Chapter 2.0 Goals, Policies, and Implementing Programs 2-26 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 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 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) 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.
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Chapter 2.0 Goals, Policies, and Programs 2-27 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 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 2
Chapter 2.0 Goals, Policies, and Implementing Programs 2-28 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 2024 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) 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.
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 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 2
Chapter 2.0 Goals, Policies, and Programs 2-29 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 2024 Funding Source: General Fund
(Formerly Program 3-5.8: Zoning for Transitional and Supportive Housing) Assembly Bill (AB) 101 (2019) provides a pathway to permanent housing for people experiencing homelessness. -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 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)
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 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 2
Chapter 2.0 Goals, Policies, and Implementing Programs 2-30 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 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)
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 2
Chapter 2.0 Goals, Policies, and Programs 2-31 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 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.
Potable water remains scarce and highly regulated in the City and continues to be a major limiting 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)
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 2
Chapter 2.0 Goals, Policies, and Implementing Programs 2-32 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 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.
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 . 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)
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 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 2
Chapter 2.0 Goals, Policies, and Programs 2-33 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 2024 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 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)
Although the City does not have agricultural uses, and therefore, no housing designated specifically for farmworkers
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)
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Chapter 2.0 Goals, Policies, and Implementing Programs 2-34 EMC Planning Group Carmel-by-the-Sea 6th Cycle Housing Element Update Adopted April 8, 2024 Policy 5.2: Promote public awareness and foster pride in the history of the village.
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 2
Docusign Envelope ID: A30E878D-21CF-8062-8170-350A6852625C
CITY OF CARMEL-BY-THE-SEA
PLANNING COMMISSION
RESOLUTION NO. 2026-44-PC
A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF AN ORDINANCE AMENDING CARMEL MUNICIPAL CODE (CMC) CHAPTERS 17.08, 17.14, 17.18,
17.38, 17.64, AND 17.68 TO IMPLEMENT SPECIFIC GENERAL PLAN HOUSING ELEMENT (6TH CYCLE)
PROGRAMS TO REMOVE CONSTRAINTS TO THE DEVELOPMENT OF HOUSING AND COMPLY WITH
STATE HOUSING LAW
WHEREAS, on April 8, 2025, the City Council adopted the 6 th cycle Housing Element for
the 2023-2031 planning period by Resolution 2024-029, and on July 7, 2026, the City Council adopted an amendment to the 6
th cycle Housing Element by Resolution 2026-054; and
WHEREAS, the City of Carmel-by-the-Sea is responsible to plan for 349 new housing units by 2031, reducing regulatory barriers to housing development, and complying with new housing legislation; and
WHEREAS, the State Department of Housing and Community Development (HCD) found the adopted Housing Element to be in substantial compliance with State law (Gov. Code §§65580 et seq.) on April 25, 2024 and determined on May 28, 2026 that the amended Housing Element continues to comply with State Housing Element Law; and WHEREAS, to remain in compliance, the city must implement the programs outlined in Housing Element Chapter 2, Goals, Policies, and Programs; and WHEREAS, on February 25, 2025, the Planning Commission held a special meeting to review and provide feedback on proposed amendments to the Carmel Municipal Code to implement specific Housing Element programs; and
WHEREAS, Title 17 of the Carmel Municipal Code, also known as the City's Zoning Ordinance, is part of the Local Coastal Program (LCP) Implementation Plan; and WHEREAS, this ordinance is an amendment to Title 17.08, 17.14, 17.18, 17.38, 17.64, and
17.68 of the Carmel Municipal Code and LCP Implementation Plan and requires certification by the California Coastal Commission; and
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Docusign Envelope ID: A30E878O-21CF-8062-8170-350A6852625C Resolution No. 2026-44-PC
WHEREAS, on July 31, 2026, and again on August 7, 2026 notices of the public hearing were published in the Carmel Pine Cone for the August 19, 2026, Planning Commission meeting in compliance with State law (California Government Code §§65091), indicating the date and time of the public hearing; and
WHEREAS, on or before August 14, 2026, the meeting agenda was posted in three locations in compliance with State law, indicating the date and time of the public hearing; and WHEREAS, the California Environmental Quality Act (California Public Resources Code §§21000, et seq., "CEQA"), together with State Guidelines (14 California Code Regulations §§15000, et seq., the "CEQA Guidelines") and City Environmental Regulations (CMC 17.60) require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, on April 8, 2024, the City Council adopted Resolution 2024-028, adopting a Mitigated Negative Declaration for the 6th cycle Housing Element (2023-2031); and WHEREAS, on July 7, 2026, the City Council adopted Resolution 2026-053 adopting an addendum to the adopted Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 6th cycle Housing Element Amendment (2023-2031); and WHEREAS, the Planning Commission finds that the proposed Ordinance implements the schedule of actions in the City's approved Housing Element and its advisory recommendation to the City Council on the proposed Ordinance is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15378(b)(5), which includes "organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment."; and
WHEREAS, the City certifies that the amendments to Title 17 are intended to be carried out in a manner fully in conformance with the California Coastal Act; and WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.
NOW, THEREFORE, BE IT RESOLVED, THAT the Planning Commission of the City of Carmelby-the-Sea does hereby recommend that the City Council adopt an Ordinance amending Carmel Municipal Code (CMC) Chapters 17.08, 17.14, 17.18, 17.38, 17.64, and 17.68 to implement specific General Plan Housing Element (6th cycle) programs to remove 4910-9422-1254 vl
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Docusign Envelope ID: A30E878D-21 CF-8062-8170-350A6852625C Resolution No. 2026-44-PC
constraints to the development of housing and comply with State housing law.
PASSED, APPROVED, AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF CARMEL-BY-THE-SEA this 19th day of August 2026, by the following vote:
AYES: AHLBORN, KARAPETKOV, LOCKE, RUESS, LEPAGE
NOES:
ABSENT:
ABSTAIN:
APPROVED:
Michael LePage
Chair
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ATTEST:
Shelby Gorman
Recording Secretary
ATTACHMENT 3