0.0
Life Expectancy at Birth 73.2
Cognitively Disabled 58.3
Physically Disabled 38.4
Heart Attack ER Admissions 98.5
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 94.5
Physical Health Not Good 0.0
Stroke 0.0
Health Risk Behaviors—
Binge Drinking 0.0
Current Smoker 0.0
No Leisure Time for Physical Activity 0.0
Climate Change Exposures—
Wildfire Risk 49.1
SLR Inundation Area 88.2
Children 20.9
Elderly 7.8
English Speaking 98.1
Foreign-born 8.5
Outdoor Workers 51.2
Climate Change Adaptive Capacity—
Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Impervious Surface Cover 91.0
Traffic Density 9.7
Traffic Access 0.0
Other Indices —
Hardship 17.5
Other Decision Support —
2016 Voting 95.9
7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 1.00 Healthy Places Index Score for Project Location (b) 86.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535) No Project Located in a Low-Income Community (Assembly Bill 1550) No Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.
7.4. Health & Equity Measures
No Health & Equity Measures selected.
7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed.
7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.
8. User Changes to Default Data
Screen Justification
Carmel 2031 HE_Unmitigated Detailed Report, 9/22/2023
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Construction: Construction Phases Required demolition to support residential development is unknown at the time of the assessment.
Operations: Vehicle Data Trip rates adjusted to match VMT analysis.
Operations: Road Dust Local roads are 100% paved.
Operations: Water and Waste Water Wastewater treatment will be provided through local municipal services.
Characteristics: Project Details Carmel by the Sea is an Urban Setting Construction: On-Road Fugitive Dust All worker, vendor, and hauling travel will be on paved roads..
Special-Status Species in the Vicinity of the Housing Sites D
APPENDIX
Attachment 2
Attachment 2
City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Initial Study EMC Planning Group Inc. 1
Appendix D
Special-Status Species in the Vicinity of the Housing Sites Table 1 Special-Status Plant Species in the Vicinity of the Housing Sites Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Housing Site
Angel's hair lichen
(Ramalina thrausta)
--/--/2B.1 North Coast coniferous forests on dead twigs and other lichens Unlikely to occur on housing sites due to absence of northern coastal coniferous forest
habitat.
Beach layia
(Layia carnosa)
FE/SE/1B.1 Coastal dunes, hugely reduced in range along California's north coast dunes, on sparsely vegetated semi-stabilized dunes, usually behind foredunes; elevation 0-75m. Blooming Period: March - July Unlikely to occur on housing sites due to
absence of suitable coastal dune habitat.
California skrew moss
(Tortula californica)
--/--/1B.2 Chenopod scrub, valley and foothill grassland. Moss growing on sandy soil; elevation 10-1460m.
Unlikely to occur on housing site due to
absence of suitable growing habitat.
Carmel Valley bush-mallow
(Malacothamnus palmeri var.
involucratus)
--/--/1B.2 Chaparral, cismontane woodland, coastal scrub; elevation 30-1100m.
Blooming Period: May - October
Unlikely to occur on housing site due to
absence of suitable growing habitat.
Carmel Valley malacothrix
(Malacothrix saxatilis var. arachnoidea)
--/--/1B.2 Chaparral (rocky); elevation 25-335m. Blooming Period: March - December
Unlikely to occur on housing site due to
absence of rocky chaparral habitat.
Coastal dunes milkvetch
(Astragalus tener var. titi)
FE/SE/1B.1 Coastal bluff scrub, coastal dunes. Known only from a few extant occurrences, mostly historical in Southern California. Moist sandy depressions of bluffs or dunes along and near the Pacific Ocean, one site on a clay terrace; elevation 1-50m. Blooming Period: March - May Unlikely to occur on housing sites due to
distance from limited known extant
populations.
Congdon’s tarplant
(Centromadia parryi spp. congdonii)
--/--/1B.1 Valley and foothill grassland (alkaline); elevation 1-230m. Known to occur on various substrates, and in disturbed and ruderal (weedy) areas.
Blooming Period: June - November
Unlikely to occur on housing sites due to
absence of undeveloped habitat.
Contra Costa goldfields
(Lasthenia conjugens)
FE/--/1B.1 Wet areas in cismontane woodland, playas (alkaline), valley and foothill grassland, and vernal pools; elevation 0-470m. Blooming Period: March - June
Unlikely to occur on housing site due to
absence of suitable growing habitat.
Appendix D
2 EMC Planning Group Inc.
Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Housing Site
Eastwood’s goldenbush
(Ericameria fasciculata)
--/--/1B.1 Closed cone coniferous forest, chaparral (maritime), coastal dunes, and coastal scrub/sand; elevation 30 - 275 meters. Blooming Period: July - October
Unlikely to occur on housing site due to
absence of suitable habitat.
Fort Ord spineflower
(Chorizanthe minutiflora)
--/--/1B.2 Coastal scrub, maritime chaparral, sandy openings; elevation 60-145m.
Blooming Period: April - July
Unlikely to occur on housing site due to
absence of historical presence in area.
Fragrant fritillary
(Fritillaria liliacea)
--/--/1B.2 Coastal scrub, valley and foothill grassland, and coastal prairie. Often on serpentine; various soils reported though usually clay in grassland; elevation 3-410m. Blooming Period: February - April
Unlikely to occur on housing site due to
absence of suitable habitat.
Gowen cypress
(Cupressus goveniana ssp. goveniana)
FT/--/1B.2 Closed cone coniferous forest. Narrowly endemic to Monterey County.
Coastal terraces, usually in sandy soils, sometimes with Monterey pine, Bishop pine; elevation 100-125m. Evergreen
Unlikely to occur on housing site due to
absence of historical presence in area.
Hickman's cinquefoil
(Potentilla hickmanii)
FE/SE/1B.1 Coastal bluff scrub, closed-cone coniferous forest, meadows and seeps, marshes and swamps, small streams in open or forested areas along the coast; elevation 5-125m. Blooming Period: April - August Unlikely to occur on housing site due to
absence of historical presence in area.
Hickman's onion
(Allium hickmanii)
--/--/1B.2 Closed-cone coniferous forest, chaparral, coastal scrub, valley and foothill grassland, coastal prairie, sandy loam, damp ground and vernal swales; elevation 20-200m. Blooming Period: April - May Unlikely to occur on housing site due to
absence of suitable habitat.
Hooked popcorn flower
(Plagiobothrys uncinatus)
--/--/1B.2 Chaparral (sandy), cismontane woodland, valley and foothill grassland; elevation 300-730m. Blooming Period: April - May
Unlikely to occur on housing site due to
absence of growing habitat.
Hooker’s manzanita
(Arctostaphylos hookeri ssp. hookeri)
--/--/1B.2 Sandy soils in coastal scrub, chaparral, and closed-cone forest habitats; evergreen; elevation 45-215m. Blooming Period: February - April Unlikely to occur on housing site due to
absence of suitable habitat.
Hospital Canyon larkspur
(Delphinium californicum ssp. interius)
--/--/1B.2 Cismontane woodland and chaparral, in wet, boggy meadows, openings in chaparral, and in canyons; elevation 225-1060m. Blooming Period:
April - June
Unlikely to occur on housing site due to
absence of suitable habitat.
Hutchinson’s larkspur
(Delphinium hutchinsoniae)
--/--/1B.2 Broadleaved upland forest, chaparral, coastal prairie, coastal scrub; elevation 0-400m. Blooming Period: March - June
Unlikely to occur on housing site due to
absence of broadleaved upland forest habitat.
Jolon clarkia
(Clarkia jolonensis)
--/--/1B.2 Cismontane woodland, chaparral, coastal scrub; elevation 20-660m.
Blooming Period: April - June
Unlikely to occur on housing site due to
absence of suitable habitat.
Kellogg’s horkelia
(Horkelia cuneata ssp. sericea)
--/--/1B.1 Closed-cone coniferous forest, maritime chaparral, coastal scrub, sandy or gravelly openings; elevation 10-200m. Blooming Period: April - September
Unlikely to occur on housing site due to
absence of suitable habitat.
Little Sur manzanita
(Arctostaphylos edmundsii)
--/--/1B.2 Coastal bluff scrub, chaparral includes A. edmundsii var. parvifolia, statelisted rare, forming mounds on sandy terraces on ocean bluffs; elevation 30-105m. Blooming period: April - November.
Unlikely to occur on housing sites due to
absence of historical presence in area.
City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Initial Study EMC Planning Group Inc. 3
Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Housing Site
Maple-leaved checkerbloom
(Sidalcea malachroides)
--/--/1B Broadleaved upland forest, coastal prairie, coastal scrub, North Coast coniferous forest, often in disturbed areas; elevation 2-700m. Blooming Period: April - August
Unlikely to occur on housing sites due to
absence of broadleaved upland forest habitat.
Marsh microseris
(Microseris paludosa)
--/--/1B.2 Closed-cone coniferous forest, cismontane woodland, coastal scrub, valley and foothill grassland; elevation 5-300m. Blooming Period: April - June
Unlikely to occur on housing sites due to
absence of suitable habitat.
Menzies's wallflower
(Erysimum menziesii ssp. menziesii)
FE/SE/1B.1 Coastal dunes. Known only from Mendocino and Monterey Counties, localized on dunes and coastal strand; elevation 0-35m. Blooming Period: March - June
Unlikely to occur on housing sites due to
absence of historical presence in area.
Monterey clover
(Trifolium trichocalyx)
FE/SE/1B.1 Closed-cone coniferous forest, endemic to Monterey County. Poorly drained, low nutrient soil underlain with hardpan soils, also openings and burned areas; elevation 120-205. Blooming Period: April - June Unlikely to occur on housing sites due to
absence of historical presence in area.
Monterey cypress
(Cupressus macrocarpa)
--/--/1B.2 Closed-cone coniferous forest. Narrowly endemic to Monterey County, granitic soils; elevation 10-30m. Evergreen
Indigenous stands unlikely to occur on housing
sites.
Monterey gilia
(Gilia tenuiflora ssp. arenaria)
FE/ST/1B.2 Maritime chaparral, cismontane woodland, coastal dunes, coastal scrub, sandy openings; elevation 0-45m. Blooming Period: April - June Unlikely to occur on housing sites due to
absence of suitable habitat.
Monterey pine
(Pinus radiata)
--/--/1B.1 Closed-cone coniferous forest, cismontane woodland; elevation 25- 185m. Evergreen
Indigenous stands unlikely to occur on housing
sites.
Monterey spineflower
(Chorizanthe pungens var. pungens)
FT/--/1B.2 Sandy openings in maritime chaparral, cismontane woodland, coastal dunes, coastal scrub, and valley and foothill grassland; elevation 3- 450m. Blooming Period: April - June
Unlikely to occur on housing sites due to
absence of a nearby population.
Northern curly-leaved monardella
(Monardella sinuata ssp. nigrescens)
--/--/1B.2 Sandy sites in chaparral, coastal dunes, coastal scrub, and lower montane coniferous forest (ponderosa pine sandhills); elevation 0-300m.
Blooming Period: April - September
Unlikely to occur on housing sites due to
absence of historical presence in area.
Pacific Grove clover
(Trifolium polyodon)
--/SR/1B.1 Closed-cone coniferous forest, coastal prairie, meadows and seeps, valley and foothill grassland, mesic; elevation 5-120m. Blooming Period:
April - June
Unlikely to occur on housing sites due to
absence of closed-cone coniferous forest
habitat.
Pajaro manzanita
(Arctostaphylos pajaroensis)
--/--/1B.1 Sandy soils in chaparral habitat; evergreen; elevation 30-760m.
Blooming Period: December - March
Unlikely to occur on housing sites due to
absence of suitable habitat.
Pine rose
(Rosa pinetorum)
--/--/1B.2 Closed-cone coniferous forest; elevation 2-300m. Blooming Period: May - July
Unlikely to occur on housing sites due to
absence of undisturbed habitat.
Pink Johnny-nip
(Castilleja ambigua var. insalutata)
--/--/1B.1 Coastal bluff scrub, coastal prairie. Wet or moist coastal strand or scrub habitats; 3-135m elevation. Blooming Period: May - August Unlikely to occur on housing sites due to
absence of suitable habitat.
Appendix D
4 EMC Planning Group Inc.
Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Housing Site
Pinnacles buckwheat
(Eriogonum nortonii)
--/--/1B.3 Sandy sites in chaparral and valley and foothill grassland, often on recent burns; elevation 300-975m. Blooming Period: May - June Unlikely to occur on housing sites due to
absence of recently burned preferred growing
habitat.
Point Reyes horkelia
(Horkelia marinensis)
--/--/1B.2 Sandy sites in coastal dunes, coastal prairie, and coastal scrub; elevation 5-755m. Blooming Period: May - September
Unlikely to occur on housing sites due to
absence of historical presence in area.
Purple amole
(Chlorogalum purpureum var.
purpureum)
FT/--/1B.1 Cismontane woodland, valley and foothill grassland. Often in grassy areas with blue oaks in foothill woodland; elevation 300-330m. Blooming Period: May - June
Unlikely to occur on housing sites due to
absence of blue oak woodland habitat.
Saline clover
(Trifolium hydrophilum)
--/--/1B.2 Marshes and swamps, valley and foothill grassland, and vernal pools.
Prefers wet, alkaline sites; elevation 0-300m. Blooming Period: April - June
Unlikely to occur on housing sites due to
absence of marsh and swamp habitat.
Salt marsh bird's-beak
(Cordylanthus maritimus ssp. maritimus)
FE/SE/1B Coastal dunes, marshes and swamps (coastal salt); elevation 0-30m.
Blooming Period: May - October
Unlikely to occur on housing sites due to
absence of coastal salt marshland habitat.
San Francisco collinsia
(Collinsia multicolor)
--/--/1B.2 Serpentine sites in closed cone coniferous forest and coastal scrub.
Prefers decomposed shale (mudstone) mixed with humus; elevation 30- 250m. Blooming Period: March - May
Unlikely to occur on housing sites due to
absence of serpentine habitat.
Sand-loving wallflower
(Erysimum ammophilum)
--/--/1B.2 Maritime chaparral, coastal dunes, coastal scrub, sandy openings; elevation 0 – 60m. Blooming Period: February - June
Unlikely to occur on housing sites due to
absence of historical presence in area.
Sandmat manzanita
(Arctostaphylos pumila)
--/--/1B.2 Closed cone coniferous forest, maritime chaparral, cismontane woodland, coastal dunes, coastal scrub, sandy openings; elevation 30- 730m. Blooming Period: February - May
Unlikely to occur on housing sites due to
absence of suitable habitat.
Santa Cruz clover
(Trifolium buckwestiorum)
--/--/1B.1 Broadleaved upland forest, cismontane woodland, and coastal prairie; prefers moist grassland and gravelly margins; elevation 105-610m.
Blooming Period: April - October
Unlikely to occur on housing sites due to moist
grassland habitat.
Santa Cruz microseris
(Stebbinsoseris decipiens)
--/--/1B Broadleaved upland forest, closed-cone coniferous forest, chaparral, coastal prairie, coastal scrub, valley and foothill grassland, open areas, sometimes serpentine; elevation 10-500m. Blooming Period: April - May Unlikely to occur on housing sites due to
absence of suitable growing habitat.
Santa Cruz tarplant
(Holocarpha macradenia)
FT/SE/1B.1 Coastal prairie, coastal scrub, and valley and foothill grassland; often on clay or sandy soils; elevation 10-220m. Blooming Period: June - October Unlikely to occur on housing sites due to
absence of nearby population.
Seaside bird’s-beak
(Cordylanthus rigidus ssp. littoralis)
--/SE/1B.1 Closed-cone coniferous forest, maritime chaparral, cismontane woodland, coastal dunes, coastal scrub, sandy often disturbed sites; elevation 0-215m. Blooming Period: May - October
Unlikely to occur on housing sites due to
absence of historical presence in area.
Tidestrom's lupine
(Lupinus tidestromii)
FE/SE/1B.1 Partially stabilized dunes, immediately near the ocean; elevation 0-3m.
Blooming Period: April - June
Unlikely to occur on housing sites due to
absence of suitable habitat.
City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Initial Study EMC Planning Group Inc. 5
Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Housing Site
Toro manzanita
(Arctostaphylos montereyensis)
--/--/1B.2 Maritime chaparral, cismontane woodland, coastal scrub, sandy; elevation 30-730m. Blooming Period: February – March
Unlikely to occur on housing sites due to
absence of suitable habitat.
Twisted horsehair lichen
(Sulcaria spiralifera)
--/--1B.2 North Coast coniferous forest (immediate coast), coastal dunes. Usually on conifers. 0-90 m.
Unlikely to occur on housing sites due to
absence of suitable habitat.
Woodland woollythreads
(Monolopia gracilens)
--/--/1B.2 Serpentine, open sites in broadleaved upland forest, chaparral, cismontane woodland, North Coast coniferous forest, and valley and foothill grassland; elevation 100-1200m. Blooming Period: March - July Unlikely to occur on housing sites due to
absence of serpentine broadleaved upland
forest habitat.
Yadon’s rein orchid
(Piperia yadonii)
FE/--/1B.1 Sandy sites in coastal bluff scrub, closed cone coniferous forest, maritime chaparral; elevation 10-510m. Blooming Period: May - August Unlikely to occur on housing sites due to
absence of suitable, undisturbed habitat.
SOURCE: CDFW 2023, CNPS 2023
NOTE: Status Codes:
Federal (USFWS)
FE: Listed as Endangered under the Federal Endangered Species Act.
FT: Listed as Threatened under the Federal Endangered Species Act.
FC: A Candidate for listing as Threatened or Endangered under the Federal Endangered Species Act.
FSC: Species of Special Concern.
FD: Delisted under the Federal Endangered Species Act.
State (CDFW)
SE: Listed as Endangered under the California Endangered Species Act.
ST: Listed as Threatened under the California Endangered Species Act.
SR: Listed as Rare under the California Endangered Species Act.
SC: A Candidate for listing as Threatened or Endangered under the California Endangered Species Act.
SSC: Species of Special Concern.
SFP: Fully Protected species under the California Fish and Game Code.
SD: Delisted under the California Endangered Species Act.
CNPS Rare Plant Ranks and Threat Code Extensions
1B: Plants that are considered Rare, Threatened, or Endangered in California and elsewhere. 2B: Plants that are considered Rare, Threatened, or Endangered in California, but more common elsewhere. .1: Seriously endangered in California (over 80% of occurrences threatened/high degree and immediacy of threat). .2: Fairly endangered in California (20-80% occurrences threatened). .3: Not very endangered in California (<20% of occurrences threatened or no current threats known).
Appendix D
6 EMC Planning Group Inc.
Table 2 Special-Status Wildlife Species Housing in the Vicinity of the Housing Sites Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Housing Site
American badger
(Taxidea taxus)
--/SSC Most abundant in drier, open stages of most shrub, forest, and herbaceous habitats. Need sufficient food and open, uncultivated ground with friable soils to dig burrows. Prey on burrowing rodents.
Unlikely to occur on housing sites due to
absence of uncultivated, undisturbed ground
within Carmel city limits.
Arroyo toad
(Bufo californicus)
FE/SSC Semi-arid regions near washes or intermittent streams, including valleyfoothill and desert riparian, desert wash, etc. Rivers with sandy banks, willows, cottonwoods, and sycamores, loose, gravelly areas of streams in drier parts of range.
Unlikely to occur on housing sites due to
absence of suitable habitat.
Bank swallow
(Riparia riparia)
--/ST Highly colonial species that nests in alluvial soils along rivers, streams, lakes, and ocean coasts. Nesting colonies only occur in vertical banks or bluffs of friable soils at least one meter tall, suitable for burrowing with some predator deterrence values. Breeding colony present in Salinas River.
Unlikely to occur on housing sites due to
absence of suitable nesting habitat.
Blunt-nosed leopard lizard
(Gambelia sila)
FE/SE Resident of sparsely vegetated alkali and desert scrub habitats, in areas of low topographic relief. Seeks cover in mammal burrows, under shrubs or structures such as fence posts.
Unlikely to occur on housing sites due to
absence of vegetated alkali or desert scrub
habitat.
Buena Vista Lake ornate shrew (Sorex
ornatus relictus)
FE Marshlands and riparian areas in the Tulare Basin. Prefers moist soil. Uses stumps, logs and litter for cover.
Unlikely to occur on housing sites due to
distance from Tulare Basin.
California black rail
(Laterallus jamaicensis coturniculus)
--/ST Inhabits freshwater marshes, wet meadows, and shallow margins of saltwater marshes bordering larger bays. Needs water depth of about 1 inch that does not fluctuate during the year and dense vegetation for nesting.
Unlikely to occur on housing sites due to
absence of marsh habitat.
California brown pelican
(Pelecanus occidentalis californicus)
FE/SE (Nesting Colony) Colonial nester on coastal islands just outside the surf line, nests on coastal islands of small to moderate size which afford immunity from attach by ground-dwelling predators.
Unlikely to occur on housing sites due to
distance from coastal island habitat.
California clapper rail (Rallus
longirostris obsoletus)
FE/-- Tidal and brackish marshes with unrestricted daily tidal flows. Unlikely to occur on housing sites due to absence of brackish marsh habitat.
California condor
(Gymnogyps californianus)
FE/SE Requires vast expanses of open savannah, grasslands, and foothill chaparral in mountain ranges of moderate altitude. Deep canyons containing clefts in the rocky walls provide nesting sites. Forages up to 100 miles from roost/nest.
Unlikely to occur on housing sites due to
absence of suitable nesting or foraging
habitat
California horned lark
(Eremophila alpestris actia)
--/SSC Coastal regions, chiefly from Sonoma County to San Diego County, also within the main part of the San Joaquin Valley and east to the foothills.
Prefers short-grass prairie, mountain meadows, open coastal plains, fallow grain fields, alkali flats.
Unlikely to occur on housing sites due to
absence of short-grass prairie habitat.
California least tern
(Sternula antillarum browni)
FE/SE Nests along the coast from San Francisco Bay south to northern Baja California. Colonial breeder on bare or sparsely vegetated, flat substrates (sand beaches, alkali flats, landfills, or paved areas).
Unlikely to occur on housing sites due to
absence of suitable nesting habitat.
City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Initial Study EMC Planning Group Inc. 7
Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Housing Site
California red-legged frog
(Rana draytonii)
FT/SSC Rivers, creeks, and stock ponds with pools and overhanging vegetation.
Requires dense, shrubby or emergent riparian vegetation, and prefers short riffles and pools with slow-moving, well-oxygenated water. Needs upland habitat to aestivate (remain dormant during dry months) in small mammal burrows, cracks in the soil, or moist leaf litter.
Unlikely to occur on housing sites due to
absence of aquatic habitat.
California tiger salamander
(Ambystoma californiense)
FT/ST Grasslands and oak woodlands near seasonal pools and stock ponds in central and coastal California. Needs upland habitat to aestivate (remain dormant during dry months) in small mammal burrows, cracks in the soil, or moist leaf litter. Requires seasonal water sources that persist into late March for breeding habitat.
Unlikely to occur on housing sites due to
absence of available seasonal pooling
habitat.
Coast horned lizard
(Phrynosoma blainvillii)
--/SSC Arid grassland and scrubland habitats; prefers lowlands along sandy washes with scattered low bushes. Requires open areas for sunning, bushes for cover, patches of loose soil for burrowing, and abundant supply of ants and other insects for feeding.
Unlikely to occur on housing sites due to
absence of lowland sandy wash habitat.
Coast Range newt
(Taricha torosa)
--/SSC Coastal drainages; lives in terrestrial habitats and can migrate over 1 km to breed in ponds, reservoirs, and slow-moving streams.
Unlikely to occur on housing sites due to
absence of aquatic habitat.
Ferruginous hawk
(Buteo regalis)
--/SSC (Wintering) Open grasslands, sagebrush flats, desert scrub, low foothills and fringes of pinyon-juniper habitats. Mostly consumes flat lagomorphs, ground squirrels, and mice.
Unlikely to occur on housing sites due to
absence of suitable habitat.
Foothill yellow-legged frog
(Rana boylii)
--/SSC Partly shaded, shallow streams and riffles with rocky substrate in a variety of habitats. Requires at least some cobble-sized substrate for egg-laying and 15 weeks of available water to attain metamorphosis.
Unlikely to occur on housing sites due to
absence of suitable stream habitat.
Least Bell's vireo
(Vireo bellii pusillus)
FE/SE Summer resident of southern and central California in riparian habitats below 2,000 feet in elevation. Often nests in large shrubs, along margins of bushes or on twigs projecting into pathways.
Unlikely to occur on housing sites due to
absence of marginal riparian habitat.
Marbled murrelet
(Brachyramphus marmoratus)
FT/SE Feeds near shore, and nests up to six miles inland from coast from Half Moon Bay to Santa Cruz in old-growth redwood forests, often in Douglas fir trees.
Unlikely to occur on housing sites due to
absence of old growth redwood forests.
Monarch butterfly
(Danaus plexippus)
FC/-- Winter roost sites. Wind protected tree groves (Eucalyptus, Monterey pine, cypress) with nectar and water sources nearby.
Potential to occur on housing sites due to
presence of quality over wintering habitat in
close proximity to the proposed
developments.
Monterey shrew
(Sorex ornatus salarius)
FE/-- Riparian, wetland and upland areas in the vicinity of the Salinas River delta.
Prefers moist microhabitats. feeds on insects and other invertebrates found under logs, rocks and litter.
Unlikely to occur on housing sites due to
absence of aquatic habitat.
Appendix D
8 EMC Planning Group Inc.
Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Housing Site
Northern california legless lizard
(Anniella pulchra)
--/SSC Sandy or loose loamy soils under sparse vegetation, moist soils. Anniella pulchra is traditionally split into two subspecies: A. pulchra pulchra (silvery legless lizard) and A. pulchra nigra (black legless lizard), but these subspecies are typically no longer recognized.
Unlikely to occur on housing sites due to lack
of undisturbed habitat.
Obscure bumble bee
(Bombus caliginosus)
--/SCE Meadows and grasslands with flowering plants. May be found in some natural areas within urban environments. Require flowering plants that bloom and provide adequate nectar and pollen throughout the colony’s flight period from as early as February to late November.
Potential to occur on housing sites due to
historical CNDDB records of this species in
the area.
San Joaquin kit fox
(Vulpes macrotis mutica)
FE/ST Annual grasslands or grassy open stages with scattered shrubby vegetation.
Needs loose-textured sandy soils for burrowing, and suitable prey base.
Unlikely to occur on housing sites due to
absence of open stage grassland habitat.
Santa Cruz long-toed salamander
(Ambystoma macrodactylum croceum)
FE/SE Wet meadows near sea level in a few restricted locales in Santa Cruz and Monterey Counties. Aquatic larvae prefer shallow (<12 inches) water; use clumps of vegetation or debris for cover. Adults use mammal burrows.
Unlikely to occur on housing sites due to
absence of wet meadow habitat.
Smith’s blue butterfly
(Euphilotes enoptes smithi)
FE/-- Coastal dunes and coastal sage scrub plant communities. Host plants include Eriogonum latifolium and E. parvifolium for larval and adult stages.
Unlikely to occur on housing sites due to
absence of coastal dune habitat
Townsend's big-eared bat
(Corynorhinus townsendii)
--/SCT Inhabits a wide variety of habitats. Most common in mesic sites. Roosts in the open, hanging from walls and ceilings. Roosting sites limiting. Extremely sensitive to human disturbance.
Unlikely to occur on housing sites due to
dense human disturbance in and around the
City of Carmel.
Tricolored blackbird
(Agelaius tricolor)
--/SE Areas adjacent to open water with protected nesting substrate, which typically consists of dense, emergent freshwater marsh vegetation.
Unlikely to occur on housing sites due to
absence of dense, freshwater marsh habitat.
Western bumble bee
(Bombus occidentalis)
--/CE Meadows and grasslands with flowering plants; can also be found in natural areas within urban environments.
Potential to occur on housing sites due to
historical CNDDB records of this species in
the area.
Western snowy plover
(Charadrius alexandrinus nivosus)
FT/SSC Sandy beaches, salt pond levees, shores of large alkali lakes; sandy, gravelly, or friable soils for nesting.
Unlikely to occur on housing sites due to
absence of sandy beach habitat.
Western yellow-billed cuckoo
(Coccyzus americanus)
FC/SE Riparian forest nester, along the broad, lower flood-bottoms of larger river systems. Nests in riparian jungles of willow, often mixed with cottonwoods, with lower story of blackberry, nettles, or wild grape.
Unlikely to occur on housing sites due to
absence of large river system habitat
SOURCE: CDFW 2023
NOTE: Status Codes:
Federal (USFWS)
FE: Listed as Endangered under the Federal Endangered Species Act.
FT: Listed as Threatened under the Federal Endangered Species Act.
FC: A Candidate for listing as Threatened or Endangered under the Federal Endangered Species Act.
FSC: Species of Special Concern.
FD: Delisted under the Federal Endangered Species Act.
City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Initial Study EMC Planning Group Inc. 9
State (CDFW)
SE: Listed as Endangered under the California Endangered Species Act.
ST: Listed as Threatened under the California Endangered Species Act.
SR: Listed as Rare under the California Endangered Species Act.
SC: A Candidate for listing as Threatened or Endangered under the California Endangered Species Act.
SSC: Species of Special Concern.
SFP: Fully Protected species under the California Fish and Game Code.
SD: Delisted under the California Endangered Species Act.
Monterey Peninsula Water Management District’s
Technical Memorandum (June 1, 2023) E
APPENDIX
Attachment 2
Attachment 2
Technical Memorandum
June 1, 2023
Summary of Water Supply Requirements for Housing
Typically, a water supply/demand analysis would examine future residential water demand based on population1, because people use water not houses, but this year is the beginning of the 6th Cycle of the Regional Housing Needs Allocation (RHNA) effort, so this memorandum will focus on how much residential water is needed to meet typical housing needs and the RHNA goals.
However, it is important to acknowledge that a full supply and demand forecast such as the District’s 2022 Adopted Supply and Demand Forecast also include non-residential (such as commercial) water needs going forward to meet job growth and economic expansion.
Residential Water Need – What Do Housing Types Use?
The District has a long-established residential fixture unit count methodology that is captured in its Rules and Regulations, Rule 24. The data is statistically based on engineering, design, and plumbing standards for residential housing units, and is updated to current standards regularly.
The methodology examines architectural floor plans and determines (“counts”) the number of fixtures in the proposed structure or dwelling unit and, based on the installed fixtures, determines the capacity of the dwelling unit to use water.
For purposes of forecasting future needs, the District has applied its fixture unit counts to determine the following for typical or standard capacity for water use, in acre-feet per unit:
AcreFeet
Required
Multi-Family:
1 to 2 Bedroom
1 Bathroom
Multi-Family:
2 to 3 Bedroom
2 Bathroom
Single-Family:
1 Master Bath
1 Standard Bath
1 Half-Bath
Standard Bathroom(s) 0.043 0.043 0.086 0.043
Half Bathroom 0.023 0.023
Master Bathroom 0.053 0.053
Kitchen 0.015 0.015 0.015 0.015
Clothes Washer 0.010 0.010 0.010 0.010
Landscaping & Other2 Varies (see footnote 2) (see footnote 2) 0.036 Total per Unit 0.068 0.111 0.180
1 The District’s Adopted 2022 Supply and Demand Forecast adopted relies upon the AMBAG Regional Growth Forecast 25-year population projection to estimate the annual growth rate in residential water use. Use of RHNA dwelling units will result in a higher number than population estimates. 2 “Other” may include other fixtures such as utility sink, bar sink, vegetable sink, bidet, custom tub or showers. Overall project landscaping will be added.
Attachment 2
How do these Capacity Factors Apply to RHNA Categories? RHNA requirements are allocated to four categories of housing based on affordability, but each category may be a mix of housing types. Therefore, the District assumes a mixture of housing types for each category.
RHNA Housing Type Category
Assumption of
Housing Mix
Resulting Water
Use Factor
(AF)
Very Low Income 50% 1-Bath &
50% 2-Bath
(100% Multi-Family)
0.0895 AF
Low Income 50% 1-Bath &
50% 2-Bath
(100% Multi-Family)
0.0895 AF
Moderate Income 50% Single-Family &
50% Multi-Family
0.1347 AF
Above Moderate 67% Single-Family &
33% Multi-Family
0.1501 AF
Based on the RHNA Goals and the Capacity Factors, What is the RHNA Water Need? Based on the District’s computed capacity factors by RHNA category, the Monterey Peninsula future residential water need can be forecast as 765 acre-feet, computed as follows. However, the total must be adjusted for jurisdictions whose housing need will be served in part by another water provider, which will include old Fort Ord land and certain self-sourced developments in the Carmel Valley and elsewhere, resulting in a need of 670 AF:
Monterey
Pacific
Grove
Carmelby-theSea Seaside
Del Rey
Oaks
Sand
City County*
Total
Units
Avg. Use
per Unit
Water
Required
(AF)
Very Low
Income 1,177 362 113 86 60 59 90 1,947 0.0895 174
Low Income 769 237 74 55 38 39 59 1,271 0.0895 114
Moderate 462 142 44 156 24 49 43 920 0.1347 124
Above Moderate 1,246 384 118 319 62 113 108 2,350 0.1501 353 Total Allocation 3,654 1,125 349 616 184 260 300 6,488 0.1179 765 Served by Others (365) (308) (37) (90) (800) (0.1179) (94) Net 3,289 1,125 349 308 147 260 210 5,688 670
Water for Net
RHNA (AF)
380 130 40 45 17 32 25
*: Assumption of 300 new RHNA units in the unincorporated County of the Cal-Am/MPWMD water service area.
County housing element may differ, but currently unavailable.
Attachment 2
Table of Contents
MITIGATION MONITORING AND REPORTING PROGRAM .................................................. 1
1.1 Introduction ............................................................................................................................... 1
1.2 Monitoring and Reporting Program....................................................................................... 1
1.3 Monitoring and Reporting Program Procedures.................................................................. 1
1.4 Monitoring and Reporting Checklist ...................................................................................... 2 Attachment 3
Attachment 3
Mitigation Monitoring and Reporting Program 1 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 Mitigation Monitoring and Reporting Program
1.1 Introduction
CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs when they approve projects subject to an environmental impact report or a negative declaration that includes mitigation measures to avoid significant adverse environmental effects. The reporting or monitoring program is to be designed to ensure compliance with conditions of project approval during project implementation in order to avoid significant adverse environmental effects.
The law was passed in response to historic non-implementation of mitigation measures presented in environmental documents and subsequently adopted as conditions of project approval. In addition, monitoring ensures that mitigation measures are implemented and thereby provides a mechanism to evaluate the effectiveness of the mitigation measures.
A definitive set of project conditions would include enough detailed information and enforcement procedures to ensure the measure's compliance. This monitoring program is designed to provide a mechanism to ensure that mitigation measures and subsequent conditions of project approval are implemented associated with projects in accordance with the housing element.
1.2 Monitoring and Reporting Program
The basis for this monitoring program is the mitigation measures included in the project mitigated negative declaration. These mitigation measures are designed to eliminate or reduce significant adverse environmental effects to less than significant levels. These mitigation measures become conditions of project approval, which the project proponent is required to complete during and after implementation of projects in accordance with the housing element.
The attached checklist is proposed for monitoring the implementation of the mitigation measures.
This monitoring checklist contains all appropriate mitigation measures in the mitigated negative declaration.
1.3 Monitoring and Reporting Program Procedures
The City of Carmel-by-the-Sea shall use the attached monitoring checklist for projects in accordance with the housing element. The monitoring program should be implemented as follows:
Attachment 3
Mitigation Monitoring and Reporting Program 2 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024
1. The City of Carmel-by-the-Sea Community Planning and Building Department should be responsible for coordination of the monitoring program, including the monitoring checklist. The City of Carmel-by-the-Sea Community Planning and Building Department should be responsible for completing the monitoring checklist and distributing the checklist to the responsible individuals or agencies for their use in monitoring the mitigation measures.
2. Each responsible individual or agency will then be responsible for determining whether the mitigation measures contained in the monitoring checklist have been complied with. Once all mitigation measures have been complied with, the responsible individual or agency should submit a copy of the monitoring checklist to the City of Carmel-by-the-Sea Community Planning and Building Department to be placed in the project file. If the mitigation measure has not been complied with, the monitoring checklist should not be returned to the City of Carmelby-the-Sea Community Planning and Building Department.
3. The City of Carmel-by-the-Sea Community Planning and Building Department will review the checklist to ensure that appropriate mitigation measures and additional conditions of project approval included in the monitoring checklist have been complied with at the appropriate time, e.g. prior to issuance of a use permit, etc. Compliance with mitigation measures is required for project approvals.
4. If a responsible individual or agency determines that a non-compliance has occurred, a written notice should be delivered by certified mail to the project proponent within 10 days, with a copy to the City of Carmel-by-the-Sea Community Planning and Building Department time. If noncompliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed at the discretion of the City of Carmel-by-the-Sea.
1.4 Monitoring and Reporting Checklist
Step 1 - Prior to Issuance of Demolition Permits, Tree Removal Permits, or Grading Permits
AQ-1 The developer shall prepare a Construction Management Plan for review and approval by the Community Planning and Building Department. The Construction Management Plan shall include the following measures to reduce TAC emissions during construction at individual project sites:
a. Heavy-duty diesel vehicles will have 2010 or newer model year engines, in compliance with the California Air Resources Board’s Truck and Bus Regulation; b. Idling of construction equipment and heavy-duty diesel trucks will be avoided where feasible, and if idling is necessary, it will not exceed three minutes; Attachment 3
Mitigation Monitoring and Reporting Program 3 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 c. All construction equipment will be maintained and properly tuned in accordance with manufacturer’s specifications and will be checked by a certified visible emissions evaluator; and
d. All non-road diesel construction equipment will, at a minimum, meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. Further, where feasible, construction equipment will use alternative fuels such as compressed natural gas, propane, electricity or biodiesel.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: Community Planning and Building Department Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ BIO-1 Worker Environmental Awareness Training. Prior to approval of a grading permit at a housing site, a qualified biologist shall conduct a training session for all construction personnel. At a minimum, the training shall include a description of special-status species potentially occurring in the housing site vicinity, including, but not limited to, monarch butterfly, obscure bumble bee, and western bumble bee. Their habitats, general measures that are being implemented to conserve species as they relate to the housing site, and the boundaries within which construction activities will occur will be explained.
Informational handouts with photographs clearly illustrating the species’ appearances shall be used in the training session. All new construction personnel shall undergo this mandatory environmental awareness training. Documentation of completion of this training shall be submitted to the City of Carmel-by-the-Sea Community Planning and Building Department prior to the start of ground disturbing activities.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ Attachment 3
Mitigation Monitoring and Reporting Program 4 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 BIO-2 Monarch Butterfly Survey and Avoidance. Prior to initiation of ground disturbance, a late fall/early winter monarch butterfly survey of trees on the housing site shall be conducted by a qualified biologist. Results of the survey shall be submitted to the City of Carmel-by-the-Sea Community Planning and Building Department upon completion. If the results of the survey do not identify any potential overwintering monarch butterflies on-site, not further mitigation is required. If overwintering monarchs are determined to use the site, the applicant shall avoid removal of trees used for overwintering by monarchs to the greatest extent feasible. If trees cannot be avoided, tree removal shall occur outside of the overwintering period (November through February) or until a qualified biologist has determined that overwintering monarchs are no longer using the site. Documentation of tree avoidance or absence of monarchs shall be submitted to the City of Carmel-by-the-Sea Community Planning and Building Department prior to tree removal.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ BIO-3 Bumble Bee Survey and Avoidance. Prior to ground disturbance, a qualified biologist will conduct a pre-construction survey of small mammal burrows and thatched/bunch grasses for western bumble bee activity during the optimal flight period (April 1 – July 31). If the survey results are negative (i.e., no bumble bee activity observed), a letter report confirming absence will be prepared and submitted to the City of Carmel-by-theSea Community Planning and Building Department and no further mitigation is required.
If bumble bee nests are detected and the area can be avoided, a qualified biologist shall supervise the installation of protective fencing/flagging a minimum of 50 feet around the nest area prior to construction. The fencing/flagging will be checked at least once per week until construction is complete to ensure that the protective fencing/flagging remains intact. The qualified biologist can conduct the weekly checks or train a biological monitor selected from the construction crew by the construction contractor (typically the project foreman) to check the fencing/flagging and provide weekly updates.
Attachment 3
Mitigation Monitoring and Reporting Program 5 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 Documentation of the fencing/flagging installation shall be provided to the City of Carmel-by-the-Sea Community Planning and Building Department prior to the start of ground disturbance activities. Documentation of the weekly checks and timely maintenance (if needed) shall be provided to the City of Carmel-by-the-Sea Community Planning and Building Department quarterly during construction.
If bumble bee nests are detected and the area cannot be avoided, the qualified biologist shall coordinate with the California Department of Fish and Wildlife to determine the appropriate method of relocation or eviction of the nests.
After it has been confirmed that the habitat area is no longer occupied, a letter report will be prepared by the qualified biologist and submitted to the City of Carmel-by-theSea Community Planning and Building Department.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ BIO-4 Approximately 14 days prior to tree removal or construction activities, a qualified biologist shall conduct a habitat assessment for bats and potential roosting sites in trees to be removed in trees within 50 feet of the construction easement. These surveys shall include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within the housing site, construction access routes, and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked.
If no roosting sites or bats are found, a letter report confirming absence shall be prepared and submitted to the Carmel-by-the-Sea Community Planning and Building Department and no further mitigation is required. If bats or roosting sites are found, Attachment 3
Mitigation Monitoring and Reporting Program 6 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 bats shall not be disturbed without specific notice to and consultation with the California Department of Fish and Wildlife.
If bats are found roosting outside of the nursery season (May 1 through October 1), the California Department of Fish and Wildlife shall be consulted prior to any eviction or other action. If avoidance or postponement is not feasible, a Bat Eviction Plan will be submitted to the California Department of Fish and Wildlife for written approval prior to project implementation. A request to evict bats from a roost includes details for excluding bats from the roost site and monitoring to ensure that all bats have exited the roost prior to the start of activity and are unable to re-enter the roost until activity is completed. Any bat eviction shall be timed to avoid lactation and young-rearing. If bats are found roosting during the nursery season, they shall be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the California Department of Fish and Wildlife) shall be established around the roosting site within which no construction activities including tree removal or structure disturbance shall occur until after the nursery season. Once the absence of roosting bats has been confirmed, a letter report will be prepared and submitted to the City of Carmel-by-the-Sea Community Planning and Building Department.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ BIO-5 To avoid impacts to nesting birds during the nesting season (February 1 through September 15), construction activities within or adjacent to any housing site that includes any vegetation removal or ground disturbance (such as grading or trenching) shall be conducted between September 16 and January 31, which is outside of the bird nesting season. If construction activities must commence during the bird nesting season, then a Attachment 3
Mitigation Monitoring and Reporting Program 7 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 qualified biologist shall conduct a pre-construction survey for nesting birds to ensure that no nests would be disturbed during construction.
a. Two surveys for active nests of birds shall occur within 7 days prior to start of construction, with the second survey conducted within 48 hours prior to start of construction. Appropriate minimum survey radius surrounding the work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. Individual project developers shall submit evidence of completion of the pre-construction surveys to the City of Carmel-by-the-Sea Community Planning and Building Department prior to initiation of ground disturbing activities.
b. If the qualified biologist documents active nests within individual housing site boundaries, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g., defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active. This measure shall be implemented by the individual project developers prior to initiation of ground disturbing activities. Once the absence of nesting birds has been confirmed, a letter report will be prepared and submitted to the City of Carmel-by-the-Sea Community Planning and Building Department prior to disturbance of the nest area.
