Revised Draft 11-6 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Ill. CONSTRAINTS
A. Governmental Constraints
While local land use plans and regulations are developed to protect people and structures from hazards or nuisances or to protect important environmental or community values, these regulations can also affect the price and availability of housing and, in particular, the provision of affordable housing. Land use controls, site improvement requirements, fees and required contributions to infrastructure, permit processing procedures and various other issues may present constraints to the maintenance, development and improvement of housing.
1. Land Use Plans and Regulations
a. General Plan and Zoning Designations
General Plan Land Use Designations
Table 111-1 shows the four major residential land use categories designated in the City's General Plan/Local Coastal Plan (hereafter referred to together as "General Plan") Land Use Element.
Densities range from a low of 0.3 dwelling units per acre up to 20 dwelling units per acre. There is no land designated Rural Residential on the Land Use Map. In addition to these residential land use categories, two other General Plan categories (General Commercial and Visitor-serving Commercial) also allow residential use, as summarized in Table 111-1.
Table 111-1
General Plan Residential Land Use Categories
Category · ' · · . I Density (units/acre)
Rural Residential (RR)
This category provides locations for single-family homes adjacent to the urban/rural boundary to function as a transition use and help stabilize that boundary.
0.3 to 1.0
Low-Density Residential (LOR)
This category includes locations for low-density detached single-family residences in neighborhood settings.
0.3 to 4.6
Medium-Density Residential (MOR)
This category provides for small lot detached or attached {duplex) single-family and attached multi-family residences. Housing types may include single-family homes, apartments, townhouses and condominiums.
4.710 20.0
Planned Unit Development (PUD)
This category is assigned to large undeveloped parcels suitable for a combination of land uses (e.g., residential, recreational, visitor-serving, commercial and convenience establishments.) This category helps to ensure comprehensive planning by requiring that the entire parcel be planned and developed as a unit.
Determined through the
Development
Plan/Specific Plan
process
General Commercial (GC)
The GC land use category is characterized by a mixture of retail, wholesale, service and office uses, usually located along major transportation corridors. The Central Business District identifies the downtown commercial area and is characterized by a variety of offices, retail businesses, specialty shops, entertainment uses, and residential land uses ..
Established by zoning
(maximum 20.0)
Visitor-serving Commercial (VG)
The VC land use category is intended to provide for those uses that serve visitors to the City. Such uses may also serve local residents and include hotels, motels, restaurants, service stations, and other retail businesses that meet visitor needs.
Established by zoning
(maximum 20.0)
Revised Draft 111-1 March 2023
Carpinteria 2023-2031 Housing Element Technical Report 11 1 Constraints Residential Zoning Designations
The City's Zoning Code allows residential uses in the following districts:
•
•
•
•
•
R-1 - Single Family
PRO - Planned Residential Development
PUD - Planned Unit Development
MHS/PUD - Mobile/Modular Home Subdivision/Planned Unit Development MHP - Mobile Home Park
• CPD - Commercial Planned Development
• CB - Central Business
• RES - Resort
• M-RP - Industrial Research Park
• M - General Industry
• M-CD - Coastal Industry
• A - Agricultural
• REC - Recreation
The primary residential districts are the R-1, PRO, PUD, MHS/PUD, and MHP zones. Dwelling units are also allowed in the CB, CPD, A, M-RP and M zones as long as they are integrated into the overall development. The M-CD zone allows for caretaker units pursuant to a Conditional Use Permit. The REC zone allows dwellings for owners, managers or caretakers pursuant to a Conditional Use Permit.
Table 111-2 summarizes the permitted uses and development standards for residential uses by zone.
Overlay Zones
In addition to the regulations governing individual zoning classifications, the Zoning Ordinance includes 1 O Overlay Districts, as described below. Overlay district boundaries are shown on the official zoning map. When an overlay district is added to an individual zoning district, the provisions of the overlay district shall be effective in addition to the applicable district regulations. Table 111-2 lists the City's overlay districts.
Table 111-2 Zoning Overlay Districts
f,/ ':_;,.; _ OverlayDistrict·.: -:'\· ;·_Jr:1-':~_ap·Designation .. ' Coastal Appeals Area
Environmentally Sensitive Habitat
Flood Hazard Area
Specific Plan
Visitor-Serving/ Highway Commercial
R Residential
Whitney Site Overlay District
Ellinwood Parcel (APN 004-013-026) Overlay District
Transportation Corridor Wetland Overlay District
Vacation Rental Overlay District
ADU Beach Nei hborhood Overla District
CA
ESH
FH
s
V
R
1) Coastal Appeals Area: The purpose of the CA Overlay District is to set forth special permit procedures for development located in the coastal appeals area, as defined in the City's official zoning maps, since development in this area is Revised Draft 111-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints subject to appeal to the California Coastal Commission. The intent is to provide opportunities for the maximum amount of public participation in the review of such development by requiring a public hearing.
2) Environmentally Sensitive Habitat: The purpose of the ESH Overlay District is to protect and preserve areas in which plant or animal life or their habitats are either rare or especially valuable because of their role in the ecosystem and which could be easily disturbed or degraded by human activities and development. The intent of this district is to ensure that all development in such areas is designed and carried out in a manner that will provide maximum protection to sensitive habitat areas.
3) Flood Hazard Area: The purpose of this overlay district is to promote the public health, safety and welfare, and to minimize public and private losses in flood hazard areas defined or designated by the United States Department of Housing and Urban Development, Flood Insurance Administration including specifically the Flood Insurance Rate Map currently in effect. The intent of this district is to avoid exposing new development to flood hazard and to reduce the need for future flood control protective works and resulting alteration of stream and wetland environments by regulating development within flood hazard areas. 4) Specific Plan: The purpose of the Specific Plan Overlay district is to provide for a coordinated level of site planning for parcels which are under separate ownership but should be planned as a unit, prior to preparation of development plans. The intent is to ensure a more precise level of planning for such areas than is ordinarily possible under the land use plan. Therefore, a specific plan is an extension of the land use plan, including but not limited to the location and types of land uses, roads, open space, hazardous areas and natural landmarks. 5) Visitor-Serving/Highway Commercial: The purpose of the V Overlay District is to provide for commercial development that will serve visitors to the city as well as local residents. The intent is to provide a mechanism for requiring adequate visitor-serving commercial uses in areas serving the beach and major highways and to ensure that such uses are appropriately integrated with other commercial needs of the community.
6) R Residential: The purpose of the R Overlay District is to provide the opportunity for residential-only development in zone districts that would otherwise not permit such uses. The intent is to encourage rehabilitation of existing housing stock in certain commercial and industrial areas (excluding coastal dependent industry), to increase the City's stock of affordable housing through new residential-only developments in areas that allow commercial, industrial and mixed use developments, and to assist the City in maintaining an appropriate balance between jobs and housing. The R Residential Overlay District does not apply to Visitor-Serving Commercial (VC) designated parcels, with the exception that second story mixed use or residential use shall be allowed on VC designated parcels in the Downtown Core District.
As discussed in the Sites Inventory (Appendix B) and Program 1 in the Housing Plan, the R Overlay is proposed to be added to additional parcels to increase opportunities for residential development. Per Program 1, the R Residential Overlay is also proposed to be modified to allow development at a minimum density of 20 units per acre and will review development standards in consultation with local architects and developers and amend standards as necessary to ensure Revised Draft 111-3 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints that allowable densities can be achieved, including 3-story development in multifamily zones, and that standards do not pose unreasonable constraints on the cost and supply of housing. Program 1 also includes a commitment to establish affordability requirements for selected candidate sites identified in Appendix B Table B-6.
7) Whitney Site Overlay District: The purpose of the Whitney Site overlay district is to provide for specific standards to ensure preservation of the remainder of the Whitney Site for agricultural use through an agricultural easement and to provide for the establishment and maintenance of programs for sustainable agriculture in the Carpinteria Valley. Therefore, this overlay district establishes specific standards related to open field agriculture resource protection and mitigation. 8) Ellinwood Parcel (APN 004-013-026) Overlay District: The purpose of the Ellinwood site overlay district is to provide for specific standards of development for this particular parcel to be included in the development plans. The intent is to ensure a more precise level of planning for this parcel than is ordinarily possible under the local implementation plan. Therefore, this overlay district establishes specific standards related to oak tree protection and mitigation, retention basin/drainage pond maintenance, wetland enhancement, permanent stormwater management, drainage plans and lighting. The regulations of this overlay district are intended to provide guidance in the preparation of site-specific development plans. This Overlay District facilitated the development of 29 new residential units, with four of those affordable.
9) Transportation Corridor Wetland Overlay District: The purpose of the transportation corridor wetland overlay district is to provide for specific standards of development for the Linden Avenue and Casitas Pass Road Interchanges and Via Real Extension, and for the portions located within the City of Carpinteria, the South Coast High Occupancy Vehicle (HOV) Lanes and Santa Claus Lane Bike Path projects. The intent is to ensure a more precise level of planning than ordinarily possible under the local implementation plan. Therefore, this overlay establishes specific standards related to fill or other impacts to wetland or reduction of wetland buffers, mitigation measures, drainage and stormwater management, and coastal access and recreation enhancements. 10) Vacation Rental Overlay District: The purpose of this overlay district is to establish vacation rentals as a permitted use in the overlay area, to specify that they are only allowed in the vacation rental overlay district. The intent is to provide adequate transient occupancy uses in areas near the beach and downtown and to ensure that such uses are appropriately integrated with residential and commercial needs of the community. The vacation rental overlay district allows owners to obtain a City license to operate a vacation rental. 11) ADU Beach Neighborhood Overlay District: While not in effect at the time of the writing of this Draft, the ADU Beach Neighborhood District would require that Accessory Dwelling Units be subject to discretionary review, as determined necessary by the Community Development Director. This provision would allow site specific analysis of potential coastal hazards, including flooding as well as coastal resource policy issues, such as coastal access, to address the risks to public safety.
Revised Draft 111-4 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints b. Residential Development Standards
Development standards that apply to residential uses in residential zones and non-residential zones are shown in Table 111-3 and Table 111-4, respectively and are discussed below.
Density. Residential density refers to the number of dwelling units per acre of land (du/ac). The zoning ordinance includes density standards consistent with the General Plan. The highest densities (20 du/ac) are allowed in the PRO, CPD, CB, M-RP, M and R Overlay zones. This density is considered suitable for lower-income housing pursuant to the "default density" provisions of Government Code Section 65583.2(c)(3)(B).The Casas de las Flores project of 43 lower-income units, completed during the prior planning period, was constructed at a density of 16 du/ac.
Lot or building coverage. Building coverage, according to the zoning regulations, means the amount of land that may be covered by buildings, usually measured as a percentage of the lot area.
However, pools, spas and patios are not included within the meaning of a building. Table 111-3 and Table 111-4 identify the lot coverage standards for each zone. Housing development in the PRD-20 Zone, the City's highest density zone, can satisfy the lot coverage standard and attain the maximum number of housing units.
Building height. Building height means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof. As discussed below, recent 100% affordable multi-family projects have been developed as 2-story buildings, although 3-story development is also possible within the 30- foot height limit using eight foot ceiling heights, dormers and flat roof designs.
Lot size. Single-family housing is permitted on a variety of lot sizes. Mobile home parks and subdivisions require a minimum of 10 acres. This minimum lot size enables mobile home parks to have at least 80 spaces. The PRO zone requires a minimum lot size of 7,000 square feet for newly created lots. However, existing lots smaller than 7,000 square feet can still develop at a minimum of 2,180 square feet per dwelling unit in the PRD-20 Zone.
Unit size. The City's zoning regulations do not establish minimum or maximum housing unit sizes by housing type or zone, except for single room occupancy (SRO) units. The City encourages" ... studio and one bedroom units above commercial uses in the downtown district to reduce parking needs, facilitate affordability and encourage workforce housing in the downtown." Floor area ratio. Floor area ratio (FAR) is defined as the total floor area of enclosed buildings on a lot divided by the net area of the site expressed in a percent form. This definition excludes pools, spas and patios.
Setbacks. Required front, side and rear setbacks describe the minimum distance from the housing unit to the property line. Setbacks vary depending on zone and housing type. Housing development in the PRD-20 zone, the City's highest density zone, can satisfy the setback requirements and attain the maximum number of housing units.
Open space requirements. Required open space means private open space that includes patios, decks and yards for the private use of the residents of individual units. Open space requirements range from 20% to 65% depending on zone and housing type, with lower requirements for multifamily zones. Housing development in the PRD-20 zone, the City's highest density zone, can satisfy open space requirements and attain the maximum number of housing units.
Off-street parking. Chapter 14.54 of the Zoning Code requires the provision of parking for residential uses as follows:
Revised Draft 111-5 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints • Single-family detached dwellings: two covered parking spaces per dwelling within a garage.
• Multiple-family dwellings (including two-family duplexes):
(1) For each single bedroom or efficiency dwelling unit designed and intended to accommodate not more than two persons: one covered space per unit, either in a carport or a garage;
(2) Two or more bedroom dwellings: a minimum of one covered parking space per unit plus one parking space per unit in a paved parking area; (3) Visitor parking: one parking space per three dwelling units; (4) Parking spaces shall not be located more than 200 feet from the building served by such spaces.
• Mobile homes (located in mobile home parks): two spaces on each mobile home site (may be tandem); one space for every three sites for guest parking. • Clubs, fraternities, sororities, dormitories, boardinghouses and lodging houses:
one space per four bed spaces and one space per two employees. • Rest homes, family care and special care homes, and other group care or congregate care facilities: one space for each three beds plus one space for each employee.
Impacts of the parking standards on housing cost and supply are minimal, and the City's parking standards can be accommodated on parcels that meet the minimum lot size requirements. That is, the parking standards do not reduce housing capacity below the maximum permitted by zoning on lots meeting the minimum lot size requirements.
The cost impact of the City's parking standards on affordability pertains primarily to construction costs -- that is, the need to construct a garage compared to a carport. Once again, the cost impacts are minimal because a garage is required only for single family homes. The number of parking spaces required of rental housing spaces are not extraordinary as a maximum of two spaces are required for rental housing units having two or more bedrooms. Developers may satisfy the standard by providing one carport and one paved space (covered or uncovered).
The City parking standards have not impeded the development of new housing. Over the past several years, there have been no requests for variances to permit carports instead of garages for single-family dwellings. However, pursuant to Program 7 of the Housing Plan, the City will continue to provide relief from the covered parking and parking space requirements in order to facilitate the development and rehabilitation of affordable housing.
The City's density bonus regulations allow qualifying projects to provide reduced parking consistent with State law. Required parking ratios are inclusive of handicapped and guest parking. In addition, a development may provide "onsite parking" through tandem parking or uncovered parking. These standards are considered reasonable and are not a constraint to housing development.
Cumulative effect of development standards. While individual development standards may be reasonable, the cumulative effect of all standards has the potential to adversely affect the cost and supply of housing. Under State density bonus law, developments meeting minimum affordability levels are eligible for modifications in development standards that help to reduce development cost.
The City implements state density bonus by continuing to allowing modifications to development Revised Draft 111-6 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints standards consistent with state law, as it may be amended from time to time, and Program 7 commits the City to updating its density bonus to implement state law and clarify procedures for developers. Further, Program 1 in the Housing Plan includes a commitment to review all residential development standards in consultation, including but not limited to building coverage, setbacks and height limits, with local architects and developers as part of the R Overlay amendment process and revise standards as necessary to ensure that allowable densities can be achieved and applicable standards do not pose an unreasonable constraint on the cost and supply of housing in all zones.
Growth Controls/Urban Growth Boundaries
The City's General Plan/Local Coastal Land Use Plan guides growth and development within the City. There are no growth controls or limitations that establish a maximum number of new housing units that can be approved annually.
Zoning for Lower-Income Housing
As part of each Housing Element
update cities must
comprehensively review their
land use plans and regulations to
ensure that they do not pose
unreasonable constraints to the
development of lower-income
housing. One of the best ways of
identifying potential constraints is
through the review of actual
development projects. The most
recent affordable housing
development in Carpinteria is Casas de las Flores, a 100% affordable development built by People's Self-Help Housing Corporation in 2015. The property features 43 units with three equipped with accessibility features. The attractive property was developed under the Density Bonus provisions of the City's Zone Code with incentives such as reduced parking requirements and reduced distances between buildings. The development consists of one-, two- and threebedroom units in multiple two-story buildings, and offers mountain views with easy access to public transportation and nearby Carpinteria State Beach. The property includes a community room, community kitchen, and a learning center with computer room. Other amenities include laundry facilities, large and colorful playground, walking paths, and drought tolerant landscaping (https://www.pshhc.org/property/casas-de-las-floresn.
While the Casas de las Flores development demonstrates that City zoning regulations do not act as a constraint to affordable housing development, the Housing Plan includes Program 1. Adequate Site to Accommodate Regional Housing Needs and Program 5. Affordable Rental Housing describing actions the City proposes to further expand opportunities for affordable housing development.
Revised Draft 111-7 March 2023
LI
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Table 111-3
Permitted Residential Uses and Development Standards - Residential Zones Single-family Single-family Single-family dwellings; Single-family dwellings; Single-family Mobile home park, Modular homes, dwellings; Small dwellings; Small Duplex, Multi-family Rowhouses, dwellings, Multi- subject to Mobile homes on a family care family care (townhouses, Townhouses, family dwellings, Development Plan permanent homes homes condominiums, cluster and Apartments, subject to approval foundation Permitted Uses I Large family Large family care community apartment Condominiums, Development Plan care homes homes (CUP) projects), subject to Modular homes, Mobile approval (CUP) Development Plan homes on a permanent
approval; SROs with CUP foundation, subject to
Development Plan
approval
Max. Density I I
5.6 Determined when PUD 8.2 4.6 20 20 I 8.0 gross I 8.2 net (units/acre) 4.6 is approved Studio/1 Bdrm: 1 Studio/1 Bdrm: 1
covered Studio/1 Bdrm: 1 covered covered 2 or more bdrms:
Min. Parking I 2 in a garage I 2 in a garage I 2 or more bdrms: 2 or more bdrms: 1 covered and 1 I 2 (may be tandem) I 2 (may be tandem) 1 covered and 1 uncovered 1 covered and 1 +1 visitor space per 3 units uncovered +1 visitor
uncovered +1
visitor space per 3
space per 3 units
units
Max. Building I 35% I 35% I 50% I 30% Varies I 75% per site I 75% of indiv. site Coverage Max. Building 30 feet 30 feet I 30 feet I 30 feet I 30 feet I 30 feet I 30 feet Heiqht Min. Net Lot Area
6,000 Park = 10 acres
(sq. feet) 4,000 7,000 7,000 for newly created lots No Standard No Standard Site =3 ,600 s.f.