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ GEO-1 The following language shall be included on all grading permits: “If paleontological resources are discovered during demolition and earthmoving activities, work shall stop Attachment 3
Mitigation Monitoring and Reporting Program 8 EMC Planning Group City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update March 2024 within 100 feet of the find until a qualified paleontologist can assess if the find is unique and, if necessary, develop appropriate treatment measures in consultation with the City’s Community Planning and Building Department.”
Party Responsible for Implementation: Developer
Party Responsible for Monitoring: City of Carmel-by-the-Sea Community Planning and Building Department
Monitoring Notes:
______________________________________________________________ ______________________________________________________________ ______________________________________________________________ Attachment 3
March 27, 2024
Marnie R. Waffle, AICP
Principal Planner
City of Carmel-by-the-Sea Community Planning and Building Department City Hall, PO Box CC
Carmel-by-the-Sea, 93921
Re: City of Carmel-by-the-Sea 6th Cycle Housing Element Update (2023-2031) and Safety Element Update Mitigated Negative Declaration
Response to Comments
Dear Marnie,
EMC Planning Group has reviewed the public comments that were received during the State’s 30-day public review period (February 23, 2024 to March 25, 2024) for the abovereferenced mitigated negative declaration (MND). The lead agency (City of Carmel-by-theSea, hereinafter “City”) is not required to respond to public comments on the proposed MND, but the City’s decision-making body is required to consider all comments prior to considering adoption of the MND and approval of the project. We are only providing responses to environmental issues, as well as comments on the environmental review (CEQA) process.
The following public comments were received, and are attached to this letter:
1. Department of Toxic Substances Control, dated March 20, 2024; and
2. Monterey-Salinas Transit, dated March 25, 2024.
Department of Toxic Substances Control (March 20, 2024) The Department of Toxic Substances Control submitted a comment letter on March 20, 2024, which is attached to this response letter. Our response to the comment is provided below.
Attachment 4
Marnie Waffle
City of Carmel-by-the-Sea
March 27, 2024, Page 2
1. The commenter states that surveys should be conducted for the presence of leadbased paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk if buildings or other structures are to be demolished on any of the housing sites. The commenter also states that the removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in compliance with state environmental regulations and policies and that sampling near current and/or former buildings should be conducted in accordance with the Department of Toxic Substances Control’s Update to June 2006 Phase I Addendum Guidance.
Section 9.0, Hazards and Hazardous Materials, checklist question “b” of the initial study concludes that compliance with uniformly applied requirements at the federal, state, and local level would be required by the City as part of the development review and building permit processes for individual projects on the housing sites for which demolition activities would occur. The initial study also indicates that the City’s standard condition of approval #18 would be required, which would reduce impacts involving the potential release of hazardous materials into the environment to a less-than-significant level. The City could consider DTSC’s recommendations as conditions of housing development project approvals. No changes to the mitigated negative declaration are necessary.
2. The commenter provides recommendations related to imported soil and fill material; such as testing all imported soil and fill material to ensure that any contaminants of concern are within approved screening levels for the intended land use.
No specific comment on an environmental topic or content of the initial study is made. The City could consider DTSC’s recommendations as conditions of housing development project approvals. No changes to the mitigated negative declaration are necessary.
Monterey-Salinas Transit (March 25, 2024)
The Monterey-Salinas Transit (MST) submitted a comment letter on March 25, 2024, which is attached to this response letter. Our response to the comment is provided below.
1. The commenter indicates support for the Housing Element Update’s Program 1.3.I:
Implement State Law SB 10 Opportunities to Maximize Feasibility of Development in Strategic Locations and recommends adding a section encouraging high-density housing development in areas with public transit and safe pedestrian infrastructure.
This comment is noted. No specific comment on an environmental topic or content of the initial study is made. City staff has indicated they will not be Attachment 4
Marnie Waffle
City of Carmel-by-the-Sea
March 27, 2024, Page 3
modifying the housing element update program. No changes to the mitigated negative declaration are necessary.
2. The commenter recommends including Transportation Demand Management (TDM) strategies into the mitigated negative declaration to maintain the thresholds of No Impact and Less than Significant Impact identified within Section 17.0, Transportation, of the initial study.
As presented within Section 17.0, Transportation, of the initial study, all checklist questions were concluded to have no impact except one, which was concluded to have a less than significant impact. TDM measures are typically presented as mitigation measures in an environmental document when a transportation-related impact as a result of a project is significant and requires strategies to reduce that impact to less than significant. Hexagon Transportation Consultants prepared a memorandum for the initial study that concluded that the proposed project would have a less than significant vehicle miles traveled (VMT) impact. Therefore, no TDM strategies are required in the MND. The City could consider MST’s recommendation as a condition of housing development project approvals. No changes to the mitigated negative declaration are necessary.
3. The commenter states that MST provides programs and services compatible with TDM strategies and that residential developments can participate in programs that incentivize transit use and further mitigate transportation impacts. No specific comment on an environmental topic or content of the initial study is made. No changes to the mitigated negative declaration are necessary.
4. The commenter requests that the City continue to collaborate with MST to ensure the City has adequate transit service for residents. No specific comment on an environmental topic or content of the initial study is made. No changes to the mitigated negative declaration are necessary.
If you have any questions, please feel free to reach out to Shoshana Lutz at [email protected].
Sincerely,
Shoshana Lutz Teri Wissler Adam
Senior Planner Senior Principal
Attachment 4
CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION NO. 2024-029
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA, ADOPTING A GENERAL PLAN AMENDMENT TO REPEAL THE 2015-2023 HOUSING ELEMENT AND ADOPT THE 2023-2031 HOUSING ELEMENT OF THE GENERAL PLAN IN
COMPLIANCE WITH STATE HOUSING ELEMENT LAW
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives” (Government Code Section 65589.5.); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration” (Government Code Section 65589.5.); and WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita… California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years;” and WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Carmel-by-the-Sea regional housing need allocation (RHNA) of 349 housing units, comprised of 113 very-low income units, 74 low-income units, 44 moderate-income units, and 118 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Carmel-by-the-Sea has prepared the 6th cycle 2023-2031 Housing Element in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City’s RHNA; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS, as provided in Government Code sections 65352 – 65352.5 the City of Carmel-by-the-Sea mailed a public notice to all California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and Attachment 5
Resolution 2024-029
WHEREAS, one California Native American Tribe requested consultation and were provided with information, including documents, website resources, and notification of public meetings. No further requests were received from the Tribe; and WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, the City of Carmel-by-the-Sea conducted extensive community outreach over the last 17 months including five Housing Ad Hoc Committee workshops, five City Council meetings; one Joint Planning Commission and City Council meeting; one Planning Commission adoption recommendation hearing, and one City Council adoption hearing; and WHEREAS, in accordance with Government Code Section 65585 (b), on June 5, 2023, the City of Carmel-by-the-Sea posted the draft Housing Element and requested public comment for a 30-day review period from June 5 to July 6, 2023; and WHEREAS, on August 3, 2023, after responding to public comments, the City of Carmelby-the-Sea submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, on September 15, 2023, HCD contacted the City of Carmel-by-the-Sea to discuss the adequacy of the draft Housing Element, and based upon this, the City of Carmel-bythe-Sea revised the draft Housing Element to include additional information and data; and WHEREAS, on November 1, 2023, the City of Carmel-by-the-Sea received a letter from HCD providing its findings regarding the draft Housing Element; and WHEREAS, on January 16, 2024, the City of Carmel-by-the-Sea posted a revised draft Housing Element responding to HCD’s findings for a 7-day public review and comment period from January 16 to January 23, 2024; and
WHEREAS, on January 24, 2024, after responding to public comments, the City of Carmel-by-the-Sea re-submitted the draft Housing Element to the HCD for its review; and WHEREAS, on February 6, 2024, HCD contacted the City of Carmel-by-the-Sea to discuss the adequacy of the draft Housing Element, and based upon this, City of Carmel-by-theSea staff revised the draft Housing Element to include additional information and data; and WHEREAS, on March 1, 2024, the City of Carmel-by-the-Sea posted a revised draft Housing Element responding to HCD’s findings for a 7-day public review and comment period from March 1, 2024 to March 7, 2024; and
WHEREAS, on March 8, 2024, after responding to public comments, the City of Carmelby-the-Sea re-submitted the draft Housing Element to HCD for its review; and Attachment 5
Resolution 2024-029
WHEREAS, on March 20, 2024, the City of Carmel-by-the-Sea received a letter from HCD providing its findings regarding the draft Housing Element; and WHEREAS, on March 26, 2024, the City of Carmel-by-the-Sea posted a revised draft Housing Element responding to HCD’s findings for a 7-day public review and comment period from March 27, 2024 to April 2, 2024; and
WHEREAS, on April 4, 2024, after responding to public comments, the City of Carmel-bythe-Sea re-submitted the draft Housing Element to HCD for its review; and WHEREAS, on April 5, 2024, the City of Carmel-by-the-Sea received a letter from HCD stating that the draft Housing Element is in substantial compliance with State Housing Element Law, and will comply with State Housing Element Law when it is adopted; and WHEREAS, on April 8, 2024, the Planning Commission conducted a duly and properly noticed public hearing to take public testimony and consider the proposed Housing Element, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report and all attachments, and oral and written public comments; and
WHEREAS, on April 8, 2024, the Planning Commission adopted Resolution 2024-025-PC recommending that the City Council adopt the Housing Element; and WHEREAS, on April 8, 2024, the City Council conducted a duly and properly noticed public hearing to take public testimony and consider this Resolution regarding the proposed Housing Element, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report, and all attachments, and oral and written public comments.
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby finds that, based on substantial evidence in the record:
1. The foregoing recitals are true and correct and are incorporated by reference into this action.
2. The Housing Element substantially complies with Housing Element Law, as provided in Government Code 65580 et seq., and contains all provisions required by State Housing Element Law.
3. Based on substantial evidence in the record, the existing parking lots on the City-owned non-vacant sites identified to accommodate the RHNA will be incorporated into a future housing project resulting in no net loss of public parking and therefore do not constitute an impediment to planned residential development on the site during the planning period.
4. As required by Government Code Section 65585(e), the City Council has considered the findings made by the Department of Housing and Community Development included in Attachment 5
Resolution 2024-029
the Department’s letter to the City dated November 1, 2023, and March 20, 2024, consistent with Government Code Section 65585(f), the City Council has changed the Housing Element in response to the findings of the Department to substantially comply with the requirements of State Housing Element Law as interpreted by HCD.
5. The 2015-2023 Carmel-by-the-Sea Housing Element is hereby repealed in its entirety, and the 2023-2031 Carmel-by-the-Sea Housing Element, as shown in Exhibit A to this Resolution, incorporated herein, is adopted.
6. This Resolution shall become effective upon adoption by the City Council.
7. The Community Planning & Building Director or designee is hereby directed to file all necessary material with the Department of Housing and Community Development for the Department to find that the Housing Element is in conformance with State Housing Element Law and is further directed and authorized to make all non-substantive changes to the Housing Element to make it internally consistent or to address any non-substantive changes or amendments requested by the Department to achieve certification.
8. The Community Planning & Building Director or designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.
BE IT FURTHER RESOLVED that the City Council hereby approves the 2023-2031 Housing Element in its revised form, which HCD has found to be substantially compliant.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA this 8th day of April, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED: ATTEST:
_______________________________ ______________________________ Dave Potter, Mayor Nova Romero, MMC, City Clerk
Exhibit A: 2023-2031 Carmel-by-the-Sea Housing Element
Attachment 5
Housing and Community Development (HCD) Revised Draft
Addressing HCD Findings Letter: March 20, 2024
6th Cycle Housing Element Update
(2023-2031)
CITY OF CARMEL-BY-THE-SEA
April 4, 2024
Prepared by
EMC Planning Group
Attachment 6
Attachment 6
This document was produced on recycled paper.
HOUSING AND COMMUNITY DEVELOPMENT (HCD) REVISED DRAFT
ADDRESSING HCD FINDINGS LETTER: MARCH 20, 2024
6 TH CYCLE HOUSING ELEMENT UPDATE
(2023-2031)
CI T Y OF CARME L-BY-THE-SEA
PREPARED FOR
City of Carmel-by-the-Sea
Marnie Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
P.O. Box CC
Carmel-by-the-Sea, CA 93921
Tel 831.620.2000
PREPARED BY
EMC Planning Group Inc.
601 Abrego Street
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
Anastazia Aziz, AICP, Principal
[email protected]
www.emcplanning.com
April 4, 2024
Attachment 6
Attachment 6
EMC Planning Group
Table of Contents
1.0 INTRODUCTION.................................................................................................... 1-1
1.1 Introduction ...................................................................................................................... 1-1
1.2 California’s Housing Crisis.............................................................................................. 1-2
1.3 Regional Housing Needs Allocation .............................................................................. 1-3
1.4 Affirmatively Furthering Fair Housing.......................................................................... 1-4
1.5 Overview of Planning Efforts ........................................................................................ 1-7
1.6 Public Participation ........................................................................................................ 1-11
2.0 GOALS, POLICIES, AND PROGRAMS ................................................................... 2-1
2.1 Introduction ...................................................................................................................... 2-1
2.2 What’s New....................................................................................................................... 2-1
2.3 Program Overview and Quantified Objectives............................................................ 2-3
2.4 Goals, Policies and Programs ......................................................................................... 2-4 Appendices
Appendix A Housing Needs & Fair Housing Report
Appendix B Housing Constraints
Appendix C Vacant and Available Sites
Appendix D Review of Previous Housing Element
Appendix E List of Contacted Organizations
Appendix F ECONorthwest Feasibility Study
Appendix G Energy Conservation and Reduction of Greenhouse Gas Emissions Appendix H Stakeholder Survey
Tables
Table 1-1 Regional Housing Needs Allocation .......................................................................... 1-4 Table 2-1 Quantified Objectives Summary................................................................................. 2-3 Attachment 6
Attachment 6
Chapter 1.0 – Introduction 1-1 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
1.0 Introduction
1.1 Introduction
Carmel-by-the-Sea is a community with a high quality of life, a healthy environment, and renowned architecture. The long-term vitality of Carmel-by-the-Sea and the local economy depend upon the availability of various types of housing to satisfy the community’s local housing needs while continuing to be a vacation destination for all. As Carmel-by-the-Sea looks towards the future, increasing the range and diversity of housing options is integral to the City’s success. This Housing Element serves as a continuation of the City’s commitment to ensuring new opportunities for residential development, as well as preserving and enhancing existing neighborhoods, and continuing to protect the natural environment.
Located on the Monterey Peninsula and incorporated in 1916, Carmel-by-the-Sea is a bijou coastal community boasting sweeping views of the Pacific Ocean, acclaimed architecture, and a strong residential character. The City has nearly 50 historic properties within the centralized commercial district, primarily dating to the turn of the 20th century and the 1920-1930s period. Residences throughout the one-square-mile village span a range of construction eras but are collectively appreciated for their architectural aesthetic. As a result of its beauty, the City is a popular tourism and second-home destination. Approximately 51 percent of housing units are for seasonal, recreational, or occasional use, creating high barriers of entry to the housing market for local renters.
This 2023-2031 Housing Element represents the City of Carmel-by-the-Sea’s intent to plan for the housing needs of the community while meeting the State's housing goals as set forth in Article 10.6 of the California Government Code (Section 65580-65589.11). The California State Legislature has identified the attainment of a decent home and a suitable living environment for every Californian as the State's major housing goal. The Carmel-by-the-Sea 6th Cycle Housing Element represents a sincere and creative effort to meet State housing mandates within the constraints of an established and nearly built-out community with limited land availability, coastal hazards, and extraordinarily high costs of land and housing.
Pursuant to state law, the Housing Element must be updated periodically according to statutory deadlines. This 6th Cycle Housing Element covers the planning period 2023 through 2031 and replaces the City's 5th Cycle Housing Element that covered the period 2015 through 2023.
Attachment 6
Chapter 1.0 – Introduction 1-2 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Per State Housing Element law, the document must be periodically updated to:
Outline the community’s housing production objectives consistent with State and regional growth projections;
Describe goals, policies and implementation strategies to achieve local housing objectives; Examine the local need for housing with a focus on special needs populations; Identify adequate sites for the production of housing serving various income levels; Analyze potential constraints to new housing production; Evaluate the Housing Element for consistency with other General Plan elements; and Evaluate Affirmatively Furthering Fair Housing.
1.2 California’s Housing Crisis
The 6th Cycle Housing Element update comes at a critical time because California is experiencing a housing crisis, and as is the case for all jurisdictions in California, Carmel-by-the-Sea is committed to playing its part in meeting the growing demand for housing. In the period 2020 through 2045, the AMBAG region is projected to add 36,544 jobs,1 which represents a nine (9) percent increase. These changes will increase demand for housing across all income levels, and if the region can’t identify ways to significantly increase housing production, it risks worsening the burden for existing lowerincome households, many of whom do not have the luxury or skill set to move to a new job center but that are nonetheless faced with unsustainable increases in housing cost.
If the region becomes less competitive in attracting workers and increasingly unaffordable to lower-income workers and seniors, then social and economic segregation will worsen, only exacerbating historic patterns of housing discrimination, racial bias, and segregation. This potentiality has become so acute in recent years that the California Legislature addressed the issue with new legislation in 2018. Assembly Bill (AB) 686 requires all state and local agencies to explicitly address, combat, and relieve disparities resulting from past patterns of housing segregation to foster more inclusive communities.
This is commonly referred to as Affirmative Furthering Fair Housing, or AFFH (more on this below).
1 Source: AMBAG, November 18, 2022. “Final 2022 Regional Growth Forecast” “There's a movement in
California now called 'Yes, In
My Backyard,' and I'd love to
see us join that.”
May 24, 2023 Housing Ad Hoc
Committee Community Meeting
Attendee
Attachment 6
Chapter 1.0 – Introduction 1-3 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Carmel-by-the-Sea has had moderate success in meeting its housing needs. In the last Housing Element cycle (2015 to 2022 – 2023 pending2), for example, 18 housing units were constructed in the City, which represented 58 percent of its Regional Housing Needs Allocation (RHNA) of 31 new housing units. Of the units built, none were affordable to lower- and moderate-income households,3 and 100 percent were affordable to above moderate-income households.
1.3 Regional Housing Needs Allocation
For the eight-year time frame covered by this Housing Element Update (2023-2031), the Department of Housing and Community Development (HCD) has identified the region’s housing need as 33,274 units. The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very low-income households to market rate housing.4 This calculation is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need. Per Government Code Section 65583(a), the Housing Element must also provide quantification and analysis of projected housing needs for extremely low-income households. The number of units for the extremely low-income level is not assigned by HCD, but is left for quantification by the local jurisdiction. This calculation is based on the HCD approved methodology5, assuming that 50 percent of very low-income households qualify as extremely lowincome households.
Almost all jurisdictions in the Monterey Bay Area received a larger RHNA this cycle compared to the last cycle, primarily due to changes in state law that led to a considerably higher Regional Housing Needs Determination (RHND) compared to previous cycles.
On November 8, 2022, AMBAG’s adopted RHNA Methodology was approved by HCD. For Carmel-by-the-Sea, the RHNA to be planned for this cycle is 349 units, a substantial increase from the last cycle. Table 1-1 Regional Housing Needs Allocation shows the RHNA for Carmel-by-theSea for the period 2023 through 2031. 2 Source: November 8, 2022 HCD letter to AMBAG. Local governments may credit new units approved, permitted, and/or built beginning from the start date of the RHNA projection period, June 30, 2023, towards their RHNA 3 Source: City of Carmel-by-the-Sea HCD Annual Reports and City staff. 4 HCD divides the RHND into the following four income categories:
Very Low income: 0-50% of Area Median Income
Low income: 50-80% of Area Median Income
Moderate income: 80-120% of Area Median Income
Above Moderate income: 120% or more of Area Median Income 5 https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-blocks/extremely-lowincome-housing-needs Attachment 6
Chapter 1.0 – Introduction 1-4 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table 1-1 Regional Housing Needs Allocation
Income Group Percentage of Area Median Income (AMI) Share Extremely Low Income6 <30 57
Very Low Income <50 56
Low Income 51-80 74
Moderate Income 81-120 44
Above Moderate Income 121 + 118
Total 349
SOURCE: AMBAG
1.4 Affirmatively Furthering Fair Housing
In 2018, Assembly Bill (AB) 686, established an independent state mandate to affirmatively further fair housing (AFFH). Assembly Bill (AB) 686 extends requirements for federal grantees and contractors to “affirmatively further fair housing,” including requirements in the Federal Fair Housing Act, to public agencies in California. Affirmatively furthering fair housing is defined specifically as taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity by replacing segregated living patterns with truly integrated and balanced living patterns; transforming racially and ethnically concentrated areas of poverty into areas of opportunity; and fostering and maintaining compliance with civil rights and fair housing laws.
Assembly Bill (AB) 686 requires public agencies to:
Administer their programs and activities relating to housing and community development in a manner to affirmatively further fair housing;
Not take any action that is materially inconsistent with the obligation to affirmatively further fair housing;
Ensure that the program and actions to achieve the goals and objectives of the Housing Element affirmatively further fair housing; and
Include an assessment of fair housing in the Housing Element.
The requirement to Affirmatively Further Fair Housing (AFFH) is derived from The Fair Housing Act of 1968, which prohibited discrimination concerning the sale, rental, and financing of housing based on race, color, religion, national origin, or sex—and was later amended to include familial status and disability. The 2015 U.S. Department of Housing and Urban Development (HUD) Rule 6 Extremely low-income RHNA is found as a subset within the very low-income category for all other tables in this document
Attachment 6
Chapter 1.0 – Introduction 1-5 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 to Affirmatively Further Fair Housing and California Assembly Bill (AB)686 (2018) mandate that each jurisdiction takes meaningful action to address significant disparities in housing needs and access to opportunity. AB 686 requires that jurisdictions incorporate AFFH into their Housing Elements, which includes inclusive community participation, an assessment of fair housing, a site inventory reflective of AFFH, and the development of goals, policies, and programs to meaningfully address local fair housing issues.
An AFFH analysis was prepared and is included as an Appendix to this Housing Element (see Appendix A).
Defining Segregation
Segregation is the separation of different demographic groups into different geographic locations or communities, meaning that groups are unevenly distributed across geographic space. This report examines two spatial forms of segregation: neighborhood-level segregation within a local jurisdiction and city-level segregation between jurisdictions in the Monterey Bay Area.
Neighborhood-level segregation (within a jurisdiction, or intra-city): Segregation of race and income groups can occur from neighborhood to neighborhood within a city. For example, if a local jurisdiction has a population that is 20 percent Latinx, but some neighborhoods are 80 percent Latinx while others have nearly no Latinx residents, that jurisdiction would have segregated neighborhoods.
City-level segregation (between jurisdictions in a region, or inter-city): Race and income divides also occur between jurisdictions in a region. A region could be very diverse with equal numbers of White, Asian, Black, and Latinx residents, but the region could also be highly segregated with each city comprised solely of one racial group.
There are many factors that have contributed to the generation and maintenance of segregation.
Historically, racial segregation stemmed from explicit discrimination against people of color, such as restrictive covenants, redlining, and discrimination in mortgage lending. This history includes many overtly discriminatory policies made by federal, state, and local governments (Rothstein 2017).
Segregation patterns are also affected by policies that appear race-neutral, such as land use decisions and the regulation of housing development.
Segregation has resulted in vastly unequal access to public goods such as quality schools, neighborhood services and amenities, parks and playgrounds, clean air and water, and public safety (Trounstine 2015). This generational lack of access for many communities, particularly people of color and lower income residents, has often resulted in poor life outcomes, including lower educational attainment, higher morbidity rates, and higher mortality rates (Chetty and Hendren 2018, Ananat 2011, Burch 2014, Cutler and Glaeser 1997, Sampson 2012, Sharkey 2013).
Attachment 6
Chapter 1.0 – Introduction 1-6 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Segregation Patterns in the Monterey Bay Area
Across the Monterey Bay Area, Hispanic and Black residents are significantly more segregated from other racial and income groups. The highest levels of racial segregation occur between the Hispanic and Black populations. The analysis completed for this report indicates that the amount of racial segregation both within Monterey Bay Area cities and across jurisdictions in the region has slightly increased since the year 2010.
Segregation and Land Use
It is difficult to address segregation patterns without an analysis of both historical and existing land use policies that impact segregation patterns. Land use regulations influence what kind of housing is built in a city or neighborhood (Lens and Monkkonen 2016, Pendall 2000). These land use regulations in turn impact demographics: they can be used to affect the number of houses in a community, the number of people who live in the community, the wealth of the people who live in the community, and where within the community they reside (Trounstine 2018). Given disparities in wealth by race and ethnicity, the ability to afford housing in different neighborhoods, as influenced by land use regulations, is highly differentiated across racial and ethnic groups (Bayer, McMillan, and Reuben 2004).7
Segregation in the Carmel-by-the-Sea
The following are highlights of demographics as they apply to Carmel-by-the-Sea. For further information regarding the history of racial segregation, please refer to Appendix A. As of 2019, White residents are the most segregated compared to other racial groups as measured by the isolation index. White residents live in neighborhoods where they are less likely to come into contact with other racial groups;
As of 2019, Non-Hispanic White individuals comprise 87 percent of Carmel-by-the-Sea’s population followed by Hispanic or Latino (8 percent) and Asian populations (5 percent); The City has no populations identifying as American Indian, Alaska Native, Native Hawaiian or Other Pacific Islander; and
Black or African American non-Hispanic individuals represent less than 1 percent of the City’s population.
7For the source data, see U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B19013B, Table B19013D, B19013H, and B19013I.
Attachment 6
Chapter 1.0 – Introduction 1-7 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Carmel-by-the-Sea’s General Plan and Municipal Code
historically emphasized single-family residential
development patterns and consequently, the City offers a limited variety of housing types with 87 percent single family detached units. Historically, this type of
development contributed to segregation patterns,
including in Carmel-by-the-Sea, due to, among other
factors, the higher purchase costs that accompany singlefamily homes. Financing for single-family properties favored educated higher income earners and as a result
purchasing property in the City remained out of reach for many lower income households and led to the
demographics seen in the City today. While Carmel-bythe-Sea’s population demographics are not as diverse as other jurisdictions within Monterey County and restrictive covenants were not enacted specifically in the City,
enacting policies and programs that promote AFFH and highlight the community’s assets could attract individuals to the area, encourage those that work in the City to live there as well, and assist lower-income households that are currently living in the community. Currently, 28 percent of households within Carmel-by-the-Sea are considered lower-income.
Regional Segregation
The following are highlights of regional segregation metrics as they apply to Carmel-by-the-Sea:
The City has a higher share of White residents than other jurisdictions in the Monterey Bay Area as a whole, a lower share of Latinx residents, a lower share of Black residents, and a lower share of Asian/Pacific Islander residents; and
Regarding income groups, the City has a lower share of very low-income residents than other jurisdictions in the Monterey Bay Area as a whole, a lower share of low-income residents, a lower share of moderate-income residents, and a higher share of above moderate-income residents.
1.5 Overview of Planning Efforts
This section provides an overview of planning and legislative efforts that provide the context for development of the 6th Cycle Housing Element.
"I urge you to enthusiastically
embrace this opportunity to
do exactly what you've come
up with because Carmel really
needs it, and it didn't happen
that Carmel turned out to be
a wealthy white exclusive
community by accident. It was
purposeful. “
May 24, 2023 Housing Ad Hoc
Committee Community
Meeting Attendee
Attachment 6
Chapter 1.0 – Introduction 1-8 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Effectiveness of Previous Housing Element
The 2015 Housing Element identified a Regional Housing Needs Allocation of 31 housing units in Carmel-by-the-Sea between 2015 and 2023. The RHNA was divided into the following income categories:
7 units affordable to extremely low- and very low-income households; 5 units affordable to low-income households;
6 units affordable to moderate-income households; and 13 units affordable to above moderate-income households.
During the 2015–2023 planning period, 18 new above moderate-income units were added to the City’s housing stock, and no units were added in the moderate, low or very low-income categories8 .
This indicates that residential growth for extremely and very low-income households was slower than anticipated, which may be in part due to a lack of water resources, the COVID pandemic, the cost of land and construction, and the overall lack of interest to develop affordable housing in the community. As a result, housing costs continued to increase substantially due to low supply, and affordability became more elusive.
The goals, objectives, policies, and actions in the 2015 Housing Element complied with State Housing Law and provided proper guidance for housing development in the City. In the 2023 Housing Element update, objectives for each of the goals will be modified as appropriate to more specifically respond to the housing environment in Carmel-by-the-Sea from 2023-2031. Policies will also be modified as needed to respond to current Housing Element Law and existing and anticipated residential development conditions. See Appendix E for a complete review and analysis of Carmelby-the-Sea’s 5th Cycle Housing Element (2015-2023).
New State Laws Affecting Housing
While the City has taken steps throughout the 5th Cycle to increase housing production locally, the State passed numerous laws to address California’s housing crisis during the same period. As the State passes new legislation in the remainder of the 5th Cycle and during the 6th Cycle, the City will continue to amend the Municipal Code; to monitor and evaluate policies and programs designed to meet State requirements; and to proactively implement new policies and programs to help increase housing production citywide.
In 2019, several bills were signed into law that include requirements for local density bonus programs, the Housing Element, surplus lands, accessory dwelling unit (ADU) streamlining, and removing local barriers to housing production. The City implemented changes required by state law, through amendments to the Municipal Code. The following is a summary of recent legislation and 8 RHNA Progress Report - 5th Cycle RHNA Progress Report - California Open Data Attachment 6
Chapter 1.0 – Introduction 1-9 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 proposed City activities that will further the City’s efforts to increase housing production during the 6th Cycle. Please see the section above for a discussion of Assembly Bill (AB) 686 (Affirmatively Furthering Fair Housing).
Climate Change and RHNA Methodology
Per statute, Assembly Bill (AB) 1445 (2023) amends California Government Code Section 65584.04 and would require Councils of Governments to consider including the impacts of climate change as a factor when developing the methodology for allocating regional housing need. Regions would specifically need to consider emergency evacuation route capacity, wildfire risk, and sea level rise, but could also consider any other climate change-related factor. Although this does not apply to the current RHNA, it could affect the 7th Cycle allocation.
Incentives for Accessory Dwelling Units
In 2020, AB 686, AB 587, AB 671, AB 881, and SB 13
further incentivize the development of accessory dwelling units (ADUs) through streamlined permits, reduced
setback requirements, increased allowable square footage, reduced parking requirements, and reduced fees. The City last amended the Municipal Code in 2017 to address ADUs and is currently following state law while preparing
additional amendments to the Municipal Code.
In 2023, the City intends to further amend the standards for ADUs and JADUs, consistent with state Law, to encourage conversion of guest houses to ADUs and promote construction of new units. Further the City will develop pre-approved, standardized ADU plans to make construction more affordable and will continue to include the HD ADU handbook on the City’s website.
Low-Barrier Navigation Centers
AB 101 (2019) requires jurisdictions to allow “low-barrier navigation centers” ByRight in areas zoned for mixed uses and in nonresidential zones permitting multifamily uses, if the center meets specified requirements. A low-barrier navigation center is a service-enriched shelter focused on moving unhoused people into permanent housing. The center provides temporary living facilities while case-managers connect individuals to public benefits, health services, and housing. The City’s Municipal Code will be amended to comply with state law.
Surplus Public Land
AB 1255 and AB 1486 (2020) seek to identify and prioritize state and local surplus lands available for housing development affordable to lower-income households. City-owned land was considered through preparation of the adequate sites inventory of the 6th Cycle Housing Element. These sites may be developed over time or possibly leased for development.
ADUs and JADUs make
economic sense for many of us
and could account for scores of
new units in the next 8 years.
November 17, 2022 Housing Ad Hoc
Committee Community Meeting
Attendee
Attachment 6
Chapter 1.0 – Introduction 1-10 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 In 2019, Governor Gavin Newsom signed an executive order to identify State owned sites to help address the California housing crisis.
Accelerated Housing Production
Assembly Bill (AB) 2162 (2018) and Senate Bill (SB) 2 (2019) address various methods and funding sources that jurisdictions may use to accelerate housing production.
Priority Processing
SB 330 (2019) enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. SB 330 places new criteria on the application requirements and processing times for housing developments; prevents localities from decreasing the housing capacity of any site, such as through downzoning or increasing open space requirements, if such a decrease would preclude the jurisdiction from meeting its RHNA housing targets; prevents localities from establishing non-objective standards; and requires that any proposed demolition of housing units be accompanied by a project that would replace or exceed the total number of units demolished.
Additionally, any demolished units that were occupied by lower-income households must be replaced with new units affordable to households with those same income levels.
Housing and Public Safety
In response to SB 379 (2015) and other recent state legislation, local jurisdictions must update their safety element to comprehensively address climate adaptation and resilience (SB 379 and SB 1035, 2018) and identify evacuation routes (SB 99 and AB 747, both 2019). These updates are triggered by the 6th Cycle Housing Element update. This Housing Element will contain an evaluation of the existing safety element and programming actions to update the safety element to satisfy the new state requirements. Also, as sites are identified and analyzed for inclusion in the City’s housing site inventory, special attention will be paid to the risk of wildfire and the need for evacuation routes. In this way, the City will coordinate updates between the elements, so that future development is directed into areas that avoid or reduce unreasonable risks while also providing needed housing and maintaining other community planning goals.
Disadvantaged Communities
In 2011, the Governor signed SB 244 which requires local governments to make determinations regarding “disadvantaged unincorporated communities,” defined as a community with an annual median income that is less than 80 percent of the statewide annual median household income. The City has determined that there are no unincorporated islands or fringe or legacy communities that qualify as disadvantaged communities inside or near its boundaries.
Consistency with General Plan
The City of Carmel-by-the-Sea adopted a comprehensive update to its General Plan in 2003 in conjunction with the adoption of their Local Coastal Plan. Additional, element-specific, updates Attachment 6
Chapter 1.0 – Introduction 1-11 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 were completed in 2009 and 2015. The General Plan is a long-range planning document that serves as the “blueprint” for development for local jurisdictions in California. All development-related decisions in the City must be consistent with the General Plan, and if a development proposal is not consistent with the plan, then it must be revised or the plan itself must be amended.
State law requires a community’s General Plan to be internally consistent. This means that the Housing Element, although subject to special requirements and a different schedule of updates, must function as an integral part of the overall General Plan, with consistency between it and the other General Plan elements. From an overall standpoint, the development projected under this Housing Element is consistent with the other elements in the City’s current General Plan.
Many housing needs can only be addressed on a comprehensive basis in concert with other community concerns such as infill development or mixed-use incentives, for example, which must consider land use, traffic, parking, design, and other concerns as well.
The City’s Housing Element is being updated at this time in conformance with the 2023-2031 6th Cycle update for jurisdictions in the Association of Monterey Bay Area Governments (AMBAG) region. The Housing Element builds upon the other General Plan elements and contains policies to ensure that it is consistent with other elements of the General Plan. As portions of the General Plan are amended in the future, the plan (including the Housing Element) will be reviewed to ensure that internal consistency is maintained.
1.6 Public Participation
The primary purpose of this chapter is to describe the
effort made by the City of Carmel-by-the Sea to engage
all economic segments of the community (including
residents and/or their representatives) in the
development and update of the Housing Element. This
public participation effort also includes formal
consultation, pursuant to Government Code §65352.3,
with representatives from the Tribal Nations that are
present and active in Monterey County. It is also
responsive to AB 686 (2018, Affirmatively Furthering
Fair Housing), which requires local jurisdictions, as they update their Housing Elements, to conduct public
outreach to equitably include all stakeholders in the
Housing Element public participation program.
The mission of the Housing Ad Hoc
Committee is to provide guidance as
the City updates the Housing Element
of its General Plan. The Committee will
participate in public outreach and
education; consider opportunities and
incentives for the development of
affordable housing; and explore
creative, tailored solutions to meet
the City’s workforce and range of
other housing needs while preserving
the character of Carmel by-the-Sea.
Karen Ferlito and Bobby Richards,
Housing Ad Hoc Committee
Councilmembers
Attachment 6
Chapter 1.0 – Introduction 1-12 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The 6th Cycle RHNA numbers are a monumental change for all California communities, and the success of the update process hinges in part on a community outreach and engagement program that was robust, inclusive, and meaningful. The City’s community engagement program has included an initial presentation to the City Council, a series of Housing Ad Hoc Committee community meetings, stakeholder outreach, direct contact with interested residents and property owners, and online/virtual participation. Key components of the interactive engagement plan include: Housing Element website, http://www.HOMECarmelbytheSea.com where all updates are provided as well as community engagement opportunities.
H.O.M.E. Carmel-by-the-Sea website
Housing Opportunities Made Easier (HOME) at HOMECarmel (homecarmelbythesea.com) is a dedicated website that provides a portal to all of the housing -element-related public engagement activities that are available to members of the public. This includes information on housing element basics, community ideas board, property owner interest forms, site surveys, site selection details, and materials from community workshops.
Q&A. Received questions in a managed space that accommodated messages throughout the iterative brainstorming process.
Ideas Board. Promoted brainstorming among community members to suggest creative ways to achieve our RHNA goals.
Interactive Site Inventory Mapping. Allowed community members an opportunity to examine proposed housing sites and suggest alternative solutions via an interactive online mapping tool. The site inventory mapping tool was advertised on the H.O.M.E. Carmel-by-theSea website in addition to other City communication outlets and made available through engage.emcplanning.com/homecarmelpotentialsitesinventory. Surveys. Encouraged community-members to voice their opinions in a convenient way that also helped City staff understand what areas of the City need more encouragement to participate.
Aggregate data also helped the City understand generally who is participating with the outreach tools. All surveys were advertised on the H.O.M.E. Carmel-by-the-Sea website in addition to other City communication outlets. City staff also walked the City and handed out flyers to hospitality workers in an effort to increase the demographics of community members taking the Stakeholder Survey. The Stakeholder Survey was available in both English and Spanish. • Stakeholder Survey. Released for public engagement on May 24, 2023 to solicit input from Carmel-by-the-Sea residents, property owners, business owners, employees, community activists, and visitors. The stakeholder survey closed July 6. The Housing Element will contain updated policies and programs as guided by the public’s perspective.
Attachment 6
Chapter 1.0 – Introduction 1-13 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Property Owner Interest Form. Released for public engagement on April 6, 2023 to develop a list of property owners interested in building an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU). A list of interested property owners will be added to Appendix C – Sites Inventory when the survey is closed July 6.
Community Meetings
The City hosted a series of community meetings to inform and educate the public on the 2023-2031 6th Cycle Housing Element Update planning process and collect community feedback. These meetings are ongoing and continue to guide the policies and programs to ensure Carmel-by-theSea’s character and values are upheld. November 17, 2022 Housing Ad Hoc Committee
Community Meeting. Hosted to introduce the 2023-2031
6th Cycle Housing Element Update to community residents. February 7, 2023 City Council Meeting. Presentation on preliminary housing feasibility report and Housing Element update status.
February 28, 2023 Housing Ad Hoc Committee
Community Meeting. Hosted to discuss development
constraints and potential incentives.
April 6, 2023 Housing Ad Hoc Committee Community
Meeting. Hosted to discuss current 5th Cycle Housing
Element policies and programs, HOMECarmel unveiling
and walk through, and introduction to AFFH.
May 24, 2023 Housing Ad Hoc Committee Community
Meeting. Hosted to discuss housing needs, fair housing, sites inventory, and policies and programs to address the needs.
June 15, 2023 Joint City Council/Planning Commission/Housing Ad Hoc Community Meeting. Hosted to discuss the Public Draft Housing Element, the 30-day Public Comment Period, and next steps in the planning process.
July 11, 2023 City Council Meeting. Update on the Housing Element Public Review Draft and discuss revision to the document after the 30-day comment period and review the City’s response to public comments on the Public Draft.
August 1, 2023 City Council Meeting. Update on the Housing Element planning process and review of full Initial Draft Housing Element prior to submittal to HCD for 90-day review.
If you rewind the clock 30
years, we did have 4,000 or
more full-time residents in
this town so it’s not like that’s
impossible. But the world is
different now, the number of
cars has increased, etc., so
there will be interesting
balances and challenges as we
add people to our community,
which is going to be a great
thing.
November 17, 2022
Housing Ad Hoc Committee
Community Meeting
Attendee
Attachment 6
Chapter 1.0 – Introduction 1-14 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 November 13, 2023 Housing Ad Hoc Community Meeting. Hosted to review the comment letter from HCD.
January 9, 2023 City Council Meeting. Update on revisions to the Housing Element in response to the comment letter from HCD, and next steps in the certification process. March 5, 2024 City Council Meeting. Update on revisions to the Housing Element in response to February 7, 2024 review meeting with HCD, and next steps in the certification process.
Public Participation to Affirmatively Furthering Fair Housing The Carmel-by-the-Sea public participation program was also responsive to AFFH, which requires local jurisdictions to conduct public outreach to equitably include all stakeholders in the Housing Element public participation program (see the discussion above for more complete information on AFFH).
The organizations listed in Appendix E were contacted initially with an invitation to further connect.
There were more opportunities for deeper connection with some of the Community Based Organizations (CBOs) included with the list.
The City emphasized the power of public participation during the public draft 30-day review period.
Community members were informed that their comments would be included in the public record that will be read by decision-makers and reviewed by HCD, with transparent obligation to be responsive to comments as part of the preliminary draft submittal to HCD.
Further, the City has maintained outreach with interested community members through constant contact email blasts, updating the community on the progress of the Housing Element Update planning process. This includes updates related to community workshops; Housing Ad Hoc Committee, Planning Commission, and City Council meetings; draft housing element revisions; meetings with HCD reviewers; and CEQA noticing. Additionally, the City has made extensive efforts to ensure the community is able to easily understand the content within this Housing Element and follow the revisions process by providing “Reader’s Summary Guides,” which breakdown complex sections of the element. These include sections such as, the AFFH analysis; goals, policies, and programs; and the sites inventory.
Tribal Consultation
This public participation effort also includes formal consultation, pursuant to Government Code §65352.3, with representatives from the Esselen Nation that is present and active in Monterey County. Consultation is in process.
Attachment 6
Chapter 1.0 – Introduction 1-15 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Public Review of Draft and Final Housing Element
Public Comment Review Period
As required by HCD, the Draft Housing Element was available for 30-days of public review from June 5, 2023 to July 6, 2023. The Draft Housing Element was posted on the City of Carmel website and the dedicated Housing Element website (homecarmelbythesea.com) and a number of public comments were received. Additionally, a joint City Council and Planning Commission Committee meeting was held on June 15, 2023 where verbal public comments were accepted on the Draft Housing Element.
Public comments received during the 30-day public review period can be found in the Public Comment Report, along with responses. The HCD Initial Draft has been updated as needed to reflect the comments received by the public.
Stakeholder Survey
The City of Carmel published a Stakeholder Survey to gather input from community members. The goal of the survey was to inform the City of Carmel-by-the-Sea what housing needs exist and to solicit community members input on how to achieve the RHNA. The survey was made available in English and Spanish and was posted on the dedicated Housing Element website (homecarmelbythesea.com). The Stakeholder survey was available from May 24, 2023 to July 6, 2023. 156 responses were received in English and 1 response was received in Spanish. See Appendix H for an in-depth discussion of the Stakeholder Survey results.
Overall, survey respondents indicated a need for more diverse housing types within the City (apartments, condominiums, ADUs and senior housing). Survey respondents encourage the use of second story buildings for housing within the Commercial District, especially for affordable units, and indicate a need for expanded City services to distribute information about affordable units.
When asked if property owners would consider adding an ADU to their property, many responded that lots are too small, however, a number of property owners did indicate interest if the permitting was streamlined, fees were lowered, or financial assistance was provided.
Attachment 6
Chapter 1.0 – Introduction 1-16 EMC Planning Group
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 This side intentionally left blank.
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-1 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
2.0 Goals, Policies, and Programs
2.1 Introduction
The City is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations. To enable the construction of quality housing, the City has identified the following goals:
Goal HE-1 Facilitate Housing Construction
Goal HE-2 Protect Affordable Housing and Improve the Housing Stock Goal HE-3 Provide Opportunities for New Affordable and Other Special Needs Housing Goal HE-4 Exemplify Sustainable Development and Energy Conservation Goal HE-5 Publicize Housing Needs and Resources
The City’s demographic and housing needs assessment, including contributing factors to housing disparities, formed an integral part of program development. Highlights include: the predominant age group in 2019 was between 65 to 74 years of age; the population was comprised of over 85% White individuals; the unemployment rate was 0.1 percent; above-moderate households made up the majority of households at 62 percent; and 57 percent of total households were owner occupied and 43 percent renter occupied. Of note, 23 percent of household are cost burdened and 23 percent are severely cost burdened. Detailed information is provided in Appendix A.
Additionally, the majority of the sites identified in the Site Inventory were not identified in the 5th Cycle Housing Element. The Policies and Programs below are intended to reduce the regulatory barriers to redevelop of these sites and to demonstrate the City is taking measures to ensure construction of more units, in the 6th cycle.
2.2 What’s New
This section provides an overview of significant new policy and program directions being taken by the City of Carmel-by-the-Sea to address housing issues in the community and the larger Monterey Bay Area.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-2 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Affirmatively Furthering Fair Housing
The new policy direction that the City will undergo during the 6th Cycle Housing Element Update involves addressing historic economic and racial segregation patterns. In 2018, the California Legislature established an independent state mandate to affirmatively further fair housing (AFFH).
Affirmatively furthering fair housing is defined specifically as taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity by replacing segregated living patterns with truly integrated and balanced living patterns; transforming racially and ethnically concentrated areas of poverty into areas of opportunity; and fostering and maintaining compliance with civil rights and fair housing laws.
Contributing Factors
The following contributing factors that impact fair housing and affirmatively furthering fair housing (AFFH) within the City were identified and prioritized as follows:
High Priority
Lack of affordable housing;
Lack of adequate housing stock that meets the needs of residents; Jobs-worker imbalance;
Lack of accessible units for individuals with disabilities; Lack of Transitional and Supportive Housing/Emergency Shelters; There is a lack of developable land, and the City is subject to additional coastal zone regulations;
Lack of racial and ethnic diversity within the City; and Cost of land, materials, and labor which limit profitability of affordable housing.
Medium Priority
Lack of access to information about fair housing rights; and Limited knowledge of fair housing by residents.
More detailed AFFH information is located in Appendix A. The City of Carmel-by-the-Sea is adopting new policies and programs through the update of this 6th Cycle Housing Element, to align with the state’s new AFFH mandate. Policies and programs that support this alignment are identified with the letters “AFFH.”
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-3 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
2.3 Program Overview and Quantified Objectives
Quantified Objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The Quantified Objectives do not represent a ceiling on development, but rather set a target goal for the jurisdiction to achieve, based on needs, resources, and constraints. These objectives will focus communication between the City and HCD with future Annual Progress Reports (APRs). HCD does not require that all objectives must be met, rather, it is a goal that enables objective assessments about program effectiveness so the City can make informed determinations to continue, modify, or delete programs with the next Housing Element update Cycle. Table 2-1, Quantified Objectives, provides an estimate of the number of units likely to be constructed, rehabilitated or conserved/preserved in Carmel-by-the-Sea in the 6th Cycle.
Table 2-1 Quantified Objectives Summary
Income Category New Construction Rehabilitation* Conservation/ Preservation**
Extremely Low 61 - -
Very Low 60 5 -
Low 93 5 50
Moderate 61 6 -
Above Moderate 135 400 -
Total 410 416 50
SOURCE: City of Carmel-by-the-Sea 2023
NOTES: *The City has approximately 3,800 residential units, 60 (or about one percent) of which are affordable units. Each year the City processes approximately 100 building permits for remodels, additions, and other construction, which rehabilitates the existing housing stock. For the lower-income categories rehabilitation goals, the City assumes that one percent of the total permits processed will be for affordable units. Under these assumptions, the City would rehabilitate two units of affordable housing a year or approximately 16 units throughout the 2023-2031 planning cycle. This represents approximately 30 percent of the City’s existing affordable housing inventory. **The City has no units at risk of converting to market rate during this planning cycle.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-4 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
2.4 Goals, Policies and Programs
Community input has been and continues to be an
integral part of the development of policies and programs for the 6th Cycle Housing Element. The purpose of this
section is to set forth goals, policies, and programs to further the development of housing for all income levels in the community. The Implementation Programs listed
below provide a workplan for programs to ensure timely
implementation and tracking. The following programs are will be implemented city-wide, unless otherwise specified below.
GOAL H1 FACILITATE HOUSING
CONSTRUCTION
Policy 1.1: Ensure adequate sites are available to
meet the City’s projected housing
growth needs.
Program 1.1.A: Adequate Sites
The City has a RHNA or growth need of 113 units affordable to Extremely Low- and Very LowIncome households. The City’s General Plan and Municipal Code provide for housing types at appropriate densities to accommodate the RHNA. The City will encourage and facilitate the development of new units consistent with the RHNA by continuing to work with housing providers such as the Carmel Foundation and will actively find new organizations to partner with. The City also offers incentives and concessions outlined in Programs listed below.
The Planning Division shall annually evaluate and report to the City Council on the City’s progress in meeting its Housing Element objectives, as well as remain in compliance with the no-net loss requirements of Government Code Section 65863.
Quantified Objective: 61 Extremely Low, 60 Very Low, 93 Low, 61 Moderate and 135 Above Moderate-Income housing units
Timeframe: Maintain adequate sites to meet RHNA through June 2031 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-3.1.a: Adequate Sites)
"... The land as it exists
now, the way it's zoned,
could support the 349
units, plus the buffer. So,
the question then is how do
we get people excited
about developing some of
those units?
That's where these
programs and processes
come into play and that's
why we need to amend the
Municipal Code, to codify
those things..."
May 24, 2023 Housing Ad Hoc
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-5 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 1.1.B: City-Owned Sites - AFFH
The City plans to pursue three (3) sites (#1, #2, and #3 in the Sites Inventory) over the next five years for the potential development of 149 total units over the three sites (124 affordable to lowerincome households and 25 for moderate-income households). These sites would remain in City ownership and are anticipated to be made available for development through long-term leases.
These sites are locations for affordable housing that would advance the City’s goal of providing diverse housing types, including senior housing. Projects undertaken throughout the 2023-2031 Housing Element planning period will be processed in accordance with the requirements of the Surplus Land Act and all other applicable State laws. Please note there are no State-owned or Federally-owned sites within Carmel-by-the-Sea.
The City will assess the appropriateness of and consider implementing the following: outreach opportunities with housing developers, requests for proposals, development incentives, fee waivers, priority process, and financial assistance (when available) to facilitate and incentivize developers to develop housing units on City-owned sites.
The City has an existing long-term lease with the Carmel Foundation, which manages 50 affordable apartment units for seniors (55+). The lease has benefitted the community, and the City would like to expand the number of affordable housing in the City through the use of the three identified sites.
Specific planned actions by the City include the establishment of development standards (for the Sunset Center sites, specifically), development of a project description, publication of an RFP, selection of a development partner, entering into an Exclusive Negotiation Agreement, processing land use entitlements and development agreements, building permit issuance, and construction.
Council approval is required and public participation will take place for each step in this process.
Specific actions the City is committed to:
Establish and implement development standards for Sunset Center (Sites #1 and #2) by December 2025;
Develop project description and establish an RFP process and solicit developers by December 2025;
Target Exclusive Negotiating Agreement by December 2026; and Target land use entitlements issuance by December 2028.
If by December 2026, the City has not established the necessary developer agreements, the City will pursue the following alternative actions to enable the development of the sites for affordable housing:
Increase outreach efforts with non-profit affordable housing developers beginning January 2027; Re-issue RFP and solicit developers by December 2027; Identify additional/alternative sites;
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-6 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Pursue funding opportunities such as Permanent Local Housing Allocation (PLHA), Multifamily Super NOFA, IIG Small Jurisdictions, CDBG Funds, and HOME Investment Partnerships to assist with entitlement and building permit fees (ongoing); and Develop incentives for developers, including 60-day approval timeline; clear development standards; full cooperation with City staff and elected and appointed officials; accelerated approval process; waiving parking standards for multi-family development.
The length of time it takes to gain entitlement approvals can drastically impact the financial feasibility of development projects. The developer incentives outlined above are intended to shorten the period of time between submittal of entitlement applications and issuance of occupancy, in order to enable the development of multi-family residential units.
Quantified Objective: 39 Extremely Low, 39 Very Low, 46 Low, 25 Moderate Income units Timeframe: Complete investigations and potential partnerships by December 2026; Pursue alternative actions by August 2027
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly 3-3.1.b: Surplus Sites)
Program 1.1.C: Development on Small Sites
Small sites can be difficult to develop particularly when development standards don’t adequately take into account small lot dimensions. The City will continue to offer incentives and concessions that facilitate development on small sites in the commercial and multi-family districts, including density bonuses that allow for development up to 88 du/ac. Presently, Carmel Municipal Code Section
17.14.060 (Central Commercial (CC) District Regulations Applicable) waives off-street parking entirely for apartments in the CC district. In the Service Commercial (SC) District, the required parking for an affordable housing unit is ½ space per unit and for senior housing it is ⅓ space per unit. Senior housing also has a guest parking requirement of 1 space per 4 housing units. The City will further evaluate the residential parking requirements in the Service Commercial (SC) and Residential & Limited Commercial (RC) zoning districts to help facilitate market rate housing.
Alternative parking programs such as bike and/or car share, or free or discounted bus passes, will be evaluated to offset reduced parking.
Quantified Objective: 35 Very Low-Income units with reduced parking Timeframe: Complete evaluations by December 2024
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly 3-3.1.c: Development on Small Sites)
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-7 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 1.1.D: Allow Religious Institution Affiliated Housing Development In 2020, the California legislature passed Assembly Bill (AB) 1851 and AB 2244 in 2022, which encourage the use of religious facility sites (including parking lots) for housing developments and prohibit jurisdictions from requiring replacement parking when used for qualified development.
State law defines “religious institution affiliated housing” as housing that is on religious institution property and is eligible for a State density bonus, meaning it has elements of affordability.
Consistent with AB 1851 and AB 2244, the City will amend the Zoning Ordinance to allow religious institution-affiliated housing development projects by-right as an accessory use to a permitted religious institution use, allow these uses at densities up to 33 dwelling units per acre, and update the parking requirements consistent with State law. The City commits to modifying standards and make making other modifications as needed to achieve the maximum allowed densities.
If no application for housing on a religious institution/faith-based site is received by December 2025, the City will expand outreach efforts to be conducted annually. This may include direct mailings to faith-based sites highlighting current successful affordable housing units on other faithbased sites, as well as available City grants and loans for such housing and human services endeavors.
Quantified Objective: 1 Extremely Low, 1 Very Low, 1 Low, 3 Moderate, and 3 Above Moderate Income units
Timeframe: Amend the Zoning Ordinance by December 2026; Annual Outreach Responsible Party: Community Planning & Building Department Funding Funding Source: General Fund
(NEW)
Program 1.1.E: City Partnership with the Carmel Foundation to Develop Affordable Housing
To ensure the City is able to meet its RHNA, the City is committed to working with the Carmel Foundation to enable the development of 21 lower-income residential units (identified as Site #8 in Appendix C). The City will meet annually with the Carmel Foundation to identify funding sources to support redevelopment of the site with affordable residential units; provide guidance on the housing needs of the community to construct housing types/units that meet the need; and support the Foundation’s efforts to serve Carmel-by-the-Sea community members.
If at mid-cycle the necessary land entitlements and building permits are not completed, the City will reallocate the anticipated 21 lower-income units for Site #8 by utilizing City-owned sites or another available public or private site to construct the residential units to accommodate the RHNA. The City is committed to the following actions:
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-8 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Distributing the 21 lower-income units on City-owned sites including but not limited to Sunset Center Sites #1 and #2, Vista Lobos Sites #3, or another available public or private site by June 2028; and
Conducting outreach to non-profit developers and identifying funding sources such as, CDBG, HOME, PLHA, and the Housing Trust Fund to support the development of affordable residential units (ongoing; beginning with the City’s partnership with the Carmel Foundation).
Quantified Objective: 11 Very Low-Income units and 10 Low-Income units Timeframe: Review Site #8 development status by December 2027; Implement alternative measures by June 2028
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly 3-3.1.c: Development on Small Sites)
Policy 1.2: Continue to monitor and work cooperatively with regional agencies to augment infrastructure in a manner that provides adequate capacity for existing and new housing needs while preserving and improving the unique visual character of the City.
Program 1.2.A: Water Distribution Prioritization for Affordable Housing – AFFH Perhaps the greatest constraint to housing production in Carmel-by-the-Sea is the lack of water. The City’s Regional Housing Needs Allocation (RHNA) of 349 units for the 2023-2031 planning period is estimated to require approximately 40 acre feet of water.
Potable water is a fundamental infrastructure need for housing and is a limited resource in Carmelby-the-Sea. Water is regulated by the State Water Resources Control Board (SWRCB) and the Monterey Peninsula Water Management District (MPWMD). Few developed sites have available water credits sufficient to accommodate construction of additional residential units, and the City’s own water allocation is quite limited. Further, due to the current State imposed cease-and-desist order in Carmel, California American Water (Cal-Am) is not permitted to set new water meters at this time. In an effort to address water constraints, the City will:
• Support efforts by the MPWMD to expand the water supply with new water sources that will support affordable housing development (December 2027). • Work cooperatively with MPWMD to implement water conservation methods through the building permit process (e.g., low-flow fixtures, instant hot water heaters, cisterns/rain gardens) to augment water for new development projects. The City has received many building permit applications for remodels and refurbishments of older homes, which would result in water conservation implementation, and is supportive of new water supplies. The City and MPWMD will measure the amount of water conserved on an annual and ongoing basis.
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-9 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 • Work cooperatively with MPWMD to establish a procedure to prioritize water allocation for housing developments that include affordable units for lower-income households (December 2026). From its own modest water allocation of approximately 1.6 acre-feet, the City will grant water allocation priority to those projects that assist the City in meeting its share of the regional housing need for lower- and moderate-income households. A City policy to clearly reflect water allocation priority and incentives for Extremely Low, Very Low, Low and Moderate-Income households will be adopted (December 2026).
Quantified Objective: Prioritize 193 affordable units for water Timeframe: Adopt policy by June 2025
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-3.2: Address Infrastructure Constraints) Program 1.2.B: Address Infrastructure Constraints
Ensuring the City’s infrastructure is modernized and can accommodate future growth is a critical charge of local governments. Much of the City’s infrastructure is nearing the end of its lifecycle and crafting Capital Improvement Programs that effectively manage infrastructure is imperative.
Additionally, the City experienced significant power outages during the 2022-2023 winter season that negatively impacted the City at large. The City’s Public Works Department continues to improve City infrastructure including road maintenance and storm drains, through the City’s 5-Year Capital Improvement Plan process. The City will continue to work cooperatively with outside agencies, including the Pacific Gas and Electric Company (PG&E), the Carmel Area Wastewater District (CAWD), and California American Water (Cal-AM), to continue to maintain and upgrade the City’s infrastructure.
The City of Carmel proposes the following actions and timeline to address infrastructure constraints during the 6th Cycle:
• The City of Carmel will collaborate with and support the undergrounding of electrical wires by PG&E in an effort to provide consistent power. The City is working with PG&E to develop an undergrounding plan estimated to be complete within 10-15 years for a small portion of the City, with the remainder of the City’s electrical wires anticipated to be undergrounded in the next 20-30 years.
o Quantified Objective: Underground a small portion of the electrical wires by December 2034, and work with PG&E to underground the remainder over the next 20-30 years.
• The City will implement drainage and street improvements, including ADA ramps and sidewalk slope improvements through the Capital Improvement Process.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-10 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 o Quantified Objective: The City will invest $2.065 million in drainage improvements and $6.7 million in street improvements by December 2026.
Timeframe: City’s 5-Year Capital Improvement Process through June 2031 Responsible Party: Public Works Department
Funding Source: General Fund
(Formerly Program 3-3.2: Address Infrastructure Constraints) Policy 1.3: Reduce or eliminate governmental constraints on the provision of affordable housing. Direct public funding resources to the conservation of existing housing units in neighborhoods where continued residential use is appropriate.
Program 1.3.A: Condominium Conversions - AFFH
The City will continue to implement the condominium conversion ordinance, which restricts the conversion of apartments to condominiums to preserve the lower-cost rental housing options (i.e., apartments) within the City. Apartments cannot be converted to condominiums unless a new apartment is being created to offset the conversion.
Quantified Objective: Preserve rental units
Timeframe: Continued ordinance implementation through June 2031 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.3.a: Condominium Conversions)
Program 1.3.B: Overnight Visitor Accommodation (Conversion) Development Transfer Rights - AFFH
Pursuant to Coastal Zone requirements, the City has recognized existing overnight visitor accommodations (hotels/motels, inns, bed and breakfasts and other various lodging options) as an important coastal visitor asset and economic base in the community. There are a number of older, overnight visitor accommodations in the R-1, CC, RC, and SC zoning districts, including some that are non-conforming. Appendix C provides a list of existing eligible overnight visitor accommodation locations. Property owners of these establishments are encouraged to consider rehabilitating these sites as multi-family rental residences. These properties are distributed throughout the City and this policy would diversify the housing stock through more cost-effective means of rehabilitating and refurbishing existing buildings.
The City will incentivize both the transfer of development rights of overnight visitor accommodations to other sites within commercial zoning districts and conversion of existing overnight visitor accommodation properties to multi-family residences that include 15 percent lower-income units. The same number of overnight visitor accommodation rooms to serve coastal visitor access in the City will be retained while increasing the affordable multi-family housing rental stock.
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-11 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City will conduct outreach to property owners in addition to meeting annually with non-profit affordable housing developers to identify eligible sites that can be converted from overnight visitor accommodation to multi-family housing, and help to identify funding to enable the conversion of overnight uses to permanent affordable housing.
If at mid-cycle the City has not received any applications to transfer development rights or to convert existing properties to permanent affordable housing, the City will evaluate the funds in the housing trust fund and partner with a non-profit to identify eligible properties for purchase.
Quantified Objective: 33 units converted from overnight visitor accommodation rooms to housing units
Timeframe: Mid-cycle review in June 2027
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-4.1.b Conversion of R-1 Motels)
Program 1.3.C: Accessory Dwelling Units - AFFH
The City’s ADU ordinance was last updated in 2017 (Ord. 2017-10 § 1 (Exh. A), 2017). Carmel-bythe-Sea is currently following the requirements of State law in the review and approval of ADUs and JADUs. The City is in the process of updating its ADU Ordinance to incorporate state laws that have expanded since 2017, and to clarify the ADU permitting process for property owners.
The City recognizes that ADUs provide affordable housing options for family members, seniors, students, in-home health care providers, and other small household types. ADUs can also be useful to generate additional rental income for the homeowner, making homeownership more financially feasible. It’s also important to note that 80 percent of Carmel-by-the-Sea’s vacant units are for seasonal, recreational, or occasional (second home) use. ADU and JADU development on properties used for occasional use adds to the permanent rental housing stock and provides on-site oversight for second home properties. The City includes the Housing and Community Development Department ADU Handbook on the Planning Department website to offer technical assistance to interested property owners.
Pre-approved, standardized plans can eliminate the costs of designing a custom ADU, and assures property owners the unit type and size is already approved by the City. Pre-approved plans can also make construction more affordable if the designs are using materials that are easily sourced and standard sized.
To further promote ADU development the City will implement to the following:
The City is on track to adopt an updated ADU Ordinance by the end of 2024. The City will also amend the Municipal Code to reflect current State ADU law in a timely manner as new relevant state laws are adopted during the planning cycle.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-12 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Timeframe: Ordinance adopted by December 2024
Develop pre-approved, standardized ADU plans available on the City’s website to further incentive the construction of ADUs.
Quantified Objective: 5 Extremely Low, 5 Very Low, 10 Low, 10 Moderate, and 4 Above Moderate-Income units
Timeframe: December 2026
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.3.c: Subordinate Units)
Program 1.3.D – Overnight Visitor Accommodation - Employee Housing Program The City has a number of overnight visitor accommodation (motels, hotels, inns) properties that would greatly benefit from incorporating affordable on-site employee housing. Appendix C provides a list of existing overnight visitor accommodation locations. These units would alleviate the current lack of housing that many hospitality employees that work in Carmel face. As an incentive to the owners/operators of motels, hotels, and inns to provide on-site affordable employee housing, the City will offer an additional overnight accommodation room for each onsite housing unit created.
This incentive will serve to increase affordable rental housing, offset the loss of revenues for the business owners, and maintain visitor-serving coastal access. The City will amend the Municipal Code to allow at least one on-site affordable employee housing unit in conjunction with one new overnight visitor accommodation room.
The City will conduct outreach with overnight visitor accommodation property owners to better discern the viability of the incentive program by December 2024.
If at mid-cycle, the City has not received any building permits identifying construction of an on-site employee housing unit, the City will amend the Municipal Code to require an on-site deed-restricted affordable housing unit be developed, in conjunction with one new overnight visitor accommodation room upon receiving a building permit.
Quantified Objective: 4 Extremely Low, 4 Very Low, 12 Low, 11 Moderate-Income employee housing units by December 2031
Timeframe: Amend Municipal Code by December 2026
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.3.c: Subordinate Units)
Program 1.3.E: Amend the A-2 Zoning District - AFFH
The Community and Cultural Center Zoning District, A-2, allows senior housing (55+) as a permitted use in addition to uses that provide cultural and community activities associated with the arts, education and recreation; however, development standards are not specified for the A-2 district Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-13 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 and design review is required. The lack of development and design standards adds uncertainty and can significantly lengthen the development process. Amending the A-2 zoning district with clear setbacks, height, and objective design standards will add clarity and remove a development constraint. The City will amend the Municipal Code to include clear development and design standards for the A-2 zoning district to encourage affordable senior housing.
Quantified Objective: 25 Extremely Low, 25 Very Low, 35 Low, and 8 Moderate-Income units
Timeframe: Adoption of Municipal Code amendments by December 2025 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 1.3.F: Employee Housing
As stated in Appendix A there are no farmworkers or agricultural employment in Carmel-by-the-Sea.
Accordingly, the City has not identified a need for specialized farmworker housing beyond overall programs for housing affordability.
In compliance with Employee Housing Act (Health and Safety Code § 17000 et seq.) Sections 17021.5 and 17021.6, the City of Carmel-by-the-Sea will amend the Municipal Code to include a definition for employee housing that permits employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 1.3.G: Manufactured Homes on a Foundation System The City currently permits manufactured homes on a foundation system on lots zoned for conventional single-family residential dwellings pursuant to state law Government Code 65852.3.
Manufactured homes represent an affordable and cost-effective form of housing. The City will amend the Municipal Code to include manufactured homes as a permitted use in the R-1 zoning district subject to the same development standards to which a conventional single-family residential dwelling on the same lot would be subject.
Quantified Objective: 8 Low Income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-14 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 1.3.H: Senate Bill 35 and Senate Bill 423 Processing Procedure According to Senate Bill (SB) 35, Statutes of 2017, jurisdictions that have insufficient progress toward their lower-income RHNA must accommodate a streamlined ministerial approval process for proposed developments with at least 50 percent affordability. Early implementation of SB 35 did not apply to coastal cities. However, in October 2023, SB 423 was signed into order, expanding SB 35 measures to include cities located in the coastal zone and extending the operation of the streamlined ministerial approval process to January 1, 2036.
Eligibility requirements for a development in the coastal zone include the following:
The development that is located in a coastal zone satisfies the conditions to obtain a coastal development permit; and
A public agency with coastal development permitting authority to approve a coastal development permit if it determines that the development is consistent with all objective standards of the local government’s certified local coastal program, as specified; Changes made by SB 423 would apply in a coastal zone on or after January 1, 2025.
In compliance with SB 35 and SB 423, the City will establish a standard procedure for processing eligible development projects.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 1.3.I: Implement State Law SB 10 Opportunities to Maximize Feasibility of Development in Strategic Locations.
SB 10 encourages strategic density within neighborhoods. Three (3) underutilized sites currently zoned R-1 and located on the periphery of the commercial district are occupied by non-residential uses that could accommodate multi-family housing with the implementation of SB 10. The City will work with the property owners to zone these sites for development under the provisions of SB 10, including a by-right process, requiring no discretionary review. These sites include Site #5 (First Church of Christ Parking Lot), Site #6 (American Red Cross), and Site #9 (American Legion).
Quantified Objective: 4 Extremely Low, 3 Very low, 6 Low, 3 Moderate, and 3 Above Moderate-Income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-15 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 1.3.J: Emergency Shelters
In compliance with AB 2339 Statutes of 2022, the City will amend Title 17 to define emergency shelters and clearly state they are a permitted use by-right, requiring no discretionary review in the CC, SC, and RC commercial districts.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 1.3.K: Forest and Beach Commission Required Findings To remove potential constraints to the development of multi-family housing, the City will review and modify the Forest and Beach Commission required findings to ensure they do not impede multi-family development on the basis of base floor area.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Policy 1.4: Improve Development Review and Approval Processes Program 1.4.A: Eliminate Unnecessary Use Permits - AFFH Multi-family and duplex housing units constituted approximately 13 percent of Carmel’s housing stock. The use permit (UP) (or conditional use permit (CUP)) requirement is implemented as an additional regulatory tool and adds extra regulations, review, and required findings, to a variety of development standards that affect multi-family development. Municipal Code Chapter 17.64 Findings Required for Permits and Approvals includes a broad list of applicable conditional uses and incentives. There are opportunities to reduce redundancies and facilitate residential construction while still enabling development to meet City regulations. For example, a use permit is required in:
Municipal Code Section 17.64.190 Residential Construction at Densities Between 33 and 44 Units per Acre;
Municipal Code Section 17.64.230 Affordable Housing – Residential Construction at Densities Between 45 and 88 Units Per Acre for developments the request a bonus density or a density bonus; and
Municipal Code Section 17.14.150 Building Height requires a use permit for additional underground floors used for parking vehicles, storage and mechanical equipment. The additional use permit requirement can affect how much parking can be accommodated and limit the number of units.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-16 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City will eliminate UP requirements to remove the constraint to the development of multifamily residential units, and licensed residential care facilities of seven or more persons. Additionally, the City will remove subjective language from the required findings for UP and adopt objective findings to promote approval certainty.
Quantified Objective: 50 Moderate-Income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Development Department
Funding Source: General Fund
(Formerly Program 3-2.1.D: Multi-Family Residential Development Review) Program 1.4.B: Objective Design and Development Standards - AFFH The City currently relies upon mostly subjective design guidelines for new single-family residences.
In the commercial and multi-family districts, less detailed subjective design guidelines are in place.
The City’s residential and commercial design guidelines are being updated this year to provide clarity and more objectivity. The lack of objective design guidelines creates a higher level of subjectivity for multi-family affordable projects.
The lack of Objective Design and Development Standards poses a constraint to residential development. Guidelines that are subjective increase uncertainty and risk for housing developers.
Objective Design and Development Standards provide a measure of clarity that proposed developments will be measured against, and provide the community with assurance that developments will conform with measurable objective standards. The City will create Objective Design and Development Standards for multi-family housing projects that include at least one deedrestricted affordable housing unit.
In November 2023, the City received an $85,000 REAP 2.0 Local Suballocation Grant — which will be used to pursue the creation and adoption of Objective Design and Development Standards (ODDS) to reduce governmental constraints presently limiting the production of affordable housing. Once adopted, the City's ODDS will be used to review and approve housing projects with at least 20 percent affordable units (units for very-low, low, and moderateincome households) on sites identified within the City's draft 2023-2031 6th Cycle Housing Element. The City's expectation, and desired intent, is that having ODDS in place will incentivize and accelerate the construction of multi-family affordable housing projects in the City's downtown zones, including the Central Commercial (CC), Service Commercial (SC), Residential & Limited Commercial (RC), and Multifamily Residential (R-4), which all fall within the Potential Opportunity Area identified by Moving Forward Monterey Bay 2045.
Quantified Objective: N/A
Timeframe: Adoption of Objective Design Guidelines by December 2025 Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-17 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
GOAL H2 PROTECT AFFORDABLE HOUSING AND IMPROVE THE
HOUSING STOCK
Policy 2.1: Maintain and encourage expansion of permanent residential housing stock in the Residential and Commercial Districts.
Program 2.1.A: Incentives for Mixed-Use Development - AFFH Providing additional development capacity of any type increases project feasibility. In order to better incentivize affordable residential development, the City will amend the Municipal Code to increase the floor area bonuses from 15 to up to 25 percent for projects that include housing for Moderate, Low or Very-Low-income households. The City will also distribute informational materials promoting the floor area bonus and other applicable incentives.
Quantified Objective: 5 Moderate-Income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-2.1.a)
Program 2.1.B: Permanent Housing - AFFH
Short-term rentals can provide valuable coastal visitor-serving access; however, units used as shortterm rentals preclude the establishment of permanent housing. The City also has a significant percentage of the housing stock that remains vacant for part of the year due to second home ownership. This creates a significant barrier for current and potential residents to enter the local housing market and further limits opportunities to correct the housing crisis, address diversity, and provide inclusive housing options.
The City’s ordinance prohibiting short-term, transient rentals and timeshares of residential dwellings in the R-1 District and allowing a limited number of short-term rentals in the commercial areas has successfully limited the proliferation of these uses. The City will continue to implement these ordinances. In an effort to address the high rate of second home ownership, the City will promote Accessory Dwelling Units and Junior Accessory Dwelling Units (see Programs 1.3.C and 1.3.D) to add affordable rental units on properties that may otherwise lie vacant, and will establish an Affordable Housing Trust Fund (see Program 2.1.D).
Quantified Objective: Preservation of permanent housing and affordable units Timeframe: Continued ordinance implementation through June 2031 Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-18 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Responsible Party: Community Planning & Building Department/City Administrator Funding Source: General Fund
(Formerly Program 3-4.1.a)
Program 2.1.C: Monitor Affordable Housing Stock - AFFH
The City will develop a City-managed Affordable Housing Oversight Program and continue to monitor affordable housing projects and work with the owners to preserve affordability through identification of funding sources and/or opportunities for partnerships with other housing providers. The program will formalize annual monitoring of the affordable housing stock throughout the city to ensure affordable housing is being protected and provided as required by Government Code Section 65590. The City will update its databases to better track data on new construction, demolition, conversion and replacement housing units for low- and moderate-income households including the following:
The number of new housing units approved for construction; The number of low- and moderate-income housing units required to be provided in new housing developments;
The number of existing residential dwelling units occupied by low- and moderate-income households that have been authorized to be demolished or converted; and The number of low- and moderate-income housing units required to be replaced (of those units being demolished or converted).
Additionally, in compliance with AB 1397, the City will adopt a policy to require replacement housing units subject to the requirements of Government Code section 65915, subdivision (c)(3) when any new housing development project occurs on a site meeting the any of the following conditions: 1) currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, 2) was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income, 3) subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or 4) is occupied by low or very low-income households. Quantified Objective: Monitor 50 Lower-Income housing units
Timeframe: Develop program by June 2025
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.3.d: Monitor Affordable Housing Stock) Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-19 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 2.1.D: Establish Affordable Housing Trust Fund - AFFH The City currently relies on outside agencies and organizations to fund affordable housing projects. However, in an effort to establish a City-funded source dedicated to supporting the creation, maintenance, and rehabilitation of affordable units, the City will explore the creation of an Affordable Housing Trust Fund. Sources of funding could include increasing the existing Transit Occupancy Tax (TOT) or dedicating a portion of existing TOT to affordable housing, property transfer tax, sales tax, vacancy tax or other funding source.
Quantified Objective: $1,000,000
Timeframe: Establish Fund by June 2031
Responsible Party: City Administrator
Funding Source: General Fund
(NEW)
Policy 2.2: Preserve and protect the scale of established neighborhoods while encouraging property improvement.
Program 2.2.A: Historic Preservation Educational Programs Cities have unique characteristics that develop over time. Carmel-by-the-Sea has a distinctive building style and form that existing residents cherish and which serves to attract new residents and visitors. In an effort to continue to encourage improvements to the existing housing stock, the City will continue to promote education programs that improve public understanding of the City’s rich cultural and design heritage, and provide zoning flexibility and incentives to facilitate rehabilitation of historic resources. The City will continue to use the Historic Building Code to facilitate residential rehabilitation of historic residences.
Quantified Objective: 50 Low Income rehabilitated historic units Timeframe: Continued education and ordinance implementation through June 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-4.3.a: Neighborhood Preservation Educational Programs) “I believe a vacancy tax
should be proposed to the
voters, which can go toward
funding affordable housing.
The City needs to frame
affordable housing in a
positive way. I feel like
people's aversion to
affordable housing in their
communities is just a public
relations failure."
May 24, 2023 Housing Ad Hoc
Committee Community Meeting
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-20 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Policy 2.3: Preserve and expand affordable and rental housing opportunities to enable local employees to live in the community where they work.
Program 2.3.A: Preserve and Increase Upper Floor Residential Uses - AFFH The retail and office landscape is shifting and the City continues to experience retail and office vacancies. This shift represents an opportunity to increase supply of housing as a preferred development form in all Commercial Districts. The City currently prohibits the conversion of existing second-floor residential units to commercial use and requires all newly constructed secondfloor space to be used as residential units. Housing over first-floor commercial uses is a particularly suitable solution for underutilized second-floor space. Therefore, the City will proactively work with property owners to encourage conversion of vacant or underutilized upper floors to residential use.
Quantified Objective: 5 Moderate and 110 Above Moderate-Income units Timeframe: Proactive outreach through December 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-2.1.b)
Policy 2.4: Preserve the existing housing stock
Program 2.4.A: Housing Rehabilitation and Maintenance Information - AFFH In order to stay habitable and energy efficient, all buildings need maintenance. When buildings fall into an extreme state of disrepair, a more comprehensive housing rehabilitation procedure is needed.
Over the past few years, inflation and building supply chain issues have dramatically increased the cost of building materials. Labor costs have also risen significantly due to a shortage of skilled construction workers and ongoing cost-of-living increases. This results in very costly rehabilitation projects.
In order to assist low-income property owners, the City will distribute information on inspection services, housing rehabilitation programs, and alternative ways to finance home repairs. Based on Code Compliance reports, the City will specifically monitor and conduct outreach to residential units in need of rehabilitation and maintenance throughout the city with a focus on the southern region of the city.
Quantified Objective: 16 Low-Income rehabilitated units Timeframe: Proactive outreach through June 3031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Programs 3-1.1.a and 3-1.1.c Housing Rehabilitation and Housing Maintenance) Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-21 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 GOAL H3 PROVIDE OPPORTUNITIES FOR NEW AFFORDABLE AND
OTHER SPECIAL NEEDS HOUSING
Policy 3.1: Incentivize affordable housing development, with an emphasis on affordable housing built to accommodate Extremely-Low and Low-Income residents.
Encourage the private sector to produce affordable housing.
Program 3.1.A: Mixed-Use Affordable Housing - AFFH
The retail and office landscapes are shifting and this change represents an opportunity to encourage mixed-use developments (housing over first-floor commercial uses) as a preferred development form via community outreach. The City will proactively work with property owners, property managers, and realtors to promote and incentivize upper-floor housing opportunities, including the potential of allowing a third-floor mezzanine for affordable housing. Such development would be subject to appropriate objective design standards, including the City’s 30-foot height limit.
The City has identified the following regional affordable housing organizations to include in the discussion of revising design guidelines to promote mixed-use affordable housing in the City. County of Monterey Housing Authority Development Corporation (HDC); Woodman Development Company, Inc.;
Community Housing Improvement Systems and Planning Association, Inc. (CHISPA); Eden Housing;
EAH Housing; and
Mid-Peninsula Housing.
Based on the feedback received by City Staff from the development community, the City will implement the following actions:
Revise design guidelines based on community and developer feedback; Revise approval processes if constraints are identified during feedback gathering; and Annually host outreach and FAQ forums for developers and community members.
Quantified Objective: 10 lower-income units
Timeframe: Proactive outreach through June 2031; Revise guidelines and approval processes by December 2027
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly 3-2.1.c: Incentives for Mixed Use Affordable Housing) Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-22 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 3.1.B: Housing for Extremely-Low Income
Households - AFFH
Providing housing units for Extremely-Low Income (ELI)
Households earning 30 percent or less of the Area Median Income (AMI) for Monterey County has proved challenging for the City. The City will continue to place specific
emphasis on the provision of multi-family housing and nontraditional housing types such as single-room-occupancy units and transitional housing. The City will encourage development of housing for ELI households through a
variety of activities such as targeted outreach to for-profit and non-profit housing developers on at least an annual basis, providing in-kind technical assistance, fee deferrals, expedited/priority processing, identifying grant and funding opportunities, applying for or supporting applications for funding on an ongoing basis, reviewing and prioritizing local funding for developments that include housing for ELI households and/or offering additional incentives to supplement the density bonus provisions in state law.
The City also has a variety of programs to encourage the development ELI units including Accessory Dwelling Units, a portion of which are affordable by design to Extremely-Low Income Households and Employee Housing. The City has also funded a full-time permanent Associate Planner position through the General Fund to focus on long-range planning and housing needs.
Quantified Objective: 57 Extremely Low-Income units
Timeframe: Fund Associate Planner through June 2031
Responsible Party: Planning and Building Department
Funding Source: General Fund
(Formerly Program 3-5.4.b)
Program 3.1.C: Density Bonus - AFFH
Density bonuses can provide a significant incentive to build affordable housing units. By increasing the number of units permitted to be built on a property, the financial investment required to bring the development to fruition has a higher likelihood of a return. Given the high cost of materials, labor and borrowing costs, increasing the number of units can make the housing project financially feasible.
The City’s Density Bonus provisions must be updated to reflect recent changes to State law. “I'm pretty passionate about
affordable housing and
diversity. I think that's what
makes a community, and we
do lack it. I have kids that
live in the community and
go to Carmel High School,
and I would like to see more
of a social, economic, and
age difference in our
community, personally."
May 24, 2023 Housing Ad Hoc
Committee Community Meeting
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-23 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Pursuant to Government Code Section 65915, the City will amend the City’s Density Bonus provisions to be consistent with recent changes to State Density Bonus Law. Additionally, the City will further review and revise local bonus density ordinances to clarify the regulations and increase certainty of applicability.
Quantified Objective: 187 Lower-income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.4.a: Density Bonus)
Program 3.1.D: Reduced Entitlement and Development Fees - AFFH Entitlement and development fees paid by project applicants assist in the City’s ability to recover administrative and operating costs; however, these fees may have the unintended consequence of increasing the cost of housing. To encourage the development of affordable housing, the City will waive the parking in-lieu fees for affordable housing units and reduce the planning and building permit fees by up to 25% for affordable housing units in commercial areas.
Quantified Objective: Reduced City fees by 25% for developments with affordable units Timeframe: Adopt Fee Schedule by July 2025
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.5.a: Reduced Entitlement and Development Fees) Program 3.1.E: Reduced Parking Requirements - AFFH
Parking requirements increase costs to residential development and take up valuable space that can be used for housing. The City will continue to offer reduced parking requirements for affordable housing developments. Additionally, the City will waive the parking in-lieu fees for affordable units, clarify the program requirements in the Central Commercial (CC) zoning district, and reduce parking requirements in the Multi-Family Residential (R-4), Residential & Limited Commercial (RC), and Service Commercial (SC) zoning districts.
Quantified Objective: Reduced parking for developments with affordable units Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.5.b: Reduced Parking Requirements)
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-24 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 3.1.F: Expedited Processing Procedures - AFFH
Faster permit processing times reduce overall project timelines and allow a project to get to the construction stage in a timely manner. Reducing overall project timelines is critical during this inflationary period where materials and labor costs continue to rise. Additionally, supply chains still have not recovered to pre-pandemic levels and delays in processing can also result in delays in placing orders and receiving materials and securing labor.
To enable a more efficient permit processing system, the City is committed to contracting with a qualified consultant to review the Planning Division’s current permitting procedures to identify inefficiencies and make recommendations on process improvements to streamline the permitting process. Based on the consultant’s recommendations, the City will update existing permitting procedures including but not limited to the following:
Implement concurrent permit processing for projects that incorporate several land uses or features that would typically require two or more permit applications, to be concurrently reviewed and approved or disapproved by the highest-level review authority or joint meetings.
This will expedite the review process for complex development projects. Allow an option for affordable multi-family projects to utilize 3-D modeling or other comparable methods, in lieu of story poles, that provide objective information for the City to assess impacts of development on important coastal scenic view resources; Prioritize projects with affordable units, assign a dedicated planner to facilitate the development process, and schedule joint public hearings when multiple decision-making bodies are involved.
Quantified Objective: Shorter processing times by 50 percent for developments with affordable units
Timeframe: Hire consultant by December 2024; Adoption of Municipal Code amendments by June 2026
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.5.c: Expedited Processing Procedures) Program 3.1.G: Establish Minimum Densities and Ministerial Approval Process - AFFH Establishing a minimum density can be utilized as a tool to ensure the limited available land in a City is used in an efficient manner and lower densities are avoided. The City’s intention for establishing a minimum density in the Commercial and Multi-Family Residential Districts is rooted in enabling the development of more dense housing in the City. Currently, the Commercial District (SC, RC, and CC) permits residential densities of 0-22 dwelling units per acre and the Multi-Family Residential District (R-4) permits a maximum of 33 dwelling units per acre. Effectively, establishing a minimum density in these districts will result in higher yields of residential units. Recent residential development in the City’s Commercial District have ranged in densities from 22-33 dwelling units per acre.
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-25 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City will revise the Municipal Code for commercial districts (RC, SC, and CC) and the multifamily residential (R-4) district to establish a minimum density of 33 dwelling units per acre, as part of the base zoning. Additionally, the City will restrict new single-family development in the R-4, CC, RC, and SC Districts. Existing single-family dwellings in these districts will be considered legal nonconforming uses.
In addition, and in compliance with Government Code 65583.2(h)(i), sites identified in the site inventory to accommodate the lower-income RHNA category, are subject to by-right development, requiring no discretionary review. By-right means a jurisdiction shall not require:
Conditional Use Permit;
Planned Unit Development Permit;
Design review, other than Objective Development Design Standards; or Other discretionary, local government review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act “CEQA”)
The City is committed to modifying development standards in the commercial and multi-family districts to ensure the standards support the minimum density and do not function as a constraint to meeting the minimum density, as necessary.
Quantified Objective: 14 Extremely Low, 14 Very Low, 11 Low, 22 Moderate, and 110 Above Moderate-Income units
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Policy 3.2: Recognize the special needs of persons with disabilities and the need to retain flexibility in the design review process to accommodate these needs.