I 10-acre site
8,000
Max. FAR 40% 40% N/A N/A N/A N/A I N/A
Greater of 40 feet Greater of 50 feet Varies pursuant to Park = greater of 50 from center of from center of Greater of 50 feet from the underlying feet from center of road Front Setback I road or 10 feet road or 20 feet center of road or 20 feet No standard commercial or or 20 feet from property I 10 feet from property line from property line
from property line industrial zone line
district Lot= 10 feet
Revised Draft 111-8 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Varies pursuant to
10% of width, but 10% of width, but not less the underlying I Park= 15 ft Side Setback I 3 ft I not less than 5 ft No standard commercial or I 5 ft or more than 10 ft than 5 ft or more than 10 ft industrial zone Site= 5 ft
district
Varies pursuant to
the underlying
I Park= 15 ft Rear Setback I 15 ft I 15 ft I 15 ft I No standard I commercial or Site= 5 ft I 10 ft industrial zone
district
Minimum Open 65% 65% 20% 20% 20% I 20% I 20% Space
Revised Draft 111-9 March 2023
IJ I I I
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Table 111-4
Permitted Residential Uses and Development Standards - Non-Residential Zones _::-_:_Typ_e_o_f_l:;tai!d~~--- - . , ,--_-, .. ~ED___'_.__._:____ _- -- --~~: . . ---~·RP___ ·_ · ----- . - - M - -~.
,_,,_. ~ - --- -
Dwelling units integrated as part Dwelling units integrated as Mixed residential/industrial Mixed residential/industrial use; Permitted Residential of overall commercial part of overall commercial use; Emergency shelters; Emergency shelters; Uses
development; Residential-only development; Residential-only Residential-only Residential-only development development with R Overlay development with R Overlay development with R with R Overlay Overlay
Max. Density 20 20 20 20 (units/acre)
Studio/1 Bdrm: 1 covered Studio/1 Bdrm: 1 covered
Studio/1 Bdrm: 1 covered Studio/1 Bdrm: 1 covered 2 or more bdrms: 2 or more bdrms:
2 or more bdrms: 2 or more bdrms:
1 covered and 1 uncovered 1 covered and 1 uncovered +1 Min. Parking 1 covered and 1 uncovered +1 1 covered and 1 uncovered +1 +1 visitor space per 3 units; visitor space per 3 units; Emergency shelters: 1 visitor space per 3 units visitor space per 3 units space/5 beds+ 1/employee
Emergency shelters: 1 space/5
on duty beds+ 1/employee on duty
Max. BuildinQ Coveraqe No standard No standard 40% 50%
Max. Buildina Heiaht 30 feet 30 feet 30 feet 30 feet
Min. Net Lot Area No standard No standard 1 acre 7,000 sf (so. feet) Max. FAR N/A N/A N/A N/A
Front Setback Greater of 35 feet from center of Greater of 35 feet from center of No standard 5 feet and greater than ha~ road or 5 feet from property line road or 5 feet from property line buildinq heicht Side Setback None required, except 10 feet if None required, except 10 feet if No standard 5 feet and greater than half adjacent to residential zoninq adjacent to residential zoninq buildinQ heicht Rear Setback None except 10 feet if adjacent to None required, except 10 feet if No standard None except 2x building height if residential zoninq adjacent to residential zoninq adjacent to residential zoninq Minimum Ooen Soace No standard No standard No standard No standard Landscapinq 10% 5-20% dependinq on size of lot 30% 10%
Revised Draft 111-10 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints c. Special Needs Housing
Under state law, persons with special needs include those in residential care facilities, persons with disabilities, farm workers, persons needing emergency shelter, transitional or supportive housing, and single room occupancy (SRO) units. The City's regulations regarding these housing types are discussed below.
• Housing for Persons with Disabilities
Residential Care Facilities. Health and Safety Code §§1267.8, 1566.3, and 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other single-family residential uses. "Six or fewer persons" does not include the operator, the operator's family or persons employed as staff. Local agencies must allow these licensed care facilities in any area zoned for residential use, and may not require licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings. The City's zoning regulations are consistent with these provisions of state law. Large residential care facilities for seven or more persons are conditionally permitted in any zone. To ensure that current regulations do not unreasonably limit housing options for persons with disabilities, Program 11 in the Housing Plan includes a commitment to review and amend requirements for residential care facilities serving seven or more persons to ensure that they are consistent with State law and fair housing requirements.
Reasonable Accommodation. Cities are required to adopt procedures for processing requests for "reasonable accommodation" in the application of building or zoning regulations to reduce barriers for persons with disabilities. Chapter
14.61 of the Zoning Code includes reasonable accommodation procedures pursuant to state law. Requests for reasonable accommodation are reviewed and approved administratively by the Director unless the request is made in conjunction with another development application. The following findings are considered as part of the review.
1.The request for accommodation is reasonable and necessary to afford the applicant with an equal opportunity to access publicly funded buildings, facilities and programs, or privately funded housing, including single- and multiple-family dwelling units, and public accommodations on an equal basis with others who are not disabled;
2.There are no preferable and/or feasible alternatives to the requested accommodation that may provide an equivalent level of benefit;
3.The physical attributes of, and any proposed changes to, property and structures are compatible with surrounding development;
4.The requested accommodation will not impose an undue financial or administrative burden on the city;
5.The requested accommodation will not require a fundamental alteration of the city's land use, zoning or building laws, rules, policies, practices and/or procedures, and is consistent with the city's local coastal program;
6.The potential impact on surrounding uses has been considered; and Revised Draft 111-11 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints 7 7.Any other factor(s) that may have a bearing on the request have also been considered.
To ensure that these findings and procedures do not pose an unreasonable constraint to persons with disabilities, Program 11 in the Housing Plan includes a commitment to review and amend current regulations as necessary to ensure conformance with current fair housing law. In 2021 a reasonable accommodation request was approved to allow a parking waiver for an ADU.
Definition of "Family". The Zoning Code defines "Family" as "one or more persons living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking and eating facilities. Members of a family need not be related but are distinguished from a group occupying a boarding or lodging house, hotel, club or similar dwelling for group uses." This definition does not pose a constraint to persons with disabilities.
Maximum concentration and site planning requirements. Separation of certain types of licensed care homes is regulated by the State. Except for foster homes and elderly care, licenses issued by the California Department of Social Services (COSS) must be a minimum of 300 feet from any other licensed home (as measured from the outside walls of the house - Health and Safety Code §1520.5).
If a home is closer than 300 feet, an exemption must be granted by the City, otherwise the license in denied. This 300-foot separation restriction does not apply to licenses issued by the State Department of Alcohol and Drugs for rehabilitation homes. COSS must submit any application for a facility covered by the law to the city where the facility will be located. The City may request that the license be denied based on the overconcentration or an existing facility (or within 1,000 feet of a congregate living health facility) unless the City approves the application.
Even if there is adequate separation between the facilities, a city or county may ask that the license be denied based on over-concentration. These separation requirements apply only to facilities with the same type of license. For instance, a community care facility would not violate the separation requirements even if located next to a drug and alcohol treatment facility.
The City complies with fair housing laws as they relate to spacing and separation requirements. The City has not adopted a standard different from or more stringent than those imposed by state law.
• Farmworker Housing
Under the state Employee Housing Act, farmworker housing for up to six employees must be treated as a single-family residential use and permitted subject to the same regulations and standards as apply to other residential uses in the same zone. The Zoning Code defines "employee housing" consistent with Section 17008 of the Health and Safety Code.
Additionally, farmworker housing in a zone where agriculture is a permitted use is considered an agricultural activity when consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by separate households and must be treated as other agricultural activities in the same zone consistent with the Employee Housing Act. The Zoning Code allows farmworker housing consistent with these provisions of state law.
Revised Draft 111-12 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints • Emergency Shelters
Emergency shelters are facilities that provide a safe alternative to acute homelessness either in a shelter facility, or through the use of motel vouchers.
Emergency shelter is short-term, usually for 30 days or less. State law (Senate Bill 2 of 2007) requires that unless adequate shelter facilities are available to meet a jurisdiction's needs, emergency shelters must be allowed by-right (i.e., without discretionary review such as a conditional use permit) in at least one zoning district, but may include specific development standards.
The Zoning Code allows emergency shelters by-right in the Industrial/Research Park (M-RP) zoning district (Figure 111-1) in conformance with SB 2. This district encompasses approximately 146 acres and has vacant sites or buildings that could accommodate year-round emergency shelters sufficient to meet the City's estimated homeless population of 21 persons based on the latest Point-in-Time survey. The M-RP district provides close proximity to transit and other services used by homeless persons. Based upon current conditions, one emergency shelter facility could fully accommodate the need, although the zoning regulations could accommodate more than one facility.
Development standards for emergency shelters include those applicable to all uses in the M-RP zone plus the following:
• Maximum Occupancy of 25 persons (higher occupancy facilities may be considered through a Conditional Use Permit)
• Vehicle and Bicycle Parking. One vehicle parking space per five beds, plus one space for each employee on duty. One bicycle parking space per five beds
• Waiting intake area large enough to accommodate regular occupancy. • The facility may provide amenities such as: commercial kitchen, recreation room, support services, laundry services and storage areas • Length of stay no more than six months in any 12-month period • A written management plan including provisions for staffing, management, security, outdoor uses, temporary storage, site maintenance, service amenities and transportation
• Lighting for security and safety
• Minimum separation of 300 feet from any other emergency shelter AB 139 (2019) modified state emergency shelter regulations with regard to offstreet parking requirements. Program 11 includes a commitment to update the City's emergency shelters standards consistent with current State law. With this program, City regulations will not pose a constraint to the establishment of emergency shelters.
• Low Barrier Navigation Centers
In 2019 the State Legislature adopted AB 101 establishing requirements for local regulation of low barrier navigation centers, which are defined as "Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect Revised Draft 111-13 March 2023
Carpinteria 2023-2031 Housing Element Technical Report 111 Constraints individuals experiencing homelessness to income, public benefits, health services, shelter, and housing." Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed-use and in nonresidential zones permitting multi-family uses. Program 11 in the Housing Plan includes an amendment to City zoning regulations consistent with this requirement to eliminate any potential constraints to the establishment of low barrier navigation centers.
• Transitional and Supportive Housing
Transitional and supportive housing are longer-term types of housing, up to two years or more. Residents are typically required to participate in a structured program to work toward established goals so that they can move on to permanent housing. Supportive housing residents are often provided with an array of supportive services to assist them in daily activities. Under SB 2, transitional and supportive housing are deemed to be residential uses subject only to the same requirements and standards that apply to other residential uses of the same type in the same zone. In 2018, AB 2162 amended State law to require that supportive housing be a use by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the proposed housing development meets specified criteria. Program 11 in the Housing Plan includes an amendment to the Zoning Code in compliance with this requirement.
• Single Room Occupancy
Single room occupancy (SRO) facilities are small studio-type units that typically rent in the very-low- or extremely-low-income category. California Health and Safety Code §17958.1 allows jurisdictions to permit efficiency units with a minimum floor area of 150 square feet and partial kitchen or bathroom facilities for occupancy by no more than two persons. SROs are conditionally permitted in the Planned Residential Development (PRO) zone subject to the following development standards:
• Minimum size of 150 square feet and maximum size of 400 square feet • Occupancy limited to a maximum of two persons per unit • A SRO unit is not required to but may contain partial or full bathroom facilities. A partial bathroom facility shall have at least a toilet and sink; a full facility shall have a toilet, sink and bathtub, shower or bathtub/shower combination. If a full bathroom facility is not provided, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor. • A SRO unit is not required to but may contain partial or full kitchen facilities.
A full kitchen includes a sink, a refrigerator and a stove, range top or oven.
A partial kitchen is missing at least one of these appliances. If a full kitchen is not provided, common kitchen facilities shall be provided with at least one full kitchen per floor.
• One closet per person, telephone hookups and cable or satellite TV hookups
Revised Draft 111-14 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints • If laundry facilities are not provided in each unit, common laundry facilities shall be provided, with one washer and one dryer on the premises for every 10 units
• Elevators shall be required for SRO buildings of two or more stories • Onsite management
• Off-street parking at the rate of 0.5 space per unit, plus one space for each employee on duty
These standards do not pose an unreasonable constraint on development of SRO facilities. Nevertheless, as part of Program 11 (Special Needs Housing), the City will amend its zoning regulations to remove the Conditional Use Permit requirement for the development of SROs.
Revised Draft 111-15 March 2023
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Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints d. Accessory Dwelling Units
To address recent changes in State law the City has prepared revised regulations for ADUs in consultation with the California Coastal Commission and in September 2022 the City Council approved a Local Coastal Program Amendment, which is being reviewed by the Coastal Commission. The City's new Accessory Dwelling Unit (ADU) program includes two Architectdesigned ADU building plans specific for Carpinteria, one 400 square feet and the other 480 square feet. These plans will be pre-approved by the City's Plans Examiner and available to residents at no cost in order to facilitate the construction of ADUs throughout the City. Program 2 in the Housing Plan describes additional actions the City will take to encourage and facilitate development of AD Us during the planning period.
e. Density Bonus
Under state law cities and counties must allow a density increase over the otherwise maximum allowable residential density as well as other incentives and concessions when builders agree to construct housing developments with units affordable to low- or moderate-income households.
Chapter 14.77 of the Zoning Code establishes density bonus regulations. To ensure consistency with current state law, Program 7 in the Housing Plan includes an update to City density bonus regulations to incorporate recent legislation. An LCP amendment to update density bonus regulations was initiated by City Council on September 12, 2022 and is currently in the public review process.
f. Mobile Homes/Manufactured Housing
There is often an economy of scale in manufacturing homes in a plant rather than onsite, thereby reducing cost. State law precludes local governments from prohibiting the installation of mobile homes on permanent foundations on single-family lots. It also declares a mobile home park to be a permitted land use on any land planned and zoned for residential use, and prohibits requiring the average density in a new mobile home park to be less than that permitted by the Municipal Code.
Mobile homes on a permanent foundation are permitted in any zone that allows single-family homes, as well as in the Mobile Home Park zone.
g. Building Codes
The City's building regulations (Title 15 of the Municipal Code) incorporate the 2019 versions of the California Building Code, Residential Code, Electrical Code, Plumbing Code, Mechanical Code, Green Building Code and Building Energy Efficiency Standards. The City's building regulations detail the revisions and amendments to the Building Code that differ from state standards. These amendments are mostly related to geotechnical review and provisions for adequate drainage and do not pose unreasonable constraints to housing cost.
h. Coastal Zone
The entire City is located with the Coastal Zone and the City has a certified Local Coastal Program (LCP). As a result, all development, other than minor additions to existing dwellings, requires a Coastal Development Permit. Projects located within the Coastal Appeals Overlay District may be appealed to the California Coastal Commission.
Revised Draft 111-17 March 2023
I Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints i. lnclusionary Ordinance
The City of Carpinteria has adopted an lnclusionary Housing Ordinance (Municipal Code Chapter
14.75) to encourage the development and availability of affordable housing in the above-moderateincome category in an effort to provide housing for middle-income and critical workforce households that cannot afford housing in Carpinteria, and to ensure that the private sector, as well as the public sector, contributes to and participates in providing adequate housing for all economic segments of Carpinteria.
Residential development of five or more housing units involving a subdivision map for the purpose of creating individual ownership units or parcels must construct 12% of the total units at a price affordable to households earning 121% of the area median income (AMI).
The City has provided incentives for developers to facilitate inclusionary requirements. A developer may request and the City may approve one incentive to facilitate the construction of inclusionary units, if the developer can demonstrate that the modification is necessary to provide for affordable housing cost.
If it is determined that the construction of the affordable units is infeasible, the inclusionary ordinance provides for an in lieu fee. However, no one has requested to pay an in lieu fee since adoption of the program in 2004. The ordinance does not provide for the affordable housing to be provided off-site.
Any in lieu fees collected are deposited into an affordable housing trust fund. The fund is used exclusively for the provision of affordable housing and for reasonable costs associated with the development, maintenance and oversight of affordable housing in the City. The fund includes in lieu fees as well as other funds available to the City for exclusive use for the provision of affordable housing. Currently, the trust fund has approximately $465,000 available to provide for affordable housing.
j. Other Housing Regulations
Chapter 14.47 of the Zoning Ordinance establishes regulations and a maximum of 218 units that may be used for short-term rentals in the Vacation Rental Overlay District. The intent is to provide adequate transient occupancy uses in areas serving the beach and downtown and to ensure that such uses are appropriately integrated with residential and commercial needs of the community.
The vacation rental overlay district allows owners of residential units to obtain a license to operate a vacation rental. These regulations help to preserve the use of other residential properties for permanent residential use.
2. Development Processing Procedures
a. Types of Permits Required for Residential Development The types of permits required for residential development are determined by the type of development and the zone in which the property is located. All new development projects, as well as certain use changes in existing buildings, must be reviewed by the Community Development Department staff for conformance with the City's Local Coastal Land Use Plan, General Plan and Zoning Code. Development applications are reviewed and approved by the Planning Director, Planning Commission and/or City Council depending on the type of application:
Revised Draft 111-18 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints • Conceptual Plan/ Review - While not mandatory, due to the City's need to implement Coastal Plan and General Plan Policies and integrate citizen participation and environmental review, the Conceptual Plan Review process helps applicants understand if and how a proposal might cause public policy conflicts and/or environmental impacts.
• Annexation Proposal/Sphere of Influence Amendment - Development proposals for properties outside the City that may be annexed into the City. A Sphere of Influence boundary has been adopted to assist planning. If property outside the City is not within the sphere, the sphere also needs to be amended prior to consideration of a development proposal.
• Local Coastal Program Amendment/General Plan Amendment - State law requires every coastal city and county to adopt a Coastal Plan and General Plan.
Any development proposal that changes Coastal Plan or General Plan policy or a mapped land use designation requires an amendment. Carpinteria is one of the few cities located entirely within the Coastal Zone.