Program 3.2.A: Reasonable Accommodation Procedures - AFFH A reasonable accommodation is any change, exception or adjustment to a rule, policy, practice or service that allows a person with a disability to have an equal opportunity to participate. Information on reasonable accommodation procedures will continue to be provided at City Hall and on the City’s website. The City will evaluate and revise Policy C11-01, which describes procedures to provide reasonable accommodation and will explore reduced or waived permit fees for persons with disabilities in compliance with the provisions of SB 520, in an effort to remove any additional barriers and encourage those with disabilities to apply.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-26 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 To eliminate subjectivity from the required findings for requests for reasonable accommodation, the City will amend the Municipal Code to remove the findings requirement for requested accommodations stating, “the requested accommodation will not result in a significant and unavoidable negative impact on adjacent uses or structures.” Further, the City will amend the definition of aggrieved parties in the Municipal Code. An exception for reasonable accommodation appeals will limit the parties eligible to appeal a request for a reasonable accommodation permit to the applicant or the personal beneficiary.
Quantified Objective: 8 applications
Timeframe: Adoption of revised policy and Municipal Code amendment by June 2025
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.1: Reasonable Accommodation Procedures) Program 3.2.B: Housing Mobility - AFFH
To improve housing mobility and promote more housing choices and affordability throughout Carmel-by-the-Sea, the City will employ a suite of actions to be targeted in lower density areas, including outreach, resources, and other strategies with an overall goal of expanding housing opportunities affordable to extremely low, very low, low, and moderate-income households. This initiative extends beyond programs to meet the City's RHNA in an effort to increase housing mobility. Actions and strategies include:
1. Religious institution/faith-based sites: the City will Facilitate housing on religious institution/faith-based sites. Consistent with AB 1851 and AB 2244, the City will amend the Zoning Ordinance to allow religious institution-affiliated housing development projects byright as an accessory use to a permitted religious institution use, allow these uses at densities up to 33 dwelling units per acre, and update the parking requirements consistent with State law. The City commits to modifying standards and making other modifications as needed to achieve the maximum allowed densities. If no application for housing on a religious institution/faith-based site is received by December 2025, the City will expand outreach efforts to be conducted annually. This may include direct mailings to faith-based sites highlighting current successful affordable housing units on other faith-based sites, as well as available City grants and loans for such housing and human services endeavors. See Program
1.1.D.
2. Homesharing: Research and pursue a homesharing program, including coordination with non-profits and other organizations to assist with matching tenants with existing homeowners. The City may provide collaborators with data about single-family homes with long-time residents, facilitate presentations at The Carmel Foundation Senior Center, and other outreach assistance. The City will market and take other actions as necessary at least annually with the goal of five opportunities per year.
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-27 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
3. Accessory dwelling units (ADUs) and other "missing middle" housing in lower-density zones: Prepare pre-approved ADU building plans, Publicize ADU and JADU incentives such as reduced permit fees (as established in Program 1.3.C). City will provide information about Government Code 65852.21 and 66411.7 (urban lot splits and two-unit developments), including the relevant objective design standards and streamlined review available for such units, with a target of one application for an additional housing unit each year, the City will provide information that homeowners associations and CC&Rs are preempted by state law and cannot prohibit ADUs or JADUs.
4. Marketing of housing resources and opportunities: Provide housing resources and information available through various City and regional in-person and virtual outlets in multiple languages based on U.S. Census Bureau's American Community Survey indicating languages spoken by Carmel-by-the-Sea residents.
5. Local Universal Design Ordinance: Adopt a local Universal Design Ordinance applicable to single-family, duplex, and tri-plex projects. See Program 3.2.C.
6. Additional Housing Opportunities: Adopt an ordinance to zone certain parcels for up to 10 units of residential density if located in either a transit-rich area or an urban infill site consistent with Government Code Section 65913.5 (SB 10). The ordinance will include a map demarcating the parcels subject to this upzoning. The City will adopt this ordinance no later than December 2025. The objective is to provide opportunities for at least an additional 20 units through this zoning ordinance. See Program 1.3.I.
Quantified Objective: Provide 75 affordable housing opportunities by January 2031.
Timeframe: Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the City is not on track to achieve development of 75 affordable housing units beyond the RHNA goal for the 8-year planning cycle by 2027 (i.e., 37 units built or in process by 2027), the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi-unit projects up to four-plexes) in addition to lot splits/additional housing units; adaptive reuse, and allowing additional ADUs and/or JADUs, within six months, if sufficient progress toward this quantified objective is not being met.
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(New)
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-28 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 3.2.C: Local Universal Design Standards – AFFH
Universal design is the design of products and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design. To ensure accessible housing for all residents, the City will develop Universal Design Standards that incorporate accessibility design features that exceed current California Building Code requirements.
Quantified Objective: N/A
Timeframe: Adoption of Universal Design Standards by June 2026 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.1: Reasonable Accommodation Procedures) Program 3.2.D: Family Friendly Housing – AFFH
Promote multi-family housing designs and unit mix to attract multigenerational households by encouraging developers to include housing features and more bedrooms (including four-bedroom units), as well as other on-site amenities, such as usable outdoor open space for multigenerational use, and multipurpose rooms that can be used for after-school homework clubs, computer, art, or other resident activities. To address potential displacement of households with four or more persons, the City will research options to expand regulatory incentives to encourage the development of larger units.
Quantified Objective: 15 two-, three-, and four-bedroom units entitled; 15 family friendly designated units
Timeframe: Develop Regulatory Incentive (Mid-Term); Implement Family Friendly Design Guidelines (Ongoing)
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.1: Reasonable Accommodation Procedures) Policy 3.3: Facilitate the provision of transitional and supportive housing in appropriate districts in the community.
Program 3.3.A: Zoning for Transitional and Supportive Housing - AFFH Senate Bill (SB) 2 (2007) revised Housing Element law requiring that transitional and supportive housing be permitted as a residential use, subject only to restrictions that apply to other residential dwellings of the same type in the same zone. In compliance with SB 2, the City will continue to allow transitional/supportive housing as a residential use. The City’s Municipal Code permits transitional and supportive housing by-right in all districts that permit residential uses including the CC, SC, RC and R-4 Districts, regardless of the number of persons the facility.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-29 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Funding Source: General Fund
(Formerly Program 3-5.8: Zoning for Transitional and Supportive Housing) Program 3.3.B: Low-Barrier Navigation Centers - AFFH
Assembly Bill (AB) 101 (2019) provides a pathway to permanent housing for people experiencing homelessness. A “Low Barrier Navigation Center” is a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing. The shelter provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. In order to comply with state law, the City will amend the Municipal Code to include the definition for “Low Barrier Navigation Center” and will develop By Right procedures for processing low barrier navigation centers.
Quantified Objective: N/A
Timeframe: Adoption of Municipal Code amendments by December 2024 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 3.3.C: Unlicensed Residential Care Facilities
State law requires local governments to treat licensed residential care facilities (e.g. group homes) with six or fewer residents as a residential use and subject to the same development standards as a single-family dwelling. Furthermore, no conditional use permit, variance, or other zoning clearance shall be required of a residential care facility that serves six or fewer persons that is not also required of a single-family dwelling of the same type in the same zone. The residents and operators of a residential care facility shall be considered a family for the purposes of any law or zoning ordinance that relates to the residential use of a property. However, “six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. These facilities are licensed and regulated by the State of California.
The City defines Residential Care Facilities as facilities that require or are licensed by the State of California to provide living accommodations and 24-hour, primarily nonmedical care and supervision for persons in need of personal services, supervision, protection, or assistance. Living accommodations are shared living quarters with or without separate kitchens or bathrooms for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or nonprofit institutions.
Residential Care, General. A residential care facility providing 24-hour nonmedical care for more than six persons in need of personal services, supervision, protection, or assistance. This classification includes hospices, board and care homes, and similar establishments that are licensed by the State of California. These types of facilities are conditionally permitted in the SC and RC Districts.
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-30 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Residential Care, Limited. A residential care facility providing 24-hour nonmedical care for six or fewer persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those facilities licensed for residential care by the State of California. These types of facilities are subject to the same regulations as apply to other family residential dwellings in the CC, SC, and RC Districts. In the R-1 District, they are permitted in single-family homes. In the R-4 District, they are permitted by-right with no restrictions.
Residential Care, Senior. A residential care facility providing 24-hour medical or nonmedical care for more than six persons 60 years of age or older in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. This classification includes nursing homes for the elderly, life care or continuing care homes, and similar facilities licensed for residential care by the State of California. These types of facilities are conditionally permitted in the SC, RC, and R-4 Districts.
Recognizing that larger facilities provide necessary supportive environments for a variety of households, the City will amend the Zoning Ordinance to conditionally permit unlicensed facilities of seven or more persons in all zones that allow similar residential uses.
Quantified Objective: Amend the Zoning Ordinance to conditionally permit unlicensed residential care facilities of seven or more persons in all zones that allow similar residential uses
Timeframe: Amend the Zoning Ordinance by December 2024
Responsible Agency: Community Planning and Building Department Funding Source: General Fund
(NEW)
Program 3.3.D: Single Room Occupancy (SRO) Units
The Carmel Municipal Code will be amended to permit single-room occupancy units as a residential use subject only to those regulations that apply to other residential dwellings of the same type in the same zone. As such, City staff will complete the following schedule of actions to amend the Municipal Code:
Draft a definition for "single room occupancy unit" to add to the zoning ordinance consistent with the Government Code (November 2024)
Propose the zoning change amendment to the City Council for approval (December 2024) Quantified Objective: N/A
Timeframe: Adopt Ordinance by December 2024
Responsible Party: Community Planning & Building Department Funding Source: General Fund
(NEW)
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-31 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 GOAL H4 EXEMPLIFY SUSTAINABLE DEVELOPMENT AND ENERGY
CONSERVATION
Policy 4.1: Support energy and water conservation programs to reduce the consumption of these resources in housing and to reduce housing costs.
Program 4.1.A: Water Conservation - AFFH
Potable water remains scarce and highly regulated in the City and continues to be a major limiting constraint to new development. In order to preserve the City’s limited water allocation for new residential units, the City will continue to enforce the Water Management Program through the building permit process, establish the Water Distribution Policy, and provide information to the community on water conservation retrofits and best practices. In addition, the City will provide information on and promote water conservation education through outreach and community engagement, and retrofit rebates provided by the Monterey Peninsula Water Management District.
Quantified Objective: Promote water conservation in 100 existing units Timeframe: Adoption of policy by June 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly 3-5.6.b Water Conservation)
Program 4.1.B: Energy Conservation and Green Building
Conserving energy to reduce stress on the electrical grid and reduce the effects of climate change (i.e. wildfire and flooding) is increasingly critical. The City experienced significant power outages during the 2022-23 winter storms, adjacent areas were flooded, and the past few wildfire seasons have significantly impacted air quality and resulted in evacuations of neighboring communities. The City will continue to review applications for new construction and substantial alterations, taking into consideration solar orientation and access to sunlight. The City will also continue to require compliance with current state building standards for energy efficiency in all new homes. The City will further disseminate information by updating the website annually with related energy conservation and green building information. The City also participates in the Community Wildfire Protection Program and is committed to implementing Program recommendations.
Quantified Objective: Promote energy conservation in 100 existing units Timeframe: Continued education and compliance through June 2031 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.6.a: Energy Conservation and Green Building) Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-32 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 GOAL H5 PUBLICIZE HOUSING NEEDS AND RESOURCES
Policy 5.1: Support and enforce fair housing laws. Expand fair housing choice by promoting housing opportunities and removing impediments to fair housing.
Program 5.1.A: Fair Housing Services - AFFH
The Fair Housing Act protects people from discrimination when they are renting or buying a home, getting a mortgage, seeking housing assistance, or engaging in other housing-related activities. The California Department of Fair Employment and Housing and the Conflict Resolution and Mediation Center of Monterey County provide fair housing services and information. These agencies advise persons in need of information on housing and employment, mediate landlord/tenant disputes and research complaints about discriminatory housing practices. The City shall coordinate with these agencies to provide printed information about fair housing services at City Hall, on the City’s website, and in other public buildings such as the City’s two libraries. The City shall also refer inquiries related to fair housing to these agencies and provide fair housing resources at outreach events.
Quantified Objective: 25 referrals/materials distributed Timeframe: Proactive outreach through June 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.7: Fair Housing Services)
Program 5.1.B: Housing Choice Voucher Program - AFFH
Created by the Housing and Community Development Act of 1978, the Housing Choice Voucher program, formerly known as Section 8, provides assistance to eligible Low- and Moderate-Income families to rent housing in the private market. Eligibility for this program is based on the family’s gross annual income and family size. The Housing Choice Voucher rental assistance program is administered by the Housing Authority of Monterey County. The City will continue to facilitate use of the Housing Choice Voucher program in the community by distributing information for the program at City Hall and the Library and making referrals to the Housing Authority.
Quantified Objective: 40 referrals/materials distributed Timeframe: Proactive outreach through June 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.3.b Section 8 Rental Assistance)
Attachment 6
Chapter 2.0 – Goals, Policies, and Programs 2-33 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Program 5.1.C: Shared Housing Information - AFFH
Shared housing is another important tool to provide affordable housing units. Shared housing is generally more affordable because a portion of a residence is rented as opposed to an entire unit.
Shared housing can also financially help low-income individuals who own their homes and alleviate loneliness. Benefits to Low-Income individuals include provision of safe and secure affordable housing in a high-cost market. The City will continue to distribute informational materials from the Monterey County Housing Authority and the Carmel Foundation, display information at City Hall and other public buildings and posted on the City’s website. The City will also seek out other Shared Housing providers and resources to expand this housing option.
Quantified Objective: 80 referrals/website visits
Timeframe: Proactive outreach through June 2031
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-5.2: Shared Housing Information)
Program 5.1.D: Farmworker Housing – AFFH
Although the City does not have agricultural uses, and therefore, no housing designated specifically for farmworkers —the City supports the County of Monterey’s efforts to educate the public on resources that are available for agricultural workers. The City has identified the following resources that are available throughout the region for agricultural employees:
• Spanish Farmworkers Resource Line – provides information on a variety of issues such as legal help and medication services, stress, resources for farmworkers with disabilities, etc. • The Center for Community Advocacy – an organization whose mission is to support and build leadership within the community and in particular for farmworkers and their families.
The Center has worked side by side with farmworkers to help improve their living conditions, advocate to have more affordable housing and access to health services and resources.
• Farm and Food Worker Relief Program – Catholic Charities Diocese Monterey is providing direct financial relief to eligible farmworkers in the counties of Monterey, Santa Cruz, San Benito, and San Luis Obispo. The purpose of this program is to provide direct financial relief to eligible field workers, meatpacking workers, livestock workers, and grocery store workers.
Quantified Objective: N/A
Timeframe: Ongoing
Responsible Party: Community Planning and Building Department Funding Source: General Fund
(NEW)
Attachment 6
Chapter 2.0 – Goals, Policies, and Implementing Programs 2-34 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Policy 5.2: Promote public awareness and foster pride in the history of the village.
Program 5.2.A: Support Community Organizations - AFFH
Community organizations play a pivotal role to provide outreach and services to those facing housing issues. The City will continue to support neighborhood organizations that promote neighborhood involvement, safety and improvement, including but not limited to the Carmel Residents Association, the Carmel Foundation and the Carmel Heritage Society. The City will develop partnerships with these organizations to promote neighborhood enhancement programs, conduct and improve outreach and education, and solicit community input.
Quantified Objective: N/A
Timeframe: Proactive outreach and partnerships through June 2031 Responsible Party: Community Planning and Building Department Funding Source: General Fund
(Formerly Program 3-4.2.b: Support Neighborhood Organizations) Attachment 6
Housing Needs & Fair Housing Report A
APPENDIX
Attachment 6
Attachment 6
Table of Contents
APPENDIX A HOUSING NEEDS & FAIR HOUSING REPORT....................................... A-1 A.1 Introduction ........................................................................................................................... A-1 A.2 Population, Employment, and Household Characteristics ............................................. A-8 A.3 Disproportionate Housing Needs ..................................................................................... A-34 A.4 Special Needs Groups ......................................................................................................... A-44 A.5 Access to Opportunity ........................................................................................................ A-64 A.6 Housing Stock Characteristics........................................................................................... A-75 A.7 Fair Housing Enforcement and Outreach Capacity....................................................... A-91 A.8 Fair Housing Recommendations ....................................................................................... A-98 A.9 Conclusion .......................................................................................................................... A-103 Tables
Table A-1 Population Growth Forecast by Jurisdiction, 2015-2045 ................................... A-9 Table A-2 Population Age Distribution by Jurisdiction, 2019 ............................................ A-11 Table A-3 Population by Race by Jurisdiction, 2019 ............................................................ A-13 Table A-4 Employment Growth Forecast by Jurisdiction, 2015-2045 ............................. A-22 Table A-5 Employment by Sector, Carmel-by-the-Sea, 2010 and 2019............................ A-23 Table A-6 Unemployment Rate, Carmel-by-the-Sea, 2019................................................. A-25 Table A-7 Regional Housing Needs Allocation .................................................................... A-26 Table A-8 Occupations by Mean Salary, Monterey County, 2019 ..................................... A-27 Table A-9 Housing Forecast by Jurisdiction, 2015-2045..................................................... A-27 Table A-10 Households by Income Category, Carmel-by-the-Sea, 2019............................ A-30 Table A-11 Overview of Special Needs Groups..................................................................... A-44 Table A-12 Extremely Low-Income Households, Carmel-by-the-Sea, 2015-2019 ........... A-46 Table A-13 Disability Status by Age, Carmel-by-the-Sea, 2021............................................ A-52 Attachment 6
Table A-14 Population with Developmental Disabilities by Age, Carmel-by-the-Sea, 2021........................................................................................ A-53 Table A-15 Population with Developmental Disabilities by Residence, Carmel-by-the-Sea, 2021........................................................................................ A-53 Table A-16 Homeless Population by Jurisdiction, 2017-2022.............................................. A-62 Table A-17 Homelessness by Household Type and Shelter Status, Monterey County, 2019 ......................................................................................... A-63 Table A-18 Housing Unit Growth Trends by Jurisdiction, 2010-2019.............................. A-76 Table A-19 Housing Units by Type by Jurisdiction, 2019 ................................................... A-76 Table A-20 Housing Units by Type and Tenure, Carmel-by-the-Sea, 2019...................... A-78 Table A-21 Household Size by Tenure by Jurisdiction, 2019 .............................................. A-79 Table A-22 Vacant Housing Units by Type, Carmel-by-the-Sea, 2019............................... A-81 Table A-23 Housing Permits by Income Group, Carmel-by-the-Sea, 2015-2021............ A-82 Table A-24 Inventory of Assisted Rental Housing ................................................................ A-84 Table A-25 Median Home Value by Jurisdiction, 2019-2022............................................... A-90 Table A-26 Average Rent by Number of Bedrooms, Carmel-by-the-Sea, 2023................ A-90 Table A-27 Housing Affordability, Carmel-by-the-Sea, 2022............................................... A-91 Table A-28 Fair Housing Issues, Contributing Factors, and AFFH Programmatic Actions ................................................................................................................... A-100 Figures
Figure A-1 Major Public and Legal Actions that Influence Fair Access to Housing ..........A-3 Figure A-2 Population Growth, Carmel-by-the-Sea, 2010-2019 ............................................A-9 Figure A-3 Population Distribution by Age, Carmel-by-the-Sea, 2010-2019 .................... A-10 Figure A-4 Population by Race Compared to the County, 2019 ......................................... A-12 Figure A-5 Population by Race, Carmel-by-the-Sea, 2010-2019 ......................................... A-14 Figure A-6 Regional Non-White vs. White Population, 2010-2019.................................... A-15 Figure A-7 Diversity Index, Carmel-by-the-Sea, 2018 .......................................................... A-17 Figure A-8 R/ECAP by Census Tract, Carmel-by-the-Sea, 2009-2013 ............................. A-19 Attachment 6
Figure A-9 RCAAs by Census Tract, Carmel-by-the-Sea, 2015-2019................................. A-20 Figure A-10 Percent Non-White by Block Group, Carmel-by-the-Sea, 2018 ..................... A-21 Figure A-11 Worker Earnings by Place of Residence & Place of Work, Carmel-by-the-Sea, 2019........................................................................................ A-24 Figure A-12 Household by Type by Jurisdiction, 2019 ........................................................... A-28 Figure A-13 Changes in Household Type, Carmel-by-the-Sea, 2010-2019.......................... A-29 Figure A-14 Households by Household Size by Jurisdiction, 2019 ...................................... A-29 Figure A-15 Median Household Income by Jurisdiction, 2019 ............................................. A-31 Figure A-16 Regional Median Household Income, 2010-2019.............................................. A-32 Figure A-17 Income by Category, Carmel-by-the-Sea, 2019.................................................. A-32 Figure A-18 Median Income by Block Group, Carmel-by-the-Sea, 2015-2019 .................. A-33 Figure A-19 Housing Tenure by Jurisdiction, 2019 ................................................................. A-34 Figure A-20 Housing Problems by Tenure, Carmel-by-the-Sea, 2015-2019........................ A-36 Figure A-21 Severe Housing Problems by Tenure, Carmel-by-the-Sea, 2015-2019........... A-36 Figure A-22 Overcrowding by Severity by Jurisdiction, 2019................................................ A-37 Figure A-23 Overcrowding by Tenure and Severity, Carmel-by-the-Sea, 2019 .................. A-38 Figure A-24 Overcrowded Households, Carmel-by-the-Sea.................................................. A-39 Figure A-25 Cost Burden Severity by Jurisdiction, 2015-2019 .............................................. A-40 Figure A-26 Cost Burden by Tenure, Carmel-by-the-Sea, 2015-2019 .................................. A-41 Figure A-27 Cost Burden by Home Owners, Carmel-by-the-Sea, 2015-2019..................... A-42 Figure A-28 Cost Burden by Renter Households, Carmel-by-the-Sea, 2015-2019............. A-43 Figure A-29 Percent Living Below the Poverty Line by Race and Ethnicity, Carmel-by-the-Sea, 2019........................................................................................ A-47 Figure A-30 Senior Population by Jurisdiction, 2019 .............................................................. A-48 Figure A-31 Senior Housing by Tenure, Carmel-by-the-Sea, 2019 ....................................... A-49 Figure A-32 Senior Households by Income, Carmel-by-the-Sea, 2019 ................................ A-49 Figure A-33 Population by Disability Status by Jurisdiction, 2021 ........................................ A-51 Figure A-34 Trends in Persons with Disabilities, Carmel-by-the-Sea, 2012-2021 .............. A-52 Attachment 6
Figure A-35 Households by Size and Tenure, Carmel-by-the-Sea, 2019.............................. A-55 Figure A-36 Single-Parent Households by Jurisdiction, 2019 ................................................ A-56 Figure A-37 Trends in Single-Parent Households, Carmel-by-the-Sea, 2010-2019............ A-57 Figure A-38 Hired Farm Labor, Monterey County, 2002-2017............................................. A-59 Figure A-39 TCAC Opportunity Composite Score, Carmel-by-the-Sea, 2022 ................... A-65 Figure A-40 TCAC Opportunity Economic Score, Carmel-by-the-Sea, 2022 .................... A-67 Figure A-41 Jobs Proximity Index, Carmel-by-the-Sea........................................................... A-68 Figure A-42 TCAC Opportunity Education Score, Carmel-by-the-Sea, 2022 .................... A-70 Figure A-43 TCAC Opportunity Environmental Score, Carmel-by-the-Sea, 2022............ A-71 Figure A-44 Social Vulnerability Index, Carmel-by-the-Sea, 2018 ........................................ A-72 Figure A-45 Housing by Type in Carmel-by-the-Sea, 2010-2019.......................................... A-77 Figure A-46 Housing Stock by Number of Bedrooms, Carmel-by-the-Sea, 2019.............. A-78 Figure A-47 Household Tenure by Race, Carmel-by-the-Sea, 2019 ..................................... A-80 Figure A-48 Vacancy Rates by Jurisdiction, 2019 .................................................................... A-80 Figure A-49 Vacancy Trends, Carmel-by-the-Sea, 2010-2019 ............................................... A-81 Figure A-50 Displacement Risk, Carmel-by-the-Sea, 2022..................................................... A-87 Figure A-51 Housing Stock by Age, Carmel-by-the-Sea, 2019.............................................. A-88 Figure A-52 FHEO Cases Total, Monterey County, 2020 ..................................................... A-94 Figure A-53 FHEO Cases, Disability Bias, Monterey County, 2020 .................................... A-95 Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-1 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Appendix A
Housing Needs & Fair Housing Report
A.1 Introduction
The following report provides both the City of Carmel-by-the-Sea Housing Needs Assessment and Fair Housing Assessment. This analysis primarily utilizes U.S. Census Bureau American Community Survey (ACS) 5-Year Estimate data1 and California Department of Housing and Community Development (HCD) data.
Housing Needs Assessment
The Housing Needs Assessment for the City of Carmel-by-the-Sea provides an in-depth analysis of the City’s population, employment, economics, household, and housing stock conditions and characteristics. This assessment develops context for the City’s goals, programs, and policies for the 6th Cycle Housing Element.
Fair Housing Assessment
In 2018, Governor Brown signed Assembly Bill (AB 686) which requires departments and agencies to administer programs relating to housing in a way that affirmatively furthers fair housing (AFFH) 2 .
As of January 1, 2019, AB 686 extends the obligation to affirmatively further fair housing to all public agencies in the State of California. This affirmative duty is not limited to those agencies with relationships with the federal government and is to be broadly applied throughout agencies at the state and local level. Now, all public agencies must both (1) administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and (2) take no action inconsistent with this obligation3. AB 686 also made changes to Housing Element Law, requiring Housing Elements and General Plans to incorporate AFFH requirements.
Such requirements include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices. 1 The primary reason for using 2019 data is because this is the data that was primarily being used by HCD in their AFFH datasets for the majority of housing needs data, including data that is pulled from CHAS datasets which range from 2013-2019. Additionally, 2020-2021 Census data may not be representative due to the COVID-19 pandemic. Largely, the data is reported for 2019 as this aligns with the supplemental data HCD has provided and allows for consistent reporting.
2 Public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. The federal obligation stems from the fair housing component of the federal Civil Rights Act mandating federal fund recipients to take “meaningful actions” to address segregation and related barriers to fair housing choice.
3 California Department of Housing and Community Development Guidance, 2021, page 9.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-2 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Affirmatively Furthering Fair Housing
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development. (Gov. Code, § 8899.50, subd. (a)(1).)”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 14.
History of segregation in the region
The United States’ oldest cities have a history of
mandating segregated living patterns. Exclusive zoning
practices were common in the early 1900s -- courts
struck down only the most discriminatory and allowed
those that would be considered today to have a
“disparate impact” on classes protected by the Fair
Housing Act. For example, the 1926 case Village of
Euclid v. Amber Realty Co. (272 U.S. 365) supported the segregation of residential, business, and industrial uses, justifying separation by characterizing apartment
buildings as “mere parasite(s)” with the potential to
“utterly destroy” the character and desirability of
neighborhoods. At that time, multifamily apartments
were the only housing options for people of color,
including immigrants.
The Federal Fair Housing Act was not enacted until nearly 60 years after the first racial zoning ordinances appeared in U.S. cities. This coincided with a shift away from federal control over lowincome housing toward locally-tailored approaches (block grants) and market-oriented choice (Section 8 subsidies, now called Housing Choice Vouchers)—the latter of which is only effective when adequate affordable rental units are available.
Figure A-1 on the following page provides a timeline of major legal and public actions that have influenced fair access to housing beginning in 1910.
This history of segregation in the
region is important not only to
understand how residential
settlement patterns came about—
but, more importantly, to explain
differences in housing opportunity
among different residents.
In sum, not all residents had equal
ability to build housing wealth.
This historically unequal playing
field in part determines structural
inequities that persist today.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-3 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-1 Major Public and Legal Actions that Influence Fair Access to Housing SOURCE: Root Policy Research
Appendix A – Housing Needs & Fair Housing Report A-4 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Monterey County and the Monterey Bay region also have an interesting past, as far as the fight to end racial segregation is concerned. Some of the segregation in the Monterey Bay area can be attributed to historically discriminatory practices, such as racial covenants4 , redlining5, and
discriminatory mortgage approvals. While Carmel-by-the-Sea itself does not have a history of racial covenants, the City’s racial characteristics do reflect persistent “structural inequities” in society, and “self-segregation” (i.e., preferences to live near similar people).
Kent Seavey’s 2007 book Carmel: A History in Architecture details the history of Carmel-by-the-Sea, from its early settlement by Spanish explorers, to its marketing as a “seaside resort for Catholics” in the 1880s, to the development of the City’s more contemporary history and architectural design.
Similar to other jurisdictions within Monterey County, Carmel-by-the-Sea does not have a high level of diversity.
Harold and Ann Gilliam describe the history of Carmel in their 1996 book Creating Carmel, The Enduring Vision. Carmel started as an artist town, with notable writers, artists and poets Mary Austin, Sinclair Lewis, Jack London and Robinson Jeffers settling in Carmel-by the-Sea. They were drawn to Carmel-by-the-Sea for its natural beauty, a quiet town among Monterey pine forest, scenic, rocky coastline, and white sand beaches. The early small cottages of the early 1900’s reflect these humble beginnings, and the evolution of Carmel’s architecture, including, Comstock’s notable fairy-tale style buildings, mirrors the community of artists who resided in Carmel-by-the-Sea. As Carmel-by-the-Sea grew and became a globally known tourist destination land prices began to increase. Gilliam writes, "[a]s expensive homes have replaced Carmel’s traditional cottages, the town’s demographics have changed. The artists and writers who carried on the Sterling tradition… and the low-to-middleincome residents in the old redwood cottages, have been gradually replaced by upscale business people and professionals able to afford the fantastically escalating prices of land”. In addition to historical discriminatory practices that embedded segregated living patterns throughout the Monterey Bay area, it’s also necessary to recognize the historical impacts of colonization and genocide on Indigenous populations and how the effects of those atrocities are still being felt today.
Historically, the Monterey Peninsula has been home to indigenous populations for more than 10,000 years. The original inhabitants of present-day Monterey County were the Ohlone (Costanoan), Salinan, and Esselen tribes who have “…lived in communities related by language, family, and custom.”6
However, “[d]ue to the devastating policies and practices of a succession of explorers, missionaries, settlers, and various levels of government over the centuries since European expansion, these tribes have lost the vast majority of their population as well as their land.”7 4 Racial covenants are clauses that were inserted into property deeds to prevent people who were not White from buying or occupying land. 5 Redlining is the practice of denying credit to individuals based on race, ethnicity, or other discriminatory practices. 6 From Racial Beachhead: Diversity and Democracy in a Military Town, by Carol Lynn McKibben, 2012, Stanford University Press.
7 From Indigenous peoples of San Mateo County. San Mateo County Office of Education.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-5 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The lasting influence of these policies and practices have contributed directly to the disparate housing and economic outcomes collectively experienced by Native populations today.8 The Monterey County Weekly news outlet highlights the past and present effects of restrictive covenants, along with other housing issues such as “the lack of affordable housing, generational wealth inequities and zoning issues,” as potential contributing factors to segregation within the County.9 Though restrictive racial covenants were never enacted specifically in Carmel-by-the-Sea (unlike nearby Pebble Beach and Pacific Grove), the City’s population demographics are less diverse than other jurisdictions within Monterey County. Carmel-by-the-Sea’s General Plan and Zoning Ordinance have long emphasized single-family residential patterns and consequently, the City offers a limited variety of housing types with 87 percent single family detached units. Historically, this type of development contributed to segregation patterns in part due to higher purchase costs that accompany single-family homes. Because financing for single-family properties favored educated higher income earners, purchasing property in the City remained out of reach for many lower income households and likely contributed to the demographics seen in the City today.
Enacting policies and programs that promote AFFH and highlight the community’s assets could attract a broader demographic to the area, and encourage those that work in the City to live here as well. As reflected by the 2021 Proclamation of the City Council of Carmel-by-the-Sea: Carmel-bythe-Sea has been and will continue to be enriched and enhanced in its cultural fabric, economic prosperity, and personal understanding of others by having a principled and respectful community standard towards all people.
8 From Systemic Inequality: Displacement, Exclusion, and Segregation, by Danyelle Solomon, et al., 2019, Center for American Progress.
9 From Ribakoff, S. (2022, November 24) A new group sets out to explore the history of racist housing covenants in Monterey County. Monterey County Weekly.
Carmel-by-the-Sea has been and will continue to be enriched and enhanced in its cultural fabric, economic prosperity and personal understanding of others by having a principled and respectful community standard towards all people.
July 5, 2021
Proclamation of the City Council of
Carmel-By-The-Sea
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-6 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Overview of Carmel-by-the-Sea
Over the past 10 years, Carmel-by-the-Sea has experienced growth in both population and jobs10, which means more
housing of various types and sizes is needed to ensure that residents across all income levels, ages, and abilities have a place to call home. While the number of people drawn to the City has steadily increased, housing production has not kept pace with demand, contributing to the housing shortage in the City. The following Housing Needs and Fair Housing Assessment develops context for the goals, programs, and policies that Carmel-by-the-Sea will implement to address inequities in the 6th Cycle Housing Element.
Summary of Population, Employment, Household and
Housing Stock Characteristics
The following provides a brief overview of population,
employment, household, and housing stock characteristics in Carmel-by-the-Sea. These statistics help inform the existing housing needs in Carmel-by-the-Sea, as well as highlighting past trends and future forecasts to develop proactive policies and programs to address the needs of the community.
Between 2010-2019, Carmel-by-the-Sea’s population increased by 2.8 percent.11 According to the Association of Monterey Bay Area Governments (AMBAG) 2022 Regional Growth Forecast, Carmel-by-the-Sea, the population is forecast to grow by approximately three (3) percent between 2015 to 2045.
In 2019, the predominant age group was individuals between 65 to 74 years of age. In 2019, the population was comprised of the following racial and ethnic groups: non-Hispanic White individuals (86.5 percent), Hispanic or Latino (8.2 percent), Asian populations (5.2 percent), and Black or African American (0.1 percent). According to the AMBAG 2022 Regional Growth Forecast, Carmel-by-the-Sea is projected to experience an employment growth of 17 percent (562 new jobs) between 2015-2045. In 2019, the unemployment rate was 0.1 percent; approximately 5 percent less than the County. 10 From AMBAG Regional Growth Forecast 2022; 2010 (population: 3,722); 2015 (population 3,854); 2020 (population: 3,949).
11 From U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 The fear factor about ‘housing
projects’ is very high in this
community. Even the process of
identifying housing sites is a red
flag for this community. However,
[more detached dwelling units and
new residential apartments above
commercial spaces] is a
continuation of a tradition that is
tried and true and proven all over
the world and also is the tradition
of this community.
February 28, 2023 Housing Ad Hoc
Committee Community Meeting
Attendee
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-7 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 According to the AMBAG 2022 Regional Growth Forecast, Carmel-by-the-Sea is forecast to have a household growth of approximately one (1) percent by 2045 – an increase of 42 housing units.
In 2019, the largest household type was married-couple family households (47 percent) singleperson households (40 percent), female-headed households (6 percent), Other non-family households (5 percent), and male-headed households (2 percent). In 2019, above moderate-income households made up the majority of households in the City (62 percent) followed by lower-income households (28 percent), and moderate-income households (10 percent).
In 2019, the housing stock was predominantly occupied by owner households (57 percent), compared to renter households (43 percent).
In 2019, the majority of households (94 percent) do not experience overcrowding. Six (6) percent of households in Carmel-by-the-Sea are severely overcrowded and zero percent are moderately overcrowded.
In 2019, 23 percent of households are cost burdened and 23 percent are severely cost burdened. The 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) data indicates there were approximately 310 extremely low- and very low-income households living in Carmel-by-theSea. There are approximately 140 extremely low-income households in Carmel-by-the-Sea, 100 of which are owner-occupied households and 40 extremely low-income renter-occupied households.
In 2019, senior households makeup 43 percent of all households; 15 percent of seniors rent their homes.
In 2019, 12 percent of people in Carmel-by-the-Sea have a disability of some kind. In 2019, Carmel-by-the-Sea had 70 large households, of which 57 percent are renter-occupied households. Renter-occupied households makeup the majority of all 3-5+ person households. In 2019, female-headed family households comprised 75 percent of single-parent households and male-headed households accounted for 25 percent. No single-parent households fell below the poverty level.
The number of households experiencing homelessness has decreased between 2017 to 2022 from 16 persons to one (1), respectively.
In 2019, Carmel-by-the-Sea had 3,832 housing units, an approximate 6 percent increase from the 3,606 units that existed in 2010.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-8 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Between 2015 and 2022, 18 housing units were issued permits in Carmel-by-the-Sea which represents 58 percent of the RHNA number of 31 units assigned in the 5thCycle Housing Element.
In 2019, the housing stock included the following unit types: 87 percent of homes were singlefamily detached; 10 percent were multifamily; 2 percent were mobile homes; and 1 percent were single-family attached.
From 2010 to 2019, the City has experienced a stable vacancy average of 51 percent as a result of tourism and second-home ownership.
As of 2019, 80 percent of Carmel-by-the-Sea’s vacant units were for seasonal, recreational, or occasional (second home) use.
In 2022, the median home value was estimated to be $2,070,835. Home prices increased by 59 percent from 2019 to 2022. This reflects a 20 percent higher increase than the County, which is similar to nearby cities.
12 As of 2023, the average rent for an apartment in Carmel-by-the-Sea ranged from $2,200 (studio) to $5,459 (three bedrooms).13
A.2 Population, Employment, and Household Characteristics Population characteristics impact current and future housing needs in a community. A city’s population growth, age composition, and race and ethnicity composition help to determine the type and extent of housing needed. The following section provides analysis of population characteristics and local trends that affect housing demand in Carmel-by-the-Sea.
Population Growth
Table A-1 shows population projections through 2045 according to the Association of Monterey Bay Area Governments (AMBAG) 2022 Regional Growth Forecast. In Carmel-by-the-Sea, the population is forecast to grow approximately 3 percent between 2015 to 2045. This reflects 11 percent less than the County, 1 percent more than Pacific Grove, and 56 percent less than Del Rey Oaks14. Population growth forecasts provide critical insight to the future demands of communities in terms of housing needs, employment, and more.
12 From Zillow Home Value Index, December 2019-2022 13 From Zillow Rental Price Index, March 2023 14 These two Cities have been chosen for comparison throughout the document based on having comparable population sizes to Carmel-by-the-Sea.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-9 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-1 Population Growth Forecast by Jurisdiction, 2015-2045 Jurisdictions Population Change
2015-2045
2015 2020 2025* 2030* 2035* 2040* 2045* Numeric %
Monterey County 430,310 441,143 452,761 467,068 476,028 483,884 491,443 61,133 14% Carmel-by-theSea 3,854 3,949 3,946 3,954 3,964 3,974 3,984 130 3% Del Rey Oaks 1,663 1,662 1,693 1,734 1,859 2,330 2,650 987 59% Pacific Grove 15,460 15,265 15,290 15,395 15,530 15,676 15,817 357 2% SOURCE: AMBAG Regional Growth Forecast, 2022
NOTE: *Projected growth values
Figure A-2 illustrates population growth in Carmel-by-the-Sea between 2010-2019. Carmel-by-theSea’s population increased by 2.8 percent from 2010 to 2019. The City’s population steadily increased from 2010 to 2017 before experiencing a sharp decline through 2019.
Figure A-2 Population Growth, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Age Characteristics
A community’s housing needs are partly determined by preferences of age groups and household types (age, family/non-family, female-headed, etc.). When seeking housing, households may prioritize factors such as size, accessibility, and price. For instance, younger and middle-aged households may seek homes that can accommodate a growing household size, whereas older adults may seek to downsize to an apartment with assistive care services or a smaller, more affordable single-family home. Disabled persons may seek homes that are accessible and include universal 3600
3650
3700
3750
3800
3850
3900
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Population
Year
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-10 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 design or visitability features. Overall, the life stages of a population determine the housing stock that is needed in a community.
In 2010, Carmel-by-the-Sea’s predominant age group was
individuals between 65 and 74 years of age (19 percent).
Figure A-3 shows that between 2010 and 2019, the
general age of the population has been slowly increasing, with the most populous age groups in the City being
individuals between 55 and 84 years of age. The City’s
median age has changed little since 2010, ranging from
56 in 2010, 54 in 2015, and 59 in 2019. Overall, the City’s aging trend suggests a demand for housing geared toward middle-aged to senior groups.
Figure A-3 Population Distribution by Age, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 Age 0-4 Age 5-14 Age 15-24 Age 25-34 Age 35-44 Age 45-54 Age 55-64 Age 65-74 Age 75-84 Age 85+ 2010 3% 8% 4% 8% 10% 17% 12% 19% 12% 5%
2015 6% 11% 6% 6% 11% 11% 16% 20% 8% 6%
2019 1% 10% 1% 8% 11% 11% 14% 21% 15% 7%
0%
5%
10%
15%
20%
25%
“When I grew up, this
was a town of children.
All the property owners
were parents. All the
employees in the stores
were parents. So,
everything in this town
was about children, and
we don't have children
anymore.”
May 24, 2023 Housing Ad
Hoc Committee Community
Meeting Attendee
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-11 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-2 shows population age distribution revealing that Carmel-by-the-Sea’s most populous age group in 2019 was individuals 65 to 74 years of age (21 percent). Compared to the County and nearby cities, Carmel-by-the-Sea has the largest 55 to 85+ age group (43 percent) followed by Pacific Grove (27 percent), Del Rey Oaks (23 percent), and the County (13 percent). Since 2010, Carmelby-the-Sea’s smallest age demographic are those aged 0-14.
Table A-2 Population Age Distribution by Jurisdiction, 2019 Jurisdiction Population Age
0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Monterey County 7.3% 14.8% 14.3% 14.4% 13.0% 11.8% 11.1% 7.7% 3.6% 1.9% Carmel-by-the-Sea 1.4% 9.7% 1.4% 8.1% 10.6% 11.4% 14.3% 21.3% 14.9% 7% Del Rey Oaks 5.7% 8.3% 5.7% 12.6% 12.5% 13% 18.9% 15.9% 4.4% 2.9% Pacific Grove 3.5% 12.2% 8.5% 10.0% 10.4% 13.3% 14.7% 16.5% 6.6% 4.3% SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Race and Ethnicity Characteristics
Examining the demographic, ethnic, and racial composition of a region is integral to understanding fair housing concerns including access to economic opportunity and safe and affordable housing.
Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities. This section provides an overview of racial/ethnic composition and segregation patterns within Monterey County and the City of Carmelby-the-Sea.
Understanding the racial and ethnic composition of a city is vital to ensuring equal opportunity to housing for all groups, inclusive of cultural norms and preferences. An in-depth analysis of race and ethnicity is provided in the Fair Housing Report in Appendix A. Figure A-4 illustrates the racial and ethnic composition of Carmel-by-the-Sea compared to the County.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-12 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-4 Population by Race Compared to the County, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
When comparing the City and the County, non-Hispanic White and Hispanic or Latino populations are the most represented; however, the County presents more diversity than Carmel-by-the-Sea.
Non-Hispanic White individuals comprise 87 percent of Carmel-by-the-Sea’s population followed by Hispanic or Latino (8 percent) and Asian populations (5 percent). In contrast, the County’s largest population is Hispanic or Latino individuals (60 percent) followed by non-Hispanic White (31 percent). The City has no populations identifying as American Indian or Alaska Native or Native Hawaiian or Other Pacific Islander. Black or African American non-Hispanic individuals represent less than 1 percent of the City’s population.