• Rezoning and Zoning Ordinance Amendment - In considering a change of zone request, the Planning Commission determines whether the proposed zoning is consistent with the City's General Plan, compatible with existing and proposed development in the surrounding area, and consistent with good zoning or planning practices. Some proposals may include a zoning ordinance text amendment. The City Council is the local decision maker on these types of applications, following a recommendation from the Planning Commission. Rezoning and zoning ordinance amendments must then be reviewed and certified by the Coastal Commission as consistent with the City's Local Coastal Plan and the California Coastal Act.
• Specific Plan - State law and the City's Local Coastal Program require the preparation of a Specific Plan for properties so designated on the Zoning Map.
Any proposal involving multiple properties or phasing could benefit by including the preparation of a Specific Plan.
• Development Plan - This type of permit is required for all new development in most zone districts. The required standards for residential development are described in Section III.A.1 above, and include density, lot size, lot coverage, offstreet parking, building height, building setbacks and open space. The Planning Commission reviews the design and operational characteristics of the proposed development and may impose conditions of approval as deemed necessary. In limited circumstances, for projects involving only minor alterations, additions or replacement to an existing structure that is found to be in conformance with a previously-approved development plan, the Community Development Director may waive the requirement for a development plan.
• Coastal Development Permit- Unless otherwise exempted from the State Coastal Act, any land use activity that fits within the definition of "development" requires a Coastal Development Permit (CDP). In Carpinteria, any entitlement for development including a Development Plan, Conditional Use Permit, Grading Permit, etc. requires a CDP as well. The purpose of the CDP is to review proposed development for consistency with State Coastal Act policies and the regulations of the City's Local Coastal Program, which implements the Coastal Act within the City of Carpinteria. Coastal Development Permits include both administrative CDPs, which are considered by the Community Development Director, and Revised Draft 111-19 March 2023
] Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints discretionary CDPs, which are considered by the Planning Commission. Coastal Development Permits involving projects of a certain nature (e.g., large public works projects) or located within certain areas (e.g., within 100 feet of a stream or wetland) are eligible to be appealed to the California Coastal Commission.
Conditional Use Permit - This permit is required for land uses that cannot be readily classified as principal permitted uses in individual districts by reason of their special character or possible effect on surrounding areas or the general community. The only residential uses currently requiring a CUP are SROs and large residential care facilities. Programs 1 and 11 are included in the Housing Plan to review and revise these requirements consistent with fair housing law and to further address the housing needs of lower-income households. The Planning Commission may impose conditions on such projects relating to both design and operation, and will require public review of the permit to ensure compliance with conditions. Criteria for approval of a CUP are as follows:
a. The site for the proposed use is adequate in size and shape to accommodate the use;
b. The site for the proposed use is served by streets and highways that are properly designed to carry the type and quantity of traffic generated by the subject use;
c. The granting of the permit will not materially adversely affect such necessary community services as sewage disposal, fire protection, water supply, and police protection;
d. The granting of the permit will not be detrimental to the health, safety, and general welfare of the neighborhood;
e. The proposed use is consistent with the coastal plan, general plans, and applicable specific plan(s);
f. The proposed use will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; g. The proposed development will not conflict with recorded easements acquired by the public-at-large for access through or use of the property within the proposed development or any easements granted to any public agency or required as a condition of approval;
h. Any other conditions which are reasonably necessary to protect the public peace, health, safety, and general welfare.
CUP requirements do not adversely affect the cost and supply of housing because they primarily apply to non-residential uses and Program 11 commits to eliminating the CUP requirement for SROs.
• Architectural Review - Most land use activities that result in physical design changes require architectural review. Those changes that are associated with a Development Plan or Conditional Use Permit application will require Architectural Review Board review in addition to Community Development Director or Planning Commission approval. The Architectural Review Board provides only recommendations to the decisionmaker(s).
• Tentative Subdivision, Tentative Parcel Maps and Condominium Conversions - In conjunction with review of other permits and approvals for a development Revised Draft 111-20 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints project, the Planning Commission reviews a proposed Subdivision, while the City Council reviews a Parcel Map.
• Variance - The Planning Commission may approve a variance from certain requirements of the Zoning Code if it makes specific findings regarding unique circumstances or characteristics of the property involved. b. Coastal Development Permits/Development Plan Approvals Multi-family housing is a permitted use in the PRO, PUD, CPD, CB and M-RP Zones. This housing type includes rowhouses, townhouses, apartments, condominiums and community apartment projects. Multi-family housing is not subject to a conditional use permit in these zones. However, all uses, not only multi-family rental housing, are permitted subject to approval of a Development Plan and Coastal Development Permit.
A Development Plan describes the proposed development in terms of land uses, parking, circulation, building heights, building elevations and the number and types of dwellings in each building. After submittal of the Development Plan and Coastal Development Permit application, the Community Development Department circulates the application to other City departments and local special districts. The Planning Commission may then approve, conditionally approve or deny the project. The Planning Commission's decision may be appealed to the City Council. If the project is located in the Coastal Appeals Overlay District, the City's action may also be appealed to the California Coastal Commission pursuant to the Coastal Act.
Criteria for approval of a Development Plan are as follows:
a. The proposed development is in conformance with the provisions of the applicable zoning district, coastal plan and implementation programs, general plan, and specific plan(s) if required;
b. The proposed development is sited and designed to avoid risks to life and property due to geologic, flood, or fire hazards and that the proposed density of development is consistent with these objectives;
c. The proposed development will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; d. The proposed development will not conflict with any recorded easements acquired by the public at large for access through the property or use of the property or any easements granted to any public agency or required as a condition of approval; e. The proposed development will not adversely affect necessary community services and values including but not limited to traffic circulation, sewage disposal, fire protection, water supply, and police protection;
f. The proposed development will not be detrimental to the peace, health, safety, comfort, convenience, property values, or general welfare of the neighborhood.
The criteria for approval of a CDP is that the proposed development is in conformity with the City's certified Local Coastal Program.
The City's certified Local Coastal Program includes coastal resource preservation policies as required by the Coastal Act. While these policies may impact locations within the City where housing may be developed, the City also has policies that allow and encourage clustering of development on project sites to avoid impacts to resources. In combination, these policies allow for housing development on sites even when a portion of the site may contain sensitive coastal Revised Draft 111-21 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints resources. Further, the underutilized sites and candidate sites identified in Appendix B (Table B-5 and B-6, respectively) were selected because they do not contain a substantial amount of known sensitive coastal resources that would preclude development at maximum allowable densities.
While City requirements and procedures for Coastal Development Permits and Development Plans are considered reasonable and do not adversely affect the cost and supply of housing, some of the criteria for Development Plan approval are subjective and could contribute to uncertainty in the permit process. To address this issue, Program 1 in the Housing Plan includes a commitment to review and amend Development Plan criteria to improve development certainty and objectivity consistent with the Coastal Act.
c. Permit and Approval Time for Residential Projects
Carpinteria has a limited inventory of undeveloped land that provides for the development of typical single-family, subdivision or multi-family projects. Many developments are infill residential projects, particularly redevelopment of underutilized infill sites. Depending on the type of development and permits required, typical processing time ranges from two to six months for residential projects.
Since adoption of the 2014 Housing Element, the City has continually implemented the following Housing Element policy:
Facilitating Affordable Housing Development Review: Affordable housing developments shall receive the highest priority and efforts by staff, the Planning Commission, and City Council to: (a) provide technical assistance to affordable housing developers, including community involvement; (b) take into account project funding and timing needs in the processing and review of the applications; and ( c) provide the fastest turnaround possible in determining application completeness.
The Planning Commission has final review authority for Development Plans, Coastal Development Permits, Conditional Use Permits, Tentative Parcel Maps, Condominium Conversions and Variances. The Planning Commission's decision may be appealed to the City Council or the City Council may appeal a Planning Commission decision to itself. The Planning Commission reviews and makes recommendations to the City Council for Annexations, Sphere of Influence Amendments, Local Coastal Program and General Plan Amendments, Zone Changes and Zoning Text Amendments, Specific Plans and Tentative Tract Maps. All of these City Council decisions, except for some instances Tentative Subdivision Maps, are subject to review and approval by the State Coastal Commission.
Typical single- and multi-family projects require a Development Plan and Coastal Development Permit and Architectural Review. Subdivision maps are reviewed in conjunction with the review of other permits. The decision-making criteria include the Coastal Plan and General Plan goals, objectives and policies as well as the development standards and findings set forth in the Zoning Code. In order to expedite the permit process, the Community Development Department encourages applicants to participate in a Conceptual Review process before an application is formally submitted to the City, or to consult with planning staff at the public information counter.
The City also has prepared an 'Applicant's Guide' to show applicants the process for projects that require review by the Planning Commission or City Council. The Guide includes information about how to submit a complete application package. Through these efforts, the City reduces the costs and time involved in processing development applications.
The City's new Accessory Dwelling Unit (ADU) program making its way through the Coastal Commission's LCPA approval process includes two Architect-designed ADU building plans specific for Carpinteria, one 400 square feet and the other 480 square feet. These plans will be preRevised Draft 111-22 March 2023 Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints approved by the City's Plans Examiner and available to residents at no cost in order to facilitate the construction of ADUs throughout the City.
The certainty of approval of a development application is a function of the due diligence of the applicant with respect to submitting a proposal that is complete and satisfies the development standards and policies. The Community Development Department's 'Applicant's Guide' encourages applicants to consult with the Department to find out the zoning regulations that may affect the project, the types of permits that may be needed and what fees are required. The Applicant's Guide also describes the nature and sequence of steps that comprise the development review process.
Number of Meetings Required
Some projects require evaluation by the Architectural Review Board at a public hearing. Typically, these projects can expect one to three public hearings to receive feedback from the Architectural Review Board. The levels of review include conceptual, preliminary, final and in-progress review.
Conceptual review is optional for many projects. Preliminary and final review meetings are required for all qualifying projects; however, they can be combined for some projects depending on the scope of work. In-progress review is requested by the Board, Director, staff and/or the applicant on a case by case basis to obtain feedback from the Board prior to the next hearing. If a project does not receive a favorable recommendation at either their preliminary or final review hearings, they would have to return for another hearing.
The Architectural Review Board provides only recommendations to the decisionmaker(s). For projects requiring Planning Commission approval, these recommendations are forwarded to the Planning Commission for consideration at a public hearing in conjunction with consideration of permit (e.g., Development Plan/Coastal Development Permit) approval.
Length of Time from Approval to Building Permit Application The time it takes for a project to get from Planning approval to submittal of a building permit application depends on the applicant and the complexity of the project. The applicant would have to update the project plans to address any applicable conditions of approval or with building code requirements prior to submittal of the application for plan check. Other factors outside of governmental control, such as development financing can also impact the time from planning approval to building permit application. Typical time from project approval to application for a building permit is three to four months.
Requests for Lower than the Maximum Allowed Density
Developers of residential projects in the past have requested lower densities than the maximum allowed due to market considerations. However, due to the number of new state laws promoting higher density housing, there has recently been interest from property owners in maximizing the number of units through Density Bonus provisions and the proposed Residential Only Overlay (see Appendix B and Program 1: Adequate Site to Accommodate Regional Housing Needs in the Housing Plan).
PUD Review Procedures
Permitted uses subject to Development Plan approval in the Planned Unit Development (PUD) district include:
Residential units, either attached or detached, including single-family dwellings, rowhouses, townhouses, apartments, condominiums, modular homes and mobile Revised Draft 111-23 March 2023
7 I
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints homes on a permanent foundation; provided that the units are clustered to the maximum extent feasible for modular/mobile home PUDs.
The PUD District has established standards regarding maximum building coverage, minimum open space and maximum building height. The development standards are as follows:
• Parking per the parking regulations for each land use • Building coverage - maximum of 30%
• Building height - maximum of 30 feet
• Common open space - minimum of 20% of lot area
• Landscaping - in accordance with approved development plan • Density - determined at time of designation unless already established by the General Plan/Coastal Plan
In determining the appropriate density, the following factors are considered:
1. Protection of the scenic qualities of the site
2. Protection of natural and/or coastal resources, e.g., habitat areas, archaeological sites
3. Avoidance of siting of structures on hazardous areas
4. Provision of public open space, recreation and/or beach access
5. Preservation of existing healthy trees
6. Mix of housing types and provision of low- and moderate-income housing opportunities
7. Density in surrounding areas
8. Service system constraints
Standards with regard to setbacks, lot area and distance between buildings have not been established. The reason is that the intent of the PUD zone district is to "encourage clustering of structures to preserve a maximum amount of contiguous open space." To this end, the "intent is to promote multiple residential development rather than single-family subdivisions .... " The process of approving a PUD involves the preparation of a Development Plan by the applicant.
The contents of a Development Plan have been described previously in the analysis of potential governmental constraints.
Prior to approving a Development Plan in the PUD zone, the City Council or Planning Commission shall determine that the following additional requirements have been met:
1. That the density and type of proposed development is in conformance with the Coastal Land Use Plan;
2. That adequate provisions have been made within the proposed conditions, covenants and restrictions to establish permanent care and maintenance of public and common open spaces, recreational areas and facilities;
3. That the existing and proposed circulation is suitable and adequate to serve the proposed uses;
4. That setbacks and distances between buildings meet all of the provisions of Section 14.16.070;
Revised Draft 111-24 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints
5. That the development includes a mixture of housing types and that buildings and structures are clustered to the maximum extent feasible to provide the maximum amount of contiguous open space.
The PUD zone does not have negative impacts on the cost and supply of housing. The zone encourages and facilitates a mixture of housing types, promotes multi-family residential housing, and encourages the provision of low- and moderate-income housing.
Design Review Process
Community Design Element. The General Plan Community Design Element identifies citywide and specific key design characteristics of Carpinteria valued by the community. The Element includes the following major components:
• Citywide Community Design Objectives and Policies;
• Town Map identifying the geographical framework of where key physical design components are located;
• Key physical community design characteristics objectives and policies; and • Detailed objectives and policies for six sub-areas.
The Community Design Element objectives and policies are intended to guide the quality of future development that residents would like to continue and preserve.
The Community Design Element furthers the purpose of Coastal Act §30251. That section states that the scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the State Department of Parks and Recreation and by local government shall be subordinate to the character of its setting.
Residential projects are evaluated in terms of how they comply with the City's community design policies and objectives. The policies and objectives are expressed in narrative policy statements with specific examples of how applicants can comply with the community design policies and objectives. For instance, graphic examples are given with respect to mass, scale, color and materials.
The community design review process is conducted concurrently with the evaluation of project applications for discretionary permits such as a Development Plan and/or Tentative Parcel Map.
That means applicants do not need to go through a separate design review process. However, projects are subject to Architectural Review Board review of site plans, building elevations and landscape plans.
Residential Design Guidelines. Residential design guidelines also have been established for singlefamily and multi-family development in three areas of the city:
Subarea 1 - Beach Neighborhood is bounded by the Carpinteria Salt Marsh to the west, the Union Pacific Railroad to the north, Carpinteria City Beach to the south and Linden Avenue to the east.
Subarea 3 - includes the majority of the City's residential neighborhoods and is bounded by Highway 101 on the south and by agricultural lands outside the City limits Revised Draft 111-25 March 2023
Carpinteria 2023-2031 Housing Element Technical Report 111 Constraints on the west, north and east. The area is composed primarily of single-family neighborhoods laid out in a suburban pattern typical of new development in the1950s through the 1980s. The guidelines are primarily applicable to R-1 zoned properties in the Santa Monica, Canalino and El Carro neighborhoods, but may also be used as a tool to assist in evaluating single-family dwellings in other residential zone districts.
Subarea 5 - Concha Loma Neighborhood is bounded by Carpinteria Creek on the west, Carpinteria Avenue on the north, the Carpinteria Oil and Gas Plant on the east and the railroad tracks, Tar Pits Park and Carpinteria State Beach on the south. This subarea includes unique and distinctive residential streets. The streets are generally curving and undulate vertically with the natural coastal terrain. In cross section, they range from traditional tree-lined streets to narrow roads with unpaved edges and no sidewalks.
The design guidelines for these areas provide more specific guidance than the Zoning Code. While the Zoning Code sets standards for building height, lot coverage, floor area ratio and setbacks, these are established as maximums or minimums, and therefore, the guidelines are intended to be more specific about the appropriate size of a building given its neighborhood context. The guidelines also identify desired characteristics regarding architectural details, color and materials, privacy, solar access, landscaping, fencing, lighting and utilities.
The design guidelines help to streamline the development process for new single-family projects and remodels in these two areas by providing specific direction to homeowners and builders regarding the design characteristics that are consistent with the policies contained in the General Plan Community Design Element. The guidelines do not apply to multi-family development, and therefore do not pose a constraint to affordable housing. d. Environmental Review
Environmental review is required for all discretionary development projects under the California Environmental Quality Act (CEQA). Processing time for residential projects is dependent on whether an environmental impact report (EIR) or Mitigated Negative Declaration or no environmental document is required. Carpinteria follows the procedures set forth in CEQA and its guidelines. Environmental protection requirements, including protection of endangered species, may add time to the development process and additional cost where it is necessary to evaluate the effects of the project and mitigate adverse impacts.
3. Development Fees and Improvement Requirements
a. Development Fees
State law limits fees charged for development permit processing to the reasonable cost of providing the service for which the fee is charged. Various fees and assessments are charged by the City and other public agencies to cover the costs of processing permit applications. Community Development Department permit processing fees are shown in Table 111-6, and Development Impact Fees (DIFs) for providing services and facilities such as schools, parks and infrastructure are shown in Table 111-7. Almost all of these DIFs are assessed through a pro-rata share system, based on the magnitude of the project's impact or on the extent of the benefit that will be derived.
Development impact fees for ADUs are reduced and in many cases eliminated pursuant to state law and the City's ADU Ordinance.
Revised Draft 111-26 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints To evaluate the impact of fees on overall housing cost, two recent housing development projects were reviewed-a single-family house and a 4-unit condominium project. Planning and development impact fees totaled $38,296 for the single-family house while fees for the condo development totaled $12,753 per unit. These fees represent approximately 5 percent and 2 percent of total development cost, respectively.
Although development fees and improvement requirements increase the cost of housing, cities have little choice in establishing such requirements due to statewide limitations on property taxes and other revenue sources needed to fund public improvements. Given these factors, development fees are not considered to be a significant constraint on housing production in the City.
Nevertheless, the City has recently undertaken a new cost study and will be soon undertaking a new nexus study to ensure compliance with current state law requirements regarding fees.
The City Council also adopted Resolution No. 5238 on April 12, 2010, which provides for a 50% reduction in DIFs for affordable housing projects providing 100% of their units in the low and verylow income category range for a period of no less than 55 years. This reduction in DIFs for 100% affordable projects supports the construction of low and very-low income housing which is often constructed in partnership with local nonprofit housing organizations.
Table 111-5
Permit Processing Fees
Fee Category Amount•
Development Plan Review $5,700
Architectural Review $1,100
Coastal Development Permit Review (Administrative) $1,200 Coastal Development Permit Review (Appealable) $1,700
Coastal Plan Amendment Review MaofText $10 830
Conceptual Plan Review $6,100
Conditional Use Permit $4,900
Development Plan Review $5,700
Tentative Parcel Mao Review $6 700
Tentative Tract Map Review $8,100
Final Parcel Map Review $9,600
Final Tract Mao Review $10,300
General Plan Amendment Review, Map/Text $8,700
Lot Line Adjustment Review $2,500
Specific Plan Review $9,700
Variance Review $5,200
"Deposit amount with charges based on time required.
Revised Draft 111-27 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Table 111-6
Development Impact Fees
CITY OF CARPINTERIA
DEVELOPMENT IMPACT MITIGATION FEE SCHEDULE <
1 >
2022-2023
(Exclusive of Parks and Recreation Fees)
Streets and Highway and Traffic Control General
Land Use Government Storm Drain Facilities• Thoroughfares • Bridges• Facilities• Facilities"' Residential $ I dwelling unit
Smale Familv 1,419.94 7,249.93 583.85 1,305.63 4,294.78 Multiple Family 874.83 4,466.73 359.00 976.86 1,073.22
Congregate Care 240.91 1,230.05 99.20 725.56 1,073.22
Accessory Dwelling Unit 393.0l 2,007.57 161.55 483.71 1,932.94 ~--- $ I !!rDSS SQ, ft.
Commercial 1.94 9.91 0.80 0.36 0.90
Industrial 1.5 7 8.03 0.65 0.17 0.64
Uocmrt/Hntol $ I room
811.53 4,143.62 333.49 29.29
Land Use Parkinz Facilities • Residential
fee by category x # of new units = total fee
Downtown "T" $ I parking space
Residential 23,554.23 Commerciall"Industrial
Commercial 23,554.23 fee bv cateaorv x gross so. ft. = total fee (1) Resolution No. 5750, establishing a Development Impact Mitigation Fee schedule for development within the City of arplnteria, adooted and aooroved bv the Citv Council on Seotember 25 2017. (2) Accessory dwelling units should be charged storm drain fee when construction of unit increases Impervious surface.
No storm drain fee charged if unit created within existinR. building footprint. (3) All fees except for the storm drain fee are charged per room. Storm drain fee charged at the commerclal rate per 1,000 square feet. _. Annual Iv adiusted persuant to Munkpal Code§ 15.80.0S0(B) Last Updated 07/14/22
Revised Draft 111-28 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints
CITY OF CARPINTERIA
DEVELOPMENT IMPACT MITIGATION FEE SCHEDULE 0>
2022-2023
(Parks and Recreation Fees)
Last Updated 07 /14/22
Land Use Quimby Fee*•
Park and Recreation Aquatic Open Space Fee** Facilities Fee" Facilities Fee• Residential $ I dwelling unit
Single Family 21,020.52 5,203.62 32 5.93
Multiple Family 15,726.84 3,893.27 243.74
Congregate Care
Accessory Dwelling Unit 7,785.44 1,927.27 120.93
CommercialLindustrial $Isa. ft.
Commercial 5.77
Industrial 2.80
R~:,QrtLHQt~l $ I room
459.10
(1) Resolution No. 5750, establishing a Development Impact Mitigation Fee schedule for development within the City of arpinteria adopted and approved by the City Council on September 25 2017. • Annually adjusted persuant to Municipal Code §15.80.0S0(B) "Annually adjusted persuant to Municipal Code S 15.80.0S0(A) b. Improvement Requirements
The City requires developers to provide onsite and offsite improvements necessary to serve their projects. Such improvements may include water, sewer and other utility extensions, street construction and traffic control device installation that are reasonably related to the project.
Dedication of land or in lieu fees may also be required of a project for rights-of-way, transit facilities, recreational facilities and school sites, consistent with the Subdivision Map Act.
There is no single set of standards pertaining to onsite and offsite improvements. The City's neighborhoods differ and so do standards of development that occurred many years ago. Also, most of the development in the City is on infill sites with infrastructure already in place such as streets, curbs, gutters, sidewalks and street lights. Site improvements will occur in conjunction with the development of individual parcels and tracts. Through the processing of a development application, various City departments, special districts and utility companies review the residential development for conformity with development standards. The City's Capital Improvement Program (CIP) contains a schedule of public improvements, including street improvements and other public works projects, to facilitate the City's continued development according to the City's General Plan.
The CIP helps to ensure that construction of public improvements is coordinated with private development.
Revised Draft 111-29 March 2023
':
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints Streets and Circulation Improvements
The City has established standard right-of-way (ROW) cross sections for each street and highway.
Local streets, which are designed to serve individual subdivisions and neighborhoods within residential areas, have the following standards: non-through, 52' ROW and through 56' ROW.
Collector streets connect local streets to secondary arterial streets. Several residential neighborhoods may be accessed by a collector street. A residential collector has a 60' ROW.
With regard to vacant land or underutilized sites, the City's on/offsite circulation improvement requirements are established pursuant to an approved development plan for residential projects.
These development plans establish standards in regard to the off-site circulation pattern including right-of-way dedication, street improvements, traffic control measures and acceleration and deceleration lanes. The minimum acceptable Level of Service at intersections is "LOS C". Level of Service C is defined as, "Stable flow but speed and maneuverability restricted to higher traffic volumes, satisfactory operating speeds for urban conditions." Curb, Gutter and Sidewalk Requirements
Standards for type, width and construction specifications for curb, gutters, cross gutters and sidewalks are based on those of the County of Santa Barbara, Department of Public Works, Transportation Division. Essentially, for new developments, curbs, gutters and sidewalks must be installed. In already developed areas, the standard is to match current neighborhood infrastructure and design standards.
B. Non-Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones, floodplains or sensitive biological habitat. Coastal cities like Carpinteria are also affected by future sea level rise, which could constrain new housing development and also make some existing neighborhoods subject to increased flooding. In many cases, development is constrained by state and federal laws (e.g., FEMA flood hazard regulations, the Clean Water Act, Endangered Species Act, Coastal Act, State Fish and Game Code and Alquist-Priolo Act). The City's General Plan/Local Coastal Program has been designed to protect sensitive areas from development, and to protect public safety.
Although many portions of the city are affected by such environmental conditions, the estimated capacity of potential housing development sites identified in the land inventory reflects these constraints and sites were selected based on consideration of these constraints. While portions of sites may not accommodate development due to environmental constraints, e.g., required watercourse setbacks, City policy encourages clustering development elsewhere on the site which would allow the estimated densities to be achieved. Projects may also utilize tools such as a Variance or Modification to allow exceptions from other development standards in order to facilitate the planned type and intensity of development while complying with applicable resource protection requirements.
Revised Draft 111-30 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints
2. Infrastructure Constraints
a. Water Supply
The Carpinteria Valley Water District (CVWD) provides the domestic water supply for the City.
Water is distributed throughout the City by a distribution pipe system. The CVWD currently has a contractual supply of 2,813 acre-feet of water per year from the Cachuma Project. The District also operates three wells that draw from the Carpinteria groundwater basin, which has an estimated operational yield of 4,000 acre-feet per year. In addition, 2,200 acre-feet per year have been allocated to the CVWD from the State Water Project. Each of these supplies is subject to reduced deliveries during times of drought and water supply shortages. Each supply serves both City planning area and unincorporated Santa Barbara County areas within the CVWD boundary.
According to CVWD, this water supply is expected to be adequate to serve projected development during the 2023-2031 planning period for both the city and unincorporated areas. 8 b. Wastewater Disposal
The Carpinteria Sanitary District (CSD) manages wastewater collection and treatment services in the City. In this capacity, the CSD is responsible for maintenance of the collection system and treatment plant, as well as disposal of treated wastewater. Sewage generated in the City is conveyed through district lines to the treatment facility located at 5351 Sixth Street. The treatment plant has a current permitted capacity of 2.5 million gallons per day (mgd). The plant currently treats about 1.1 mgd of wastewater; therefore, available treatment plant capacity exists to accommodate the level of development anticipated during the 2023-2031 planning period. Available hydraulic capacity of existing sewer lines in the CSD service area varies. Individual development projects may be required to evaluate or model downstream system capacity, and potentially upsize sewer infrastructure, based on their location and projected demand. c. Dry Utilities
"Dry utilities" such as electricity, internet, cable, and telephone service are provided by private companies and are expanded to serve new development as it occurs. There are no known constraints related to dry utilities that would preclude development as anticipated during the planning period.
3. Land Costs
Land represents one of the most significant components of the cost of new housing, particularly in high-cost areas along the coast. Land values fluctuate with market conditions, and appear to have increased significantly since 2020. Per-unit land cost is generally affected by density - higher density allows the cost to be spread across more units, reducing the total price. Because Carpinteria is nearly built-out there are very few sales of vacant residential parcels each year. When sales do occur, prices can vary widely depending on location and other site factors and are typically more than $1 million per acre. The City's land use plan and zoning regulations identify appropriate areas for higher-density housing in order to help mitigate the constraint of high land cost in coastal areas.
8 https://cvwd. neUdoc/4371 /
Revised Draft 111-31 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Ill Constraints
4. Construction Costs
Residential construction costs vary widely depending on the type of construction, building size and amenities. Construction cost is affected by the price of materials, labor, development standards and general market conditions. Residential building cost can range from $250/square foot for basic construction to $1,000/square foot or more for custom homes. The City has no influence over materials and labor costs, and the building codes and development standards in Carpinteria are similar to those in other cities in the area.
5. Cost and Availability of Financing
Carpinteria is similar to other communities in California with regard to private sector home financing programs. The crisis in the mortgage industry that followed the 2008 financial crisis affected the availability of real estate loans when lenders tightened underwriting standards. For buyers with excellent credit histories, mortgages have remained available while stricter lending standards have resulted in more difficulties for other borrowers.
Under state law, it is illegal for real estate lending institutions to discriminate against entire neighborhoods in lending practices because of the physical or economic conditions in the area ("redlining"). The City is not aware of any indications that redlining is currently practiced in any area of Carpinteria.
Revised Draft 111-32 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A - Evaluation Appendix A
Evaluation of the Previous Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives and policies, and the progress in implementing programs for the previous planning period. This appendix contains a review of the housing goals, policies and programs of the previous housing element and evaluates the degree to which these programs have been implemented during the previous planning period. The findings from this evaluation have been instrumental in determining the City's 2023-2031 Housing Plan.
Table A-1 summarizes the programs contained in the previous Housing Element along with the City's accomplishments and actual results compared to the objectives projected or planned. The evaluation of any differences between what was planned versus achieved has been instrumental in preparing updated objectives and programs in the 2023 Housing Element.
Table A-2 presents the City's progress in meeting the quantified objectives from the previous Housing Element. The City's objectives for new construction was 163 total units, of which 65 were lower-income units consistent with the 5
th cycle RHNA allocation. The City exceeded its total
objective by 13% (184 actual units), and the 45 lower-income units approved represents over 69% of the objective, a significant achievement given that available housing subsidies fall far short of the need. Nevertheless, programs have been updated and revised based on the experience gained during the 5th cycle. For example, Program 1 has been added to ensure adequate sites are available to meet the 6
th cycle RHNA allocation and development standards
do not act as impediments to achieving allowable densities. Program 2 has been updated to expand the ADU program and include monitoring throughout the planning period so that adjustments can be made as necessary if anticipated production levels are not being met.
Program 11 has been updated to ensure compliance with state law for special needs housing and Program 17 identifies specific meaningful actions the City will take, in addition to combatting discrimination, to overcome patterns of segregation and foster inclusive communities during the planning period.
Effectiveness in meeting low-income housing needs
The City has made significant progress during the previous planning period addressing the housing needs of lower-income households. Recent accomplishments include the following:
• Approval of new affordable housing. The City facilitated the approval and development of Casas de las Flores, which included 43 lower-income apartments, developed and managed by People's Self-Help Housing Corporation. The City continues to work with non-profit affordable housing developers to facilitate the construction and long-term affordability of lower-income housing in the City.
• ADU ordinance. The city adopted new regulations in 2022 to encourage development of AD Us. The Coastal Commission certified these amendments to the local coastal plan in late 2022 and the ordinance became effective February 22, 2023. Additional actions the City will take to encourage and facilitate ADU production and ensure objectives are met during the current planning period are described in Program 2 (Accessory Dwelling Units) of the Housing Plan.
Revised Draft A-1 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A - Evaluation • Mobile home preservation. Mobile homes represent approximately 14% of the City's housing stock. The City's Mobile Home Park Closure Ordinance and Mobile Home Rent Stabilization Program have ensured that many of these units remain affordable to lowerincome households. The City will continue to implement these regulations through Program 12 (Conservation of Mobile Home Parks and Rent Stabilization).
Effectiveness in meeting special housing needs
Special housing needs populations include the elderly, persons with disabilities or chronic illnesses, farmworkers, and people experiencing homelessness. Some of the ways the housing needs of special needs populations were addressed during the prior planning period include:
• Safe Parking Program. On October 24, 2022, the Carpinteria City Council contracted with New Beginnings Counseling Center to provide the Safe Parking Program in the City of Carpinteria for persons experiencing homelessness. The program is currently in the development stage.
• Homeless Navigation Services. A weekly lunch program managed by Home for Good is offered in the City as a means to gather local homeless persons to one area on a specific day and time where services are offered. As of 2022, the lunch program offers services from a County Drug and Alcohol Specialist, County Behavior Wellness, CityNet (the regional homeless services entity), New Beginnings, local business and entities, and community volunteers provide weekly lunches and provisions.
• Permanent Housing for Homeless Individuals. During 2021-2022 approximately 45 people experiencing homelessness in Carpinteria received assistance, including six people who were placed in permanent housing.
• Accessible and Family Units. The Casas de las Flores development includes three units with accessibility features that are available to lower-income households. In addition, seven one-bedroom, 14 two-bedroom, 12 three-bedroom flats and 10 three-bedroom townhomes are included in the development, along with a playground, walking paths, and laundry facilities to serve larger families.
• Housing for the Elderly. The Steadfast GranVida project approved in 2015 is a licensed Residential Care Facility for the Elderly (RCFE). The facility is licensed by the California Department of Social Services and includes 70 units with 76 beds. Phase 2 of this successful development is approved for an additional 50 residential units on a 1.8-acre commercial parcel at 5464 Carpinteria Avenue.
• Services for the Elderly. The City Council in 2022 established an Ad Hoc Senior Services Planning Committee which conducted a Community Needs Assessment to derive datadriven recommendations for the creation of a senior services program. The committee is currently exploring potential interim and long-term service models and partnerships.
Housing Element programs have been updated and revised based on the experience gained during the 5
th cycle RHNA allocation, particularly with regard to the housing needs of lower income and special needs populations. Program 1 has been added to ensure adequate sites are available to meet the 6
th cycle RHNA allocation and development standards do not act as impediments to achieving allowable densities. Program 2 has been updated to expand the ADU program and include monitoring throughout the planning period so that adjustments can be made as necessary if anticipated production levels are not being met. Program 11 has been updated to ensure compliance with state law for special needs housing and Program 17 identifies specific Revised Draft A-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A - Evaluation meaningful actions the City will take, in addition to combatting discrimination, to overcome patterns of segregation and foster inclusive communities during the planning period.
Revised Draft A-3 March 2023
J l 1 l
Carpinteria 2023-2031 Housing Element Technical Report Appendix A - Evaluation Table A-1
Housing Element Program Evaluation 2015-2022
1. Second Units 14 second units Ongoing Major changes to State ADU law were adopted by the Legislature in recent years and in 2022 the City amended the Zoning Ordinance to incorporate current State law. A total of 3 second units were permitted during the planning period under the prior Zoning Code. The new ADU Ordinance and staff continues to promote ADUs consistent with State law. This program is successful and should be continued through implementation of the City's ADU Ordinance and programs to encourage ADU construction.
2. Energy Conservaton Reduce residential energy
use throughout the
planning period
Ongoing The Building Division and Community Development Department continued to promote energy efficient and energy saving opportunities on new and redevelopment projects. This program is successful and should be continued.
3. No Net Loss Ensure compliance with no
net loss requirements
throughout the planning
period
Ongoing The Community Development Department continued to ensure compliance with no net loss of residential units through the review of development permits. This program is successful and should be continued.
4. Section 8 Rental Assistance 169 Units for Lower
Income Households
Ongoing The City continues to work with the County of Santa Barbara Housing Authority which administers the Section 8 Program. Currently there are 177 Section 8 vouchers issued by the Housing Authority of Santa Barbara County and the City of Santa Barbara Housing Authority within the Crty of Carpinteria. This program is successful and should be continued.
5. Affordable Rental Housing 43 lower income rental
units during the planning
period
2015-2023 During the planning period the City assisted in the development of Casas de las Flores, which includes 42 affordable rental apartments in the low- and very-low-income range and one manager's unit. This program is successful and should be continued with additional actions to support the construction of lower income rental units.
6. lnclusionary Housing 10 lnclusionary Housing
Units during the planning
period
2015-2023 Staff continued to identify opportunities for additional inclusionary housing and work with developers on multi-family housing. Two projects, Green Heron Spring and Faith Lutheran Church Subdivision/The Cottages Residences, provided a total of five inclusionary units within this Housing Element cycle. Although the City successfully implemented the lnclusionary Housing ordinance, the City had limrted interest in private for-sale developments with five or more units during the planning period. This program is successful and should be continued with additional incentives necessary to promote more affordable inclusionary units.
7. Density Bonus Continue to offer density
bonus incentives
throughout the planning
p_eriod
2015-2023 The Casas de las Flores project included 43 lower-income apartment units and relied on Density Bonus incentives to facilitate development. The City continues to provide density bonus incentive information to qualifying developments through the planning and development review process. This program is successful and should be continued.