Table A-3 provides a comparison of racial and ethnic composition by jurisdiction. In 2019, Carmelby-the-Sea (87 percent) and the neighboring City of Pacific Grove (83 percent) had the largest nonHispanic White populations compared to Del Rey Oaks (75.5 percent) and the County (30.8 percent). Compared to surrounding cities and the County, Carmel-by-the-Sea had the lowest Asian population (5 percent). Overall, Carmel-by-the-Sea is one of the least diverse when compared to the County and the nearby cities of Del Rey Oaks and Pacific Grove.
American
Indian or
Alaska
Native
Asian
Black or
African
American,
NonHispanic
White,
NonHispanic
Some
other race
Hispanic
or Latino
Native
Hawaiian
and Other
Pacific
Islander
Carmel-by-the-Sea 0.0% 5.2% 0.1% 86.5% 0.0% 8.2% 0.0%
Monterey County 0.2% 5.5% 2.5% 30.8% 0.1% 60.3% 0.5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-13 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-3 Population by Race by Jurisdiction, 2019
Jurisdiction
American
Indian or
Alaska
Native
Asian,
alone
Black or
African
American,
NonHispanic
White, NonHispanic
Some
Other
Race
Hispanic
or Latino
Native
Hawaiian
and Other
Pacific
Islander
Monterey County 0.2% 5.5% 2.5% 30.8% 0.1% 60.3% 0.5%
Carmel-by-the-Sea 0.0% 5.2% 0.1% 86.5% 0.0% 8.2% 0.0%
Del Rey Oaks 0.0% 7.1% 2.5% 75.5% 0.0% 13% 0.3%
Pacific Grove 0.2% 5.8% 1.0% 82.8% 0.0% 10.3% 0.1%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
When analyzing race and ethnicity in a city, it’s important to understand how demographics have changed over time. Figure A-5 illustrates changes in population by race between 2010-2019 in Carmel-by-the-Sea. During this time frame, Carmel-by-the-Sea’s population composition experienced fluctuations in nearly all populations, and by 2019 saw a decline in each population except non-Hispanic White. In 2015, the non-Hispanic White population experienced a 2 percent decrease in size, while the Asian and Hispanic or Latino populations increased 2 percent and 3 percent, respectively. In 2019, Carmel-by-the-Sea experienced a 7 percent increase in the nonHispanic White population, and a decline in both the Asian and Hispanic or Latino populations by 4 percent and 3 percent, respectively. Since 2015, population levels have remained less than 1 percent for Black or African American, American Indian or Alaska Native, Native Hawaiian, and Other Pacific Islander populations in Carmel-by-the-Sea.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-14 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-5 Population by Race, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 Demographic characteristics such as the racial and ethnic composition of a city are necessary to inform the housing needs of a community inclusive of cultural norms and preferences.
Integration and Segregation
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, where concentrations of the characteristics described above are high in a specific geographic area.
Integration and Segregation
“Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 31.
Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted American
Indian or
Alaska Native
Asian
Black or
African
American,
Non-Hispanic
White, NonHispanicSome other
race
Hispanic or
Latino
Native
Hawaiian and
Other Pacific
Islander
2010 0.0% 8.6% 1.4% 81.5% 0.0% 8.5% 0.0%
2015 0.3% 9.0% 0.0% 79.6% 0.0% 11.1% 0.0%
2019 0.0% 5.2% 0.1% 86.5% 0.0% 8.2% 0.0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-15 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968, that federal agencies and federal grantees affirmatively further the purposes of the FHA.
Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.15 Figure A-6 shows the percentage of non-White and White populations throughout the region from 2010 to 2019.
Figure A-6 Regional Non-White vs. White Population, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 15 California Department of Housing and Community Development. 2021. AFFH Guidance Memo. https://www.hcd.ca.gov/communitydevelopment/affh/docs/affh_document_final_4-27-2021.pdf NonWhite White NonWhite White NonWhite White
2010 2015 2019
Monterey County 67.1% 32.9% 26.7% 73.3% 69.2% 30.8%
Carmel-by-the-Sea 18.5% 81.5% 20.4% 79.6% 13.5% 86.5%
Del Rey Oaks 18.3% 81.7% 20.1% 79.9% 24.5% 75.5%
Pacific Grove 21.8% 78.2% 13.2% 86.8% 17.2% 82.8%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-16 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 As of 2019, the City of Carmel-by-the-Sea has the highest percentage (86.5 percent) of White residents and the lowest percentage of Non-White residents (13.5 percent) when compared to the County, and the cities of Del Rey Oaks and Pacific Grove. Given the City’s status as being a “Highest Resource” city (see Figure A-17), having the highest median household income (see Figure A-16), and being a majority Senior community, Carmel-by-the-Sea recognizes the need to attract a more diverse population into the City and has identified various community resources and organizations to assist individuals that may have disparities in access to opportunity, and fall into the “special needs” category. A complete breakdown of service providers and community organizations that are available to the special needs populations is available in section A.4 (“Special Needs Groups”) of this Appendix.
Diversity Index
The Diversity Index measures the degree to which the five major ethnic populations (non-Hispanic White, non-Hispanic Black, Asian and Pacific Islander, Hispanic, and Two or more races) are evenly distributed across a geographic area. The index ranges from 0 to 1 – where 0 is low diversity, meaning only one group is present and 1 is high diversity, meaning an equal proportion of all five groups is present).
Figure A-7 below depicts the level of diversity within the City. Carmel-by-the-Sea, along with neighboring jurisdictions have the lowest levels of diversity within the region. Carmel-by-the-Sea has a low level of diversity with 86.5 percent of the population identifying as non-Hispanic White.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-17 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-7 Diversity Index, Carmel-by-the-Sea, 2018
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-18 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Racially or Ethnically Concentrated Areas of Poverty and Affluence A Racially Concentrated Area of Poverty or an Ethnically Concentrated Area of Poverty (R/ECAP) and a Racially Concentrated Area of Affluence (RCAAs) represent opposing ends of the segregation spectrum from racially or ethnically segregated areas with high poverty rates to affluent predominantly White neighborhoods. Historically, HUD has paid particular attention to R/ECAPs as a focus of policy and obligations to AFFH. Recent research out of the University of Minnesota Humphrey School of Public Affairs argues for the inclusion of RCAAs to acknowledge current and past policies that created and perpetuate these areas of high opportunity and exclusion.16 R/ECAPs
HCD and HUD’s definition of a Racially/Ethnically Concentrated Area of Poverty is:
A census tract that has a non-White population of 50 percent or more (majority-minority) or, for non-urban areas, 20 percent, AND a poverty rate of 40 percent or more; OR A census tract that has a non-White population of 50 percent or more (majority-minority) AND the poverty rate is three times the average tract poverty rate for the County, whichever is lower.
SOURCE: California Department of Housing and Community Development Guidance, 2021.
It is important to note that R/ECAPs and RCAAs are not areas of focus because of racial and ethnic concentrations alone. This study recognizes that racial and ethnic clusters can be a part of fair housing choice if they occur in a non-discriminatory market. Rather, R/ECAPs are meant to identify areas where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity, and conversely, RCAAs are meant to identify areas of particular advantage and exclusion.
RCAAs
HCD and HUD’s definition of an RCAA is a census tract 1) with a percentage of its total White population that is 1.25 times higher than the average percentage of the COG region’s White population; and 2) has a median income that is 2 times higher than the COG Area Median Income (AMI). Generally, these are understood to be neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates.
SOURCE: California Department of Housing and Community Development Guidance, 2023 As can be seen in the Figure A-8 and Figure A-9, the City of Carmel-by-the-Sea is not considered a R/ECAP; nor, is the City considered an RCAA. As highlighted previously, Carmel-by-the-Sea does not have a majority-minority population and thus cannot be labelled as a R/ECAP. Figure A-10 16 From Goetz, E. G., Damiano, A., & Williams, R. A. (2019). Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, 21(1), 99–124 Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-19 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 shows that less than or equal to 20 percent of the City’s population is non-White. Though Carmelby-the-Sea’s percentage of exclusively White population and AMI are higher than the County-wide average, the median income in the City is not high enough for the jurisdiction to be considered an RCAA17.
Figure A-8 R/ECAP by Census Tract, Carmel-by-the-Sea, 2009-2013 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer 17 To be considered an RCAA, census tracts must have a Location Quotient (LQ) of more than 1.25 and a median income 1.5 times higher than the COG AMI or 1.5 times higher than the State AMI, whichever is lower. In this case, Carmel’s median income would need to be 1.5 times greater than the State AMI of $69,021.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-20 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-9 RCAAs by Census Tract, Carmel-by-the-Sea, 2015-2019 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-21 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-10 Percent Non-White by Block Group, Carmel-by-the-Sea, 2018 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-22 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Employment
Employment characteristics can significantly impact the housing needs and trends of a community from income and wage scale to job location and industry. Employment and income are determinates of a population’s ability to purchase housing including the type of housing and size, both of which can induce negative effects such as overpayment and overcrowding. Table A-4 summarizes projected employment growth for Carmel-by-the-Sea, the County, and nearby cities from 2015- 2045.
Table A-4 Employment Growth Forecast by Jurisdiction, 2015-2045 Jurisdictions Population Change
2015 - 2045
2015 2020 2025* 2030 2035* 2040* 2045* Numeric Percent
Monterey County 225,268 243,015 245,054 249,613 253,918 258,553 263,437 38,169 17% Carmel-by-the-Sea 3,353 3,566 3,593 3,674 3,752 3,833 3,915 562 17% Del Rey Oaks 705 748 753 774 794 815 834 129 18%
Pacific Grove 7,470 8,016 8,061 8,152 8,244 8,343 8,445 975 13% SOURCE: AMBAG Regional Growth Forecast, 2022
NOTE: *Projected growth values
According to the AMBAG 2022 Regional Growth Forecast, Carmel-by-the-Sea was projected to experience an employment growth of 17 percent (562 new jobs) between 2015-2045. This projected employment growth mirrors the County (17 percent) and is 4 percent higher than Pacific Grove (13 percent), but reflects 1 percent lower than Del Rey Oaks (18 percent). This projected increase in job growth presents an opportunity for cities to construct additional housing options for the existing and future workforce.
Table A-5 shows 2010 and 2019 employment data for Carmel-by-the-Sea by sector. Key findings in employment data include the following:
Education services, healthcare, and social assistance industries were the largest employers of Carmel-by-the-Sea (28 percent) in both 2010 and 2019, followed by arts, entertainment, recreation, accommodation, and food services (19 percent and 15 percent, respectively); Information industries experienced the greatest increase between 2010 and 2019 (585 percent), followed by construction (276 percent);
Five sectors experienced drastic declines in employment between 2010 and 2019 including finance and insurance, real estate, and rental leasing (137 percent), professional, scientific, management, and administrative services (61 percent), public administration (54 percent), arts, entertainment, recreation, accommodation and food services (35 percent), and education services, healthcare, and social assistance (20 percent); Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-23 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Wholesale trade (2 percent) and agriculture, forestry, fishing and hunting, and mining (0 percent) industries experienced the least amount of growth; and
Overall, there was a 19 percent decrease in employment for Carmel-by-the-Sea residents between 2010 and 2019.
Table A-5 Employment by Sector, Carmel-by-the-Sea, 2010 and 2019 Industry Sector
2010 2019 Percent
Change
2010-2019 People
Employed
Percent of City
Employment
People
Employed
Percent of City
Employed
Agriculture, forestry, fishing and
hunting, and mining 0 0% 0 0% 0%
Construction 25 1% 94 7% 276%
Manufacturing 40 2% 67 5% 68%
Wholesale Trade 0 0% 26 2% 2%
Retail Trade 247 14% 213 15% 14%
Transportation and warehousing,
and utilities 63 4% 95 7% 51%
Information 14 1% 96 7% 585%
Finance and insurance, real
estate, and rental leasing 172 10% 73 5% -137%
Professional, scientific,
management, and administrative
services
273 15% 106 7% -61%
Education services, healthcare,
and social assistance 493 28% 394 28% -20%
Arts, entertainment, recreation,
accommodation, and food services 330 19% 216 15% -35%
Public Administration 112 6% 52 4% -54%
Total Employment 1,769 100% 1,432 100% -19%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2019 Balance of Jobs to Workers
A city houses employed residents who either work in the community where they live, or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city but more often employ workers commuting from outside of it. One measure of local imbalance is the relationship between workers and jobs. A city with a surplus of workers, “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them.
Smaller cities will typically have more employed residents than jobs and will export workers as a result, while larger cities tend to have a surplus of jobs and will import workers. To some extent, the Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-24 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
A community may offer employment for relatively low-income workers but have relatively few housing options for those workers. Conversely, it may house residents who are low-wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers mean the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear.
Figure A-11 illustrates earnings of workers in comparison to worker place of residence and place of work in Carmel-by-the-Sea. In 2019, Carmel-by-the-Sea had more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). At the high end of the wage spectrum (i.e., wages over $75,000 per year), the City had more high-wage jobs than high-wage residents.18 This indicates the City is a net-importer of workers for both low- and high-wage jobs. It should be noted that the minimum wage has increased since 2019, from $12 to $15.50, thus increasing the annual incomes of full-time workers as well.
Figure A-11 Worker Earnings by Place of Residence & Place of Work, Carmel-by-the-Sea, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
18 The source table is top-coded at $75,000, precluding more fine-grained analysis at the higher end of the wage spectrum.
48 148
213
328
621
457
1,108
1,226
509
703
0 200
400
600
800
1,000
1,200
1,400
Less than
$9,999
$10,000 to
$24,999
$25,000 to
$49,999
$50,000 to
$74,999
$75,000 or
more
Workers
Wage Group
Place of Residence
Place of Work
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-25 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 According to U.S. Census Bureau data reported in a Housing Feasibility Study for the City of Carmel-by-the-Sea by ECONorthwest,
19 a mere 2.6 percent of workers live and work in Carmel-bythe-Sea, while approximately half of all workers live within 10 miles of the City and 26 percent commute from more than 25 miles away.
20 Concentrations in hospitality and leisure services may create obstacles for local workers that earn lower-incomes and cannot afford to live in the community. Such imbalances of jobs to housing impacts an individual’s ability to integrate into the community due to long distance travel, excessive costs of travel, and reduced personal time.
Unemployment rates21 are essential to understanding the affordability needs of a community when determining housing options. Table A-6 provides a breakdown of unemployment rates for Carmelby-the-Sea, the County, and nearby cities. Compared to the County and nearby cities, Carmel-bythe-Sea has the lowest unemployment rate with less than 1 percent of unemployed residents. This indicates an approximate 4.8 percent less than the County, 5 percent less than the Del Rey Oaks, and 3.8 percent less than Pacific Grove.
Table A-6 Unemployment Rate, Carmel-by-the-Sea, 2019
Jurisdictions Unemployment Rate
Monterey County 4.9%
Carmel-by-the-Sea 0.1%
Del Rey Oaks 5.1%
Pacific Grove 3.9%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
The Monterey Bay Area approved Regional Housing Needs Assessment (RHNA) Methodology is broken down into four income levels:
Very Low Income (50 percent or less of the County’s median income); Low Income (50-80 percent of the County’s median income); Moderate Income (80-120 percent of the County’s median income); and Above moderate Income (120 and above the County’s median income).
Carmel-by-the-Sea’s RHNA allocation is presented below in Table A-7. 19 From ECONorthwest, Housing Feasibility Study, 2023
20 From U.S. Census Bureau Longitudinal Employer-Household Dynamics Data 21 The term unemployment refers to a person who is actively searching for employment but is not able to find work.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-26 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-7 Regional Housing Needs Allocation
Income Group Percentage of AMI Share
Extremely Low-Income22 <30 57
Very Low-Income <50 56
Low-Income 50-80 74
Moderate-Income 80-120 44
Above Moderate-Income 120+ 118
Total 349
SOURCE: City of Carmel-by-the-Sea, 2023
In Monterey County, the median household income in 2019 was an estimated $71,015 compared to Carmel-by-the-Sea at $98,188. Table A-8 lists occupations by mean salary in Monterey County.
According to Table A-8, the occupations that fall below 50 percent of the median income are Food Preparation and Serving-Related Occupations; Personal Care and Services Occupations; and Farming, Fishing, and Forestry Occupations. The majority of occupations in Monterey County have an average income that is low (50-80 percent AMI) or very low (<50 percent AMI). If applied to Carmel-by-the-Sea, it should be anticipated that affordable housing is needed to accommodate potential low- and very low-income households.
Household Characteristics
Characteristics of a household include household type and size, income, affordability, and special needs groups. According to HCD, a household is defined as “All persons who occupy a housing unit. The occupants may be a single family, on person living alone, two or more families living together, or any groups of related or unrelated persons who share living arrangements.” Large families, single parent households, female-headed households, or extremely low- and low-income households may be classified as Special Needs groups. Special Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. The following section examines household characteristics trends in Carmel-by-the-Sea and the region.
Table A-9 provides an overview of the projected housing units needed in Monterey County, Carmelby-the-Sea, and nearby cities, Del Rey Oaks and Pacific Grove.23 Carmel-by-the-Sea is forecast to have a household growth of approximately 1 percent by 2045 – an increase of 42 housing units.
Compared to the County, this reflects 18 percent less projected growth and 2 percent less growth than Pacific Grove. Of the nearby cities, the City of Del Rey Oaks has the highest projected increase in housing unit growth at 61 percent.
22 Extremely low-income RHNA is found as a subset within the very low-income category for all other tables in this document.
23From AMBAG Regional Growth Forecast, 2022
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-27 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-8 Occupations by Mean Salary, Monterey County, 2019 Occupation Salary
Management Occupations $117,738
Business and Financial Operations Occupations $78,900
Computer and Mathematical Occupations $96,980
Architecture and Engineering Occupations $92,554
Life, Physical, and Social Science Occupations $84,516
Community and Social Services Occupations $59,549
Legal Occupations $103,094
Education, Training, and Library Occupations $69,296
Arts, Design, Entertainment, Sports, and Media Occupations $56,599 Healthcare Practitioners and Technical Occupations $115,486 Healthcare Support Occupations $42,625
Protective Service Occupations $70,161
Food Preparation and Serving-Related Occupations $30,127 Building and Grounds Cleaning and Maintenance Occupations $36,330 Personal Care and Service Occupations $31,984
Sales and Related Occupations $42,099
Office and Administrative Support Occupations $44,239
Farming, Fishing, and Forestry Occupations $29,901
Construction and Extraction Occupations $60,870
Installation, Maintenance, and Repair Occupations $54,180 Production Occupations $41,905
Transportation and Material Moving Occupations $37,144
SOURCE: California Employment Development Division, Occupational Wage data, 2019 Table A-9 Housing Forecast by Jurisdiction, 2015-2045
Jurisdictions Population Change
2015 - 2045
2015 2020 2025* 2030* 2035* 2040* 2045* Numeric Percent Monterey County 139,177 141,764 146,716 153,852 159,100 162,612 165,328 26,151 19% Carmel-by-the-Sea 3,417 3,437 3,437 3,442 3,450 3,453 3,459 42 1% Del Rey Oaks 741 741 762 809 848 1,052 1,195 454 61%
Pacific Grove 8,184 8,201 8,214 8,267 8,336 8,400 8,463 279 3% SOURCE: AMBAG Regional Growth Forecast, 2022
NOTE: *Projected growth values
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-28 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Household Type and Size
Figure A-12 illustrates household characteristics by type in 2019 for Carmel-by-the-Sea, the County, and nearby cities, Del Rey Oaks and Pacific Grove. In Carmel-by-the-Sea, the largest household type was married-couple family households (47 percent) followed by single-person households (40 percent). This is consistent with the County and nearby cities. Carmel-by-the-Sea has the lowest percentage of female-headed households (6 percent) compared to the County (13 percent), Del Rey Oaks (7 percent), and Pacific Grove (9 percent).
Figure A-12 Household by Type by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-13 illustrates household changes between 2010-2019 in Carmel-by-the-Sea. Over the last decade, married-couple family households have remained the largest household type in the City followed by single-person households. Since 2015, married-couple family households have begun declining, while single-person households have increased. Female-headed households experienced the most fluctuation between 2010-2019, showing a steady increase between 2010-2013, then slowly decreasing through 2019 to 6 percent (7 percent decrease between 2013-2019). Male-headed households have slightly increased since 2010 from zero to 2 percent in 2019. These changes in household type over time indicate a need for housing options that appeal to both family-sized and smaller-sized households (keeping affordability in mind).
13.3%
5.9% 6.9% 8.8%
6.5%
2.0% 4.5% 2.8%
52.5%
46.9%
51.4% 45.9%
6.1%
5.2%
3.7%
6.4%
21.6%
40.0%
33.5% 36.0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Monterey County Carmel-by-the-Sea Del Rey Oaks Pacific Grove Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Households
Female-Headed Households
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-29 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-13 Changes in Household Type, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010-2019 NOTE: Non-family households include unrelated persons living in one housing unit.
Figure A-14 illustrates households by household size for Carmel-by-the-Sea, the County, and nearby cities. Carmel-by-the-Sea’s largest household type according to size is 2-person households (42 percent) followed by 1-person households (40 percent). This is consistent with findings in Figure A-13, with married-couple family households remaining the largest household type since 2010 followed by single-person households. This reflects a demand for affordable housing units appealing to married-couple and single-person households.
Figure A-14 Households by Household Size by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
8.8% 10.5% 11.9% 13.0% 11.0% 11.1% 11.0% 10.7% 6.8% 5.9%
0.0% 1.3% 1.5% 1.1% 1.1% 2.1% 1.2% 1.3%
0.9% 2.0%
43.6%
44.4% 46.4%
50.9% 50.9% 52.4% 49.3% 46.7% 49.9% 46.9%
3.6%
2.5%
3.8%
3.7% 2.6% 2.0%
2.8% 3.6% 3.8% 5.2%
44.0% 41.3% 36.4% 31.3% 34.5% 32.4% 35.7% 37.6% 38.5% 40.0% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Family Households
Female-Headed Family Households
40.0%
23.9%
33.5% 36.0%
41.5%
31.1%
38.2% 36.2%
14.8%
34.0%
21.4% 22.2%
3.6% 11.0% 6.9% 5.5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove 5-Person or More Household
3-4-Person Household
2-Person Household
1-Person Household
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-30 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Household Income
Affordability is a key component in determining the housing needs of a community. Household income determines the ability of a household to purchase or rent a housing unit. However, fluctuating household incomes may result in the need to spend disproportionate amounts of income on housing costs, referred to as overpayment or cost burden. As a result, this may also lead to overcrowding and/or substandard living conditions.
The following are income categories based on area median income (AMI) according to HCD:
Extremely low-income: households earning 0-30 percent of AMI; Very low-income: households earning 30-50 percent of AMI; Low-income: households earning 50-80 percent of AMI;
Moderate-income: households earning 80-100 percent of AMI; and Above-moderate income: households earning 100-120 percent of AMI.
Government Code Section 65583(a) defines extremely low-income households as earning 30 percent or below area median income, and considers them as a subset of the very low-income category. The extremely low-, very low-, and low-income groups are referred to as lower-income. In Carmel-bythe-Sea 28 percent of households are considered lower-income.
Table A-10 summarizes households by income category in Carmel-by-the-Sea in 2019. Above moderate-income households make up the majority of households in the City (62 percent) followed by lower-income households (28 percent). Approximately 7 percent of households in Carmel-bythe-Sea identify as extremely low-income. This reflects a need for more affordable housing in the City, and in tandem with Figure A-13 and Figure A-14 findings, it is likely the demand for singleperson households is accompanied by a need for affordable options.
Table A-10 Households by Income Category, Carmel-by-the-Sea, 2019 Income Category (% of County MFI) Households Percent
Extremely Low-Income (30% MFI or less) 140 7%
Very Low-Income (30-50% MFI) 170 9%
Low-Income (50-80% MFI) 235 12%
Moderate-Income (80-100% MFI) 185 10%
Above Moderate-Income (>100% MFI) 1,200 62%
Total 1,930 100%
SOURCE: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2015-2019 Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-31 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-15 illustrates the median household income in Carmel-by-the-Sea, the County, and nearby cities in 2019. Carmel-by-the-Sea’s median household income was $98,188 – approximately $27,173 higher than the County ($71,015). The City of Del Rey Oaks had the second highest median household income at $95,000 followed by Pacific Grove at $88,250. Understanding Carmel-by-theSea’s median household income determines what income category households identify with and what affordability levels look like for the community.
Figure A-15 Median Household Income by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-16 highlights the median household income from 2010 to 2019, throughout the region.
Between 2010 and 2015, Carmel-by-the-Sea’s median household income remained relatively stable, and saw a 31.3 percent increase between the years of 2015 and 2019. Compared to other regional jurisdictions, Monterey County has maintained the lowest median household income, showing a slight decrease from 2010 to 2015, and a 20.8 percent increase from 2015 to 2019. The Cities of Del Rey Oaks and Pacific Grove followed similar trends to Carmel-by-the-Sea in that they increased slightly between the years of 2010 and 2015, and then increased significantly between 2015 and 2019.
Figure A-17 provides a breakdown of 2019 incomes by category in Carmel-by-the-Sea.
Approximately 43 percent of households are earning $100,000 or more (more than the City’s annual median income). Conversely, 26 percent households earn an annual income less than $50,000 ($48,188 less than the City’s annual median income). Approximately 41 percent of households are earning below the City’s annual median income, of which 10 percent earn less than $25,000. $71,015.00
$98,188.00 $95,000.00
$88,250.00
$-
$20,000.00
$40,000.00
$60,000.00
$80,000.00
$100,000.00
$120,000.00
Monterey County Carmel-by-the-Sea Del Rey Oaks Pacific Grove Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-32 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-16 Regional Median Household Income, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 Figure A-17 Income by Category, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-18 illustrates median household income across Carmel-by-the-Sea. According to the HCD AFFH Data Viewer, Carmel-by-the-Sea households experience variation in median household income based on location. Households located in the center of the City reportedly earn less than the City’s annual median income ($98,188) and households located in the north and south earn more (>$87,100 - <125,000).
2010 2015 2019
Monterey County $59,271.00 $58,783.00 $71,015.00
Carmel-by-the-Sea $74,489.00 $74,758.00 $98,188.00
Del Rey Oaks $81,154.00 $86,250.00 $95,000.00
Pacific Grove $66,730.00 $79,740.00 $88,250.00
$-
$20,000.00
$40,000.00
$60,000.00
$80,000.00
$100,000.00
$120,000.00
10%
8%
8%
15%
11%
12%
11%
20% Less than $25,000
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,999
$200,000 or more
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-33 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-18 Median Income by Block Group, Carmel-by-the-Sea, 2015-2019 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-34 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The household income characteristics in Carmel-by-the-Sea reveal a demand for the development of more affordable housing options that appeal to both lower-income and above-moderate households.
Carmel-by-the-Sea is comprised primarily of above moderate-income households (62 percent), most of which identify as married-couple families (47 percent). Nonetheless, 28 percent of households are lower-income and 40 percent of households identify as single-persons. Affordable housing in Carmel-by-the-Sea must accommodate these households as well despite their non-majority makeup.
Figure A-19 illustrates housing by tenure in Carmel-by-the-Sea, the County, and nearby cities. Fiftyseven (57) percent of households in Carmel-by-the-Sea are owners and 43 percent are renters. This reflects an approximate 6 percent higher owner household population than the County (51 percent), 11 percent higher than Pacific Grove (46 percent), and 14 percent lower than Del Rey Oaks (71 percent).
Figure A-19 Housing Tenure by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
A.3 Disproportionate Housing Needs
Housing Problems and Severe Housing Problems
The following section details housing problems and severe housing problems in Carmel-by-the-Sea according to the Census Bureau Comprehensive Housing Affordability Strategy (CHAS). 57% 51%
71%
46%
43% 49%
29%
54%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacifc Groves Renter Occupied
Owner Occupied
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-35 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 39.
The CHAS data set provides in-depth analysis on housing needs by income level according to types of households. According the CHAS, housing problems are defined as having one or more of the following variables:
Incomplete kitchen facilities;
Incomplete plumbing facilities;
More than one person per room; and
Cost burden greater than 30 percent.
Severe housing problems are defined as having one or more of the following variables:
Incomplete kitchen facilities;
Incomplete plumbing facilities;
More than 1.5 persons per room; and
Cost burden greater than 50 percent.
Additionally, CHAS defines cost burden as the ratio of housing costs to household income. The following defines cost burden by renter and owner:
Renter Cost Burden: gross rent (contract rent plus utilities); and Owner Cost Burden: select monthly owner costs including mortgage payment, utilities, association fees, insurance, and real estate taxes.
Figure A-20 and Figure A-21 illustrate housing problems by tenure and severe housing problems by tenure in Carmel-by-the-Sea during 2019. Approximately 60 percent of renter households have at least one of four housing problems and 36 percent have at least one of four severe housing problems. In contrast, 47 percent of owner households experience at least one housing problem and 25 percent have at least one severe housing problem.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-36 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-20 Housing Problems by Tenure, Carmel-by-the-Sea, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
Figure A-21 Severe Housing Problems by Tenure, Carmel-by-the-Sea, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 person per room, and cost burden greater than 50%.
Overcrowding
Understanding the prevalence of overcrowded households within a community helps determine the need for affordable and adequately sized housing units for the community. Overcrowding is defined as a household with more than one occupant per room excluding bathrooms and kitchens. Units with more than 1.5 persons per room are considered severely overcrowded. Overcrowding may 47%
60%
53%
40%
0% 20% 40% 60% 80% 100%
Owner %
Renter %
Household has at least 1 of 4
Housing Problems
Household has none of 4
Housing Problems OR cost
burden not available, no other
problems
25%
36%
75%
64%
0% 20% 40% 60% 80% 100%
Owner %
Renter %
Household has at least 1 of 4
Housing Problems
Household has none of 4 Housing
Problems OR cost burden not
available, no other problems
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-37 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 occur due to a lack of available affordable and/or adequately sized housing units. Cultural norms and customs combined with low-income or lack of adequately size housing units can result in overcrowding too. For example, in Asian culture, households are often comprised of multigenerations. If this custom is also compounded by low-income or lack of adequately sized housing units overcrowding may occur.
Figure A-22 illustrates overcrowding by severity in Carmel-by-the-Sea, the County, and nearby cities in 2019. The City of Del Rey Oaks households experience the least amount of overcrowding (0.8 percent) and no severe overcrowding, compared to Carmel-by-the-Sea households that experience zero percent moderate overcrowding, but 6 percent severe overcrowding. Monterey County has a higher overall percentage of households that experience overcrowding (9 percent) and severe overcrowding (5 percent) compared to Carmel-by-the-Sea.
Figure A-22 Overcrowding by Severity by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Figure A-23 illustrates overcrowding by tenure and severity in Carmel-by-the-Sea during 2019.
Renter households in Carmel-by-the-Sea experience 8 percent more overcrowding than owner households. While renter households do not experience overcrowding (more than 1-person per room), 10 percent experience severe overcrowding (more 1.5-persons per room). Similarly, owner households in Carmel-by-the-Sea do not experience overcrowding, but 2 percent do experience severe overcrowding.
94%
86%
99%
92%
0%
9%
1%
3%
6% 5%
0%
5%
75%
80%
85%
90%
95%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove More than 1.5 Occupants per Room
1.0 to 1.5 Occupants per Room
1.0 or Less Occupants per Room
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-38 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-23 Overcrowding by Tenure and Severity, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Figure A-24 illustrates overcrowded households in Carmel-by-the-Sea. According to the HCD AFFH Data Viewer, Carmel-by-the-Sea households experience no variation in overcrowding based on location. In the City, overcrowding rates are less than 8.2 percent. 98%
90%
0%
0%
2%
10%
84%
86%
88%
90%
92%
94%
96%
98%
100%
Owner Occupied Renter Occupied
More than 1.5 Occupants
per Room
1.01 to 1.5 Occupants per
Room
1.0 or Less Occupant per
Room
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-39 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-24 Overcrowded Households, Carmel-by-the-Sea
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-40 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Cost Burden
According to HCD, overpayment or cost burden is measured as households spending more than 30 percent of their gross income including utilities for housing; severe overpayment or severe cost burden is measured as households spending 50 percent or more of their gross income for housing.
For the duration of this report, overpayment will be referred to as cost burden.
The cost burden rates of owners and renters in a community provide insight to housing needs such as, the affordability of the local housing market and the availability of housing units that accommodate household needs like size and housing type. Additionally, federal and state agencies examine cost burden to determine a community’s need for housing assistance.
Figure A-25 illustrates cost burden severity in Carmel-by-the-Sea, the County, and nearby cities.
Carmel-by-the-Sea household cost burden rates are similar to the County. In Carmel-by-the-Sea, 46 percent of households experience some level of cost burdened, of which 23 percent are severely cost burdened, while the County has a cost burden rate of 22 percent and a severe cost burden rate of 18 percent. The cities of Del Rey Oaks and Pacific Grove have slightly lower rates of cost burden overall with 67 percent and 61 percent of households experiencing no cost burden, respectively.
Overall, the City of Del Rey Oaks has the lowest percent of households experiencing any type of cost burden. It is important to relate Carmel-by-the-Sea’s approximate 46 percent cost burden with its 10 percent population of overcrowded renter households, as these may be indicators of an unaffordable and homogenous local housing market.
Figure A-25 Cost Burden Severity by Jurisdiction, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
54% 59%
67% 61%
23%
22%
21%
21%
23% 18%
11%
16%
0% 1% 1% 2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove 0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-41 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-26 illustrates cost burden by tenure in Carmel-by-the-Sea. Renter and owner households experience similar levels of cost burden. Renter households experience 24 percent cost burden and 23 percent severe cost burden (47 percent total), whereas owner households experience 23 percent cost burden and 22 percent severe cost burden (45 percent total). This reflects a 1 percent difference between cost burden and severe cost burden for renter and owner households, respectively.
Figure A-26 Cost Burden by Tenure, Carmel-by-the-Sea, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
Figure A-27 illustrates cost burden of home owners in Carmel-by-the-Sea. According to the HCD AFFH Data Viewer, the highest rates of cost burden among home owners in Carmel-by-the-Sea are concentrated in the central and southern regions of the City. In these regions, 80 percent of owner households experience cost burden. In the northern region of the City, 40-60 percent of owner households experience cost burden.
Figure A-28 illustrates cost burden of renters in Carmel-by-the-Sea. When analyzing concentrations of cost burden among renter-occupied households in Carmel-by-the-Sea, there is no variation based on location. Between 40-60 percent of renter-households experience cost burden across the City. 55% 52%
23% 24%
22% 23%
0% 0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Not Computed
50%+ of Income Used for
Housing
30%-50% of Income Used for
Housing
0%-30% of Income Used for
Housing
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-42 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-27 Cost Burden by Home Owners, Carmel-by-the-Sea, 2015-2019 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-43 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-28 Cost Burden by Renter Households, Carmel-by-the-Sea, 2015-2019 SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-44 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 A.4 Special Needs Groups
Special needs groups are those that may face particular challenges in obtaining adequate housing due to inherent circumstances such as age, disabilities, household size, income level, age, and occupation.
Large families, single parent households, female-headed households, or extremely low- and lowincome households, and homeless persons may be classified as Special Needs groups. Special Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. Table A-11 provides a summary of special needs groups in Carmel-by-the-Sea.
Table A-11 Overview of Special Needs Groups
Special Needs Groups Count Percent of Total
Households
Percent of Total
Population
Total population 3,830 -- 100%
Total occupied units (households) 1,925 100% --
Extremely Low-income (0-30% of HAMFI)
households 140 households 7% --
Total Senior Population 1,657 persons -- 43%
Senior Owner-Households 763 households 40% --
Senior Renter-Households 283 households 15% --
Persons with Disabilities24 406 persons -- 12%
Persons with Developmental
Disabilities1 <70 persons -- --
Large Households 70 households 4% --
Single-Parent Households 153 households 8% --
Single-Parent, Female Headed
Households with Children (under 18)
below poverty line
0 households -- --
People Living in Poverty 111 persons -- 3%
Farmworkers2 26,929 persons -- --
Migrant Farmworkers 4,972 persons -- --
Seasonal Farmworkers 12,123 persons -- --
Permanent Farmworkers 14,806 persons -- --
Persons Experiencing Homelessness3 1 person -- --
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019; U.S. Census Bureau CHAS 2015-2019 Data; USDA Statistics Services; California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).
NOTE: 1. Data provided by California Department of Developmental Services and taken at the ZIP code level.
2. Agriculture, forestry, fishing and hunting and mining industry. Farmworker data is taken of the population 16 years and older. Data provided by USDA Statistics Services and taken at the County level for 2017; includes permanent and seasonal farmworkers.
3. Total results from 2022 Monterey County Homeless County and Survey Comprehensive Report. 24 This estimate uses U.S. Census Bureau ACS 5-Year Estimates for 2021.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-45 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Extremely Low-Income Households and Poverty Status
Extremely low-income (ELI) households are those that earn less than 30 percent of the median family income (MFI).
Very low-income households are those that earn 50 percent of less of the MFI. Extremely low-income households
typically face a combination of housing challenges related to income status, family size/type, disability status, access to housing opportunities, and other household characteristics.
Additionally, ELI households are more likely to experience overcrowding, cost burden, and substandard housing
conditions. Extremely low-income households are typically minimum-wage workers, disabled persons, farmworkers, and seniors on fixed incomes.
Table A-12 provides a breakdown of extremely low-income households in Carmel-by-the-Sea. The 2015-2019
Comprehensive Housing Affordability Strategy (CHAS) data indicates there were approximately 140 ELI households (7 percent of total households) in Carmel-by-the-Sea. Of the extremely low-income households in Carmel-by-the-Sea, 29 percent are renter-occupied households and 71 percent are owner-occupied households, or 2 percent and 5 percent of all households, respectively.
When analyzing cost burden of ELI households, approximately 120 ELI households experience severe cost burden (paying more than 50 percent of median gross income on housing) and 140 experience moderate cost burden (paying more than 30 percent of median gross income on housing). Of the ELI households experiencing some form of cost burden, the majority are owneroccupied households.
Data for overcrowding by income level is not available for Carmel-by-the-Sea. However, because owner-occupied households represent the majority of ELI households and experience higher rates of cost burden, overcrowding, substandard housing issues it may be assumed that ELI households experience overcrowding.
The projected RHNA for ELI households was based on the assumption that 50 percent of very lowincome households qualify as extremely low-income households. The very low-income housing need is 113 housing units, of which the City estimates 57 housing units will accommodate the extremely low-income housing need.
It seemed really scary when
we first looked at the [RHNA
numbers] and the idea of
trying to squeeze more into
this beautiful place that’s so
unique [but] I really like the
idea of coming at this from a
compassionate and creative
perspective. I really resonate
with that.
November 17, 2023
Housing Ad Hoc
Committee Community
Meeting Attendee
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-46 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-12 Extremely Low-Income Households, Carmel-by-the-Sea, 2015-2019 Households Number Percentage of Total
Households
Total occupied units (households) 1,925 100%
Total Lower-income (0-80% of HAMFI) households 545 28%
Extremely Low-income (0-30% of HAMFI) households 140 7% Extremely Low-income renters 40 2%
Extremely Low-income owners 100 5%
Lower-income households paying more than 50% 270 14%
Extremely Low-income paying more than 50% 120 6%
ELI Renter HH severely cost burdened 20 1%
ELI Owner HH severely cost burdened 100 5%
Lower-income households paying more than 30% 430 22%
Extremely Low-income paying more than 30% 140 7%
ELI Renter HH moderately cost burdened 40 2%
ELI Owner HH moderately cost burdened 100 5%
Lower-income households experiencing 1 of 4 Housing Problems 450 23% Extremely Low-income households experiencing 1 of 4 Housing Problems 140 7% ELI Renter HH experiencing 1 of 4 Housing Problems 40 2% ELI Owner HH experiencing 1 of 4 Housing Problems 100 5% SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2015-2019.
NOTE: MFI = HUD Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as Census number), due to a series of adjustments that are made.
The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. ***Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
In 2019, approximately 111 persons were identified as living below the poverty line.25 Figure A-29 illustrates the percent of the population in Carmel-by-the-Sea living below the poverty line in 2019 by race and ethnicity. Despite being the smallest population in the City (comprising .1 percent of the population), the Black or African American population is estimated to have the highest rate of poverty (50 percent); however, the low sample size makes it difficult to draw conclusions about this population. In contrast, the non-Hispanic White population represents 87 percent of the total population and only 2 percent is living below the poverty line. The Hispanic or Latinx population experiences the second highest rate of poverty with 13 percent living below the poverty line. 25 From U.S. Census Bureau ACS 5-Year Estimate, 2019, Table S1701 Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-47 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-29 Percent Living Below the Poverty Line by Race and Ethnicity, Carmel-by-the-Sea, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Race/Ethnicity represents percentage of the total population* In Carmel-by-the- Sea, housing costs may pose a challenge to residents that are from Extremely Low-Income households. With a median home value of $2,070,835 (compared to a median home value of $561,490 in Monterey County), ELI residents may find it difficult to achieve homeownership. Additionally, ELI residents typically experience limited accessibility to suitable transportation services to commute from home to work.
To address the needs of ELI households, the City will adopt housing programs to facilitate the construction of affordable and supportive housing for ELI households. Policies that will directly impact ELI households in Carmel-by-the-Sea include:
Policy 3.1: Incentivize affordable housing development, with an emphasis on affordable housing built to accommodate Extremely Low-Income residents. Encourage the private sector to produce affordable housing;
Policy 4.1: Support energy and water conservation programs to reduce the consumption of these resources in housing and to reduce housing costs; and Policy 5.1: Support and enforce fair housing laws. Expand fair housing choice by promoting housing opportunities and removing impediments to fair housing.
The City is committed to implementing a suite of programs which emphasize the provision of multifamily housing and non-traditional housing types to provide a variety of housing types to meet the needs of ELI households, including Program 1.3.C, 3.1.B, 3.3.A, 3.3.B, and 3.3.D (see Chapter 2).
Hispanic or
Latinx
Other Race
or Multiple
Races
(Hispanic
and NonHispanic)
White,
NonHispanic
Asian
alone
Native
Hawaiian
and Other
Pacific
Islander
Black or
African
American
(Hispanic
and NonHispanic)
American
Indian or
Alaska
Native
(Hispanic
and NonHispanic)
Below Poverty Line 13.4% 0.0% 2.1% 0.0% 0.0% 50.0% 0.0% Race/Ethnicity* 8.2% 0.0% 86.5% 5.2% 0.0% 0.1% 0.0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-48 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Additionally, the City has identified the following service providers and programs to assist residents that are from an Extremely Low-Income household:
Fair Housing Education;
Housing Choice Voucher Program;
211 Monterey/United Way;
Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) Housing; Monterey-Salinas Transit; and
Independent Transportation Network of Monterey (ITN Monterey).
Seniors
Seniors are identified as individuals 65 years and older. Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups.
Figure A-30 illustrates the senior population in Carmel-by-the-Sea, the County, and nearby cities.
Compared to the County and nearby cities, Carmel-by-the-Sea has the highest senior population (43 percent), approximately 30 percent more than the County and 16 percent more than Pacific Grove.
Figure A-30 Senior Population by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is defined as persons 65 years and older. 43%
13%
23%
27%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-49 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-31 illustrates senior housing by tenure in Carmel-by-the-Sea during 2019. Senior households in Carmel-by-the-Sea are primarily owners (73 percent). Similarly, the senior households of the County (73 percent) and nearby cities of Del Rey Oaks (91 percent) and Pacific Grove (68 percent) are majority owners.