8. Facilitate Lot Consolidation Continue to facilitate
consolidation of small lots
during the planning period
2015-2023 The City continues to discuss lot consolidation with developers on a project-by-project basis. Lot consolidation is encouraged to allow higher densities and where appropriate offer incentives, flexibility and expedited permit processing. Development during the planning period, however, generally did not require small lot consolidation for construction. This program is successful and should be continued.
Revised Draft A-4 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A- Evaluation
9. Regulatory Concessions and
Incentives
Facilitate construction of
affordable units
commensurate with the
City's needs throughout
the plannin_9J)_eriod
2015-2023 The Community Development Department continued to provide information to developers regarding concessions and incentives available for affordable rental -ownership projects. The City achieved more than its objective of affordable units during the planning period. This program is successful and should be continued.
10. Fee Mitigation Facilitate construction of
affordable units
commensurate with the
City's needs throughout
the planning period
2015-2023 The Community Development Department held discussions regarding both affordable rental units and affordable ownership condominiums. In 2017, the city lowered Development Impact Fees for Secondary Dwelling Units to facilitate the permitting of such units. The new 2022 ADU Ordinance adopts state law to reduce or eliminate Development Impact Fees altogether. This program is successful and should be continued with additional fee deferral programs.
11. Special Needs Housing Continue to implement
zoning regulations that
facilitate construction of
housing for persons with
special needs through the
planning period
2015-2023 Three of the units in the Casas de las Flores development for lower-income households included accessibility features. The City provides services to people experiencing homelessness via collaboration with the County of Santa Barbara, non-government organizations providing homeless services in the region, and local community-based volunteers and organizations. During 2021-2022 approximately 45 people experiencing homelessness in Carpinteria received assistance, including six people who were placed in permanent housing. The City also facilitated approval of a 50-unit assisted living development at 138% of maximum density. One building permit for a Secondary Dwelling Unit was issued in 2021 with a reasonable accommodation request. This program is successful and should be continued with additional programs to support special needs populations.
12. Conservation of Mobile Home Parks Facilitate preservation of 7 mobile home parks and
moderate rental rates
throughout the planning
period
2015-2023 The City has continued to monitor rental rates in mobile home parks through the Mobile Home Rent Stabilization Program and has had no conversion of the 7 mobile home parks in Carpinteria. This program is successful and should be continued.
13. Condominium Conversion Ordinance Facilitate preservation of existing units throughout
the planning period
2015-2023 No residential rental units were converted to condominiums due to provisions of the Condominium Conversion Ordinance related to rental vacancy rates. This program is successful and should be continued.
14. Inspection on Sale Facilitate preservation of
existing housing units
throughout the planning
p_eriod
2015-2023 This program has been discontinued. This program was discontinued after a lawsuit was filed challenging a similar program in the City of Santa Barbara and other successful lawsuits challenging similar requirements nationwide. The City also found no evidence that the program encouraged additional housing production or preserved existing housing units.
15. Rental Housing Inspection Facilitate preservation of existing single-family rental
housing units throughout
the planning period
2015-2023 This program has been discontinued. This program was discontinued after a lawsuit was filed challenging a similar program in the City of Santa Barbara and other successful lawsuits challenging similar requirements nationwide. The City also found no evidence that the program encouraged additional housing production or preserved existing single-family rental housing units.
16. Housing Code Compliance Facilitate preservation of
existing single-family rental
housing units throughout
the planning period
2015-2023 The Community Development Department's Building and Code Compliance divisions conducted site inspections and enforced the housing and building and safety codes through compliance orders and administrative citations. This program is successful and should be continued.
Revised Draft A-5 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A - Evaluation
17. Single Family Housing Rehabilitation I Rehabilitation of 2 units occupied by extremely-low
income owner households
and 3 units occupied by
very-low income owner
households during the
planning period
2015-2023 The City continued to encourage eligible very-low income homeowners to contact the USDA Rural Housing Repair and Rehabilitation Program for loans to help modernize and improve their homes to remove health and safety hazards. Although the City does not have information regarding successful rehabilitation of units during the planning period, this program has the potential to be successful and should be continued with additional outreach efforts to USDA and interested homeowners.
18. Multi-family Rehabilitation I Rehabilitation of 2
extremely-low income
units, 1 very-low income
unit, and 6 low income
units during the planning
period
2015-2023 The City continued to seek grant funds and assist in the rehabilitation of multifamily housing in need of repair. Lack of funding and public information about the program likely hindered its success. This program has the potential to be successful and should be continued with additional outreach efforts to grant providers and interested parties.
19. Fair Housing Information and Referral I Continue to disseminate fair housing information to
residents, landlords, and
other interested parties
throughout the planning
period; conduct annual fair
housing workshops in
cooperation with the
Rental Housing Mediation
Pro_g_ram
2015-2023 The City continued to partner with the City of Santa Barbara's Rental Housing Mediation Program to provide tenants, landlords, and interested parties with information and mediation services related to housing and rental disputes. The City also referred residents to the Legal Aid Foundation of Santa Barbara County and California Rural Legal Assistance to address concerns related to disability access, those living on fixed incomes, and victims of domestic or elder abuse. This program is successful and should be continued.
20. Workforce Homebuyer Down
Payment Loans
Continue to facilitate home
ownership for local
workforce throughout the
planning period
2015-2023 The City continued to provide down payment loans, in collaboration with the Housing Trust Fund of Santa Barbara County. 10 loans were funded during the planning period. This program is successful and should be continued.
Revised Draft A-6 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A- Evaluation Table A-2
Progress in Achieving Quantified Objectives 2015-2022
,; ~ _,' . . ,, .
,· New Construction Rehabilitation Conservation
_._Income Category_ · . Objective. I·, ~ctual. · · Objec!ive '• Actual· Objective Agt1;1al I
Extremely-Low 20 2 1691
Very-Low 19 33 1 na 177
Low 26 12 6 -
Moderate 34 2 8602 860 - - - -
Above-Moderate 64 137 - - - -
Total 163 184 9 na - -
1. Section 8 units
2. Mobile homes
Revised Draft A-7 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix A- Evaluation This page intentionally left blank
Revised Draft A-8 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Appendix B
Residential Land Inventory
State law requires the Housing Element to include an inventory of vacant or underutilized sites with the potential for residential development during the planning period. The assumptions and methodology for estimating potential residential development capacity are discussed below. The 6 th cycle RHNA projection period began June 30, 2022, and housing units completed after that date are credited toward the City's RHNA allocation for the 2023-2031 Housing Element period.
Affordability Assumptions
Completed and approved housing developments are assigned to affordability categories based on the actual price or rent (see Table 1-12 in Chapter I), while sites with future potential for residential development may be assigned to income categories based on allowable density. Under state law, 1 the lower-income "default density" for Carpinteria is 20 units/acre, which means that sites allowing a density at or above that level are assumed to be appropriate for lower-income housing unless the site is smaller than one-half acre. Sites allowing multi-family housing at a density of at least 1 O units/acre and sites smaller than one-half acre are considered suitable for moderate- or abovemoderate-income units, while sites with allowed densities below 10 units/acre are assigned to the above-moderate category. As discussed below, in some cases the City used more conservative assumptions for the income category assigned to sites than those allowed under state law.
Residential Sites Inventory
The City's inventory of residential sites is summarized in Table B-1. Methodology and assumptions used in developing the inventory are discussed below for various categories of sites. Parcel specific inventories are provided in Table B-3 (Completed, Approved, and Pending Projects), Table B-4 (Vacant Sites), Table B-5 (Underutilized Sites with R Overlay), and Table B-6 (Candidate Opportunity Sites). The analysis reflects realistic housing capacity based on existing land use regulations, market trends, and any known constraints such as environmental conditions. The analysis below shows that the current sites inventory is not adequate to fully accommodate the lower-income RHNA allocation for the 2023-2031 planning period; therefore, zoning amendments are described in Program 1 of the Housing Plan to provide additional opportunities for lower-income housing development. Candidate sites for zoning amendments are listed in Table B-6 and discussed below.
Sites Identified in a Prior Planning Period
Government Code §65583.2(c) provides that vacant sites identified in two prior consecutive elements and underutilized sites identified in one prior element shall not be deemed adequate to accommodate lower-income housing unless the zoning allows development by-right for projects in which at least 20 percent of the units will be affordable to lower-income households. One of the vacant sites listed in Table B-3 (Plum Avenue) was identified as potential lower-income housing sites in two prior housing elements. It is being counted as moderate-income housing site the current site inventory analysis. In addition, Candidate Site 21 in Table B-6 was identified as a lower-income housing site in the last housing element. The site is partially developed with an industrial building. The current site inventory assumes the site could be redeveloped as a mixed use site under the current M-RP zoning with 25% of units moderate-income and 75% above1 Government Code §65583.2(c)(3)(B) Revised Draft B-1 March 2023
I
!
~
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory moderate. No vacant or underutilized sites identified to accommodate lower-income housing in the current site analysis were identified for lower-income housing in a prior planning period; therefore, this requirement is not applicable.
Table 8-1
Land Inventory Summary
Income Cate o
Very Low
-
Low Mod Above
Total.
. . . . . . . . . . . ; . . . ....
418 135 269
13 5
94 31
89 266
96 10 54
228 7 56
Source: City of Carpinteria, 2023
.. . - :
•••••
... - :
.. .. :
a. Completed, Approved, and Pending Projects
Table 8-3 shows: (1) residential units completed after June 30, 2022, (2) approved projects that are not yet completed, and (3) pending project currently under planning review. These units are all assigned to the above-moderate income category based on anticipated sales price or rent. Nine of the 15 projects were/are being developed at 100% or more of the maximum allowed density.
Overall, these sites were/are being developed at an average of 88% of their maximum allowed densities.
Of the 15 projects listed in Table 8-3, 6 have been completed or are under construction, 1 is currently in building permit review, and 3 have planning approvals and are pending building permit submittal. Given their stage in the entitlement process and the lack of any known barriers to development, the City expects all of the approved units to be completed within the planning period.
In addition, 5 projects identified in Table 8-3, totaling 8 units are currently pending planning review.
These are all residential projects on residentially zoned sites with 1 to 3 net new units each. There are no known barriers to these projects being approved and constructed within the planning period. b. Vacant Sites
Table 8-4 lists vacant parcels where residential development is allowed. All of these sites allow 100% residential use, and only one of the sites (2 potential units) allows non-residential use. Sites allowing multi-family development at a density of 1 O to 20 units/acre are assigned to the moderateincome category while single-family zoned sites are assigned to the above-moderate category. As indicated in the analysis of Completed, Approved and Pending Projects (Table 8-3), sites are being developed on average at 88% of the maximum allowed density. For the purposes of calculating realistic development potential of vacant sites, the City conservatively assumed they would be developed at 80% of allowed density. While there are potential constraints on some of the vacant sites (e.g., possible environmentally sensitive habitat, easements over portions of the sites), given the low number of potential units on each of these sites, constraints are not anticipated to reduce the realistic development of the sites below the 80% of allowed density assumed in the analysis.
Revised Draft B-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory c. Non-Vacant Underutilized Sites
The sites inventory evaluated parcels with zoning that allows only residential use as well as parcels with zoning that allows either residential or non-residential uses, or mixed uses. Nonresidential zone districts allowing residential or mixed uses include the following:
• CPD - Commercial Planned Development. Primary uses in the CPD district include offices, retail stores, service establishments, and wholesale businesses. Dwelling units are also permitted at a density up to 20 units/acre when integrated as part of the overall commercial development.
• CB - Central Business. Primary uses in the CB district include offices, retail stores, service establishments, and wholesale businesses. Dwelling units are also permitted at a density up to 20 units/acre when integrated as part of the overall commercial development.
• M-RP - Industrial/Research Park. Primary uses in the M-RP district include light industry, technical research, and business offices and mixed residential/industrial uses. Housing at up to 20 units/acre is also permitted when integrated as part of the overall. development. • M - General Industrial. Primary uses in the M district include light industrial and mixed residential/industrial uses. Dwelling units at up to 20 units/acre are permitted when integrated as part of the overall development.
In each of these zones, stand-alone residential development at 20 units/acre is permitted with the application of the R-Overlay.
Underutilized non-vacant properties with potential for additional housing are shown in Tables B-5 and B-6. Table B-5 includes properties with the R Overlay designation allowing stand-alone residential use while sites with non-residential zoning allowing mixed uses are shown in Table B6. Sites listed in Table B-6 are also candidates for rezoning to apply the R Overlay as discussed below and in Program 1 of the Housing Plan.
Recent Development Trends
To estimate anticipated residential development on sites where 100 percent non-residential uses are permitted, the City examined development trends on all properties with non-residential zoning designations where residential is an allowed use during the prior housing element cycle to present (2015 to March 2023). As shown in Table B-2, residential and mixed-use development on sites allowing 100 percent non-residential use is a common occurrence in Carpinteria, including stand-alone residential development on non-residentially zoned commercial sites with the R Overlay. A summary of the trends depicted in Table B-2 is provided in Table B-2a.
Between 2015 and March 2023, 65% of development on non-residentially zoned sites allowing residential included residential as stand-alone development or as part of a mixed use development. Stand-alone residential projects were developed at an average of 96% of the maximum allowed density while mixed use projects were developed at 62% of the maximum density on average. On sites with the R Overlay, 80% of projects have included residential development.
Conversations with local commercial property owners and real estate professionals indicate that this trend is expected to continue and increase during the planning period due to changing market Revised Draft 8-3 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory .,
_;
I
conditions that favor residential development as compared to office and commercial development. One example of this market trend is illustrated by the Lagunitas project (6380 Via Real - Candidate Site 5 in Table 8-6) where the property owner has recently submitted a preliminary application to significantly reduce previously entitled commercial square footage on the property in favor of more multi-family residential units. Rezoning to add the R Overlay to this site pursuant to Program 1 would allow stand-alone multi-family development at a density of 20 to 25 units/acre excluding any density bonus. The owner has expressed interest in pursuing a residential only project if the R Overlay was applied. As discussed in the Candidate Sites for Rezoning section below, other property owners have also interest in having the R Overlay applied to their non-residentially zoned sites. Letters from some of these property owners are included in Appendix C.
Site Identification
Recent changes to state law require cities to evaluate the extent to which existing uses on nonvacant properties constitute an impediment to residential development during the planning period when a city is relying on non-vacant sites to accommodate 50 percent or more of its lower-income housing need. Substantial evidence that the existing uses on lower-income non-vacant sites listed in Tables 8-5 and 8-6 are likely to be discontinued and do not constitute an impediment to residential development include one or more of the following conditions, which are more specifically described for each site in Figures 8-3 and 8-4:
• Existing uses on many sites include older buildings that show signs of deferred maintenance or functional obsolescence, vacant space, or lower-value uses such as self-storage that could be replaced with higher-value residential development; • Existing buildings have a relatively low site coverage that would allow residential development without requiring demolition of existing buildings; • As shown in Tables 8-2 and 8-2a, there is a history of residential and mixed-use development on underutilized sites in Carpinteria;
• Property owners expressions of interest in residential development; • The City is unaware of existing leases or other encumbrances that would prevent development on underutilized sites during the planning period; • Lack of substantial known environmental constraints; and • Close proximity to amenities such as services, schools, recreation, employment and public transportation.
All identified sites are located in areas designated Moderate Resources on the TCAC/HCD Composite Opportunity Map to further fair housing objectives and avoid concentration of future housing in areas of lower opportunity. The only areas designated High Resources in the City contain Carpinteria High School and Sandpiper Mobile Home Park, and do not include land available for additional residential development. There are no designated Highest Resources areas in the City. See additional discussion of the Site Inventory Analysis relative to fair housing objectives in Appendix D.
Revised Draft B-4 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-2
Projects on Sites with Non-Residential Zoning, 2015- 2023 4295 Carpinteria Ave I 0.31 I Private tennis court I CPD/R Overlay I Residential only I Completed I 12.9 I 4 I 67% (20)
4096 Via Real I 2.68 I Camper Park I CPD/R Overlay I Residential only I Completed I 16 I 43 I 80% (20)
5585 Carpinteria Ave I 0.97 I Motel I CPD I Motel Addition I Completed I n/a I 0 I n/a (20)
5464 Carpinteria Ave I 3.76 I Office I CPD I Senior Assisted Living I Completed I 20.2 I 70 I 100% (20)
6380 Via Real I 25.3* I Vacant I M-RP Mixed use Residential Portion I 5.6 I 73 I 28% (20) Completed
4819 Carpinteria Ave I 0.22 I Gas station I CB Mixed use Building Permit I 9.1 I 2 I 50% (20) Issued
1222 Cravens Ln 1.87 Storage CPD/R Overlay Commercial addition Approved I n/a I 0 I n/a (Underutilized Site 1) (20)
5464 Carpinteria Ave 1.81 Parking Lot CPD Senior assisted living Approved 27.6 50 138% (20)
4675 Carpinteria Ave I 0.11 I Vacant I CPD I Mixed use I Approved I 18.2 I 2 I 100% (20)
700 Linden Ave I 0.69 I Commercial I CB Commercial adaptive Approved n/a 0 n/a (20) reuse/addition
6250 Via Real 8.47 Storage M-RP Commercial addition Approved n/a 0 n/a (Candidate Site 4) (20)
4253 Carpinteria Ave 0.26 2 SFDs CPD/R Overlay Residential only Pending 19.2 5 (3 net) 96% (20)
4209 Carpinteria Ave I 0.26 I Outdoor CPD/R Overlay I Mixed use I Pending I 15.4 I 2 I 77% Storage/Yard (20)
6380 Via Real 8.46 Vacant M-RP I Mixed use I Pending I 13.1 - 21.2 I 111 - 119 I 65 -106% (Candidate Site 5)* (20)
1135 Eugenia Pl 0.80 Commercial condos CPD I Mixed use (convert I Pending I 2.51 -2- l 16% (Candidate Site 13) (20) condos to residential)
Revised Draft 8-1 March 2023
I I IJ LIILll
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory 4110 Via Real 2.62 Church CPD/R Overlay
(20}
Hotel Pending n/a 0 n/a
499 Linden Ave 1.15 Parking Lot CPD
(20)
Hotel Pending n/a 0 n/a
Source: City of Carpinteria, 2023
• The residential portion of 6380 Via Real was developed on 13 acres of the 25.3 acre site. The office portion of the approved project has not been completed and the property owner recently submitted a proposal for a new mixed use development on that portion of the site, identified as Candidate Site 5 in Table 8-6 (see details in table above and Appendix 8, Figure 8-4).