Figure A-31 Senior Housing by Tenure, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.
Figure A-32 illustrates senior households by their income. 14 percent of Carmel-by-the-Sea’s senior households earn a yearly income of $200,000 or more). However, an estimated 61 percent of senior households earn less than the City’s median household income ($98,188).
Figure A-32 Senior Households by Income, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older. 73% 73%
91%
68%
27% 27%
9%
32%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove Renter
Owner
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-50 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 In Carmel-by-the-Sea, housing costs does not necessarily pose a challenge to the City’s senior residents, as over 70 percent of the City’s senior population owns a home (see Figure A-31).
However, elderly residents may be more likely experience limited accessibility to suitable transportation services, and limited mobility.
The Carmel Foundation offers a variety of recreational opportunities for the seniors of Carmel-bythe-Sea, including affordable lunches; activities and classes; free medical equipment loans; day excursions outside of the Monterey-Carmel area to museums, plays, and shopping; free blood pressure checks; caregiver support groups; etc. The Foundation also provides 50 affordable apartments for low-income seniors and partners with senior-serving agencies to provide additional services including the following:
Legal Services for Seniors, providing free legal consultations; Alliance on Aging, providing assistance with Medicare or supplemental insurance; Visiting Nurse Association & Hospice (VNA), providing a grief support group; and Independent Transportation Network (ITN) Monterey County, offers rides to seniors in Monterey County.
In addition to The Carmel Foundation, the City has identified the following service providers and programs to assist seniors:
The Salvation Army Good Samaritan Center;
Meals on Wheels of the Monterey Peninsula;
Seniors Helping Seniors;
Seaside Recreation Services – Senior Center Programs; Habitat for Humanity Monterey;
Monterey County Aging and Disability Resource Connection (ADRC); and Monterey-Salinas Transit Courtesy Card Rides.
People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-51 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-33 illustrates population by disability status in Carmel-by-the-Sea, the County, and nearby cities in 2021. Twelve (12) percent of the population in Carmel-by-the-Sea has some form of disability, which is on par with nearby cities. The cities of Del Rey Oaks and Pacific Grove each have a population of 13 percent and 12 percent, respectively, with a disability. The County has the lowest percentage of persons with a disability at 9 percent.
Figure A-33 Population by Disability Status by Jurisdiction, 2021 SOURCE: U.S. Census Bureau, 2021
Over the last decade, the population of persons with disabilities has increased in Carmel-by-the-Sea.
Figure A-34 illustrates trends in persons with disabilities in Carmel-by-the-Sea between 2012-2021.
In 2014, the population of persons with disabilities began to steadily increase from 12 percent to its highest point at 22 percent in 2018. In 2019, the upward trend in persons with disabilities began to decline reaching 16 percent, and eventually hitting 12 percent in 2021. Overall, the population of persons with disabilities has increased 3 percent since 2012. 88% 91% 87% 88%
12% 9% 13% 12%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove With a disability
No disability
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-52 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-34 Trends in Persons with Disabilities, Carmel-by-the-Sea, 2012-2021 SOURCE: U.S. Census Bureau, 2012-2021
Table A-13 provides an overview of disability by type and age in Carmel-by-the-Sea during 2021.
Hearing difficulty is the most widespread disability in Carmel-by-the-Sea (41 percent) with the highest concentration in persons 65 years of age and older. Self-care difficulty is the least common disability with 7 percent experiencing this in Carmel-by-the-Sea. Overall, seniors (persons aged 65+) makeup the largest demographic with a disability (50 percent).
Table A-13 Disability Status by Age, Carmel-by-the-Sea, 2021 Disability Type Under 18 18-64 65 and Over Total Percent of Population with a Disability
Hearing Difficulty 20 0 305 325 41%
Vision Difficulty 20 0 50 70 9%
Cognitive Difficulty 0 29 46 75 9%
Ambulatory Difficulty 0 0 142 142 18%
Self-care Difficulty 0 0 56 56 7%
Independent Living Difficulty 0 0 130 130 16%
Total 40 29 729 798 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2021
NOTE: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include 91% 93%
88% 86% 84% 83%
78%
84% 85% 88%
9% 7%
12% 14% 16% 17%
22%
16% 15% 12%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
No disability
Disability
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-53 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.
Table A-14 shows the population with developmental disabilities by age in Carmel-by-the-Sea. In Carmel-by-the-Sea, of the 798 persons with a disability, approximately less than 70 have a developmental disability. Of these, less than 31 are children/young adults (i.e., under the age of 18) and less than 36 are adults.
Table A-15 shows the population with developmental disabilities by residence in Carmel-by-the-Sea.
The most common living arrangement for individuals with developmental disabilities in Carmel-bythe-Sea is the home of parent/family/guardian.
Table A-14 Population with Developmental Disabilities by Age, Carmel-by-the-Sea, 2021 Age Group Number
Age Under 18 <31
Age 18+ <36
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2021).
NOTE: Universe: Population with developmental disabilities. Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Table A-15 Population with Developmental Disabilities by Residence, Carmel-by-the-Sea, 2021
Residence Type Number
Home of Parent/Family/Guardian <38
Foster/Family Home 0
Independent/Supported Living <11
Other 0
Community Care Facility <11
Intermediate Care Facility 0
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).
NOTE: Universe: Population with developmental disabilities. Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-54 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 In Carmel-by-the-Sea, the majority of the residents that have disabilities are also age 65 and over.
The service organizations listed in the “Seniors” section above includes several resources that accommodate seniors with disabilities, including the Carmel Foundation, which provides meal delivery, assists seniors in finding in-home care resources, and more.
The City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing including reasonable accommodation for person with disabilities. Additionally, the City follows the requirements of California Building Code Title 24 which establishes provisions for accessible building design. Currently, the City is implementing their Capital Improvement Plan (CIP), which includes sidewalk improvements, grading streets to correct slope, and installation of ADA ramps. The City’s Police Department and Carmel Youth Center are also undergoing building improvements, which include ADA accessibility features for public use.
In addition to the City’s efforts to provide an accessible community environment, the following service providers and programs are available in Monterey County to assist residents that are living with disabilities:
Monterey County Aging and Adult Services;
Monterey County Aging and Disability Resource Connection (ADRC); Paradigm Adult Services;
Special Kids Connect;
Monterey-Salinas Transit Courtesy Card Rides;
Independent Transportation Network of Monterey (ITN Monterey); and MST Rides ADA Paratransit Agency.
Large Households
Large households are defined as households of five or more individuals. Large households often have different housing needs than smaller households. Household income and local housing markets can greatly impact a household’s ability to afford adequately sized housing. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. Similarly, large households may experience overpayment as a result of a high housing market and limited availability.
Figure A-35 illustrates 2019 households by size and tenure in Carmel-by-the-Sea. The City has 70 large households, of which 57 percent are renter-occupied households. Owner-occupied households makeup the majority of 1-person and 2-person households, whereas renter-occupied households makeup the majority of all 3-5 person households. This combined with a total cost burden rate of 46 percent for renter households (Figure A-25), suggests it is likely that large households in Carmel-bythe-Sea may experience overcrowding and/or overpayment.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-55 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-35 Households by Size and Tenure, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
In Carmel-by-the- Sea, housing costs may pose a challenge to large households, as they are more likely to rent as opposed to purchasing a home, and experience higher cost-burden and overcrowding. With a median home value of $2,070,835 (compared to a median home value of $561,490 in Monterey County), large households may find it difficult to achieve homeownership.
Furthermore, finding suitable transportation may be a challenge as well.
Generally, large households in Carmel-by-the-Sea can benefit from general programs and services for lower and moderate-income persons, including the Housing Authority of the County of Monterey Housing Choice Voucher program, and various community and social services provided by non-profit organizations in the region. Program 3.2.D has been included in this Housing Element to encourage the development of family friendly affordable housing units (see Chapter 2).
The City also has the ability to leverage city-owned sites to incentivize the development of larger, family friendly units that accommodate a minimum of three bedrooms per unit. The City will work with non-profit affordable housing developers to encourage housing development that meets the needs of large households. Further, the City’s parking standards are based on a per unit requirement and will not pose a constraint to the development of larger units, which in some jurisdictions is determined by unit size.
In addition to the City’s efforts to enable the development of family friendly residential units, the following service providers and programs are available in Monterey County to assist large households:
Housing Choice Voucher Program;
Fair Housing Education;
59% 63%
43%
28%
43% 41% 37%
57%
72%
57%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Or More
Person
Household
Owner Occupied
Renter Occupied
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-56 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Monterey County Down-payment Assistance Program;
Monterey-Salinas Transit; and
Monterey Dial-A-Ride Program.
Single-Parent Households
Households headed by one person are often at greater risk of housing insecurity, particularly femaleheaded households, who may be supporting children or a family with only one income.
In Carmel-by-the-Sea, the largest proportion of households are married-couple family households at 47 percent, while female-headed households make up 6 percent, and male-headed households make up 2 percent of all households (Figure A-12). Figure A-36 shows single-parent households in Carmel-by-the-Sea, the County, and nearby cities. Compared to the County and nearby cities, Carmel-by-the-Sea’s ratio of single-parent households is on par. Carmel-by-the-Sea’s single-parent households are predominantly female-headed family households (75 percent). Male-headed family households makeup 25 percent.
Figure A-36 Single-Parent Households by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Over the last decade, male-headed family households have slightly increased in Carmel-by-the-Sea, while female-headed family households have decreased. Figure A-37 illustrates trends in singleparent households in Carmel-by-the-Sea between 2010-2019.26 26 The data reports female- and male-headed family household as a percentage of total households in Carmel-by-the-Sea. 79% 75% 79% 73%
21% 25% 21% 27%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Monterey County Carmel-by-the-Sea Del Rey Oaks Pacific Grove Male-headed Family Households
Female-Headed Family Households
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-57 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-37 Trends in Single-Parent Households, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 NOTE: This table reports female- and male-headed family households as a percentage of total households in Carmel-by-the-Sea.
During this period, male-headed households increased from zero percent in 2010 up to 2 percent by 2015. From 2016-2018, the male-headed family households remained at 1 percent until increasing to 2 percent by 2019. Comparatively, female-headed family households decreased a total of 3 percent between 2010-2019. From 2010-2013, female-headed family households steadily increased reaching its highest point at 13 percent in 2013. By 2014, the group experienced a 2 percent decrease and remained constant until 2018 when it began to decline, reaching 6 percent in 2019.
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. In 2019, there were no single-parent households that fell in the Below Poverty Level category in Carmel-by-the-Sea.
Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, health care, and other necessities. The Carmel Unified School District (CUSD) operates several programs that provide child care and early education services that may assist low income single-parent households, including the following:
Universal Pre-Kindergarten at Carmelo School – Offers free enrollment early learning programs serving children aged four years old at several CUSD elementary sites and preschool sites. River Rec – Offers school age child care to assist working families in securing affordable quality child care, located at River Elementary School in Carmel. The program offers morning programs from 7:00 am to 8:40 am; afternoon programs from 2:00 pm to 6:00 pm; and full days from 7:00 am to 6:00 pm.
Tular Rex – Offers school age child care to assist working families in securing affordable quality child care, located at Tularcitos Elementary School in Carmel Valley. The program offers morning programs from 7:00 am to 8:40 am; afternoon programs from 2:00 pm to 6:00 pm; and full days from 7:00 am to 6:00 pm.
9%
10%
12%
13%
11% 11% 11% 11%
7%
6%
0%
1% 1% 1% 1%
2%
1% 1% 1%
2%
0%
2%
4%
6%
8%
10%
12%
14%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Female-Headed Family Households
Male-headed Family Households
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-58 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The Carmel Youth Center, located at Torres Street and Fourth Avenue in Carmel-by-the-Sea, is a non-profit youth center that has historically provided youth services in the community, including after school care and summer programs. The Carmel Youth Center accepts scholarship funding for low-income households in need of affordable child care services. The Center is currently under review by the State to receive licensure and is expected to reopen by Summer 2024.
Due to the small geographical size of the city, childcare reflects the population size. Similar to many cities, demand is high for child care services in Carmel-by-the-Sea. Therefore, many lower-income residents rely on county resources, especially for subsidized child care. Monterey County Child Care provides resources for low-income households searching for subsidized child care and early learning programs. However, many resources are located outside of Carmel-by-the-Sea in the Salinas region, which may place transportation and access pressures on households in need of these services.
In an effort to relieve some of the housing and transportation issues that single-parent households may face, the City has identified the following service providers and programs to assist single-parent households:
Housing Choice Voucher Program;
Fair Housing Education;
Monterey County Down-payment Assistance Program; and
Monterey-Salinas Transit.
Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern.
Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Monterey County has decreased since 2002, totaling 14,806 in 2017, and the number of seasonal farm workers has also decreased, totaling 12,123 in 2017. Figure A-38 shows hired farm labor in Monterey County between 2002-2017.
Agriculture consisting of crop farming and livestock grazing is the largest industry in Monterey County and contributes a significant amount of money to the County’s economy. Out of approximately 1.3 million acres of County land dedicated to agriculture, most of this area (approximately 80 percent) is used for grazing. The most productive and lucrative farmlands in the County are located in the North County, Greater Salinas, and Central Salinas Valley Planning Areas.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-59 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-38 Hired Farm Labor, Monterey County, 2002-2017 SOURCE: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor.
NOTES: Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors). Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
According to the 2021 American Census Survey (ACS) data, zero percent of individuals residing in Carmel-by-the-Sea households reported that they were employed in the Agriculture, Forestry, or Fishing and Hunting industry.27 According to the Department of Conservation’s Important Farmland Categories, the City of Carmel-by-the-Sea is entirely designated as “Urban and Built-up Land” and does not contain any important or prime farmlands.28 There are no agricultural lands or agriculturally zoned properties within the City limits. There are no farm labor housing developments in the City nor are there projects assisted with Rural Housing Administration financing; however, the City shares the responsibility for farmworker housing as farmworkers may work within 75 miles of agricultural land uses (including dairy, vineyards, and produce) and the City is within 75 miles of these uses. While HCD has no established metrics, the United States Department of Agriculture, (USDA) considers farmworkers that work at a specific location within 75 miles of their home to be “settled” and thus permanent members of their home community.
The California Institute for Rural Studies released a Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley in April 2018. Key findings of the Study included:
A survey of 420 farmworkers in the laborshed as well as interviews with employers and other stakeholders was conducted to gather primary data. Among the farmworkers surveyed, men and women were relatively evenly distributed across age groups with 75 percent of the 27 Source: U.S. Census Bureau ACT 5-year Estimate, 2021, Table C24070 28 Source: California Department of Conservation Important Farmland Categories https://www.conservation.ca.gov/dlrp/fmmp/Pages/Important-Farmland-Categories.aspx 17,538
13,564
12,306
13,875
16,159 16,713
14,806
12,123
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
20,000
Permanent Seasonal
Farm Workers
2002
2007
2012
2017
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-60 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 interviewees married. The clear majority of the immigrant farmworker interviewees had very few years of schooling. They were 92 percent immigrants (not born in the U.S.). About one fifth were follow-the-crop migrants (FTC) who had traveled outside the two-County (Monterey and Santa Cruz counties) area for agricultural employment; Most households of farmworkers interviewed included non-family members who were for the most part other farmworkers. There are consistently stunningly high rates of residences that are above the severely crowded condition of 2.0 people per room. This is true of almost all the subgroups of the population. Often more than 5 people per bathroom; About 40 percent of respondents live in houses, 30 percent in apartments. Another 19 percent live in rented rooms without kitchens – either in houses or apartments. Another 12 percent live in “other” types of dwellings. Eighty-nine percent of farmworkers were renters and 11 percent owners. Of those who reported as owners, a quarter owns mobile homes; and Other characteristics of those interviewed included:
Most have only completed primary school;
Wages ranged from a median of $12.79 per hour, mean of $13.64, with median annual income of $25,000;
The majority do not work all year in agriculture – 7.5 months is the median; 44 percent of migrants work all year, 20 percent of non-migrants work year-round; Average age at arrival is about 20;
Median number of years in the US is 15 years;
Median age was 37;
Median number of years with current employer is 4 years; a quarter worked for their employer for 8 years or more;
Two-thirds are from four states in Mexico:
Oaxaca 21 percent;
Michoacan 19 percent;
Jalisco 14 percent;
Guanajuato 10 percent;
13 percent self-identified as indigenous Mixtec, Triqui, Zapotec; They work in a range of crops throughout the region;
46 percent participate in harvest;
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-61 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 16 percent are packers;
38 percent participate in all other farm-related tasks such as:
Weeding;
Irrigating;
Thinning;
Pruning;
Loading;
Driving; and
Operating machines.
The farmworker housing demand model developed as part of the study calculates the total housing units needed of all types, based on target People Per Dwelling (PPD), and total permanent affordable farmworker housing based on the current rate that farmworkers access subsidized housing.
Key findings of the demand model were:
An additional 33,159 units of farmworker housing are needed to alleviate critical overcrowding in farmworker households that are occupied at 7.00 PPD to the average PPD of 3.23 in Monterey County and the average PPD 2.60 in Santa Cruz County; A total of 4,393 units of permanent affordable farmworker housing are needed to maintain the present “access rate” of 7.6 percent of farmworkers to subsidized housing; and The data from this study indicate an overwhelming need for affordable permanent year-round family housing.
The housing needs of farmworkers are addressed under Carmel-by-the-Sea’s overall programs for affordability consistent with the California Institute for Rural Studies 2018 report. Although the City does not have agricultural uses, and therefore, no housing designated specifically for farmworkers — the City supports the County of Monterey’s efforts to educate the public on resources that are available for agricultural workers. The City has included Program 5.1.D to identify and publicize resources that are available throughout the region for agricultural employees. Additionally, Program
1.3.F establishes an amendment to the zoning code to define and permit employee housing, including agricultural employees, consistent with State law.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-62 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City has identified the following regional service providers and programs to assist farm-worker households within the greater Monterey County region:
Spanish Farmworkers Resource Line;
The Center for Community Advocacy; and
Farm and Food Worker Relief Program.
Persons Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.
Table A-16 show changes in the homeless population between 2017-2022 in Carmel-by-the-Sea, the County and neighboring jurisdictions. According to the 2022 Monterey Homeless Count and Survey Comprehensive Report, Carmel-by-the-Sea has seen a decrease in homeless persons since 2017, totaling one person in 2022. Similarly, the Monterey Bay Area overall has seen a decrease in homeless populations with the exception of Seaside.
Table A-16 Homeless Population by Jurisdiction, 2017-2022 Jurisdiction
Unsheltered Sheltered Total
2019-2022 % Change 2017 2019 2022 2017 2019 2022 2017 2019 2022 Monterey (City) 292 167 74 46 37 27 338 204 101 -50%
Carmel-by-the-Sea 16 6 1 0 0 0 16 6 1 *
Del Rey Oaks 111 0 2 0 0 0 111 0 2 *
Seaside 40 126 90 58 56 62 98 182 152 -16%
Pacific Grove 35 14 29 0 0 0 35 14 29 *
Total 509 315 198 104 93 89 613 408 287 -66%
SOURCE: 2022 Monterey Homeless Count and Survey Comprehensive Report NOTE: % change was not calculated when jurisdiction was below 25 individuals.
Table A-17, shows household type and shelter status in Monterey County in 2019. In Monterey County, the most common type of household experiencing homelessness are those without children in their care. Among households experiencing homelessness that do not have children, 83 percent are unsheltered. Similarly, the majority of homeless households with children are unsheltered (45 percent).
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-63 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-17 Homelessness by Household Type and Shelter Status, Monterey County, 2019 Jurisdiction
People in
Households
Composed Solely of
Children Under 18
People in Households
with Adults and Children
People in Households
without Children Under
18 Total
Count Percent Count Percent Count Percent
Sheltered –
Emergency Shelter 0 0% 146 22% 218 11% 364
Sheltered –
Transitional
Housing
0 0% 218 33% 124 6% 342
Unsheltered 10 100% 303 45% 1,685 83% 2,340
Total 10 100% 667 100% 2,027 100% 2,704
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019).
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.
NOTES: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area County is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
Housing and transportation costs can be barriers to residents that are experiencing homelessness.
With a median home value of $2,070,835 (compared to a median home value of $561,490 in Monterey County), those experiencing homelessness would need wrap-around support, access to community services, and State/Federal assistance to end the cycle of homelessness. Many individuals that are homeless may experience difficulties with: finding emergency shelter, having access to food and job-training resources. Lack of adequate transportation to commute to job interviews and appointments with social service providers may also be an obstacle to individuals experiencing homelessness.
The following facilities offer supportive housing services in Monterey County and Carmel-by-theSea for homeless and special needs low-income persons:
Habitat for Humanity Monterey;
Peacock Acres;
Interfaith Outreach of Monterey;
Community for Human Services – Casa De Noche Buena: A 20-35-beds year-round shelter for homeless women and families. Capacity depends on the number of children in families.
Provides case management, housing navigation, meals, laundry facilities, mail service, social recreation activities, and linkages to income, education, and employment. A partnership with Gathering for Women Monterey. Located at 1292 Olympia Ave., Seaside; Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-64 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Community Human Services – Safe Place Youth Shelter: A 12-bed year-round shelter for youth ages 18-21. Case management is available to all clients. Check-in is from 7:00-9:00 pm. Located at 590 Pearl Street, Monterey; and
Interim, Inc. – MCHOME: Provides emergency shelter, outreach, housing, and intensive, integrated services to homeless adults with psychiatric disabilities. MCHOME’s goal is to move individuals with psychiatric disabilities off the street and into housing. Located in Monterey.
The majority of resources for the homeless population are provided at the county level due to a lack of need in the City, as well as a lack of resources to provide services at the City level.
A.5 Access to Opportunity
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment. The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD developed a series of opportunity maps that help to identify areas of the community with good or poor access to opportunity for residents.
These maps were developed to align funding allocations with the goal of improving outcomes for low-income residents—particularly children.
Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 34.
The opportunity maps highlight areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource, and high segregation and poverty. TCAC provides opportunity maps for access to opportunity in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.
Disparities in Access to Opportunity
As can be seen in Figure A-39, TCAC Opportunity Composite Score, Carmel-by-the-Sea is considered a highest resource area as is much of western Monterey County. According to the HCD AFFH Data Viewer TCAC Opportunity Map, there are no areas of variation in access to opportunity across the City.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-65 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-39 TCAC Opportunity Composite Score, Carmel-by-the-Sea, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-66 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Economic
TCAC’s economic opportunity score is comprised of poverty, adult educational attainment, employment, job proximity, and median home value. Figure A-40 shows concentrations of economic outcomes in Carmel-by-the-Sea. According the HCD AFFH Data Viewer TCAC Economic Opportunity Map, all areas of Carmel-by-the-Sea have a high economic opportunity score of 0.75-1.0. This reflects a high level of opportunity for economic advancement for residents in Carmel-by-the-Sea.
HUD’S Job Proximity index utilizes Longitudinal Employer-Household Dynamic estimates to examine the distance from a given neighborhood to all job locations within the Salinas-Monterey Area and measures the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the region, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.29 The higher the index value, the better the access to employment opportunities for residents in a neighborhood.
As shown in Figure A-41, access to employment opportunities does not differ across Carmel-by-theSea. The entirety of the city has a jobs proximity index score of at least 80, indicating adequate access to employment opportunities for residents across the city.
According to data presented in Section A.2 Population, Employment, and Household Characteristics, the city is a net importer of workers (Figure A-11), which likely comes as a result of the small geographical size of the city and limited housing availability. Further, the city is a tourist destination, providing ample job opportunities to sustain the local economy. However, the combination of low housing stock and high job opportunity can perpetuate a jobs to housing imbalance. To encourage the development of a variety of new housing types affordable to a range of incomes, the City has developed a suite of programs, including Program 1.3.D, which encourages the development on on-site employee housing at overnight visitor accommodation centers in the city. See Chapter 2 for a full list of implementation programs.
It is intended that through the implementation of these housing programs, the City will enable local employees to obtain affordable housing in the city.
29 HUD. AFFH-T Data Documentation Data Version AFFHT0006 (2020).
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-67 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-40 TCAC Opportunity Economic Score, Carmel-by-the-Sea, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-68 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-41 Jobs Proximity Index, Carmel-by-the-Sea
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-69 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Education
TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.
Figure A-42 shows the level of TCAC educational opportunity across Carmel-by-the-Sea. According to TCAC’s Educational Opportunity Map, Carmel-by-the-Sea scores between 0.75-1.0 indicating a high level of positive educational outcomes for residents in Carmel-by-the-Sea.
Carmel-by-the-Sea is served by the Carmel Unified School District (CUSD), along with elementary, middle, and high schools within the City and school district. As of 2022, the State of California School Dashboard highlights a 97.9 percent graduation rate among all students enrolled in Carmel High School, which is higher than the statewide average (87.4 percent) and County average (88.5 percent).
When broken down by race/ethnicity, Hispanic and White students graduated at a high rate (97.4 percent for both groups). There is no performance data available for the graduation rates of African American, Asian, Filipino, and American Indian students at Carmel High.
Additionally, there is no performance data available for the graduation rates of students with a disability within Carmel High.
Environment
TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 4.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.
Figure A-43 shows TCAC environmental outcomes across Carmel-by-the-Sea. According to the HCD AFFH Data Viewer TCAC Environmental Opportunity Map, Carmel-by-the-Sea scores between 0.75-1.0 indicating a low level of environmental pollution burden and positive outcomes for residents in Carmel-by-the-Sea.
The Social Vulnerability Index (SVI) provided by the Center for Disease Control (CDC)ranks census tracts based on their ability to respond to a disaster and includes four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation.
Figure A-44 shows SVI levels across Carmel-by-the-Sea. Carmel-by-the-Sea scores low on the SVI (less than 0.25) indicating that the City is slightly vulnerable to disasters, but highly equipped to respond to them. Just outside of the City’s borders however, vulnerability levels increase to 0.25-0.5.
This is likely due to a difference in jurisdictional resources.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-70 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-42 TCAC Opportunity Education Score, Carmel-by-the-Sea, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-71 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-43 TCAC Opportunity Environmental Score, Carmel-by-the-Sea, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-72 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-44 Social Vulnerability Index, Carmel-by-the-Sea, 2018 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-73 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Disparities Specific to the Population Living with a Disability In Carmel-by-the-Sea, 12.3 percent of the population is living with at least one disability, compared to 8.8 percent in Monterey County. The most common disabilities in the City are: hearing difficulty (9.9 percent), ambulatory difficulty (4.4 percent), and independent living difficulty (4.3 percent). For the population 65 and over, the share of the population with hearing difficulties increases to 19.3 percent. In an effort to improve accessibility features for residents living with disabilities, the City will allocate funding from its Capital Improvement Program (CIP) to improve curb cuts, sidewalks, and slopes within Carmel-by-the-Sea.
Disparities in Access to Transportation
Reliable public transit access and active transportation options (walking and biking) are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities.
Access to employment via public transit and active transportation can reduce income burden and increase housing mobility, which enables residents to locate housing in more areas.30 Lack of transportation options can impede fair housing choice and continue to reinforce barriers for lowincome residents in accessing opportunities.
Regional Trends
Monterey County generally has widespread access to public transit. Transportation Agency for Monterey County (TAMC) and Monterey-Salinas Transit (MST) all serve Monterey County. TAMC serves as the county’s regional transportation agency responsible for planning and financial programming of transportation projects in the county. Through local and statewide funding, TAMC provides funding for public transit services operated by MST. MST provides a variety of local bus services through a total of 36 routes where service originates from two primary locations: the Monterey Transit Plaza, in downtown Monterey, and the Salinas Transit Center, in downtown Salinas. From there, routes branch out through the western cities of Marina, Sand City, Monterey, Pacific Grove, Carmel-by-the-Sea, and then the eastern cities, including Salinas, Gonzales, Soledad, Greenfield, and King City. In addition, MST provides a connection to Watsonville Transit Center as the primary connector to Santa Cruz Metro to Santa Cruz and San Jose centers. MST offers a paratransit program (RIDES) in cooperation with the Americans with Disabilities Act for those who have a disability that prevents them from using MST’s regular fixed-route bus service. Each bus is equipped with a wheelchair lift, and a service corridor extends 0.75 mile from any of the MST bus routes throughout the Monterey Peninsula, Carmel-by-the-Sea, Carmel Valley, Salinas, Chualar, Gonzales, Greenfield, Soledad, and King City with connection to Watsonville Transit Center.
College students ride free with valid student photo identification during the Fall and Spring semesters. Amtrak rail service has a station in Salinas as part of the Coast Starlight line that extends north as far as Seattle, Washington.
30 Ong, Paul and Evelyn Blumenberg. 1998. https://escholarship.org/uc/item/6d897664#author Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-74 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Monterey County received an average AllTransit performance score of 4.2 which equates to a low combination of trips per week and number of jobs accessible by transit.31 Nearly 73 percent of workers in the county live within 0.5 mile of transit. Almost all major employment centers in Monterey County are served by some form of public transit. However, having regional access to jobs by means of public transit does not necessarily translate into stable employment. Some residents with unique needs, such as households with children, have unique travel patterns that may prevent them from working far from home due to childcare needs, access to schools, and other considerations.
From a regional standpoint, MST services approximately 2.2 million passengers on an annual basis of which 76 percent of the passengers come from a historically underrepresented (non-White) background with an annual household income under $40,000.32 Monterey-Salinas Transit also reports that 25 percent of all trips begin in a disadvantaged community, and 20 percent of the passengers serviced by MST have a disability and are dependent on others for mobility and transport. Compared to all other jurisdictions serviced by MST, Carmel-by-the-Sea has the sixth highest monthly ridership (Monterey-Salinas Transit, 2023).
Local Trends
In the City of Carmel-by-the-Sea, public transportation is serviced by Monterey-Salinas Transit (MST) which offers two fixed route bus lines in Carmel-by-the-Sea (Routes 5 and 94). Route 5 connects Carmel-by-the-Sea to the City of Monterey, operating from 6:15 am to 9:15 pm on weekdays and from 7:15 am to 7:15 pm on weekends. Route 94 connects Carmel-by-the-Sea to the cities of Monterey, Del Rey Oaks, and Seaside, operating from 9:50 am to 3:50 pm every day.
Carmel-by-the-Sea is generally accessible by local transit. The city has an AllTransit Performance Score of 5.4, which is slightly higher than overall Monterey County. According to AllTransit, 100 percent of workers live within one half mile of transit.33 Walk Score is a tool that produces a walkability index by assigning a numerical walkability score to cities and neighborhood. Walkability is measured by analyzing population density, distance to amenities, and road metrics such as block length and intersection density. Overall, Carmel-by-theSea has a walk score of 96, which is an above average walk score and indicates most daily errands do not require a car.
In an effort to lower the disparities in access to transit, the City has collaborated with MST to ensure that 100 percent of the City’s residents live within a half mile of transit stops. The City coordinates with the County of Monterey to provide transportation to elderly residents (through the Senior Rideshare Program), and individuals with disabilities through the Independent Transportation 31 AllTransit.org. 2022. County: Monterey, AllTransit Metrics. https://alltransit.cnt.org/metrics/?addr=monterey+county 32 https://carmel.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=5838&MeetingID=1350 33 AllTransit.org. 2022. City: Carmel-by-the-Sea, AllTransit Metrics. https://alltransit.cnt.org/metrics/ Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-75 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Network of Monterey (ITN Monterey) and the MST Rides ADA Paratransit Agency. Additionally, MST provides a Courtesy Card for riders that are 18 years of age and younger; 65 years of age and older; veterans; caregivers; and disabled individuals. Discounted GoPasses are available to commuters for monthly, weekly, and daily rates. Emergency Guaranteed Ride Home (EGRH) is also a service provided by MST, which provides a guaranteed ride home in an emergency to registered uses who use alternative transportation to get to work. The EGRH program is available to commuters who live or work in Monterey County and who ride the bus, carpool, vanpool, ride a bicycle or walk to work at least one day a week.
Housing Mobility Enhancement
Being that the City of Carmel-by-the-Sea is the highest resource community when compared to the rest of the region, the City will promote housing mobility as a means of removing barriers to higher opportunity areas and strategically enhancing access to housing choices and affordability to provide more inclusivity in the City and region. To enhance housing mobility, the City has included the following programs in Chapter 2 of the Housing Element:
3.2.B: Housing Mobility;
3.2.C: Local Universal Design Standards;
3.2.D: Family Friendly Housing;
1.1.D: Allow Religious Institution Affiliated Housing Development; 1.3.C: Accessory Dwelling Units;
1.3.D: Overnight Visitor Accommodation - Employee Housing Program; 2.1.B: Permanent Housing;
3.1.B: Housing for Extremely-Low Income Households;
5.1.A: Fair Housing Services; and
5.1.B: Housing Choice Voucher Program.
For a complete list of programs. Refer to Chapter 2 of the Housing Element.
A.6 Housing Stock Characteristics
Carmel-by-the-Sea’s housing stock is defined as all housing units within its jurisdiction.
Characteristics of housing stock include housing type, age, condition, tenure, vacancy rates, costs, affordability, and growth. The following section provides an in-depth analysis of the housing stock in Carmel-by-the-Sea to determine how/if the current the housing stock meets the needs of existing and future residents.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-76 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Housing Growth
Table A-18 provides an overview of housing growth trends between 2010-2019 in Carmel-by-theSea, the County, and nearby cities. Between 2010-2019, Carmel-by-the-Sea housing unit estimates grew approximately 6 percent, more than the County and Del Rey Oaks, but 2 percent less than Pacific Grove. These estimates show the majority of housing growth in Carmel-by-the-Sea occurred between 2015-2019 (8 percent).
Table A-18 Housing Unit Growth Trends by Jurisdiction, 2010-2019 Jurisdiction 2010 2015 2019 Percent Change
2010-2015
Percent Change
2015-2019
Monterey County 138,833 139,794 141,820 1% 1%
Carmel-by-the-Sea 3,606 3,532 3,832 -2% 8%
Del Rey Oaks 752 733 745 -3% 2%
Pacific Grove 7,723 8,411 8,347 9% -1%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Housing Type
Table A-19 provides a comparison of housing unit types in Carmel-by-the-Sea, the County, and nearby cities. In Carmel-by-the-Sea, single-family detached units are the most common housing type (87 percent). This aligns with the County (63 percent), Del Rey Oaks (76 percent), and Pacific Grove (60 percent) having majority single-family detached units. Overall, Carmel-by-the-Sea has the highest percentage of single-family detached units compared to the County and nearby cities, but the lowest percentage of multifamily housing units (10 percent).
Table A-19 Housing Units by Type by Jurisdiction, 2019
Jurisdiction
SingleFamily
Detached
SingleFamily
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Monterey County 88,721 63% 8,796 6% 37,734 27% 6,529 5% 141,820 Carmel-by-the-Sea 3,319 87% 54 1% 367 10% 92 2% 3,832
Del Rey Oaks 567 76% 49 7% 118 16% 11 2% 745
Pacific Grove 5,023 60% 497 6% 2,668 32% 159 2% 8,347
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total housing units.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-77 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-45 illustrates housing type trends in Carmel-by-the-Sea between 2010-2019. In 2010, the majority of housing types were single-family detached homes (82 percent); this has since increased to 87 percent in 2019. Multifamily housing (2+ units) has decreased by 3 percent since 2010 accounting for only 10 percent of housing types in 2019. In 2010, mobile homes comprised the smallest percentage of housing type in Carmel-by-the-Sea, and have since slightly increased to 2 percent in 2019.
Figure A-45 Housing by Type in Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Due to the limited supply of adequately sized units to accommodate larger households, large families often face significant difficulty in locating adequately sized, affordable housing. Figure A-46 illustrates the existing housing stock by number of bedrooms in Carmel-by-the-Sea. As shown in Figure A-46, the majority of existing housing units are two- and three-bedroom units, followed by studio units. Approximately 20 housing units include five or more bedrooms (1 percent); 176 housing units include four bedrooms (5 percent); 1,408 housing units include three bedrooms (37 percent); 1,503 housing units include two bedrooms (39 percent); 299 housing units include one bedroom (8 percent); and 426 housing units include no bedroom (11 percent).
Single-Family
Home:
Attached
Single-Family
Home:
Detached
Multifamily
Housing: Two
to Four Units
Multifamily
Housing: Fiveplus UnitsMobile Homes
2010 5% 82% 6% 7% 0%
2015 2% 87% 3% 7% 2%
2019 1% 87% 3% 7% 2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-78 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-46 Housing Stock by Number of Bedrooms, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Housing Availability and Tenure
Housing tenure refers to individuals who own or rent a housing unit. The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase. Additionally, housing tenure may be an indicator of housing affordability (i.e., if the local housing market has high barriers to entry, there may be more renter households than owner households).
In Carmel-by-the-Sea, the housing stock includes 828 renter-occupied housing units and 1,099 owner-occupied housing units (Table A-20). When analyzing housing unit type in tandem with tenure, the majority of all housing units are single-family detached (87 percent), of which 17 percent are renter-occupied and 32 percent are owner-occupied (Figure A-18; Table A-20).
Table A-20 Housing Units by Type and Tenure, Carmel-by-the-Sea, 2019 Tenure
SingleFamily
Detached
SingleFamily
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Renter-Occupied 568 69% 19 2% 221 27% 20 2% 828
Owner-Occupied 1,076 98% 0 0% 23 2% 0 0% 1,099
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total occupied housing units.
Table A-21 provides an overview of household size by tenure for Carmel-by-the-Sea, the County, and nearby cities. In Carmel-by-the-Sea, the average household size is 2.04, of which the majority of larger households are comprised of renter-occupied units (2.13 persons/unit). An average household size of 2.04 suggests a need for more small housing units. This aligns with 82 percent of Carmel-by11% 8% 39% 37%
5% 1%
0%
20%
40%
60%
80%
100%
No Bedroom 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 or more bedrooms
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-79 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 the-Sea’s population being comprised of 1-2 person households (Figure A-14). Compared to the County and nearby cities, Carmel-by-the-Sea has the lowest average household size (2.04 persons/unit). The County has a high average household size of 3.27 suggesting a need for large housing units and even a need for smaller independent units such as ADUs/JADUs for extended family, etc.
Table A-21 Household Size by Tenure by Jurisdiction, 2019 Jurisdiction OwnerOccupied
RenterOccupied
Average
Household
Size
Monterey County 3.13 3.41 3.27
Carmel-by-the-Sea 1.97 2.13 2.04
Del Rey Oaks 2.29 2.49 2.35
Pacific Grove 2.34 2.15 2.23
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Figure A-47 illustrates 2019 household tenure by race in Carmel-by-the-Sea. Tenure by race varies some in Carmel-by-the-Sea as the majority of all households are non-Hispanic White (87 percent), of which 58 percent are owner-households and 42 percent are renter-households (Figure A-4; Figure A-45). Hispanic or Latino households (8 percent) makeup the second largest population in Carmelby-the-Sea, of which 72 percent are owner-households and 28 percent are renter-households. Less than 1 percent of Black or African American, Native Hawaiian or Other Pacific Islander, and American Indian or Alaska Native households are represented in the City’s housing market.
Figure A-48 illustrates vacancy rates in Carmel-by-the-Sea, the County, and nearby cities. Carmel-bythe-Sea has a vacancy rate of 50 percent. This reflects a 40 percent higher vacancy rate than the County (10 percent) and 32 percent higher than Pacific Grove (18 percent).
Figure A-49 illustrates vacancy trends in Carmel-by-the-Sea from 2010-2019. Over the course of nearly a decade, the City has experienced a stable vacancy average of 51 percent. This is staggeringly high considering the current housing crisis. Additionally, this affects the accuracy of data reporting for the City, as the majority of homeowners do not live in Carmel-by-the-Sea full time, thus resulting in skewed data collection.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-80 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-47 Household Tenure by Race, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Figure A-48 Vacancy Rates by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
America
n Indian
or Alaska
Native
(Hispanic
and NonHispanic)
Asian
alone
Native
Hawaian
and
Other
Pacific
Islander
Black or
African
America
n
(Hispanic
and NonHispanic)
Hispanic
or Latinx
Some
Other
Race/Mu
ltiple
Races
White
(Hispanic
and NonHispanic)
White,
NonHispanic
Renter Occupied 0% 51% 0% 0% 28% 100% 42% 42%
Owner Occupied 0% 49% 0% 0% 72% 0% 58% 58%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
50%
10% 13%
18%
0%
10%
20%
30%
40%
50%
60%
Carmel-by-the-Sea Monterey County Del Rey Oaks Pacific Grove Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-81 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-49 Vacancy Trends, Carmel-by-the-Sea, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Table A-22 shows vacant housing units by type, revealing 80 percent of Carmel-by-the-Sea’s vacant units are for seasonal, recreational, or occasional use, aligning with the 51 percent average vacancy trends (Figure A-49). The high percentage of vacant housing units is largely impacted by tourism and second-home ownership. This creates a significant barrier for current and potential residents to enter the local housing market and hinders opportunities to correct the housing crisis, address diversity, and provide inclusive housing options to promote a vibrant and active community.
Table A-22 Vacant Housing Units by Type, Carmel-by-the-Sea, 2019 Housing Unit Type Estimate Percentage
For rent 96 5%
Rented, not occupied 12 1%
For sale only 11 1%
Sold, not occupied 49 3%
For seasonal, recreational, or occasional
use
1,522 80%
For migrant workers 0 0%
Other vacant 215 11%
Total 1,905 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
46% 47% 51% 52% 51% 52% 53% 52% 52% 50%
54% 53% 49% 48% 49% 48% 47% 48% 48% 50%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Occupied
Vacant
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-82 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-23 shows housing permits issued by the City of Carmel-by-the-Sea by income group.
Between 2015 and 2021, 18 housing units were issued permits in Carmel-by-the-Sea which represents 58 percent of the RHNA number of 31 units assigned in the 5th Cycle Housing Element.
Table A-23 Housing Permits by Income Group, Carmel-by-the-Sea, 2015-2021 Income Group Number Percent
Very Low-Income Permits 0 0.0%
Low-Income Permits 0 0.0%
Moderate-Income Permits 0 0.0%
Above Moderate-Income Permits 18 58.0%
Total 18 58.0%
SOURCE: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2022).
NOTE: Universe: Housing permits issued between 2015 and 2021. Notes: HCD uses the following definitions for the four income categories: Very Low Income: units affordable to households making less than 50 percent of the Area Median Income for the county in which the jurisdiction is located. Low Income:
units affordable to households making between 50 percent and 80 percent of the Area Median Income for the county in which the jurisdiction is located. Moderate Income: units affordable to households making between 80 percent and 120 percent of the Area Median Income for the county in which the jurisdiction is located.
Above Moderate Income: units affordable to households making above 120 percent of the Area Median Income for the county in which the jurisdiction is located.
Assisted Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.
The California Housing Partnership Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing.34 According to the database, there are no federal or state assisted units in Carmel-by-the-Sea.
A variety of affordable housing projects provided through an assortment of local programs serves the Carmel-by-the-Sea. Each of the following projects serves as an example of the methods and incentives used by the City to achieve production of affordable housing units.
Oliver White Building and Viejo Carmel
The mixed-use Oliver White building contains four residential units, one of which is a ModerateIncome unit in perpetuity. Originally this site was developed with a single-story commercial building.
The owner and City worked together to achieve a second story of residential apartments at a density of 44 units per acre.
34 This database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-83 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The Viejo Carmel project is a larger example of infill development that provides affordable housing.
The 20,000 square-foot site was occupied by semi-industrial uses and offices. The site was razed and redeveloped with ten condominiums and ten apartments at a density of 44 units per acre. Without density bonuses, the site could only achieve 15 residential units. With density bonuses, an additional two Low-Income rental apartments in perpetuity were approved. Additionally, the parking requirement for the low-income units was reduced.
Norton Court Apartments
The Norton Court Apartments for seniors is operated by the Carmel Foundation. As part of this 24- unit project, the City entered into a 50-year agreement to lease the property for one dollar per year to the Carmel Foundation. This amounts to a substantial land subsidy provided by the City that offsets a large part of the cost of developing housing. The units are restricted as Low- and Moderate-Income. Rents are maintained as affordable to lower-income seniors strictly through private donations raised by the Carmel Foundation.
Trevvett and Haseltine Courts
Trevvett and Haseltine Courts were developed with funding from the Carmel Foundation. Rents for the combined 26 rental apartments are maintained as affordable to lower-income seniors with private donations raised by the Foundation.
San Carlos Lodge
This site was granted a major addition and allowed the conversion of some existing apartments to transient overnight visitor accommodation units. As a condition, the project retained two of the existing apartments as affordable housing for Moderate-Income households in perpetuity.
The City’s inventory of affordable units is listed below in Table A-24.
Potential Loss of Assisted Housing Units
Housing units developed with public subsidies are an important source of affordable housing to lower-income households. Preserving the long-term affordability of such housing units is the most cost-effective means for providing decent and affordable housing in a community. Recognizing this important resource, State Housing Element law requires that a jurisdiction examine the potential loss of publicly subsidized multi-family rental housing for lower-income household due to expiration of deed restrictions, affordability covenants, and /or subsidy contracts. All of the affordable housing units in Carmel are privately funded.
Norton Court, Trevvett Court, and Haseltine Court are operated by the Carmel Foundation, a 501(c)(3) charitable organization providing affordable senior housing units. The Foundation does not accept government funding. The Foundation currently has a 5-7 year wait list on these properties and does not intend to convert any units to market rate housing within this Housing Element cycle.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-84 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-24 Inventory of Assisted Rental Housing
Development Name Total Units Household Type Provided By Expiration of Affordability
Oliver White 1 Moderate Density Bonus In perpetuity
Viejo Carmel 2 Low Density Bonus In perpetuity
Norton Court 24 Senior Low Lease Subsidy
Specific Plan Not defined
San Carlos Lodge 2 Moderate Condition of Approval In perpetuity Trevvett Court 14 Senior, Very-Low &
Low
Private non-profit
Specific Plan 30 years
Haseltine Court 12 Senior Private non-profit Not applicable Hasegawa 1 Low Inclusionary In perpetuity
Carl 1 Senior Inclusionary 2027
Mandurrago 2 Senior Inclusionary In perpetuity
Gonzales 1 Low Inclusionary In perpetuity
Ravel Corporation 1 Low Inclusionary In perpetuity
Trini Iye 1 Moderate Inclusionary In perpetuity
Total 62
SOURCE: City of Carmel-by-the-Sea Community Planning and Building Department, 2023 Norton Court receives a subsidized property lease from the City, and is located within a Specific Plan area that requires “24 efficient and moderately priced housing units for the elderly and handicapped residents of Carmel-By-The-Sea”. Further, the Specific Plan requires 21 studio units at 500 square feet each and 3 one-bedroom units at 572 square feet each.
Trevvett Court is also located within a Specific Plan area that requires “all 14 units be reserved for senior citizens of low or very low-income status for a period of at least 30 years.” Housing units within Trevvett Court range from 400- 600 square feet in size.
Units in the Oliver White Building, Viejo Carmel, and Sand Carlos Lodge are restricted as affordable housing in perpetuity.
One unit in the Carl development is listed with an expiration date of 2027. City staff are further researching the terms of this affordable unit. To maintain the existing affordable housing stock, the City can either preserve the existing affordable units or facilitate the development of new units.
Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) construction of replacement units; 2) provision of rental assistance to tenants; 3) transfer of the project to nonprofit ownership; and 4) purchase of affordability covenants. These options are described below and the City’s focus is on construction of replacement units and rental assistance.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-85 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Construction of Replacement Units
The construction of new affordable housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends on a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, labor, materials and land costs, and type of construction. The City is implementing a number of programs to encourage development of new affordable units to increase the City’s affordable housing stock.
Rental Assistance
Rental subsidies using non-federal (state, local, or other) funding sources can be used to maintain affordability of at-risk units. These rent subsidies can be structured to mirror the federal Housing Choice Voucher (Section 8) program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent on the unit. The feasibility of this alternative is highly dependent on the availability of other funding sources necessary to make rent subsidies available and the willingness of property owners to accept rental vouchers if they can be provided. Housing Choice Vouchers are available through the Housing Authority of Monterey County.
Transfer of Ownership
Transferring ownership of an at-risk project to a nonprofit housing provider is generally one of the least costly ways to ensure that at-risk units remain affordable for the long term. By transferring property ownership to a nonprofit organization whose mission includes affordable housing, the risk of losing the low-income restrictions is minimized, and the project would become potentially eligible for a greater range of governments assistance.
Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include bringing down the interest rate on the remaining loan balance, providing loans for capital improvements, and/or supplementing subsidies. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsidies in the form of rents or reduced mortgage interest rates to the owner, the City can ensure that some of all of the units remain affordable.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-86 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Displacement
Because of increasing housing prices, displacement is a major concern in the Monterey Bay Area.
Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
According to the California Department of Housing and Community Development (HCD) AFFH Data Viewer and the Urban Displacement Project 2022 estimates, Carmel-by-the-Sea renteroccupied households earning between 0-80 percent AMI are at low risk of potential displacement or gentrification in the northern region of the City. Mapping of the central and southern regions of the City show sufficient data was not captured to definitively report displacement risk. Figure A-50 illustrates displacement risk in Carmel-by-the-Sea.
Housing Age and Condition
Housing age and condition are factors considered in overall housing quality as they may affect the structural integrity and ability to adequately function for a household. Thus, the age and condition of a house may indicate the need for major repairs to the foundation, plumbing, or roof.
Figure A-51 illustrates housing stock by age in Carmel-by-the-Sea. In Carmel-by-the-Sea, 95 percent of the housing stock was built prior to 1999 and is over 20 years old. Thirty-seven (37) percent of the housing stock was built between 1940-1959 and 2 percent was built in 2010 or later.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-87 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-50 Displacement Risk, Carmel-by-the-Sea, 2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-88 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-51 Housing Stock by Age, Carmel-by-the-Sea, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
According to historical data from Carmel-by-the-Sea’s Code Compliance Coordinator, the City estimates that there are approximately five-six (5-6) units in need of rehabilitation. This 6th Cycle Housing Element proposes the following policies and programs to address and facilitate the rehabilitation of these units.
Policy 2.1: Maintain and encourage expansion of permanent residential housing stock in the Commercial, R-1, and R-4 Districts;
Policy 2.2: Preserve and protect the scale and character of established neighborhoods while encouraging property improvement;
Policy 2.3: Preserve and expand affordable and rental housing opportunities to enable local employees to live in the community where they work; and Policy 2.4: Preserve the existing housing stock.
All programs and policies can be found in Chapter 2 of the Housing Element.
The City’s Code Compliance Officer works to educate property owners about income-based financing opportunities for the rehabilitation of substandard units. Code Compliance receives a limited number of complaints related to Health and Safety and associated substandard units. Over the last four years Code Compliance has received 11 property maintenance complaints and approximately five to six of these cases indicated a need for repairs related to substandard housing issues. Cases are complaint driven and the city does not reach out to property owners with methods to fund repairs. 35 According to Code Compliance records from October 202336 and November 35 Correspondence with Code Compliance Officer December 15, 2023 36 https://carmel.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=5833&MeetingID=1505 28%
37%
17%
13%
4%
2%
0%
5%
10%
15%
20%
25%
30%
35%
40%
Built 1939 Or
Earlier
Built 1940 To
1959
Built 1960 To
1979
Built 1980 To
1999
Built 2000 To
2009
Built 2010 Or
Later
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-89 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 202337, the majority of property maintenance complaints include conducting remodeling work and electrical maintenance without the proper permits and authorization. Based on Code Compliance records and on-site local knowledge, the complaints are spread across the city. However, the southern region of the city has received complaints more frequently than other areas in the city.
As indicated by the 102 building permit applications received by the City in October and November of 2023 (49 building permits as of October 2023 and 53 building permits as of November 2023), many residents in Carmel-by-the-Sea are interested in maintaining the upkeep of their residences, and fixing any structural issues that may need to be repaired — to prevent their residences from becoming “substandard”. However, to the City's knowledge, all units have a functioning kitchen, indoor plumbing, and electricity, etc., and are not “substandard”. The majority of building permit applications include new roofing; electrical repairs; plumbing repairs; water heater replacement; window replacement; bathroom remodels; foundation upgrades; and exterior repairs (new paint/siding). As a proactive measure and to assist low-income property owners, the City will distribute information on inspection services, housing rehabilitation programs, and alternative ways to finance home repairs (Program 2.4.A, see Chapter 2). Based on Code Compliance reports, the City will specifically monitor and provide resources to residential units located in the southern region of the city.
Housing Costs and Affordability
Identifying the cost of owning or renting a home in a city helps determine the affordability of housing at different income levels. Understanding housing affordability also informs what types and sizes of housing are needed by the community’s households.
Home Prices and Rental Costs
Table A-25 show changes in median home values between 2019-2022 in Carmel-by-the-Sea, the County and nearby cities. According to Zillow Home Value Index data, the median home value in Carmel-by-the-Sea was estimated at $1,299,387 in December 2019. By 2022, the median home value in Carmel-by-the-Sea increased approximately 59 percent due to market demand. By comparison, the median home value in the County was valued at $561,490 in December 2019 and experienced a 39 percent increase by 2022.
Rental Affordability
Similar to home value prices, rental prices have also increased over the last decade. This significantly affects lower-income households as they are typically majority renters. High rental prices can exacerbate housing challenges such as overcrowding and cost burden if adequate rental stock is not available to suit household needs.
37 https://carmel.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=5929&MeetingID=1543 Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-90 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-25 Median Home Value by Jurisdiction, 2019-2022 Jurisdiction
Median Home Value Percent Change
2019-2022 2019 2020 2021 2022
Monterey County $561,490 $632,834 $735,469 $778,164 39% Carmel-by-the-Sea $1,299,387 $1,450,127 $1,912,421 $2,070,835 59% Del Rey Oaks $630,204 $701,060 $779,099 $840,663 33%
Seaside $550,015 $616,786 $690,126 $729,055 33%
Pacific Grove $943,900 $1,032,675 $1,237,054 $1,294,881 37% SOURCE: Zillow Home Value Index, 2019-2022
NOTE: Housing value estimates were taken from December for years 2019-2022.
Table A-26 shows average rent estimates by unit size in Carmel-by-the-Sea based on 2023 Zillow rental market data. Included in the table is Housing and Urban Development’s (HUD) Fair Market Rents (FMR) for 2023, which establishes rental subsidy limits for Section 8 housing voucher recipients.
Table A-26 Average Rent by Number of Bedrooms, Carmel-by-the-Sea, 2023 Unit Type Average Rents Fair Market Rents (HUD)
Studio $2,200 $2,112
One bedroom $2,500 $2,194
Two bedrooms $4,000 $2,675
Three bedrooms $5,459 $3,790
Four+ bedrooms n/a $4,144
SOURCE: Zillow, 2023; HUD, Fair Market Rent Documentation System, 2023 NOTES: Zillow rental value estimates were taken from March 2023. No rental units with four + bedrooms are listed as available within the Carmel-by-the-Sea City boundary. Fair Market Rent values are based on Salinas, CA MSA Table A-27 reports the maximum monthly housing costs affordable to households according to income group in Monterey County. Income groups are based on the HCD 2022 State Income Limits Report, which considers housing affordable assuming a household can pay up to 30 percent of its monthly income toward housing. In Table A-27, maximum affordable sales prices are based on the following assumptions: 6.42 percent interest rate,38 30-year fixed loan, and a 5 percent down payment.
38 Interest rate based on December 29, 2022 interest rate according to Freddie Mac Primary Mortgage Market Survey Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-91 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-27 Housing Affordability, Carmel-by-the-Sea, 2022 Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $23,900 $598 $100,340
Two Person $27,300 $683 $114,614
Three Person $30,700 $768 $128,889
Four Person $34,100 $853 $143,163
Very Low (30-50% AMI)
One Person $39,800 $995 $167,093
Two Person $45,500 $1,138 $191,024
Three Person $51,200 $1,280 $214,954
Four Person $56,850 $1,421 $238,675
Low (50-80% AMI)
One Person $63,700 $1,593 $267,433
Two Person $72,800 $1,820 $305,638
Three Person $81,900 $2,048 $343,843
Four Person $91,000 $2,275 $382,048
Moderate (80-120% AMI)
One Person $75,650 $1,891 $317,603
Two Person $86,500 $2,163 $363,155
Three Person $97,300 $2,433 $408,497
Four Person $108,100 $2,700 $453,839
SOURCE: California Department of Housing and Community Development, State Income Limits, 2022, Monterey County As mentioned in Table A-25, the median home price in Carmel-by-the-Sea in December 2022 was $2,070,835 which is only affordable to above moderate-income households earning approximately $495,000 or more annually (62 percent of Carmel-by-the-Sea households are categorized as above moderate-income).
A.7 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.
Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal Fair Housing Act (FHA).
In addition to the FHA protected classes—race, color, ancestry/national origin, religion, disability, Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-92 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 sex, and familial status—California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).
The California Department of Fair Employment in Housing (DFEH) was established in 1980 and is now the largest civil rights agency in the United States. According to their website, the DFEH’s mission is, “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses), and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act”.39
DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions.40 Fair housing complaints can also be submitted to HUD for investigation.
Additionally, Monterey County has a number of local resource and enforcement organizations:
The Housing Authority of the County of Monterey: A public agency that provides rental assistance and develops and manages affordable housing throughout Monterey County, California;
South County Housing: A non-profit community development corporation. The organization’s mission is to promote viable neighborhoods that enhance healthy, sustainable communities by collaboratively providing affordable housing and promoting neighborhood services;
Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project. CAHLP concentrates primarily on the enforcement of California’s Housing Element and redevelopment statutes and of state and federal relocation assistance and fair housing laws;
Coalition of Homeless Service Providers: Advocate on the subject of homelessness with policy makers, public funders, and those with lived experience; and California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach 39 From State of California Civil Rights Department
40 From State of California, Civil Rights Department Complaint Process Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-93 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 programs. Half of its resources are committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, the elderly, people with disabilities, and entire communities.
Between 2012 and 2017, 53 fair housing complaints in Monterey County had been filed with the California Department of Fair Employment and Housing (DFEH). Among the complaints countywide, most were related to physical disabilities (23 instances) and familial/marital status (ten instances). Discrimination based on race was also common (seven instances). A complaint may involve multiple acts of discrimination and vice versa. A total of 57 acts of discrimination were recorded in Monterey County. Refusal to rent (17 instances), discriminatory statements (12 instances), and denial of reasonable accommodation/modifications (12 instances) were the most common discriminatory acts in the County.41
In 2020, a total of six (6) discrimination cases were found with the Office of Fair Housing and Equal Opportunity. Fifty percent of the cases were filed on the basis of disability bias. None of the complaints alleged racial bias. Figure A-52 illustrates that out of all of the FHEO cases filed in the state of California in 2020 (398), only between 1 and 2.5 percent of the cases were filed in Monterey County. None of the discrimination cases filed in Monterey County in 2020 took place in Carmelby-the-Sea. 42 A total of six discrimination complaints were filed within Monterey County during 2020. Of those cases, three of them alleged discrimination based on disability. Figure A-53 illustrates this statistic by showing that 40.01 to 65 percent of the cases filed in Monterey County during 2020 reflected disability bias. None of the FHEO complaints occurred in the City of Carmel-by-the-Sea.
NFHA identifies three significant trends in 2020 that are relevant for this AFFH:
First, fair lending cases referred to the Department of Justice from federal banking regulators has been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership; Second, NFHA identified a significant increase in the number of complaints of harassment— 1,071 complaints in 2020 compared to 761 in 2019; and
Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies— reinforcing the need for local, active fair housing organizations and increased funding for such organizations.43
41 From California Department of Fair Employment & Housing, 2018; Monterey County Regional Analysis of Impediments to Fair Housing Choice, 2019
42 City of Carmel-by-the-Sea, 2023 43 From Gentry, A. (2021, September 4). Annual fair housing report shows increase in housing harassment. NFHA.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-94 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-52 FHEO Cases Total, Monterey County, 2020
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-95 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Figure A-53 FHEO Cases, Disability Bias, Monterey County, 2020 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-96 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Outreach and Capacity
Currently, Carmel-by-the-Sea’s website contains information about local fair housing ordinances.
The website describes the steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints (e.g., link to HUD’s and State of California fair housing pages). The site also references the organizations that provide fair housing services and assistance to City residents.
The following organizations offer fair housing services and assistance to the residents of Carmel-bythe-Sea:
Conflict Resolution and Mediation Center;
Legal Services for Seniors;
California Rural Legal Assistance;
ECHO Fair Housing Services
HUD Housing Assistance;
Central Coast Center for Independent Living; and
Center for Community Advocacy.
Compliance with State Fair Housing Law
The City of Carmel-by-the-Sea complies with existing fair housing laws and regulations by ensuring all residents have equal access to housing programs, services, and resources and supporting residents in filing complains on housing discrimination. Carmel-by-the-Sea is compliant with the following State laws that promote fair and affordable housing. The City has not been alleged or found in violation of the following:
Fair Housing Act of 1968 – The City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services.
California Fair Employment and Housing Act (FEHA) (Part 2.8 (commencing with Section 12900) of Division 3 or Title 2) – The City complies with the Fair Employment and Housing Act by upholding policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who wish to pursue legal action.
Government Code 65008 – The City does not discriminate or deny any individual or group of individuals the right to residence, land ownership, tenancy, or other land use on the basis of one’s membership or perceived membership in a protected class, method of financing, and/or the intended occupancy. The City has adopted housing policies that prohibit discrimination Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-97 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 based on protected characteristics. Further, the City has received zero FHEO complaints, and is committed to conducting outreach and educating residents on Fair Housing Law. Program
5.1.A in this Housing Element commits the City to providing information on fair housing and services offered in the region (see Chapter 2).
Government Code 11135 et. seq. – The City does not discriminate or deny any individual or group of individuals access to programs or activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class. The City included Programs 5.1.B, 5.1.C, and 5.1.D in this Housing Element to promote affordable housing opportunities and resources, including Housing Choice Vouchers, shared housing programs, and farmworker housing resources (see Chapter 2). Assembly Bill 686 – The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities.
Density Bonus Law – The City last updated their Density Bonus provisions in the Municipal Code in 2016. In compliance with State law, the City will update its Density Bonus provisions outlined in the Municipal Code to be consistent with recent changes to the State Density Bonus Law. Program 3.1.C will regulate this amendment to the Code. Senate Bill (SB) 35 – The City was previously not subject to the requirements of SB 35 due to its location in the coastal zone. However, as of October 2023, SB 423 now expands SB 35 measures to cities located in the coastal zone under specific criteria. The City is now subject to SB 35 and SB 423 requirements and will comply with State law as established in this Housing Element through Program 1.3.H (see Chapter 2).
Rehabilitation Act of 1973 – The City does not discriminate against persons with disabilities and promotes equal opportunities, accessibility, and independence for individuals with disabilities. American Disabilities Act – The City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing including reasonable accommodation for persons with disabilities. The City ensures housing developers comply with the American Disabilities Act through permit process review. The City includes Program 3.2.A to amend the Municipal Code regulations related to reasonable accommodations (see Chapter 2). Housing Accountability Act (Gov. Code. Section 65589.5) requiring adoption of a Housing Element and compliance with RHNA allocations – The City will comply with the Housing Accountability Act by approving any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households. No Net Loss Law (Gov. Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations – The City complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA. The City also maintains minimum Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-98 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 density requirements for multi-family housing developments in the R-4 district. To further encourage the development of affordable housing, the City is committed to amending the Municipal Code to amend the base zoning for the SC, RC, and CC commercial districts and the R-4 multi-family residential development district to allow a minimum of 33 dwelling units per acre.
Limits on Growth Controls Law (Gov. Code. Section 65302.8) – The City complies with the Limits on Growth Controls Law. The City is surrounded by County development and has not adopted any mandatory general plan elements which limit the number of housing units. Housing Element Law (Gov. Code Section 65583(c)(5),(c)(10) – The City has included this analysis of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for lower-income households.
Housing Specific Policies Enacted Locally
The City of Carmel-by-the-Sea identified the following local policies that contribute to the regulatory environment for affordable housing development in the City:
Policy 1.1: Ensure adequate sites are available to meet the City’s projected housing growth needs.
Policy 1.3: Reduce or eliminate governmental constraints on the provision of affordable housing. Direct public funding resources to the conservation of existing housing units in neighborhoods where continued residential use is appropriate.
Policy 2.3: Preserve and expand affordable and rental housing opportunities to enable local employees to live in the community where they work.
Policy 2.4: Preserve the existing housing stock.
Policy 3.2: Recognize the special needs of persons with disabilities and the need to retain flexibility in the design review process to accommodate these needs.
A.8 Fair Housing Recommendations
Contributing Factors and Fair Housing Action Plan
The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and income growth, barriers to open housing choice, and until recently, very limited resources to respond to needs.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-99 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Local Knowledge of Contributing Factors to Fair Housing In order to better inform this Housing Element to meet the needs of residents of Carmel-by-theSea, the City solicited the input of the public with prompted questions. All responses were taken into consideration for incorporation into the Housing Element to guide policies and programs that address the housing needs of existing and future residents.
Question: How can the supply of affordable housing be increased to meet the needs of our community?
Community members offered the following solutions:
Encourage ADUs;
Encourage second-story additions to single-story buildings downtown specifically for affordable housing;
Change the zoning code to allow 3-story buildings downtown specifically for affordable housing; Set a maximum square footage limit on housing units in downtown to spur the creation of more small units rather than just a few large units;
Create objective (yes/no checklist-style) design standards for new housing projects that include affordable units;
Less short-term rental places, more long-term rental options; Build housing on the outskirts and empty parking lots; Annex land outside City for affordable housing; and
Continue to ensure the built environment is subordinate to the natural environment.
Question: In your experience in Carmel-by-the-Sea, what has contributed to the fair housing issues? What solutions do you envision to address these issues? Information about affordable units.
Down payment assistance.
Tenant assistance resources.
Priority of Contributing Factors
The City of Carmel-by-the-Sea has prioritized the following contributing factors to the Fair Housing issues mentioned above. Table A-28 presents prioritized fair housing issues and contributing factors, as well as the City’s programs to support a solution-oriented approach to affirmatively furthering fair housing.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-100 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table A-28 Fair Housing Issues, Contributing Factors, and AFFH Programmatic Actions Fair Housing Issue Contributing Factor(s) AFFH Programmatic Action Priority Household Characteristics
Carmel-by-the-Sea has significantly lower
proportions of racial and ethnic minorities
compared to Monterey County and the
AMBAG region. Lack of inclusionary
housing may contribute to the lack of
protected classes in the community.
Lack of racial and ethnic diversity within the City;
and
Lack of adequate affordable housing options.
Program 1.1.B: Underutilized Sites
Program 3.1.C: Density Bonus
Program 3.1.D: Reduced Entitlement and
Development Fees
Program 1.3.D: Employee Housing Program
Program 2.1.A: Incentives for Mixed-Use
Development
High
Disproportionate Housing Needs
Forty-six (46) percent of Carmel-by-the-Sea
households are cost burdened households,
of which 24 percent are renter-occupied
households and 23 percent are owneroccupied.
Lack of affordable housing;
Lack of adequate housing stock that meets the
needs of residents; and
Jobs-worker imbalance.
Program 1.1.B: Underutilized Sites
Program 1.3.D: Employee Housing Program
Program 2.4.A: Housing Rehabilitation and
Maintenance Information
Program 3.1.B: Housing for Extremely-Low
Income Households
Program 3.1.C: Density Bonus
Program 3.1.G: Affordable Housing Overlay
District
High
Special Needs Groups
In Carmel-by-the-Sea, extremely lowincome and special needs groups Lack of affordable housing;
Jobs-worker imbalance;
Program 1.3.E: Amend the A-2 Zoning District
Program 3.1.B: Housing for Extremely-Low
Income Households
High
Appendix A – Housing Needs & Fair Housing Report A-101 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Fair Housing Issue Contributing Factor(s) AFFH Programmatic Action Priority experience disproportionate impacts of
poverty, increasing the challenge of
obtaining adequate housing in the City.
Lack of accessible units for individuals with
disabilities; and
Lack of Transitional and Supportive
Housing/Emergency Shelters.
Program 3.2.A: Reasonable Accommodation
Procedures
Program 3.3.A: Zoning for Transitional and
Supportive Housing
Program 3.3.B: Low-Barrier Navigation
Centers
Housing Stock
Carmel-by-the-Sea’s lack of affordable
housing production, limited variety of
housing types, and increasing housing
costs create barriers to enter the local
housing market.
Since 2015, there have been 18 housing permits in
the City for only above moderate-income
households; and
Lack of developable land, and the City is subject to
coastal zone ordinances.
Program 1.3.A: Condominium Conversions
Program 1.3.B: Overnight Visitor
Accommodation (Conversion)
Development Transfer Rights
Program 1.3.C: Accessory Dwelling Units
Program 1.4.A: Remove Use Permit
Requirement for Multi-Family
Development
Program 1.4.B: Objective Design Standards
Program 2.1.B: Permanent Housing
Program 2.3.A: Preserve and Increase Upper
Floor Residential Uses
Program 3.1.E: Reduced Parking
Requirements
Program 3.1.F: Expedited Processing
Procedures
High
Access to Opportunity
Low production of affordable housing in
Carmel-by-the-Sea limits housing choices
for low-income households, and has a
disproportionate impact on Hispanic or
Latino, Asian, and Black/African American
households.
Of the 18 housing permits issued in Carmel-by-theSea since 2015, zero were issued for lowerincome households (lack of affordable housing); and
Costs of land, materials, and labor which limit
profitability of affordable housing.
Program 1.2.A: Water Distribution Policy
Program 1.3.A: Condominium Conversions
Program 1.3.D: Employee Housing Program
Program 2.1.D: Establish Affordable Housing
Trust Fund
Program 3.1.C: Density Bonus
Program 4.1.A: Water Conservation
High
Appendix A – Housing Needs & Fair Housing Report A-102 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Fair Housing Issue Contributing Factor(s) AFFH Programmatic Action Priority Fair Housing Enforcement
No residents filed fair housing complaints in
Carmel-by-the-Sea, indicating a lack of
cause for complaint, or, alternatively, a
potential lack of awareness about fair
housing rights.
Lack of access to information about fair housing
rights; and
Limited knowledge of fair housing by residents.
Program 2.1.C: Monitor Affordable Housing
Stock
Program 5.1.A: Fair Housing Services
Program 5.1.B: Housing Choice Voucher
Program
Program 5.1.C: Shared Housing Information
Program 5.2.A: Support Community
Organizations
Medium
SOURCE: City of Carmel-by-the-Sea; EMC Planning Group
Appendix A – Housing Needs & Fair Housing Report A-103 EMC Planning Group Inc.
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 A.9 Conclusion
To address the fair housing issues identified in this Housing Needs and Fair Housing report, the programs listed in the above section are included in Chapter 2 of this Housing Element.
Attachment 6
Appendix A – Housing Needs & Fair Housing Report A-104 EMC Planning Group Inc.
Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 This side intentionally left blank.
Attachment 6
Housing Constraints
APPENDIX
B
Attachment 6
Attachment 6
Table of Contents
APPENDIX B HOUSING CONSTRAINTS ............................................................................. B-1 B.1 Introduction ........................................................................................................................... B-1 B.2 Governmental Constraints ................................................................................................... B-1 B.3 Non-Governmental Constraints ....................................................................................... B-61 Tables
Table B-1 Residential Land Use Designations ......................................................................... B-4 Table B-2 Residential Uses Permitted by Zone....................................................................... B-7 Table B-3 Residential Development Standards..................................................................... B-12 Table B-4 R-1 District Base Floor Area and Bonus Floor Area Standards for Typical Lots............................................................................................................................ B-13 Table B-5 Maximum Density Standards................................................................................. B-15 Table B-6 Maximum Height Standards ................................................................................... B-16 Table B-7 Minimum Off-Street Parking Requirements ....................................................... B-20 Table B-8 Summary of Community Planning & Building Fees (2023-2024).................... B-42 Table B-9 Jurisdictional Comparison of Average Design Review/Study Fees ................. B-46 Table B-10 Estimate of Total Development Fees Imposed.................................................. B-48 Table B-11 Review/Approval Requirements and Processing Times................................... B-52 Table B-12 Permit Streamlining Act Processing Times.......................................................... B-53 Table B-13 Summary of Governmental Constraints .............................................................. B-60 Table B-14 Summary of Non-Governmental Constraints ..................................................... B-70
Attachment 6
Attachment 6
Appendix B – Housing Constraints B-1 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Appendix B
Housing Constraints
B.1 Introduction
Housing development is affected by public regulations and other forces. This chapter discusses both governmental and non-governmental constraints that affect housing in the City of Carmel-by-theSea. Governmental constraints consist of policies, requirements, or other actions imposed by various levels of government on land, housing ownership, and development. In addition to local standards, the City follows building and design requirements put forth by state laws, the California Building Code, Subdivision Map Act, energy conservation requirements, as well as other regulatory standards.
However, Federal and State agency regulations that may constrain development are beyond the City’s control and are therefore not addressed in this document. Non-governmental constraints are other conditions that impact housing development such as market factors, environmental setting, land availability, and construction costs.
B.2 Governmental Constraints
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land, housing ownership and development. Although Federal and State agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document. As appropriate, the City will monitor federal and state legislation that impacts housing. The City will update its Municipal Code, as needed to comply with any new housing related planning or zoning laws enacted by the State during the 6th Cycle Planning Period (2023-2031).
Infrastructure Constraints
Water Supply
The primary infrastructure constraint to the development of housing in Carmel is the lack of potable water. The lack of a reliable available water supply continues to limit growth in Carmel and throughout the Monterey Peninsula region.
Carmel is under the jurisdiction of the Monterey Peninsula Water Management District (MPWMD) and receives its water from the California-American Water Company (Cal-Am). The MPWMD has permit authority over the production and distribution of all water supplies within the Monterey Peninsula region, and allocates water supplies to cities and unincorporated County areas within its jurisdiction. Water service by Cal-Am is constrained by State Water Resources Control Board Attachment 6
Appendix B – Housing Constraints B-2 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 (SWRCB) Order WR 95-101, which determined that in 1995 approximately 70 percent of Cal-Am supply was based on unlawful diversion from the Carmel River. Order 95-10 requires that any new water supply be used to reduce diversions from the Carmel River prior to allowing new users.
Furthermore, SWRCB issued a Cease-and-Desist order to Cal-Am in 20082 to further restrict water use which limits the placement of new water meters to service new development.
According to the MPWMD June 1, 2023 Technical
Memorandum – Summary of Water Supply Requirements for
Housing, the City requires 40 acre feet (AF) to meet the City’s RHNA (349 units). The City has approximately 2.661 acre-feet of available water3 for general distribution which represents a water deficit of approximately 37.339AF. There is also Malpaso Water Company water entitled to certain limited properties whose owners were previously able to purchase water directly from the Water Company4. The Sites Inventory clearly identifies whether water is a constraint for each identified property. This is the only water available to the City until the District supplies increase and new
allocations are made to each city in the District. Based on current supplies, sufficient water is not widely available to fully accommodate additional development commensurate
with the City’s total RHNA. The City will continue to work with local and regional agencies to explore options for additional water supplies during the 6th Cycle Housing Element planning period.
The 6th Cycle Housing Element includes a program (program 1.2.A) to work with local and regional agencies to pursue new water supplies and includes prioritizing allocation of the City’s 2.661 acrefeet of water for affordable housing through the development of a water distribution policy. The City is currently working with the MPWMD to utilize water-saving fixtures for every building permit application, which helps to minimize water usage and thereby conserve water for future allocation in new developments. The City of Carmel is also supportive of Pure Water Monterey’s and Cal-Am’s efforts to provide additional water for new units, and promote desalination. 1 See Order No. WR 95-10, chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.waterboards.ca.gov/waterrights/board_decisions/adopte d_orders/orders/1995/wro95-10.pdf
2 See Order WR 2009-0060, chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.waterboards.ca.gov/waterrights/board_decisions/adopte d_orders/orders/2009/wro2009_0060.pdf
3 See June 2023 MPWMD Monthly Allocation Report chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.mpwmd.net/asd/board/boardpacket/2023/20230717/1 0/Item-10-Exh-10-A.pdf
4 See June 2023 MPWMD Monthly Allocation Report – Entitlements - chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.mpwmd.net/asd/board/boardpacket/2023/20230717/1 0/Item-10-Exh-10-B.pdf
We have competing mandates.
One of the mandates we have
from the State of California is
Order 95-10, which basically
says we have no more
water…the other mandate is
the [RHNA units]…if we don’t
have water, we can’t build
them. It doesn’t matter how
you slice or dice it – no water,
no construction.
April 6, 2023 Housing Ad Hoc
Committee Community
Meeting Attendee
Attachment 6
Appendix B – Housing Constraints B-3 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Wastewater
The Carmel Area Wastewater District (CAWD) collects and conveys wastewater from a business or residence to the wastewater treatment plant using underground pipes and lift stations. The CAWD collection system is comprised of approximately 81 miles of gravity sewers ranging in size from 6 inches to 27 inches in diameter together with nearly four (4) miles of force mains, seven (7) pump stations, and over 1,500 manholes.
Two trunk sewers serve the City of Carmel and the Hatton Fields areas. Within the City of Carmelby-the-Sea pump stations are located at (1) the westerly terminus of 8th Avenue (at Scenic Drive), (2) the intersection of Monte Verde Street and Sixteenth Avenue, (3) west side of Scenic Road approximately 200 feet south of Ocean View Avenue All pump stations have been upgraded to allow remote monitoring and have capabilities for standby power and emergency bypass.
The District’s permitted capacity is 3.0 million gallons per day (MGD) and their current average daily dry weather flow is approximately 1.2 to 1.3 MGD.
The City is required to plan for an additional 349 residential housing units in this planning cycle.
Based on capacity and communication with the District, the CAWD has adequate treatment capacity to serve these units5.
General Plan and Land Use Controls
Each city and county in California must prepare a comprehensive, long-term General Plan to guide its future. The Land Use Element of the General Plan establishes the basic land uses and density of development within each jurisdiction. Under state law, the General Plan elements must be internally consistent, and each jurisdiction’s zoning must be consistent with its General Plan. Thus, the Land Use Element must provide suitable locations and densities to implement the policies of the Housing Element.
The City’s development policies, standards and requirements were established with the intent of maintaining the long-term health, safety, and welfare of the community. To achieve this, the City has implemented a range of procedures, regulations and fees associated with all local development. Specific land use and development constraints, such as zoning regulations, governmental fees, building code standards, design review, and processing and permitting time can greatly influence the type and cost of construction that occurs.
5 May 17, 2023 email correspondence with CAWD
We are primarily,
essentially, and
predominantly a
residential city. I want
to see us preserve our
residential character.
February 28, 2023
Housing Ad Hoc
Committee Community
Meeting Attendee
Attachment 6
Appendix B – Housing Constraints B-4 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City of Carmel-by-the-Sea General Plan/Coastal Land Use Plan (General Plan) was adopted in 2003 and most recently amended in 2015. The General Plan Land Use Element identifies land use designations and development intensities for all land within City boundaries. Land Use designations include Core Commercial, Residential/Commercial, Multi-Family Residential, Single Family Residential, and Open Space/Recreation/Cultural. The Residential/Commercial land use designation encourages mixed use buildings and 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.
Table B-1, Residential Land Use Designations, identifies the residential land use designations and their maximum permitted densities.
Table B-1 Residential Land Use Designations
Designation Maximum Density
Single-Family Residential 11 du/acre
Multi-Family Residential 33 du/acre, 44 du/acre (with affordable housing) Commercial/Residential 33 du/acre
Core Commercial 33 du/acre
SOURCE: Carmel-by-the-Sea 2003 General Plan
The range of residential densities provided by Carmel-by-the-Sea’s General Plan is sufficient to accommodate a range of housing types and affordability levels. It does not, therefore, pose an undue governmental constraint the development of housing for the community.
Local Coastal Program and Coastal Land Use Plan
The California Coastal Act was established to balance landowners’ rights to develop and the public’s right to enjoy the coastline. This resulted in an area defined as the Coastal Zone which is regulated to ensure orderly, long-range conservation, use, and management of the natural, scenic, cultural, recreational, and manmade resources of the coast. All of the Carmel-by-the-Sea is located within the Coastal Zone, which in this area extends from the coast of Carmel Bay east to California State Highway 1.
Carmel-by-the-Sea’s Local Coastal Program (LCP) was certified by the Coastal Commission in 2004, enabling the City to issue Coastal Development Permits (CDPs). This gives the City authority over local development applications, with appeal oversight maintained by the Coastal Commission in limited areas of the City identified on the Carmel Zoning Map as the Beach & Riparian Overlay/Coastal Commission Appeal Jurisdiction. Land uses within the appeal jurisdiction are limited to single-family residential and open space. The Commission also retains permanent coastal permit jurisdiction over development proposed on tidelands, submerged lands, and public trust lands.
Attachment 6
Appendix B – Housing Constraints B-5 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The LCP includes the following General Plan Elements: Land Use, Circulation, Coastal Access and Recreation, and Coastal Resource Management; the Zoning Ordinance (Implementation Plan); and, Appendices A through I of the General Plan and Zoning Ordinance.
The presence of land use regulation via the LCP, in general, means that housing development in Carmel-by-the-Sea faces a high bar to succeed. Most of the recent remedies brought forward by the California legislature to facilitate housing development are either outright inapplicable in the Coastal Zone or are secondary to California Coastal Commission policies that protect habitat resources (SB 9).
Zoning Code
The City of Carmel-by-the-Sea Zoning Code (City Municipal Code Title 17, Chapter 17.08- Residential Zoning Districts) establishes regulatory standards that dictate the type, location, density, and scale of residential development within the City’s boundaries. Essentially, all zoning districts allow residential development. Below are the two primary zoning districts within the city that allow for residential uses:
R-1 Single-Family Residential District; and
R-4 Multifamily Residential District.
In addition, the following zoning districts provide for some residential uses above commercial uses or on ground floor after review and approval of a conditional use permit. SC Service Commercial;
CC Central Commercial District; and
RC Residential and Limited Commercial.
The following public and quasi-public zoning districts also permit limited residential uses:
P-2 Improved Parklands (Park and Recreation District); A-2 Community and Cultural (Other Public District); and A-3 Senior Citizen Facility (Other Public District).
The City of Carmel-by-the-Sea Municipal Code (CMC) provides zoning regulations that are more specific than the General Plan Land Use designations. The R-1 (Single-Family Residential) district provides an appropriate land area for permanent single-family residential uses and structures and to enhance and maintain the residential character of the City. The R-4 (Multifamily Residential) district is intended to serve two purposes: 1) to provide an appropriate location for a mix of multifamily residential dwelling units convenient to the commercial area; and 2) to serve as a buffer or transitional zone between the commercial area and the single-family residential district.
Attachment 6
Appendix B – Housing Constraints B-6 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Commercial zoning districts that permit residential uses include:
The Central Commercial (CC) District, which is intended to provide an appropriate location for a broad range of retail, residential and service uses. Uses which generate high pedestrian traffic and which do not have large space requirements are appropriate in this district. Residential uses are appropriate on the second floor of structures.
The Service Commercial (SC) District, which is intended to provide an appropriate location for services, offices, residential and limited retail activities that primarily serve local needs. This district is intended to provide a distinct transition between the more intense activities in the CC district and the less intense activities in the districts on its periphery. Mixed uses of commercial and residential activities are appropriate throughout this district. The Residential and Limited Commercial (RC) District seeks to provide an appropriate location for permanent and transient residential uses, service and office uses, and limited retail uses that do not adversely impact the residential neighborhood. This district is intended to provide a transition and buffer between the more intense activities in the CC and SC districts and the less intense activities in the R-1 and R-4 districts.
To encourage the development of multi-family residential development, the City has included Program 3.1.G, which includes an amendment to the Municipal Code to restrict new single-family development in the R-4, CC, RC, and SC Districts (see Chapter 2). Existing single-family dwellings in these districts will be considered legal nonconforming uses.
Certain public and quasi-public zoning districts also permit limited residential uses. The Park and Recreation (P-2) District permits single-family, senior citizen housing, and family day care uses which are limited to the use and maintenance of existing buildings for nonprofit organizations, governmental buildings and uses, and residential use. Sites located in the Community and Cultural Center (A-2) District and Senior Citizen Facility (A-3) District permit senior citizen housing outright.
Table B-2, Residential Uses Permitted by Zone, shows residential uses, the zoning districts in which they are permitted, and whether they are permitted by-right (without discretionary action) or with a conditional use permit (CUP). The City’s Municipal Code is available online:
(https://www.codepublishing.com/CA/CarmelbytheSea/).
Attachment 6
Appendix B – Housing Constraints B-7 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table B-2 Residential Uses Permitted by Zone
Residential Use
Residential Zoning
Districts Commercial Zoning Districts
Public and Quasi-Public Districts
(Park and Recreation & Other
Public Districts)
R-1 R-4 CC SC RC P-2 A-2 A-3
Single-Family P P C-L-5 C C P-L-1 - -
Accessory Dwelling Units
Accessory Dwelling Unit (Interior) P P - - - - - -
Accessory Dwelling Unit
(New Structure) P P - - - - - -
Class I Accessory Dwelling Unit P - - - - - - -
Class II Accessory Dwelling Unit P - - - - - - -
Studio P P - - - - - -
Guesthouse (Noncommercial) C - - - - - - -
Multifamily Dwellings
0-22 dwelling units/acre - P P P P - - -
22 dwelling units/acre - C - - -
23-33 dwelling units/acre - C C C C - - -
34-44 dwelling units/acre - C C C C - - -
45-88 dwelling units/acre - - C C C - - -
Senior Citizen Housing R-L-5 P P P P P-L-1 P P
Family Day Care
Small Family R-L-5 P - P P-L-1 - -
Large Family - C-4 - C C P-L-1 - -
Group Residential - C - - - - - -
Appendix B – Housing Constraints B-8 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Residential Use
Residential Zoning
Districts Commercial Zoning Districts
Public and Quasi-Public Districts
(Park and Recreation & Other
Public Districts)
R-1 R-4 CC SC RC P-2 A-2 A-3
Transient Rental, Legal Nonconforming - R-L-6 C-L-7 C-L-7 C-L-7 - - - Transient Rental, Housing Incentive - R-L-7 C-L-8 C-L-8 C-L-8 - - - SOURCE: CMC Title 17 Zoning 2023
NOTE: Key:
(P) permitted use classifications.
(L) use classifications that are permitted, subject to certain specific limitations noted by the number designations and listed at the end of Schedule II-1 (CMC Section 17.08.040) and Schedule II-B (CMC Section 17.14.030). (C) use classifications permitted after review and approval of a conditional use permit by the Planning Commission. Conditions or standards may apply to these uses, noted by the number designations and listed at the end of Schedule II-1.
(—) prohibited
Residential Districts Specific Limitations and Conditions R-L-1. Limited to advertising, consumer credit reporting, secretarial and court reporting, equipment maintenance and repair, personnel supply services, and nonretail computer services and repair.