Revised Draft B-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-2a
ment Trends on Sites with Non-Residential Zonin
All Projects on Non-Residential Zoned Sites
Residential Only 5 30% 96%
Mixed Use 6 35% 62%
Non-Residential 6 35% n/a
Total Projects 17
Projects on Sites with R Overlay
Residential & Mixed Use 4 67% 80%
Non-Residential Only 2 33% n/a
Total Project on R Overlay Sites 6
R Overlay Sites (Table B-5)
Sites listed in Table B-5 have zoning designations that allow either stand-alone residential or mixed uses. In addition to the factors discussed under Site Identification above, while there are many other non-vacant properties in the City with non-residential zoning that allow mixed use, only sites larger than½ acre and allowing stand-alone residential use were included in Table B-5.
With the exception of Site 12, the zoning designation for all of these properties is CPD (Commercial Planned Development) with the R (Residential Only) Overlay, which allows stand-alone residential development at a density of up to 20 units/acre. Site 12 is zoned PUD which allows residential as well as non-residential uses. No density is specified for the PUD zone. The owner of Site 12 recently submitted an application for a resort development including a 41-unit lower-income affordable housing development to be leased to, and operated by People's Self Help Housing. For the purposes of the site inventory, these recently proposed units have not been included.
Several of the smaller sites listed in Table B-5 have existing older residential units that could be removed and replaced with an increased number of units based on the R Overlay zoning designation. Table B-5 identifies potential net new units for sites with existing residential units. As noted in Program 1 of the Housing Plan, any development that would demolish existing housing units shall be subject to the affordable housing replacement requirements of Government Code §65583.2(9)(3). Some of the underutilized sites have Flood Hazard and/or Coastal Appeals Overlays over all or a portion of the site as indicated in detail for each site in Figure B-3. However, neither of these overlay designations would preclude infill development or redevelopment at the maximum allowed density. The City also has policies that allow and encourage clustering of development on project sites to avoid impacts to resources or other site constraints.
The realistic density assumed for these parcels with the R Overlay is based upon development trends for similar sites. As shown in Table B-2a, there have been six projects on sites with the R Overlay between 2015 and March 2023. Four of those projects include residential or mixed use development at an average of 80% of the maximum allowed density of 20 units per acre. Therefore, the site inventory for sites with the R Overlay assumes development of the identified sites will occur at a density of 80% of the maximum density, 16 units per acre. Further, to account for sites that may not be developed with residential uses, the estimated number of units was reduced to 67% of the total possible, consistent with development trends. This resulted in a capacity of 125 units on the sites identified in Table B-5.
Revised Draft B-1 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory While all of the sites listed in Table B-5 are larger than ½ acre with allowed densities of 20 units per acre and are therefore considered suitable for lower-income housing based on the default density provisions of State law, the City has conservatively assigned all sites smaller than one acre to the moderate-income category for purposes of the sites inventory analysis.
Other Underutilized Sites (Table 8-6)
Underutilized parcels allowing residential in combination with other uses and having potential for additional residential development are shown in Table B-6. Details for these sites are provided in Figure B-4. Because the current zoning designations do not allow stand-alone residential use, these parcels are also identified as candidate sites for rezoning to create additional incentives for residential development by applying the R Overlay, which would allow stand-alone residential use as an alternative to the uses allowed by the existing base zoning designation (see discussion of Candidate Sites for Rezoning below).
Sites in Table B-6 were selected from approximately 150 parcels with non-residential zoning that allow residential use based on factors including age of buildings, signs of deferred maintenance or functional obsolescence, lower-value uses, property owner interest, and close proximity to amenities such as services, schools, employment, and public transportation (see additional discussion in Site Identification above).
With the exception of two sites with agricultural zoning, all of the sites listed in Table B-6 currently allow multi-family residential use at a density of 20 units/acre mixed with non-residential uses. For the purposes of determining the number of units likely to be developed on these sites, the City assumed the sites would be redeveloped at 62% of the maximum allowed density based on recent development trends for mixed use development sites with non-residential zoning as shown in Tables B-2 and B-2a. The "Current Mixed Use Potential" column in Table B-6 lists the potential net new units for each site under existing zoning, 1,006 mixed use units total. As indicated by recent development trends, only 35% of sites that allow mixed uses including residential have been developed with residential units between 2015 and 2023. Therefore, the total Current Mixed Use Potential for the sites in Table B-6 was reduced to 35% of the total potential units for purposes of the RHNA analysis, that is a capacity of 355 units.
All of the sites listed in Table B-6 are larger than½ acre and allow 20 units per acre. As such, they may be considered suitable for lower-income housing based on the default density provisions of State law. However, the City has conservatively assigned 25% of the predicted units to the moderate-income category and the remaining 75% to the above-moderate category for purposes of the RHNA sites inventory analysis.
Private real estate development decisions are based on a variety of financial and personal considerations including general economic and market conditions, expectations for future market conditions, current and projected costs (development cost, loan servicing, property taxes, assessments, insurance, maintenance, utilities, etc.), current and projected income (rent, appreciation), private lending institution policies, alternate investment options, perceived financial risk vs. expected return, and personal objectives, as well as the policies and actions of other governmental agencies over which the City has little or no control (e.g., the California Coastal Commission). The City's evaluation of residential development potential is based on available data, staff observations and reasonable assumptions regarding development trends, property characteristics, and input from property owners and knowledgeable real estate professionals.
Inclusion of any property in this sites inventory should not be interpreted as the City's prediction regarding private development decisions or a City requirement for amortization of any existing uses.
Actual development will depend on the individual decisions of private property owners.
Revised Draft B-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Actions the City will take to encourage and facilitate development of these and other sites are described in detail in the Housing Plan, especially Program 1 (Adequate Site to Accommodate Regional Housing Needs), Program 5 (Affordable Rental Housing Development Assistance), Program 6 (lnclusionary Housing), Program 7 (Density Bonus), Program 8 (Facilitate Lot Consolidation or Subdivision), Program 9 (Regulatory Concessions and Incentives for Affordable Housing), Program 10 (Fee Mitigation), and Program 18 (Workforce Homebuyer Down Payment Loans).
d. Accessory Dwelling Units
ADUs are included in the sites inventory, without specific parcels identified for future ADU development. Rather, a citywide estimate was used based on expectations for future ADU permits.
The City's current ADU Ordinance was reviewed and approved by the California Coastal Commission in December 2022 and became effective in February 2023. As compared to the prior ADU Ordinance, the City's new ADU Ordinance incentivizes construction of ADUs by broadly expanding the number of parcels eligible for an ADU, easing applicable development standards for ADU construction, streamlining the ADU permit review process, and eliminating Development Impact Fees (DIFs) for ADUs smaller than 750 sq. ft. Based on the new standards and strong property owner interest, the City anticipates construction of approximately 20 ADUs per year during the planning period. ADU regulations are discussed in detail in Section Ill. Constraints and Program 2 in the Housing Plan describes actions the City will take to encourage ADU production. The program includes a commitment to monitor ADU production and affordability annually and implement additional actions or incentives if production is not meeting anticipated levels. Through the ADU program, the City will also provide two architect-designed ADU building plans specific for Carpinteria: (1) 400 square feet, one-bedroom I one bathroom; and (2) 480 square feet, one bedroom I one bathroom. These plans will be pre-approved by the City's Plans Examiner and available to residents by May 1, 2023 at no cost in order to facilitate additional ADU construction.
To estimate the income levels of future ADUs, the City reviewed a December 2020 analysis of ADU affordability prepared by the Southern California Association of Governments. 2 That study
concluded that a significant portion of ADUs built recently have been affordable to low- and moderate-income households. For the higher-cost areas of Los Angeles County ("LA County I") which included the coastal subregions, SCAG determined that the following affordability assumptions are appropriate:
Very Low I Low I Moderate I M~~~;:te
Source: SCAG 2020
Based on this analysis, future ADU production has been estimated as shown in Table B-1. e. Candidate Sites for Rezoning
As noted above, the sites inventory analysis concluded that based on current land use regulations there is insufficient realistic potential capacity to fully accommodate the City's RHNA allocations in the lower income categories. Therefore, State law requires the City to take proactive steps to create 2 https://scaq.ca.qov/sites/main/files/file-attachments/adu affordability analysis 120120v2.pdf?1606868527 Revised Draft B-3 March 2023
=
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory additional opportunities for affordable housing development commensurate with the RHNA. Based on staff analysis and extensive public outreach including a public workshop for property owners, a strategy was developed to revise the existing "R Overlay" zoning designation and apply the updated R Overlay to additional properties that may be suitable for residential-only development during the planning period.
Candidate sites for potential rezoning to add the R Overlay and provide additional opportunities for affordable housing are identified in Table B-6. As discussed above, candidate sites were identified based on a preliminary evaluation that included factors such as existing underutilization, physical conditions such as vacant buildings, age of structures and environmental constraints, proximity to services and transportation, and development interest. These sites are currently zoned Commercial, Industrial/Research Park, Industrial, and Agriculture and a zoning amendment is proposed to add the Residential (R) Overlay designation to sufficient sites to allow new stand-alone housing development to accommodate the shortfall of potential lower-income sites compared to the RHNA allocation (see Program 1 in the Housing Plan). As noted in Table B-6, multi-family residential use is currently allowed on most of these parcels in combination with a non-residential use; however, the proposed R Overlay would expand the permitted uses to also allow stand-alone residential use to provide additional incentives for residential development.
Cumulatively, these sites have the potential capacity for over 2,000 new housing units; therefore, not all of the candidate sites are needed to fully accommodate the lower-income RHNA shortfall. It is expected that more detailed site analysis and California Environmental Quality Act (CEQA) review during implementation of the rezoning program may identify new opportunity sites while other sites may be deemed unsuitable or densities may be modified based on new information.
The City may implement modified zoning strategies provided the total unmet RHNA need by income category is accommodated consistent with State-defined criteria.
As part of the rezoning program, the City will also review residential development standards in consultation with local architects and developers and amend standards as necessary to ensure that allowable densities can be achieved, including 3-story development in multi-family zones with appropriate affordability requirements, and ensure that standards do not pose unreasonable constraints on the cost and supply of housing.
Candidate site characteristics are summarized in Table B-6 and site locations are shown in Figure B-2a and Figure B-2b. Details and photos for each candidate site are provided in Figure B-4. f. Infrastructure Capacity
As discussed previously in Section II1.B.2, infrastructure capacity, including water, sewer and dry utilities, is expected to be adequate to serve the level of expected housing development during the planning period.
The Carpinteria Valley Water District (CVWD) provides the domestic water supply for the City.
The CVWD currently has a contractual supply of 2,813 acre-feet of water per year from the Cachuma Project. The District also operates three wells that draw from the Carpinteria groundwater basin, which has an estimated operational yield of 4,000 acre-feet per year. In addition, 2,200 acre-feet per year have been allocated to the CVWD from the State Water Project. Each of these supplies is subject to reduced deliveries during times of drought and water supply shortages. Each supply serves both City planning area and unincorporated Santa Barbara County areas within the CVWD boundary. According to CVWD, this water supply is expected to Revised Draft B-4 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory be adequate to serve projected development during the 2023-2031 planning period for both the city and unincorporated areas.
3 The Carpinteria Sanitary District (CSD) manages wastewater collection and treatment services in the City. The CSD treatment plant has a current permitted capacity of 2.5 million gallons per day (mgd). The plant currently treats about 1.1 mgd of wastewater; therefore, available treatment plant capacity exists to accommodate the level of development anticipated during the 2023-2031 planning period.
g. Environmental Constraints
As discussed previously in Section 111.B.1, there are no known environmental conditions that would preclude the level of housing development anticipated during the planning period. While portions of sites may not accommodate development due to environmental constraints, e.g., required watercourse or sensitive habitat setbacks, City policy encourages clustering development elsewhere on the site which would allow the estimated densities to be achieved. 3 https://cvwd. neUdoc/4371 /
Revised Draft B-5 March 2023
IL~~--- I LIIIUJJ
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-3
Completed, Approved and Pending Projects
4285 Carpinteria Ave 003-212-030 0.31 CPD/R Overlay Residential only 12.9 4 67% Completed 1335 Vallecito Place 003-142-032 1.26 7- R-1 Residential only 4.0 5 100% Completed 1112 Linden Avenue 004-041-001 0.25 PRD-20 Residential only 16.0 4 (2 net) 80% Completed 650 Concha Loma Dr 003-340-008 0.43 6-R-1 Residential only 2.3 1 100% Under construction 5567 Calle Arena 003-382-014 0.17 6-R-1 Residential only 5.9 1 100% Under construction 4819 Carpinteria Ave 003-253-008 0.22 CB Mixed use 9.1 2 50% Building Permits issued" 4716 Seventh Street 003-301-020 0.25 PRD-15 Residential only 12.0 3 (2 net) 100% In Building Permit review 4675 Carpinteria Ave 003-242-007 0.11 CPD Mixed use 18.2 2 100% Approved 4905 Eighth Street 003-311-001 0.19 PRD-20 Residential only 15.8 3 (2 net) 100% Approved 5464 Carpinteria Ave 001-070-065 & 066 1.81 CPD Senior assisted living 27.6 50 138% Approved 4775 Seventh Street 003-303-018 0.17 PRD-20 Residential only 17.6 3 (2 net) 100% Planning review pending 4253 Carpinteria Ave 003-212~029 0.26 CPD/R overlay Residential only 19.2 5 (3 net) 96% Planning review pending 4818 Dorrance Way 003-440-013 0.13 PRD-20 Residential only 7.7 1 50% Planning review pending 5559 Calle Arena 003-382-012 0.17 6-R-1 Residential only 5.9 1 100% Planning review pending 4610 Fourth Street 003-431-005 0.27 PRD-20 Residential only 7.4 2 (1 net) 40% Planning review pending Totals 79 net units 88%
Source: City of Carpinteria, 2023
*All units assumed to be above-moderate income category .. Project revisions anticipated to replace 2nd floor office with additional residential units.
Revised Draft 8-6 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-4
Vacant Sites
Moderate-Income Sites
Palm Avenue (no address) I 004-04 7 -043 I I MOR/ No constraints, Identified as lower0.16 PRD-20 20 16 3 income site in two prior housing element cycles
Plum Street (no address) I 003-210-005 I 0.13 I CPD/ 20 16 2 No constraints, Identified as lowerR Overlay income site in 5th housing element cycle Olive Avenue (no address) I 003-360-017 I 0.21 I MOR/ 10 8 . Possible ESHA onsite PRD-10
Olive Avenue (no address) I 003-360-015 I 0.41 I MOR/ 10 8 3 I Possible ESHA onsite PRO-10
190 Holly Avenue I
003-481-014 I I MOR/ I Flood control channel on portion of site,
0.23 PRO-20 20 16 2 Identified as lower-income site in 5th housing element cycle
MOR/
1 Vacant - no constraints, Identified as
003-252-021 0.17 PRO-15 15 12 2 moderate-income site in 5th housing Eighth Street (no address) I element cycle
Total - Moderate I 13
Above-Moderate-Income Sites
745 Oak Avenue I 003-332-002 I 0.20 I MOR I 7 I 1 I 1 I No constraints 6-R-1
Sixth Street (no address) I 003-325-001 I 0.49 I MOR/ I 7 I 1 I 1 I Possible ESHA onsite 6-R-1
447 Concha Loma Drive I 003-370-oos I 4.89 I LOR/ 2 1 1 Possible ESHA onsite 20-R-1 Flood Hazard Overlay
Concha Loma Drive (no address) 1 003-370-01 o I 0.78 I LOR/ 2 1 1 Access easement onsite 20-R-1
4634 Ninth Street 1 003-242-018 1 0.11 I LOR/ I 10 I 1 I 1 I No constraints 4-R-1
Total - Above Moderate I I I I I I 5
Source: City of Carpinteria, 2023
*Per Government Code §65583.2(c)(3)(B), sites allowing multi-family housing at a density of at least 10 units/acre and sites smaller than one-half acre are considered suitable for moderate- or above-moderateincome units. Sites allowing a density of less than 10 units/acre are considered suitable for above-moderate units. Potential capacity is based conservatively on 80% of allowable density for multi-family parcels and 1 unit per lot for single-family parcels.
Revised Draft B-7 March 2023
~I IIll II
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-5
Underutilized Sites with R Overlay
GC/ I I I J 30 (29 net) lower J
Lower value use
Site 1 I 004-013-027 I 1.90 I CPD/R Self storage; adjacent to MF 20 16 Adjacent to MF Near transit
GC/ I I I I I
Older budget motel
Site 3 I 004-013-017 I 0.80 I CPD/R Older motel; adjacent to Site 4 20 16 12 moderate Lot consolidation potential Near transit
Older buildings
Site4 I 004-013-015 I 1.48 I VC/ J Older multi-tenant commercial; I 20 I 16 ·1 23 lower I Lower-value use CPD/R adjacent to Sites 3 & 5 Lot consolidation potential Near transit
Older budget motel
Large parking lot
Site 5 I 004-013-016 I 1.98 I VC/
I
Older 124-room motel w/large I 20 I 32** I 63 lower
I Property owner interest in
CPD/R parking lot; adjacent to Site 4 residential conversion and has reached out to an affordable
housing provider
004-031-018 GC/ Older tilt-up multi-tenant Lower-value use Site 6 I 004-031-019 0.97 CPD/R commercial/light industrial; 20 16 15 moderate Older buildings adjacent to MF Partially vacant
003-210-001 Older buildings 003-210-002
Site 7 I 003-210-003 0.91 GC/ Older SFR units w/deferred 20 16 14 (6 net) Deferred maintenance CPD/RI maintenance moderate Adjacent to MF 003-210-005 Near services 003-210-006 003-212-025
003-212-026
003-212-028 Older buildings 003-212-029 Older mixed residential & light Deferred maintenance 003-212-CA1 GC/ Site8 I 003-212-032 1.27 CPD/R industrial w/ deferred 20 16 20 (15 net) lower 1 unimproved parcel 003-212-033 maintenance Adjacent to MF
003-212-034 Near services
003-212-035
003-212-036
Revised Draft B-8 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory 003-212-038 Older buildings 003-212-039
Site 9 I 003-212-017 1.13 GC/ Mixed older residential & light 20 16 18 (11 net) lower Deferred maintenance
003-212-018 CPD/R industrial Adjacent to MF
003-212-019 Near services
003-212-011
003-212-012
I I I I I I I
Older buildings 003-212-013 GC/ 11 (3 net) Site 10 I 003-212-021 0.69 CPD/R Older residential 20 16 moderate
Adjacent to MF
003-212-022 Near services
003-212-023
003-213-005
003-213-006 Older buildings 003-213-007 Older mixed commercial & Site 11 I 003-213-008 0.93 GC/
residential w/deferred 20 16 14(10net) Deferred maintenance 003-213-009 CPD/R maintenance
moderate Adjacent to MF
003-213-010 Near services
003-213-011
Pending application for resort
development. Includes 41-unit
Site 12 I 001-170-010 I 27.53 I PUD I Agriculture & Driving range I n/a I 1.5 I 41 lower*** I lower-income affordable 001-170-130 housing development to be
leased to, and operated by
People's Self Help Housing.
182 net lower,
I Totals I I 39.59 I I I I I 46 net moderate
Source: City of Carpinteria, 2023
*Per Government Code §65583.2(c)(3)(B), sites allowing multi-family housing at a density of at least 20 units/acre and at least one-half acre are considered suitable for lower-income units. However, the City has conservatively assigned sites smaller than one acre to the moderate-income category. "Based on property owner interest and outreach to affordable housing provider. *** Based on project description for submitted Development Plan application. These units are not included in the site inventory.
Revised Draft 8-9 March 2023
I l 11 L ~lllll.~-----
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Table B-6
Candidate Opportunity Sites Summary
Site 1
No Address I 001-080-040 4.54 AG,OSR A-10 AG,OSR R Overlay 20 25 90 Agriculture No buildings 001-080-002 8.24 AG A-10 AG R Overlay 20 25 164 Agriculture Lot consolidation potential 001-080-030 3.11 AG A-10 AG ROverlay 20 25 62 Agriculture Near transit & services
Property owner interest
Subtotal I 15.81 316 0 Previously-approved by
City for MFR
Site2 I
5800 Via Real I oo 1-080-041 14.09 AG A-10 AG ROverlay 20 25 281 Agriculture Low value buildings 001-080-035 2.11 AG A-10 AG R Overlay 20 25 42 Agriculture Lot consolidation potential Subtotal I 16.74 323 0 Near transit & services
Previously-approved by
City for MFR
Site 3
1000 Bega Way 001- 180-006 4.46 ROI M-RP ROI R Overlay 20 25 89 Industrial Research I Lot consolidation potential 1010 Bega Way 001-180-041 4.47 ROI M-RP ROI R Overlay 20 25 89 Industrial Research I Near transit & MF Subtotal 9.68 178 120
(175 net) (117 net)
Site4
6250 Via Real 001-180-064 2.05 ROI M-RP ROI R Overlay 20 25 41 Storage Older, lower-value 6250 Via Real 001-180-065 2.14 ROI M-RP ROI R Overlay 20 25 42 Storage buildings 6250 Via Real 001-180-066 2.14 ROI M-RP ROI R Overlay 20 25 42 Storage Lot consolidation potential
6250 Via Real 001-180-067 2.14 ROI M-RP ROI R Overlay 20 25 42 Storage Near transit & MF
Subtotal 8.47 167 105
(166 net) (104 net)
Site 5
6380 Via Real 001-190-097 8.46 ROI M-RP ROI R Overlay 20 25 169 Vacant land Near transit & MF Subtotal 8.46 169- 105 I Property owner interest
Pending Mixed-Use
Project Application
Sites
6385 Cindy Lane 001-190-025 4 ROI M-RP ROI R Overlay 20 25 80 Industrial Research Vacant buildings 1005 Mark Avenue 001-190-068 1.69 ROI M-RP ROI ROverlay 20 25 33 Industrial Research Older, lower-value 6388 Rose Lane 001-190-073 1.01 ROI M-RP ROI R Overlay 20 25 20 Industrial Research buildings Revised Draft B-10 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Map#/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min. Max.
Density Density ■.
1 ffl jjfflj•ffl
-
.
min -
I 1013 Mark Avenue 1 001-190-084 1 ROI I M-RP I ROI I R Overlay I 20 I Industrial Research I 6382 Rose Lane 001-190-086 2.67 ROI M-RP ROI R Overlay 20 25 53 I Industrial Research I I Lot consolidation potential Subtotal 10.58 210 131
Site7
6390 Cindy Lane 001-190-023 2.25 ROI M-RP ROI R Overlay 20 25 45 Industrial Research Vacant buildings 6392 Via Real 001-190-091 1.25 ROI M-RP ROI R Overlay 20 25 25 Industrial Research Older, lower-value 001-190-092 1 ROI M-RP ROI R Overlay 20 25 20 Industrial Research buildings Near transit 001- 190-093 1 ROI M-RP ROI R Overlay 20 25 20 Industrial Research Lot consolidation potential Subtotal 5.51 110 65
Site 8
1000 Mark Ave 001-190-099 1.28 ROI M-RP ROI R Overlay 20 25 25 Industrial Research Older buildings 001-190-100 1 ROI M-RP ROI ROverlay 20 25 20 Industrial Research Near transit 6402 Cindy Lane I 001-190-101 1.23 ROI M-RP ROI ROverlay 20 25 24 Industrial Research Under-utilized parking lot 001-430-011 6.51 ROI M-RP ROI ROverlay 20 25 130 Industrial Research Lot consolidation potential Subtotal 10.02 199 124
Site9
001-430-008 4.49 ROI M-RP ROI R Overlay 20 25 89 Vacant I No buildings Subtotal 4.49 89 56 I Near transit
Site 10
5320 Carpinteria 001-070-058 1.08 GC CPD GC ROverlay 20 25 21 Commercial Older buildings Ave Vacant space
Subtotal 1.08 21 13 Near transit & services
Adjacent to MF
Site 11
003-280-005 0.03 GC CPD GC R Overlay 20 25 0 Vacant Older buildings 5437 Carpinteria 003-280-017 1.95 GC CPD GC R Overlay 20 25 39 Residential Vacant parcel Ave Apartments Lot consolidation potential
Subtotal 1.98 39 24 Near transit & services
(25 net) (10 net) Adjacent to MF
Development interest
Site 12
1160 Eugenia Pl 003-162-009 1.93 GC CPD GC R Overlay 20 25 38 Commercial Older buildings 1145 Eugenia Pl 003-162-011 1.59 GC CPD GC R Overlay 20 25 31 Commercial Vacant buildings 1155 Eugenia Pl 003-162-012 1.15 GC CPD GC R Overlay 20 25 23 Commercial Lot consolidation potential Near transit & services Subtotal 4.66 92 58 Adjacent to residential Revised Draft B-11 March 2023
I I 11 u m II
Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory - ---- -
Development interest
Site 13
1101&1135 003-870-CA 1 0.80 GC CPD GC R Overlay 20 25 16 Commercial condos I Older buildings Euqenia Pl Near transit & services
Subtotal 0.80 16 10 I Interest in residential use
Site 14
003-860-CA 1 1 GC CPD GC ROverlay 20 25 20 Commercial condos I I Older buildings with 1065 Eugenia Pl 004-041-011 0.16 GC CPD GC ROverlay 20 25 3 Commercial I vacancies 1056 Eugenia Pl 004-041-012 0.25 GC CPD GC R Overlay 20 25 5 Commercial I 1 Near transit & services 1090 Eugenia Pl 004-041-015 0.47 GC CPD GC R Overlay 20 25 9 Commercial Subtotal 1.88 37 I 23
-----
(35 net) (21 net)
Site 15
4602 Carpinteria 004-039-002 0.40 GC CPD GC R Overlay 20 25 8 Commercial Lower-value buildings Ave Parcels for sale
4610 Carpinteria 004-039-009 1.14 GC CPD GC R Overlay 20 25 22 Commercial Lot consolidation potential Ave Development interest
4620 Carpinteria 004-039-010 0.91 GC CPD GC R Overlay 20 25 18 Commercial Near transit & services Ave
Subtotal I I 2.45 I I I I I I I 48 I I 30
Site 16
4621 Carpinteria 003-242-002 0.22 GC CPD GC ROverlay 20 25 4 Commercial & I I Older low-value buildings Ave Manufacturing Near transit & services
4631 Carpinteria 003-242-003 0.33 GC CPD GC R Overlay 20 25 6 Commercial & I I Parcel for sale Ave Residential
4643 Carpinteria 003-242-026 0.11 GC CPD GC R Overlay 20 25 2 Residential-SFD Ave
Subtotal I I 0.67 I I I I I I I 12 I I 8
(9 net) (5 net)
Site 17
4745 Carpinteria 003-251-021 0.93 VC/GC CPD VC/GC R Overlay 20 25 18 Commercial Older low-value buildings Ave Near transit & services
Subtotal 0.93 18 12 Development interest
Site 18
Revised Draft B-12 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory 003-151-017 I 0.16 I GC I CPD I GC I R Overlay I 20 I 25 I 3 I Vacant & Lot consolidation potential Residential Older low-value buildings
1095 Holly Avenue 003-151-018 0.20 GC CPD GC ROverlay 20 25 4 Residential-SFD Near transit & services 4760 Carpinteria 004-039-007 1.10 GC CPD GC R Overlay 20 25 22 Commercial Development interest Ave
Subtotal I I 1.47 I I I I I I I 29 I I 18
(28 net) (17 net)
Site 19
5201 Sixth Street 004-105-010 2.35 GI M GI ROverlay 20 25 47 Industrial Lot consolidation potential 546 Walnut Street 004-105-006 0.94 GC CPD GC ROverlay 20 25 18 Commercial Older low-value buildings Subtotal 3.29 65 41 Pending vacancy
Near transit & services
Site 20
592 Palm Avenue 003-360-012 0.19 GC CPD GC R Overlay 20 25 3 Commercial Lot consolidation potential 586 Palm Avenue 003-360-013 0.23 GC CPD GC R Overlay 20 25 4 Commercial Older low-value buildings 510 Palm Avenue 003-360-016 035 GC CPD GC R Overlay 20 25 7 Commercial Near transit & services Subtotal 0.77 14 10
Adjacent to MF
(11 net) (7 net)
Site 21
6155 Carpinteria 001-180-040 2.94 RDI M-RP RDI R Overlay 20 25 59 Industrial Older low value building Ave Vacant parcel
6175 Carpinteria 001-180-032 3.37 RDI M-RP RDI R Overlay 20 25 67 Vacant Pending vacant building Ave Near transit
Subtotal 6.31 126 78 Development interest
TOTALS 116.04 2,278 1033
(2,251 net) (1,006 net)
Source: City of Carpinteria, 2023
*All sites are suitable for lower-income housing based on default density provisions of State law. **Current mixed use potential based on assumption sites would be developed at 62% of maximum allowed density based on recent trends for development on sites with non-residential zoning. See discussion in section c. Non-Vacant Underutilized Sites.
***Pending application for Site 5 proposes two scenarios: Option 1 - 111 units, Option 2 - 179 units. Estimated density for this analysis is 169 units based on minimum density of 20 units/acre with R overlay.
See additional site details in Figure B-4.
Revised Draft B-13 March 2023
I l _ _._J '.I Ill II
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Figure B-1
Underutilized Sites Map
Revised Draft B-14 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Figure B-2a
Candidate Opportunity Sites Map
Revised Draft B-15 March 2023
I l Jl LI Ill ll
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Figure B-2b
Candidate Opportunity Sites Map
Revised Draft B-16 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Figure B-3
Underutilized Sites Details
Underutilized Site 1 - 1222 Cravens Lane
Source: Google Earth
Site Suitability Site Overview
Size: 1.90 ac
Site Details:
• 1.90 acre parcel
• Direct access to Via Real (major arterial) and Cravens Lane (secondary arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Multi-family Residential
o East: Multi-family Residential
o South: Via Real/ U.S. Highway 101
o West: Cravens Lane
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Potential Units: 28 (27 net)
Income Target: Lower Income
Existing Use: Self-storage
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-17 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Personal self-storage business. Operates under CUP.
• Comprised of six 2-story buildings & metal-framed
warehouses (with mezzanines) totaling approx.
68,500 sq. ft. Includes 1 caretaker unit/ manager's
office.
• Built in 1980s with multiple additions built in 1990s • Received approval in 2022 for 13,000 sq. ft. of
mezzanine to be added within warehouse buildings.
Not yet constructed.
• Improvement to Land Value {1/L) Ratio: 4.24
Existing Zoning & Potential Buildout:
• Commercial Planned Development {CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 28 units @ 75% of max density
{27 net)
Site Constraints:
• Adjacency to U.S. Highway 101
4 Owner Interest:
• Unknown at this time
4 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077-1083 Cramer Road.
Revised Draft 8-18 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1222 Cravens Lane
APN 004-013-027
Site Size (ac) 1.90
Existing Use Self-storage
Current General Plan GC
Current Zoning CPD/R
Allowed Density 20 du/ac
Potential Units 28 (27 net)
Looking northeast from Via Real & Cravens Lane Source: Google Earth Source: Santa Barbara County ArcGIS
Looking northwest from Vial Real Source: Google Earth
Revised Draft B-19 March 2023
:7 Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory j
Underutilized Site 2 - Intentionally omitted
Revised Draft B-20 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 3 -4160 Via Real
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0.80 acre parcel
• Direct access to Via Real (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Single Family Residential
o East: Commercial Office (see Underutilized
Site 4)
o South: Via Real/ U.S. Highway 101
o West: Single- and Multi-family Residential
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• Approx. 0.50 miles to public park facility
Size: 0.80 ac
Potential Un its: 12
Income Target: Moderate Income
Existing Use: Motel
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Motel
• 2-story 52-room building built in 1960s
• Improvement to Land Value (1/L) Ratio: 2.7
Revised Draft B-21 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 12 units@ 75% of max density
Site Constraints:
• Adjacency to U.S. Highway 101
5 Owner Interest:
• Unknown at this time
5 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-22 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory Site Details
Address 4160 Via Real
APN 004-013-017
Site Size (ac) 0.80
Existing Use Motel
Current General Plan GC
Current Zoning CPD/R
Allowed Density 20 du/ac
Potential Units 12
Looking north from Via Real Source: Google Earth
Revised Draft 8-23 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 4 - 4180 Via Real
,,
/ - ..,,
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.48 acre parcel
• Direct access to Via Real (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Single Family Residential
o East: Motel (See Underutilized Site 5)
o South: Via Real/ U.S. Highway 101
o West: Motel (See Underutilized Site 3)
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• Approx. 0.50 miles to public park facility
Size: 1.48 ac
Potential Units: 22
Income Target: Lower Income
Existing Use: Commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Multi-tenant office building
• 1-story, approx. 22,000 sq. ft. built in 1989
• Current vacancies; listed for lease
• Improvement to Land Value (1/L) Ratio: 1.29
Revised Draft B-24 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 22 units @ 75% of max density
Site Constraints:
• Adjacency to U.S. Highway 101
6 Owner Interest:
• Unknown at this time
• Partially vacant/ listed for lease
6 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-25 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory ...
Site Details
Address 4180 Via Real
APN 004-013-015
Site Size (ac) 1.48
Existing Use Multi-tenant commercial
Current General Plan vc
Current Zoning CPD/R
Allowed Density 20 du/ac
Potential Units 22
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
Revised Draft B-26 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 5 - 4200 Via Real
..
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.98 acre parcel
• Direct access to Via Real (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Single Family Residential
o East: Service Station
o South: Via Real/ U.S. Highway 101
o West: Multi-tenant Office (See Underutilized
Site 4)
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• Approx. 0.50 miles to public park facility
Size: 1.98 ac
Potential Units: 63
Income Target: Lower Income
Existing Use: Motel
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• 124-room motel
• 3-story, approx. 33,000 sq. ft. built in 1981
• Approx.½ of site is devoted to parking lot
• Improvement to Land Value (1/L) Ratio: 1.23
Revised Draft B-27 March 2023
!!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 63 units based on property
owner interest and outreach to affordable housing
provider
Site Constraints:
• Adjacency to U.S. Highway 101
7 Owner Interest:
• Owner has expressed interest in redevelopment or
conversion for affordable housing
• Owner has contacted affordable housing provider
7 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077- 1083 Cramer Road.
Revised Draft B-28 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4200 Via Real
APN 004-013-016
Site Size (ac) 1.98
Existing Use 124-room motel
Current General Plan vc
Current Zoning CPD/R
Allowed Density 20 du/ac
Potential Units 63 /
. I
,
/ · -"
I
11 '
' . ( '.\
-, .
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
Revised Draft B-29 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory Underutilized Site 6 - 4188 Carpinteria Avenue
- ...
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0.97 acres
• _2 parcels under common ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: U.S. Highway 101
o East: Multi-family Residential
o South: Carpinteria Avenue
o West: U.S. Highway 101
• Approx. 0.5 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 1 mile to public park facility
Size: 0.97 ac
Potential Units: 14
Income Target: Moderate Income
Existing Use: Commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Multi-tenant commercial building
• 1-story, approx. 14,000 sq. ft., concrete tilt-up
warehouse built in 1986
• Regular vacancies; listed for lease
• Improvement to Land Value (1/L) Ratio:
o 004-031-018: 1.28
o 004-031-019: 0.24
Revised Draft B-30 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Zoning & Potential Buildout:
• Commercial Planned Development {CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 14 units@ 75% of max density
Site Constraints:
• Adjacency to U.S. Highway 101
8 Owner Interest:
• Unknown at this time
• Partially vacant/ listed for lease
8 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 -1083 Cramer Road.
Revised Draft B-31 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory ...