R-L-2. Allowed only on existing quasi-public use sites established prior to December 1, 1980, or added as an accessory use to such existing uses.
R-L-3. Limited to existing units established prior to January 1, 1967, and/or authorized by a use permit issued between 1967 and 1990. *Note: These provisions approved by voter referendum.
R-L-4. Limited to existing commercial spaces established prior to 1993 and occupied by commercial uses continuously since that time.
R-L-5. Limited to occupancy within a single-family residence.
R-L-6. Limited to permits approved prior to the adoption of Ordinance 2019-03.
R-L-7. Limited to transient rental units approved through the issuance of a conditional use permit as an incentive for the creation of new housing units. See CMC 17.14.040(W)(2)(b).
Commercial Districts Specific Limitations and Conditions C-L-1. Limited to advertising, consumer credit reporting, secretarial court reporting, equipment maintenance and repair, personnel supply services, and nonretail computer services and repair.
C-L-2. Allowed only as accessory use to gasoline stations and limited to a maximum of 300 square feet. No sales of alcohol are permitted. See CMC 17.14.040(D)(2) and (J)(2).
C-L-3. Any establishments with activities generating noise, odors, deliveries by large vehicles, high traffic by customers, or requiring large storage needs are not permitted.
C-L-4. Limited to offices for the following categories: operators of nonresidential buildings, apartment buildings, dwellings, real estate agents and managers, and title companies.
C-L-5. Limited to sites that are already developed with a single-family dwelling, or that were originally developed as, or used as, a single-family dwelling but have since been converted to another use. Existing single-family dwellings can be maintained, altered, repaired and/or redeveloped. R-1 district floor area ratio standards shall apply to these sites.
C-L-6. Subject to the same regulations as apply to other family residential dwellings in the same zone.
C-L-7. Limited to permits approved prior to the adoption of Ordinance 2019-03.
C-L-8. Limited to transient rental units approved through the issuance of a conditional use permit as an incentive for the creation of new housing units. See CMC 17.14.040(W)(2)(b).
Public and Quasi-Public Districts Specific Limitations and Conditions P-L-1: Limited to the use and maintenance of existing buildings for nonprofit organizations, governmental buildings and uses, and residential use.
P-L-2: Limited to facilities serving only park visitors and/or tenants of park buildings.
P-L-3: Limited to schools for theater arts.
P-L-4: Limited to workshops and classes connected with the arts.
P-L-5: Only as an accessory use, when in connection with any other authorized use.
Appendix B – Housing Constraints B-9 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Use Permits
The use permit (UP) (or conditional use permit (CUP)) requirement is implemented as an additional regulatory tool and adds extra regulations, review, and required findings, to a variety of development standards that affect multi-family development. The UP requirement for residential developments between 23 and 33 du/acre does not have specific findings creating uncertainty for developers of housing projects. Densities between 34 and 44 du/acre also require a UP and special findings are outlined in Municipal Code Section 17.64.190 (Residential Construction at Densities Between 33 and 44 Units Per Acre). Because the City does not have an inclusionary zoning ordinance, the UP findings are used as a tool to require affordable housing within this density range. For example, in the R-4 District, residential projects with densities between 33 and 44 du/acre must provide at least 20 percent of all units for lower-income households, 10 percent of all units for very low-income households, or 50 percent of all units for senior housing. In the CC, SC, and RC Districts, residential projects with densities between 33 and 44 du/acre are eligible for State Density Bonus Law as set forth in Government Code Section 65915 et seq.
Residential projects with densities between 45 and 88 du/acre are also subject to a UP and special findings that require the project to be 100 percent affordable to lower-income households.
Municipal Code Section 17.14.150 Building Height requires a use permit for additional underground floors used for parking vehicles, storage and mechanical equipment. The additional use permit requirement can affect how much parking can be accommodated which limits the number of units, particularly for smaller projects, and affects the financial feasibility of the proposed development.
There are opportunities to reduce redundancies and facilitate residential construction while still enabling development to meet City regulations. Taking an overall critical look at the application of use permits and removing this permit requirement where it does not add any necessary regulations related to safety and welfare will remove a regulatory constraint that adds to residential developer uncertainty, extends the permit entitlement process, and overall residential development costs. The 6th Cycle Housing Element includes a program to eliminate unnecessary use permits.
Commercial Overnight Visitor Accommodation
Pursuant to Coastal Zone requirements, the City has recognized existing overnight visitor accommodation (hotel/motel/inn) as an important coastal visitor asset and economic base in the community. There are a number of older (some non-conforming) hotels/motels/inns in the R-1, CC, RC, and SC zoning districts, located in key areas of the City. These commercial establishments can be targeted for transition and the existing buildings rehabilitated converted to permanent multifamily residences.
Attachment 6
Appendix B – Housing Constraints B-10 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 In an effort to maintain a strong residential component within the City, the Municipal Code Section
17.56.060 includes numerical limits on the total number of hotel/motel/inn units; however, the numerical limits increase the value of the existing commercial units and act as a disincentive for older establishments to be refurbished into multi-family units. The limit also acts as a disincentive to add on-site employee housing because scarce square footage is more valuable as an overnight visitor accommodation use rather than a residential use that serves lower-income employees.
Enabling older overnight visitor accommodation commercial uses to relocate to more appropriate commercial sites while allowing the establishments to retain the current number of hotel/motel/inn rooms, would facilitate continued overnight tourism while diversify the housing stock by requiring the refurbishment of existing buildings to permanent rental housing. In order to encourage these properties to transition into permanent multi-family residences, and to retain the same number of existing overnight visitor accommodation rooms for coastal visitor access (as desired by the California Coastal Commission), the City will develop program 1.3.B to incentivize both the transfer of development rights of overnight visitor accommodations to other appropriate commercial sites while requiring the conversion of existing overnight visitor accommodation properties to permanent rental multi-family residences.
Additionally, the City has a number of overnight visitor accommodation properties that would greatly benefit from incorporating affordable on-site employee housing. These new rental permanent residential units would alleviate the current lack of housing options that many lower income employees that work at hotels/motels/inns in Carmel face. As an incentive to commercial overnight visitor accommodation property owners to provide on-site affordable employee housing, the City will offer an additional overnight accommodation room for every onsite housing unit created. This incentive will serve to increase affordable rental housing, offset the loss of revenues for the business owners, and maintain visitor-serving coastal access.
Overlay Zoning Districts
Overlay districts are zoning districts established by the City to carry out specific purposes. They are governed by a set of regulations that address specific subjects such as archaeologically significant resources or environmentally sensitive habitat areas. The City currently has overlay districts that address the following:
Archeological significance;
Parks;
Beach and Riparian areas;
Environmentally Sensitive Habitats;
Annexed County Lots; and
Downtown Conservation District.
Attachment 6
Appendix B – Housing Constraints B-11 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Overlay districts can be constraints to development, or they can be used as a tool to encourage certain types of development. The existing overlays do not function as constraints to development.
Development Standards
With the exception of building heights, development
standards in Carmel-by-the-Sea are typical for a small
residential community. As for building heights, the City limits building heights to two stories above ground and 30 feet or less, which can render higher allowable densities (up to 44 du/ac with affordable housing) unachievable.
The City has discussed the possibility of increasing height limits, but community resistance to increasing the height limit has been consistent and is primarily based on a
desire to protect the historic character of the downtown.
Some community members have suggested allowing
mezzanines as a third interior story, if it could be
accomplished without appearing as a three-story building.
The Zoning Code permits multi-family dwellings in all
commercial districts and existing underutilized commercial spaces can be repurposed for residential uses.
The Community and Cultural Center District (A-2) allows senior citizen housing (55+) as a permitted use in addition to uses that provide cultural and community activities associated with the arts, education and recreation; however, development standards are not specified for the A-2 district and design review is required. The lack of development standards adds uncertainty to the development process. Amending the A-2 zoning district with clear setbacks, height, and landscaping requirements will add clarity and remove a development constraint. The City of Carmel-by-the-Sea has included a new program in this 6th Cycle Housing Element to amend the A-2 District to include clear development standards as a means to encourage affordable senior housing.
Table B-3, Residential Development Standards, summarizes residential development standards in Carmel-by-the-Sea.
Density, Building Intensity, and Height
Density, building intensity or floor area ratio (FAR), and building height are established in the Land Use Element and implemented by the Municipal Code. The following details allowed densities, building intensity, and heights in all residential districts (R-1, R-4, CC, SC, and RC).
I would even venture to say – as an
architect – if we protect the character
of the village and if we do that well, we
will actually be able to create a
planning document that will more
than cover the 349 number...that’s my
professional opinion on what the
power of design can do without an iota
of sacrifice of the character of this
community. It’s a hope, it’s a belief,
and we just need to work towards it
together
November 17, 2022 Housing Ad Hoc
Committee Community Meeting Attendee
Attachment 6
Appendix B – Housing Constraints B-12 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table B-3 Residential Development Standards
Zoning Minimum Lot
Area (sq ft)
Setbacks
Maximum
Height1,2,3
Maximum
Floor Area
(sq ft)
Maximum Lot Coverage or
Density (R-4) Front (in feet) Minimum Side Yard
(in feet) Rear
Residential Districts
R-1 2,5001
4,000 15
Interior Street
Side
15 24 feet
2 stories
Less than 45
percent of the area
of the building site2
2,4003
22% of the base floor area
3 5
R-4 4,000
No setback.
5 – if across from R-4, RC;
7.5 across from R-1
No setback4, 5 N/A
No setback.
10 – if abutting
R-1 or R-4
26 feet
2 stories N/A 33 units/acre44 units/acre with density bonus Commercial Districts
CC N/A
No setback.
5 – if across from R-4, RC;
7.5 across from R-1
No setback4 N/A
No setback
10 – if abutting
R-1 or R-4
30 feet
2 stories
N/A1
One story – 95% of the site area
Two story – 135% of the site area
150% with 15% bonus
SC N/A
No setback.
5 – if across from R-4, RC;
7.5 across from R-1
No setback4 N/A
No setback
10 – if abutting
R-1 or R-4
30 feet
2 stories
N/A
One story – 95% of the site area
Two story – 135% of the site area
150% with 15% bonus
RC N/A
No setback.
5 – if across from R-4, RC;
7.5 across from R-1
No setback4 N/A
No setback
10 – if abutting
R-1 or R-4
26 feet
2 stories
N/A
One story – 70% of the site area
Two story – 80% of the site area
95% with 15% bonus
SOURCE: CMC Title 17 2023
NOTE: 1. Lots of record in existence on February 4, 1948.
2. Applies to sites less than 4,000 square feet.
3. The maximum potential floor area on a site is the sum of the base floor area plus any bonus floor area. The City uses a sliding scale to determine maximum floor area and site coverage.
4. If abutting R-4 or RC district a side yard setback of at least 5 feet along at least 50 percent of each side property line. The remaining 50 percent requires no setback unless the faces a public street. Any site abutting R-1 district requires a setback of five feet along entire side yard.
5. Buildings shall not be less than six feet from any other buildings on the same site.
Appendix B – Housing Constraints B-13 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Floor Area Ratio
Floor Area Ratio (FAR) expresses the ratio of building square footage to land square footage and allows for flexibility in design as long as other development standards (such as height and setbacks) are compliant. The following are floor area ratio standards according to square footage in the R-1 District.
On sites less than 4,000 square feet, the maximum base floor area cannot not exceed 45 percent of the area of the building site;
On sites between 4,000 and 10,000 square feet, the base floor area is restricted to less than 45 percent of the area of the building site. The following formula applies to calculate the exact allowed base floor area: Building Site Area (0.45 – ((Sq. Ft. Over 4,000) (0.02))/1,000; and On sites larger than 10,000 square feet, the base floor area is as stated in Table B-4. The maximum allowed floor area on any building site 22,000 square feet or larger cannot exceed 6,000 square feet.
Table B-4 R-1 District Base Floor Area and Bonus Floor Area Standards for Typical Lots Site Area Base Floor Area Maximum Bonus
Floor Area
Maximum Total
Floor Area*
4,000 1,800 600 2,400
5,000 2,150 717 2,867
6,000 2,460 820 3,280
7,000 2,730 910 3,640
8,000 2,960 987 3,947
9,000 3,150 1,050 4,200
10,000 3,300 1,100 4,400
11,000 3,450 1,150 4,600
12,000 3,600 1,200 4,800
13,000 3,735 1,245 4,980
14,000 3,870 1,290 4,160
15,000 4,005 1,335 5,340
16,000 4,140 1,380 5,520
17,000 4,255 1,418 5,673
18,000 4,370 1,457 5,827
19,000 4,485 1,495 5,980
SOURCE: City of Carmel-by-the-Sea Municipal Code Title 17 NOTES *The “maximum total floor area” equals the base floor area plus the bonus floor area. The numbers in this column would require half of the total floor area to be located in a basement.
Attachment 6
Appendix B – Housing Constraints B-14 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 In an effort to maximize development of parcels zoned for R-4 uses, the City does not apply FAR as a restriction. Additionally, to encourage the development of multi-family rental units, sites of 4,000 square feet or less in area may be developed with apartments, condominiums, or a combination of both. On sites that are greater than 4,000 square feet or more in size, at least 50 percent of all residential units on the site must be provided as rental apartment units. This encourages the development of rental units and does not pose a constraint to multi-family rental housing.
In the Commercial Districts, the maximum floor area ratio is 10,000 square feet. The following are floor area ratio standards according to square footage in the Commercial Districts. CC and SC Districts: the basic floor area ratio allowed for one-story buildings is 95 percent of the site area and for two-story buildings is 135 percent of the site area. In addition to the basic floor area ratio, two-story buildings may qualify for a maximum 15 percent bonus, which allows a floor area ratio up to 150 percent of the site area.
RC District: the basic floor area ratio allowed for one-story buildings is 70 percent of the site area and for two-story buildings is 80 percent. In addition to the base floor area ratio, two story buildings may qualify for a bonus of up to 15 percent, which allows a floor area ratio up to 95 percent of the site area.
Additionally, the City allows a floor area bonus for affordable housing projects in all commercial districts and the R-4 District as follows:
A. Moderate Income. Up to five percent for projects if at least 25 percent of the units in a housing project are reserved for persons of moderate income as defined in Chapter 17.70 CMC;
B. Low Income. Up to 10 percent for projects if at least 20 percent of the units in a housing project are reserved for persons of low income as defined in Chapter 17.70 CMC; or C. Very Low Income. Up to 15 percent for projects if at least 10 percent of the units in a housing project are reserved for persons of very low income as defined in Chapter 17.70 CMC.
The City has utilized FAR to restrict the allowed building size of units as a means to retain a villagelike character and as an attempt to yield more affordable residential units. However, despite units being smaller in size, the cost of labor and land value outweighs the potential for affordability.
Restricting the building size also renders larger proportions of lots undevelopable. The City should consider increasing the allowed FAR to increase the developability of land.
Density
As shown in Table B-5, maximum base densities range from 0-22 dwelling units per acre, and when density bonuses are enabled, up to 88 dwelling units per acre. The City’s bonus density and density bonus allow higher densities in the Multi-Family (R-4) and Commercial Districts (CC, SC, and RC).
Attachment 6
Appendix B – Housing Constraints B-15 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 To enable residential development at higher densities, the City included Program 3.1.G, which establishes a minimum density of 33 dwelling units per acre for the R-4, SC, CC, and RC districts.
This intention is rooted in facilitating a higher yield of units to enable the development of affordable residential units.
Table B-5 Maximum Density Standards
Permitted Base Zoning Bonus Density Density Bonus
R-1 District 2-11 du/ac - -
R-4 District 0-33 du/ac* (up to 44 du/ac when affordable) Up to 44 du/ac - CC District 0-22 du/ac* (up to 88 du/ac when 100 percent affordable) - Up to 88 du/ac SC District 0-22 du/ac* (up to 88 du/ac when 100 percent affordable) - Up to 88 du/ac RC District 0-22 du/ac* (up to 88 du/ac when 100 percent affordable) - Up to 88 du/ac SOURCE: City of Carmel-by-the-Sea Municipal Code 17.08.040; 17.64.190 NOTES: *The City proposes Program 3.1.G to establish a minimum density of 33 dwelling units per acre to enable high densities in the multi-family and commercial districts.
The current maximum density standards for multifamily housing, which is permitted in the R-4, CC, SC, and RC Districts, poses a constraint to the development of affordable rental units due to the limited potential yield of units. This impacts the feasibility of affordable residential projects. To enable the development of affordable residential units at a higher yield, the City proposes to establish a minimum density of 33 dwelling units per acre to the base zoning for the R-4, CC, SC, and RC Districts. This minimum density will eliminate the underutilization of sites, resulting in a higher yield of residential units, which will increase the feasibility to develop affordable units.
Program 3.1.G establishes and monitors the amendment to the Municipal Code to establish the minimum density to the aforementioned districts.
Lot Coverage
As shown above in Table B-5, maximum lot coverage varies according to zoning district. The R-1 District is the most restrictive in lot coverage, allowing a maximum of 22 percent of the base floor area. The R-4 District does not define lot coverage, rather the City utilizes a maximum density of up to 33 dwelling units per acre, or up to 44 dwelling units per acre when using a density bonus. The CC and SC Districts both allow a maximum lot coverage of 95 percent of the site area for one-story buildings; 135 percent of the site area for two-story buildings; and 150 percent of the site area with a 15 percent bonus. The RC District allows a maximum lot coverage of 70 percent of the site area for one-story buildings; 80 percent of the site area for two-story buildings; and 95 percent of the site area with a 15 percent bonus.
The City’s development standards for lot coverage in the R-4 District poses a considerable constraint on the development of affordable residential units. However, the City proposes to establish a minimum density of 33 dwelling units per acre for the base zoning, to increase the density Attachment 6
Appendix B – Housing Constraints B-16 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 and allowed lot coverage on sites. As previously stated, establishing a minimum density will eliminate the underutilization of sites, resulting in a higher yield of residential units, which will increase the feasibility to develop affordable units. Program 3.1.G establishes and monitors the amendment to the Municipal Code to establish the minimum density to the aforementioned Districts.
Height
As shown in Table B-6, maximum base height ranges from 18 to 30 feet and a maximum of two stories is allowed in the City’s residential and commercial districts. Maximum height, coupled with FAR, was specifically determined on a neighborhood basis to character and scale, either to preserve existing lower density neighborhoods or encourage medium-density development, such as in the Commercial District.
Table B-6 Maximum Height Standards
R-1
District
R-1-BR
District
R-1-PO
District
R-4
District RC*** CC*** SC***
Number of stories allowed 2 2 1* 2** 2 2 2
Roof height of first story
(ft) 18 18 18 - - - -
Roof height of second
story (ft) 24 18 24* 26 26 30 30
SOURCE: City of Carmel-by-the-Sea Municipal Code Title 17 NOTES: *See CMC 17.20.100, Required Planning Commission Review, and CMC 17.20.110, Review Criteria ** Block 37, Lots 3, 5, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 20, 21, 22 and 24 within R-4 District require development approval by Planning Commission due to potential effects on significant coastal viewshed (CMC 17.12.050). *** Building sites which face, abut or adjoin any property in the R-1 district shall be limited to a height of 24 feet (CMC 17.14.150).
The R-1 District permits a maximum height of 24 feet. The R-1 Park Overlay District has specific development standards for two story developments. The Planning Commission must make the following required findings for approval:
1. That due to the topography of the site relative to the adjoining park or open space land, the proposed building would not exceed the height or bulk of an 18-foot one-story structure built on a site at the same grade as the adjoining park or that topography and height are irrelevant because of the location of the building on the site avoids view of the buildings from the park; and
2. That those portions of the building visible from the park will exhibit a human scale and residential character through the use of simple building forms and natural materials that will not detract from the enjoyment of the park or open space by the public.
These required findings have not been a constraint to development within the City.
Attachment 6
Appendix B – Housing Constraints B-17 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The R-1 Beach and Riparian Overlay District has the lowest maximum height standard at 18 feet.
This Overlay District serves to provide review standards applicable to public and private property development located near public beach lands to ensure proposed development is compatible with the City’s coastal resources and the State’s Coastal Act (CMC 17.20.120).
The R-4 District permits a maximum height of 26 feet. Specific requirements pertaining to viewsheds may apply to new developments in the R-4 District (CMC 17.12.050). This is due to the City’s proximity to the coast and areas designated with significant coastal views. Development approval by the Planning Commission is required if development is located in Block 37, including Lots 3, 5, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 20, 21, 22, and 24 (CMC 17.12.050). The review process includes the following finding:
No structure shall be approved for construction and no vegetation shall be planted or maintained within the viewshed at a height that exceeds the 350-foot contour elevation as referenced on the topographic survey dated June 1983 by Clayton B. Neill Jr. (W.O. #6415) (CMC 17.12.050).
The review process and required findings are minimal and developed in accordance with the Local Coastal Program. To ensure height allowance does not impede residential development in the R-4 District in the future, the City should evaluate the impacts of increasing the height allowance.
Currently, the Municipal Code does not pose an undue constraint to the development of multifamily residential units.
The Commercial District (RC, CC, SC) permits a maximum height of 30 feet. All newly constructed second story floor area, including area in new buildings, remodeled buildings and replacement, rebuilt or reconstructed buildings, shall be occupied by residential dwellings only and shall not be used for any commercial land use (CMC 17.14.050F). This requirement for second story development in the Commercial District has resulted in recent residential development and conversations with interested property owners, as many properties within the Commercial District are in need of remodeling. Therefore, the Municipal Code does not pose an undue constraint on residential development in the Commercial District.
Open Space Courtyards and Intra-Block Walkways
The City’s development standards related to open space courtyards and intra-block walkways have been developed to conserve the City’s unique charm and design character. As a result, the City has established regulatory processes for the construction of new and alterations to existing courtyards and intra-block walkways. Courtyards and intra-block walkways are permitted in the Commercial District (CC, SC, RC).
Attachment 6
Appendix B – Housing Constraints B-18 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Courtyards are defined as an open space on private property that is linked to an adjoining sidewalk or walkway in such a manner as to encourage public access. Courtyards are required to be enclosed on at least two sides by buildings and must remain open to the sky. The City allows a floor area bonus for courtyards with a minimum width of 20 feet and a minimum area of 400 square feet.
Intra-block walkways are defined as publicly accessible ground level pedestrian paths providing a connecting route between two or more different streets around a block. The City allows a floor area bonus for intra-block walkways with a minimum width of four feet.
All proposals to alter the size, location or configuration of a courtyard or intra-block walkway require review by the Planning Commission. Generally, such changes are approved only if the Commission finds that the proposed change would be an improvement over existing conditions such as improving public access, allowing for creation of new or better link with courtyards or walkways nearby or eliminating a safety hazard. Existing courtyards and intra-block walkways are not to be removed. This review process includes a single hearing, which can be completed concurrently with design review.
The City’s current development standards for courtyards and intra-block walkways may pose some level of constraint to the development of affordable residential units based on the requirement of Planning Commission review. However, with new construction, the development of courtyards and intra-block walkways will likely improve existing conditions and therefore be approved with ease.
Development standards related to courtyards and intra-block walkways have not impeded development, resulted in fewer units or lower density development in the City. Currently, the City has three ongoing multi-family rental projects that incorporate courtyards and or intra-block walkways: Ulrika Plaza, Scandia Lopez/Hakim, and JB Pastor.
The Ulrika Plaza project is fully entitled and advancing towards development, with building permits anticipated by May 2024. This project aims to develop 12 market-rate rental residential units.
Similarly, the Scandia Lopez/Hakim project is fully entitled, and building permits are in development and expected to be submitted by June 2024. This project is designed to introduce an additional three new rental residential units to the historic Percy Parkes Building. The project did not include any incentives, concessions, or bonuses. The project did benefit from an existing code provision that waives on-site parking in the Central Commercial District.
Regarding the JB Pastor project, the developer has requested a preliminary review by the Planning Commission to gather feedback on the design before submitting a formal application. This project aims to develop eight market-rate rental residential units.
Overall, the development standards related to courtyards and intra-block walkways have not discouraged development within the City.
Attachment 6
Appendix B – Housing Constraints B-19 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Parking Requirements
The City’s parking requirements are generally in line with typical parking requirements. In the R-1 District, one (1) on-site parking space per dwelling must be provided on sites of 8,000 square feet or less in area and two (2) on-site parking spaces per dwelling on sites larger than 8,000 square feet in area. One (1) parking space must also be provided for each guesthouse. (CMC 17.10.030(F)(1)).
Under the current Municipal Code, R-1 zone sites with Class II accessory dwelling units (accessory dwelling units that are legal nonconforming units that were established prior to April 5, 1988) are required to provide a minimum of one (1) parking space on-site at the time of approval. Upon enlargement or improvement of a Class II unit, one (1) parking space each for the primary dwelling on the site and for the accessory dwelling unit are required. Improvements to accessory dwelling units are allowed even if one or both parking spaces encroaches into a setback. Accessory dwelling units built after 1988, or that were improved, are required to provide one parking space behind all setbacks for the accessory dwelling unit and are required to comply with all parking requirements established in Chapter 17.38 CMC, Off-Street Parking Requirements, for other development on the site.
The City’s ADU ordinance was last updated in 2017 (Ord. 2017-10 § 1 (Exh. A), 2017). The City is in the process of updating its ADU Ordinance to incorporate state laws that have expanded since 2017, and to clarify the ADU permitting process for property owners. The City intends to remove all parking requirements for ADUs in the updated ADU Ordinance. Program 1.3.C establishes and monitors the implementation of Municipal Code amendments related to ADUs (see Chapter 2).
Table B-7, summarizes off-street parking requirements as shown in Table A of CMC 17.38.020, for all uses, projects, developments and redevelopments; note that accessory dwelling units are not included in Table A of CMC 17.38.020 but are included in Table B-7 below. The parking requirements outlined in Table B-7 fully satisfy parking requirements for individual projects.
New projects or developments shall only be allowed when meeting all parking requirements of this chapter and the requirements of any conditional use permit, subdivision approval or specific plan applicable to the property. Proposed uses within existing buildings may replace existing uses as long as any existing parking deficiencies on the property are not increased by the replacement. Proposed additions of floor area, new shops or dwelling units, or other similar changes in land use resulting in a net increase in parking requirements, as set forth in this chapter, shall provide all required parking generated by the new activities on the site. Parking can be provided on-site, off-site, or through payment of in-lieu fees.
Attachment 6
Appendix B – Housing Constraints B-20 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Table B-7 Minimum Off-Street Parking Requirements
Land Use Basis for Requirement Land Use District Parking Factors CC SC RC R4
Permanent Residential Use Spaces per Dwelling Unit 1 1 1.5 1.5 Accessory Dwelling Units Spaces per Dwelling Unit 0 0 0 0 Affordable Housing for
Moderate-, Low- or Very
Low-Income
Spaces per Dwelling Unit ½ ½ ½ ½
Senior Housing, Cooperative
Housing or Group Care
Facilities
Spaces per Dwelling Unit 1/3 1/3 1/3 1/3
Guest Spaces per Each Four
Full Units 1 1 1 1
Nursing Home or Other
Resident Care Facility
Spaces per Patient or
Resident N/A 1/3 1/3 1/3
Commercial Retail or
Service Uses Not Otherwise
Specified in This Table
Spaces per 600 Square Feet
of Commercial Floor Area or
per Business/Shop Space,
whichever is Greater
1 1 1 1
SIC 701: Hotels and Motels Spaces per Rental Unit,
Including Manager’s Unit 1 1 1 1
SOURCE: CMC 17.38.020(C) Table A: Minimum Parking Requirements NOTE: The City follows State ADU law. When an ADU is created through the conversion of a garage or carport, replacement of the off-street parking space(s) are not required. Additionally, because parking is not required to be provided for ADUs located within one half-mile walking distance of public transit, ADUs in Carmel-by-the-Sea do not require parking.
Parking costs contribute significantly to the cost of development in Carmel-by-the-Sea and this flexibility often makes affordable housing more feasible. The City has adopted a reduced parking requirement from one space to one-half space per dwelling unit for affordable housing units (Program 1.1.C, see Chapter 2). This program also establishes waived parking requirements for affordable housing units in the CC District and reduced parking standards for senior housing developments. Program 3.1.E establishes reduced parking requirements for affordable residential development, including waiving in-lieu fees for affordable units. As a result of these concessions, potential constraints to development associated with existing parking standards will be reduced.
Cumulative Impacts
Overall, the City’s existing land use controls may pose potential constraints on the development of affordable housing as a result of limited building size; limited maximum density and lot coverage standards in the R-4 District; limited height standards in the R-4 District; and open space and intrablock walkway review requirements for new development and altering existing structures. The City should consider the following to reduce potential barriers to developing affordable housing:
Attachment 6
Appendix B – Housing Constraints B-21 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024
1. Currently, FAR requirements for the city’s Commercial Districts do not pose a constraint to the development of multi-family housing. However, to ensure FAR does not result in the underutilization of parcels in the future, the City should consider increasing the allowed FAR;
2. The current maximum density standards for multi-family housing, which is permitted in the R-4 (max. 33 dwelling units per acre), CC, SC, and RC (max. 22 dwelling units per acre) Districts, pose a constraint to the development of affordable rental units due to the limited potential yield of units. This impacts the financial feasibility of affordable residential projects. The City includes Program 3.1.G to establish a minimum density of 33 dwelling units per acre for the base zoning in the R-4, CC, SC, and RC Districts (see Chapter 2);
3. Currently, development standards for maximum building height do not pose a constraint to the development of multi-family housing. However, to ensure height allowance does not impede residential development in the R-4 District in the future, the City should evaluate the impacts of increasing the height allowance;
4. While the City’s parking standards do not inherently pose a constraint to development, parking costs generally impact the cost of development. To offset parking costs associated with development, the City has reduced parking requirements in the CC District for affordable housing units and senior housing units (Program 1.1.C, see Chapter 2). Additionally, Program
3.1.E reduces parking requirements in the R-4, RC, and SC Districts (see Chapter 2).
Objective Design and Development Standards
The City currently lacks a strictly objective set of design guidelines. Detailed design guidelines for the R-1 District and high-level design guidelines for commercial zones are presently in place; however, the current design guidelines include a mix of objective and subjective criteria. While the City’s existing R-1 design guidelines are being updated this year, the City does not currently have plans to develop a set of strictly objective standards for multi-family or mixed-use projects.
The lack of “Objective Design Standards” currently poses a constraint to residential development.
Guidelines that are subjective, or zoning districts that lack clear development standards, increase uncertainty and risk for housing developers. Objective Design Standards provide a measure of clarity that proposed developments will be measured against and provide the community with assurance that developments will conform with measurable objective standards. The City proposes to develop objective design standards for mixed-use and multi-family residential projects that include affordable housing.
Additionally, the City is proposing to amend the A-2 zoning district which encompasses the Sunset Center, a city-owned property with future housing development potential to establish clear setbacks, height, and objective design standards. This action will add clarity and remove any potential development constraints.
Attachment 6
Appendix B – Housing Constraints B-22 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 Zoning for a Variety of Housing
California Housing Element Law requires the housing element to provide for a variety of housing types including multi-family rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing (Government Code Section 65583 and 65583.2). Providing development opportunities for a variety of housing types promotes diversity in housing price, style, and size, and contributes to neighborhood stability by offering more affordable housing and accommodating a diverse income mix. Table B-2 (above) shows the housing types permitted in Carmel-by-the-Sea.
Single-Family Dwelling Units
A single-family dwelling is defined as any building containing or more habitable rooms with facilities for living, sleeping, cooking, and eating and containing no more than one kitchen (CMC 17.70).
Single-family dwelling units are permitted in all residential districts (R-1 and R-4); conditionally permitted in commercial zones (CC, SC, and RC) and public and quasi-public Districts.
Multifamily Dwelling Units
A multifamily dwelling is defined as a building or group of buildings on a single building site that, in whole or in part, is designed for, or occupied by, members of two or more families dwelling independently of each other in separate areas or units.
Multifamily and duplex housing units constitute approximately 13 percent of Carmel’s housing stock. Multifamily dwelling units between 0-22 dwelling units per acre are permitted in the R-4, CC, SC, and RC Districts. Multifamily dwelling units between 22-44 dwelling units per acre are conditionally allowed in the R-4 District, and up to 88 dwelling units per acre is conditionally allowed in the CC, SC, and RC Districts.
The conditional use permit (CUP) for residential developments greater than 22 dwelling units per acre is a development constraint to higher density development. Site design review is required for multifamily projects and the CUP process adds very limited value to the review process for projects of this size and scale. In order to lessen this regulatory constraint, the City will amend the Code to eliminate unnecessary use permits (Program 1.4.A, see Chapter 2).
Accessory Dwelling Units (ADUs)
An accessory dwelling unit (or ADU) is defined as an attached or detached residential dwelling which provides complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation, which is located on the same parcel as a single-family dwelling (CMC 17.68.030). Based on their relatively small size, and because they do not require paying for land or major new infrastructure, ADUs and Junior ADUs (JADU) are considered affordable by design. ADUs can provide affordable housing options for family members, seniors, students, in-home health care providers, and other small household types. ADUs can also Attachment 6
Appendix B – Housing Constraints B-23 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 be useful to generate additional rental income for the homeowner, making homeownership more financially feasible. Additionally, the City has a high rate of second home (vacation) ownership.
Encouraging ADUs and JADUs may be appealing to second home owners because ADUs will provide a higher level of security to the property if there is a full-time resident, and will add an income stream to a property that lies vacant for a high proportion of the year. Most importantly, ADUs and JADUs can provide much-needed affordable smaller housing units.
The City’s ADU ordinance was last updated in 2017 (Ord. 2017-10 § 1 (Exh. A), 2017). Carmel-bythe-Sea is currently following the requirements of State law in the review and approval of ADUs and JADUs. The City is in the process of updating its ADU Ordinance to incorporate state laws that have expanded since 2017, and to clarify the ADU permitting process for property owners.
In recent years, the California Legislature has passed a series of bills aimed at encouraging singlefamily homeowners to add ADUs to their property by requiring local jurisdictions to adopt regulations to facilitate their production and streamline their approval. The State passed legislation in 2017, 2019, 2020, and 2021 to further assist and support the development of ADUs, including byright approval for units less than 800 square feet. ADUs are also permitted in commercial structures per state law.
The City permits one guesthouse on sites of 6,000 square feet or greater upon approval of a use permit. Guesthouses shall contain no food preparation facilities of any kind, but are permitted to have a bathroom with a toilet, sink and bathing facility. A guesthouse on any building site may be converted to an accessory dwelling unit, generally requiring the permitting of kitchen sink and facilities. Converting existing guesthouses to fully functional ADUs, or JADUs, represents a costeffective method to increase the City’s housing stock, requiring only a building permit. These opportunities could be strong candidates for prioritization of the City’s limited water distribution.
The City is also exploring the development of standardized pre-approved ADU plans. Standardized plans can eliminate the costs of designing a custom ADU, and assures property owners the unit type and size is already approved by the City. Pre-approved plans can also make construction more affordable if the designs are using materials that are easily sourced and standard-sized.
The City of Carmel-by-the-Sea has included Program 1.3.C to establish and monitor the amendment of its Municipal Code to be consistent with ADU and JADU state law, and develop standardized ADU plans (see Chapter 2).
Manufactured Housing / Mobile Homes
State law requires manufactured homes be permitted equally anywhere that single-family homes are permitted. Mobile homes are an affordable homeownership for farmworkers and other very low-, low-, and moderate-income households.
Attachment 6
Appendix B – Housing Constraints B-24 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 There are no mobile home parks located in Carmel-by-the-Sea. The City permits mobile homes on a permanent foundation as a single-family residential use, subject only to the design review requirements as any other single-family residential use in the same zone pursuant to state law California Government Code 65852.3. Such housing is subject to the same development standards and design review criteria as traditional forms of housing construction. The City has included Program 1.3.G to establish and monitor the amendment of the Municipal Code to clarify this type of housing as a permitted use in the R-1 District.
Group Homes
The Zoning Code defines group residential as “Shared living quarters without separate kitchens or bathrooms for each room or unit, including boardinghouses, dormitories, and private residential clubs, but excluding guesthouses.” As described above, state-licensed group homes are permitted under the regulations for Community Care Facilities and Residential Care Facilities. Unlicensed group homes are not currently identified as a permitted use in any zoning district.
The City has not identified any zoning or other land-use regulations that could discriminate against persons with disabilities or impede the availability of such housing for these individuals. Examples of the ways in which the City facilitates housing for persons with disabilities through its regulatory and permitting procedures are:
As discussed above, the City Zoning Code allows residential care facilities for six or fewer persons subject to the same standards and procedures as apply to other residential dwellings of the same type in the same zone;
The City has also adopted reduced parking requirements (0.33-space per unit or bed) for Senior Housing, Cooperative Housing, Group Care Facilities, Nursing Homes and Other Residential Care Facilities. Retrofitting of dwellings to meet the needs of persons with disabilities is also an eligible activity under the City’s Housing Rehabilitation Program. Construction and rehabilitation activities are also subject to the Federal Americans with Disabilities Act requirements and the City is active in promoting ADA compliance; and
The City defines family as “an individual or two or more persons living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking, and eating facilities,” which is consistent with state law.
Single-Room Occupancy (SRO) Units
Single room occupancy (SRO) housing are one-room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other.
Attachment 6
Appendix B – Housing Constraints B-25 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The City’s Zoning Code does not explicitly define single room occupancy housing, although CMC
17.08.050(F) allows guesthouses, studios, and multi-family units as small as 400 square feet. The Code also requires that all multi-family projects of three or more units include a mix of unit sizes, and at least 25 percent of all units are required to be 400 to 650 square feet in size. The City has included Program 3.3.D to establish and monitor the amendment of the Municipal Code to codify SROs.
Transitional and Supportive Housing
Transitional housing is generally defined as a facility that provides shelter for homeless individuals, and generally involves integration with other social services and counseling programs to assist in the transition of self-sufficiency through the acquisition of permanent income and housing. Transitional housing is temporary housing (generally six months to two years) for a homeless individual or family who is transitioning to permanent housing. This housing can take several forms, including group housing or multi-family units, and often includes a supportive services component to allow individuals to gain necessary life skills in support of independent living. There are no known transitional housing facilities in the City.
Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, afterschool tutoring, career counseling, etc.
The City’s Municipal Code permits transitional and supportive housing by-right in all districts that permit residential uses including the CC, SC, RC and R-4 Districts, regardless of the number of persons the facility serves compliant with SB 2 passed in 2007. The City has included Program 3.3.A to establish and monitor the amendment of the Municipal Code to further clarify transitional and supportive housing in the R-1 district as a permitted use.
Emergency Shelters
Emergency shelters are generally defined as a facility which provides immediate short-term housing for homeless individuals.
Emergency shelters for the homeless is defined as a residential facility, lodging house, or dwelling, where no rent is paid, that provides temporary accommodation to homeless persons and/or families. Pursuant to Senate Bill (SB) 2, jurisdictions with an unmet need for emergency shelters are required to identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit. The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one yearround shelter. Permit processing, development and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters.
There are no emergency shelters or homeless services located in the City. However, the Zoning Code allows siting of emergency shelters as community social service facilities, which are defined in Attachment 6
Appendix B – Housing Constraints B-26 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 CMC 17.68 as “Any noncommercial housing facility, such as homeless shelters or emergency shelters, which may also provide meals, showers, and/or laundry facilities. Specialized programs and services related to the needs of the residents may also be provided. This classification excludes transitional housing facilities that provide long-term living accommodations.” Community social service facilities are permitted by-right in the CC, SC, and RC districts (CMC 17.14.030, Schedule IIB) as well as with a CUP in the R-1 and R-4 districts (CMC 17.08.040, Schedule II-1) and A-3 District (CMC 17.18.070, Schedule II-D). Residential uses are permitted in all of these Districts.
In addition, shelters for families and single women with children are permitted at all churches in the community as a part of their social outreach functions. Religious facilities are conditionally permitted in the R-1 district (only on existing quasi-public use sites established prior to December 1, 1980, or added as an accessory use to such existing uses) and allowed with a conditional use permit (CUP) in the RC district.
AB 2339 passed in 2022, expands the definition of emergency shelters to include low barrier navigation centers and bridge housing. AB 2339 also requires that the zone(s) permitting emergency shelters by-right be zones that are also suitable for residential uses.
As described in Appendix A – Housing Needs & Fair Housing Report, the 2022 Monterey Homeless Count and Survey Comprehensive Report prepared by Applied Survey Research estimated there was only one transient resident in the City as of 2022 who is presently being sheltered at a local religious facility. AB 2339 provides a general guidance of 200 square feet per person. A site area of approximately 2,000 square feet (0.04 acres) would be sufficient to house up to 10 people, and therefore accommodate the City’s homeless population of one person. Overall, a total of 39-acres in the City are zoned for commercial uses (CC, SC, and RC). As later shown in Appendix C – Vacant and Available Sites, the Sites Inventory identifies approximately 3.15 acres of underutilized CC, SC, and RC sites in the Commercial District. Specifically, 12 of these sites are larger than 0.04 acres, which would be appropriate for a small sized shelter facility and adequate to accommodate the City’s one unsheltered homeless resident, and up to a maximum of 10 people.
New shelters are often installed through adaptive reuse of existing buildings rather than through new construction due to costs and funding limitations. The CC, SC, and RC zones contain older commercial uses that may be renovated for other purposes such as emergency shelters. Recently, the City has seen an uptick in renovations and second flood residential additions in the Commercial District. The CC, SC, and RC sites are centrally located along major transportation routes, and therefore have access to public transportation and services in the community, including faith-based organizations that offer assistance to the needy. As discussed in Appendix A – Housing Needs and Fair Housing Report, the majority of resources for persons experiencing housing insecurity are provided at the county level and by non-profits located outside of Carmel-by-the-Sea due to a lack of need in the city and limited resources at the city level. Existing resources within the region include the following:
Attachment 6
Appendix B – Housing Constraints B-27 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update HCD Revised Draft April 4, 2024 The Carmel Foundation – Located at the Southeast Corner of 8th and Lincoln Street in Carmelby-the-Sea, the Foundation provides services to resident aged 65 and older who have limited financial resources. Services provided by the Foundation include, blood pressure checks, health counseling, low-income housing, legal services, etc.
Community Human Services: Super Kids/Super Teens Mental Health Services – Located at 835 Forest Avenue, Pacific Grove, the organization provides school-based counseling to elementary, middle school, and high school students. The organization’s services are free of charge and include individual and group counseling, consultation with parents, education workshops, and information.
Community Human Services: Safe Place Youth Shelter and Navigation Center – Located at 590 Pearl Street, Monterey, the organization provides assistance and resources to youth aged 18 to 24, including street outreach, survival aid, temporary shelter, counseling, family reunification, and aftercare. The organization provides weekly meals; crisis intervention; food, clothing, and hygiene products; drug and alcohol education; and life skills education. Community Human Services: Casa de Noche Buena – Located at 1292 Olympia Avenue, Seaside, the organization provides services to women and families with children, including shelter, melas, and various supportive services designed to lead to permanent housing. Monterey County Mobile Clinic – Available at several locations throughout Monterey County, however, the nearest locations are at The Salvation Army Day Center at 800 Scott Street in Sand City and Gathering for Women at 147 El Dorado Street in Monterey. The mobile clinic is available at The Salvation Army Day Center in Sand City every fourth Tuesday and available at Gathering for Women in Monterey every second Tuesday. Services provided include general dentistry and emergency dental care, and medical services such as, preventive care, women’s care, and acute and chronic condition management.