7 Site Details
Address 4188 Carpinteria Avenue No address
APN 004-031-018 004-031-019
Site Size (ac) 0.84 0.13
Existing Use Multi-tenant commercial Parking lot
Current General Plan GC GC
Current Zoning CPD/R CPD/R
Allowed Density 20 du/ac 20 du/ac
Potential Units 12 2
I
Looking west from Carpinteria Avenue from east Source: Google Earth side of site
Looking east from Carpinteria Avenue from west Source: Google Earth side of site
Revised Draft B-32 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 7 -1023, 1035, 1041 & 1043 Plum Street Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0.91 acres
• 5 parcels under separate ownership
o Parcels 003-210-003 & -005 are under
common ownership
• Direct access to Carpinteria Avenue (major arterial) & Plum Street
• Served by all public utilities
• Adjacent land uses:
o North: U.S. Highway 101
o East: Plum Street
o South: Carpinteria Avenue
o West Multi-family Residential
• Approx. 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 0.91 ac
Potential Units: 13 (5 net)
Income Target: Moderate Income
Existing Use: Single-family
residential & vacant
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-33 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Single & Multi-family Residential
o 003-210-001: 1-story SFD approx. 1,300 sq. ft.
built in 1950s
o 003-210-002:
• Partial 2-story SFD approx. 1,800 sq.
ft. built pre-1060
• 1-story SFD approx. 800 sq. ft. built
pre-1960
o 003-210-003:
• 1-story SFD approx. 1,200 sq. ft. built
pre-1960
• 1-story SFD approx. 1,100 sq. ft. built
pre-1960
o 003-210-005: Vacant/ undeveloped
o 003-210-006: Three detached 1-story SFDs
approx. 750 sq. ft. ea. built pre-1950 & 1965
• Improvement to Land Value (I/L) Ratio:
o 003-210-001: 0.26
o 003-210-002: 5.37
o 003-210-003: 3.00
o 003-210-005: 0
o 003-210-006: 0.42
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 13 units (5 net)@ 75% of max
density
Site Constraints:
• Adjacency to U.S. Highway 1019
Owner Interest:
• Unknown at this time
9 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 -1083 Cramer Road.
Revised Draft B-34 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1043 Plum Street 1041 Plum Street 1035 Plum Street No address 1023 Plum Street APN 003-210-001 003-210-002 003-210-003 003-210-005 003-210-006 Site Size (ac) 0.17 0.17 0.24 0.13 0.20
Existing Use SFD 2 SFDs 2 SFDs Vacant 3 SFDs
Current General GC GC GC GC GC
Plan
Current Zoning CPD/R CPD/R CPD/R CPD/R CPD/R
Allowed Density 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac Potential Units 2 (1 net) 2 (0 net) 4 (2 net) 2 3 (0 net) Looking southwest from north end of Plum
Street
Source: Google Earth
! ~~
·oooo
- n I
Source: Santa Barbara County ArcGIS
Looking northwest from Carpinteria Avenue &
Plum Street
Source: Google Earth
Revised Draft 8-35 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory Underutilized Site 8 - 4209, 4213, 4237, 4241 & 4253 Carpinteria Avenue =
- ..
j
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.27 acres
• 5 parcels under separate ownership
o Parcels 003-212-025, -026, -029 & CAl are
under common ownership
• Direct access to Carpinteria Avenue (major arterial) & Estero Way
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Multi-family Residential
o South: UPRR Railroad/ Carpinteria Salt Marsh
o West: Estero Way
• Approx. 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 1.27 ac
Potential Units: 19 (14 net)
Income Target: Lower Income
Existing Use: Residential & Light
industrial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-36 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Append ix B - Residential Land Inventory Existing Use:
• Single & Multi-family Residential, & Industrial/
Commercial
o 003-212-025: Industrial/ Outdoor storage; no
permanent structures
o 003-212-026: Single Family Residence, 1-
story, approx. 800 sq. ft. built in 1920
o 003-212-028: 1-story 2-unit apartment built in
1964
o 003-212-029:
• 1-story SFD approx. 1,100 sq. ft. built
early 1900s
• 1-story SFD approx. 800 sq. ft. built
pre-1960
o 003-212-CAl: 5 commercial/ industrial
condominium units; 1-story concrete tilt-up
warehouses, 720 sq. ft. ea. built in 1988.
• Improvement to Land Value (1/L) Ratio:
o 003-212-025: 0
o 003-212-026: 0.28
o 003-212-028: 0.11
o 003-212-029: 0.33
o 003-212-CAl: 0.83
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per
acre density)
• Accommodate approx. 19 units (14 net)@ 75% of
max density
Site Constraints:
• 20' sewer easement along rear of property
Owner Interest:
• Owner support for residential infill
• Pending multi-family residential and mixed-use
commercial/ residential applications on multiple lots
Revised Draft B-37 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory =
...
Site Details
Address 4209 Carpinteria 4213 Carpinteria 4241 Carpinteria 4253 Carpinteria 4237 Carpinteria Ave Ave Ave Ave Ave
APN 003-212-025 003-212-026 003-212-028 003-212-029 003-212-CAl Site Size (ac) 0.26 0.24 0.26 0.26 0.25
Existing Use Industrial/ SFD 2-Unit 2 SFDs Commercial
Outdoor storage Apartment condos &
warehouse
Current General GC GC GC GC GC
Plan
Current Zoning CPD/R CPD/R CPD/R CPD/R CPD/R
Allowed Density 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac Potential Units 4 3 (2 net) 4 (2 net) 4 (2 net) 4
Looking northeast from Estero Way Source: Google Earth
----:__··· /~J
v
Looking southwest from Carpinteria Avenue Source: Google Earth Revised Draft B-38 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 9 - 4311, 4315, 4327, 4337 & 4351 Carpinteria Avenue Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.13 acres
• 5 parcels under separate ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Multi-family Residential
o South: UPRR Railroad/ Carpinteria Salt Marsh
o West: Multi-family Residential
• Approx. 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 1.13 ac
Potential Units: 16 (9 net)
Income Target: Lower Income
Existing Use: Residential &
Commercial
Owner Interest: Unknown
Included in Prior No
Housing Element
Cycle:
Revised Draft B-39 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory =
Existing Use:
• Single & Multi-family Residential, & Industrial/ Commercial o 003-212-017: 2 detached 1-story SFDs built pre1950s
o 003-212-018: Mixed-Use Commercial/
Residential; partial 2-story w/ approx. 1,050 sq. ft.
apartment & 3,800 sq. ft. commercial, built in
1981
o 003-212-019: 1-story SFD approx. 1,100 sq. ft.
built in 1964
o 003-212-038: 1-story SFD approx. 1,200 sq. ft.
built in 1920
o 003-212-039: 2-story 2-unit apartment, approx.
1,800 sq. ft. built in 1998
• Improvement to Land Value (I/L) Ratio:
o 003-212-017: 3.05
o 003-212-018: 2.79
o 003-212-019: 2.50
o 003-212-038: 0.22
o 003-212-039: 23.17
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre density) • Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per acre density)
• Accommodate approx. 16 units (9 net)@ 75% of max
density
Site Constraints:
• 20' sewer easement along rear of property
Owner Interest: Unknown at this time
Revised Draft 8-40 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4311 Carpinteria 4315 Carpinteria 4327 Carpinteria 4337 Carpinteria 4351 Carpinteria Ave Ave Ave Ave Ave
APN 003-212-038 003-212-039 003-212-017 003-212-018 003-212-019 Site Size (ac) 0.14 0.14 0.29 0.29 0.29
Existing Use SFD Residential 2 SFDs Commercial, SFD
Apartment (2 Residential
units) Apartment (1
unit)
Current General GC GC GC GC GC
Plan
Current Zoning CPD/R CPD/R CPD/R CPD/R CPD/R
Allowed Density 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac Potential Units 2 (1 net) 2 (0 net) 4 (2 net) 4 (3 net) 4 (3 net) Looking southwest from Carpinteria Avenue
~~-212-xXx
Source: Google Earth Source: Santa Barbara County ArcGIS Looking southeast from Carpinteria Avenue Source: Google Earth Revised Draft B-41 March 2023
!!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 10 - 4371, 4383 & 4399 Carpinteria Avenue & 917, 935 & 945 Pear Street
::i
...
j
J
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0.69 acres
• 6 parcels under separate ownership
• Direct access to Carpinteria Avenue (major arterial) & Pear Street
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Pear Street
o South: UPRR Railroad/ Carpinteria Salt Marsh
o West: Multi-family Residential
• < 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 0.69 ac
Potential Un its: 10 (2 net)
Income Target: Moderate Income
Existing Use: Residential
Owner Interest: Unknown
Included in Prior
Housing
Element
Cycle:
No
Revised Draft B-42 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Single & Multi-family Residential
o 003-212-011: 2-story 2-unit apartment approx.
3,180 sq. ft. built in 1993
o 003-212-012: 2-story 2-unit apartment approx.
3,000 sq. ft. built in 1994
o 003-212-013: 1-story SFD approx. 1,300 sq. ft.
built in 1935
o 003-212-021: 1-story SFD approx. 1,100 sq. ft.
built in 1984
o 003-212-022: 1-story SFD, approx. 1,200 sq. ft.
built in 1967
o 003-212-023: 1-story SFD, approx. 1,500 sq. ft.
built in 1930
• Improvement to Land Value (1/L) Ratio:
o 003-212-011: 18.13
o 003-212-012: 1.43
o 003-212-013: 2.20
o 003-212-021: 0.48
o 003-212-022: 0.55
o 003-212-023: 2.02
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre density) • Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per acre density)
• Accommodate approx. 10 units (2 net) @ 75% of max
density
Site Constraints:
• 20' sewer easement along rear of property
Owner Interest: Unknown at this time
Revised Draft B-43 March 2023
l Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory -/
:::j
Site Details
Address 945 Pear St 935 Pear St 917 Pear St 4371 4383 4399 Carpinteria Carpinteria Carpinteria
Ave Ave Ave
APN 003-212-011 003-212-012 003-212-013 003-212-021 003-212-022 003-212-023 Site Size (ac) 0.11 0.12 0.19 0.09 0.09 0.09
Existing Use 2-Unit 2-Units SFD SFD SFD SFD
Apartments Apartment
Current General GC GC GC GC GC GC
Plan
Current Zoning CPD/R CPD/R CPD/R CPD/R CPD/R CPD/R
Allowed Density 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac Potential Units 2 (0 net) 2 (0 net) 3 (2 net) 1 (0 net) 1 (0 net) 1 (0 net) Looking northwest from south end of Pear
Street
Source: Google Earth
~ o~;~i12~ _
Source: Santa Barbara County ArcGIS
Looking southwest from Carpinteria Avenue &
Pear Street
Source: Google Earth
Revised Draft B-44 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 11 -4401, 4415, 4425 & 4427 Carpinteria Avenue & 910, 934 & 948 Pear Street
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0.93 acres
• 7 parcels under separate ownership
o Pa reels 003-213-008 & -009 under common
ownership
• Direct access to Carpinteria Avenue (major arterial} & Pear Street
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Multi-family Residential
o South: UPRR Railroad/ Carpinteria Salt Marsh
o West: Pear Street
• < 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 0.93 ac
Potential Units: 13 (9 net)
Income Target: Moderate Income
Existing Use: Residential &
commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft 8-45 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory J
_J
Existing Use:
• Single Family Residential & Commercial
o 003-213-005: 1-story SFD approx. 1,800 sq. ft.
built in 1965
o 003-213-006: 1-story SFD approx. 640 sq. ft. built
in 1935
o 003-213-007: 1-story SFD approx. 800 sq. ft. built
in 1940
o 003-213-008: no permanent structures
o 003-213-009: 1-story commercial building approx.
5,000 sq. ft. built in 1965
o 003-213-010: 1-story commercial office, approx.
1,000 sq. ft. built in 1941
o 003-213-011: 1-story SFD approx. 1,000 sq. ft.
built in 1930
• Improvement to Land Value (I/L) Ratio:
0 003-213-005: 5.25
0 003-213-006: 0.14
0 003-213-007: 0.23
0 003-213-008: 1.33
0 003-213-009: 8.01
0 003-213-010: 0.09
0 003-213-011: 0.60
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre density) • Residential (R) overlay applied to this property (allows for residential-only development of up to 20 units per acre density)
• Accommodate approx. 13 units (9 net) @ 75% of max
density
Site Constraints:
• 20' sewer easement along rear of property
Owner Interest: Unknown at this time
Revised Draft B-46 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4427 910 Pear St 934 Pear St 948 Pear St 4401 4415 4425 Carpinteria Carpinteria Carpinteria Carpinteria
Ave Ave Ave Ave
APN 003-213-005 003-213-006 003-213-007 003-213-008 003-213-009 003-213-010 003-213-011 Site Size 0.17 0.14 0.11 0.12 0.12 0.12 0.14
(ac)
Existing SFD SFD SFD Vacant Restaurant Commercial SFD
Use office
Current GC GC GC GC GC GC GC
General
Plan
Current CPD/R CPD/R CPD/R CPD/R CPD/R CPD/R CPD/R
Zoning
Allowed 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac 20 du/ac Density
Potential 3 (2 net) 2 (1 net) 1 (0 net) 2 2 1 2 (1 net) Units
Looking southwest from Carpinteria Avenue Source: Google Earth Source: Santa Barbara County ArcGIS
Looking southeast from Carpinteria Avenue &
Pear Street
Source: Google Earth
Revised Draft B-47 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Underutilized Site 12 - 5885 & 5669 Carpinteria Avenue
,.;
1 Source: Google Earth
Site Suitability Site Overview
Site Details:
• 27.53 acres
• 2 parcels under common ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
o Parcel 001-170-013 requires annexation into
Carpinteria Sanitary District
• Adjacent land uses:
o North: Carpinteria Avenue/ U.S. Highway 101
o East: Public Park/ Open Space Preserve
o South: UPRR Railroad/ Pacific Ocean
o West: Public Facility (City Hall) & (former) Oil
& Gas Onshore Processing Facility
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 0.5 miles to shopping, dining & services
• < 0.25 miles to public park facility
Size: 27.53 ac
Potential Units: 41
Income Target: Lower Income
Existing Use: Golf range,
agricu ltura I fields
Owner Interest: Yes, application filed
Included in Prior
Housing Element
Cycle:
No
Revised Draft 8-48 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Parcel 001-170-013: Golf Driving Range (operates
under CUP) & Agriculture
• Parcel 001-170-010: vacant/ undeveloped
• No permanent improvements/ buildings onsite
• Improvement to Land Value (1/L) Ratio:
o 001-170-013: 0
o 001-170-010:0
Existing Zoning & Potential Buildout:
• Planned Unit Development (PUD)
o Allows for Residential, Recreation,
Commercial & Open Space
• Mixed-use permissible (up to 20 units per acre
density)
Proposed Zoning & Potential Buildout:
• Maintain PUD zoning designation
• Proposed Project: 41 units
Site Constraints:
• Adjacency to U.S. Highway 101 & UPRR Railroad
• ESHA onsite (primarily Parcel 001-170-010)
Owner Interest:
• Owner written support for hospitality/ residential
mixed-use project
• Project application submitted (02/03/23) for
hospitality/ residential mixed-use project
o Residential portion to be leased to and
operated by People's Self Help Housing
o 40 units (+l manager's unit); mix of 1, 2, & 3-
bedroom units
o Rentals restricted to households making 30%
to 60% of AMI
Revised Draft B-49 March 2023
!!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory - 7
Site Details
Address 5885 Carpinteria Avenue 5669 Carpinteria Avenue APN 001-170-013 001-170-010
Site Size (ac) 23.40 ac 4.13 ac
Existing Use Golf range, Agricultural fields Coastal bluff, public trail Current General Plan PUD PUD
Current Zoning PUD PUD
Allowed Density None specified None specified
Potential Units 41 0
Looking southeast from Carpinteria Avenue Source: Google Earth Source: Santa Barbara County ArcGIS
Looking southwest from Carpinteria Avenue Source: Google Earth Revised Draft 8-50 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Figure 8-4
Candidate Sites Details
Candidate Site 1 - Via Real
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 15.81 acres
• 3 parcels under common ownership
• Direct access to Via Real (major arterial)
• Access to all public utilities
o Requires annexation into Carpinteria Sanitary
District
• Adjacent land uses:
o North: Carpinteria Creek (ESHA)
o East: Agriculture (See Candidate Site No. 2)
o South: Via Real/ U.S. Highway 101
o West: Mobile Home Park
• Approx. 0.5 miles to transit (MTD Line 20)
• Approx. 0.5 miles to shopping, dining & services
• Approx. 0.25 miles to public park facility
Size: 15.81 ac
Potential Units: 316
Income Target: Lower Income
Existing Use: Agriculture
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Avocado farm
• No structures on site
• Improvement to Land Value (1/L) Ratio:
o 001-080-040: 0.08
Revised Draft B-51 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory o 001-080-002: 0.11
o 001-080-030: 0.11
=
Existing Zoning & Potential Buildout:
• Agriculture (AG-10)
• 1 residence per legal lot+ limited employee
(farmworker) housing
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 316 units
Site Constraints:
• Carpinteria Creek ESHA
o Required min. SO-foot setback from edge of
riparian corridor
• 100 year Floodplain (Zone AE)
o Limited to northern edge of site, within creek
corridor and protected buffer
• Coastal Act & LCP resource protection policies
(agriculture/ prime soils)
• Adjacent to U.S. Highway 101
10 • Pa reels combined are greater than 10 acres.
o Housing Plan Program 8 is implemented
which facilitates lot consolidation or
subdivision to help ensure that parcels
greater than 10 acres or less than 0.5 acres
are suitable for lower income housing
development
Owner Interest:
• Letter of support from current owner for residential
development
• Previously approved by City on 2 occasions for
medium density multi-family residential development
(with Candidate Site No. 2), but not certified by the
California Coastal Commission
10 Residential projects located adjacent U.S. Highway 101 may require noise attenuation I mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-52 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address No address No address No address
APN 001-080-040 001-080-002 001-080-030
Site Size (ac) 4.54 8.24 3.11
Existing Use Agriculture Agriculture Agriculture
Current General AG,OSR AG AG
Plan
Current Zoning A-10 A-10 A-10
Proposed Zoning AG-10/R AG-10/R AG-10/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 90 164 62
Site 1 looking west from Via Real Source: Google Earth
Source: Santa Barbara County ArcGIS
Revised Draft B-53 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 2 - 5800 Via Real
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 16. 7 4 acres
• 2 parcels under common ownership
• Direct access to Via Real (major arterial)
• Access to all public utilities
o Requires annexation into Carpinteria Sanitary
District
• Adjacent land uses:
o North: Carpinteria Creek (ESHA)
o East: Agriculture (Unincorporated)
o South: Via Real/ U.S. Highway 101
o West: Agriculture (see Candidate Site No. 1)
• Approx. 0.5 miles to transit (MTD Line 20)
• Approx. 0.5 miles to shopping, dining & services
• Approx. 0.25 miles to public park facility
Size: 16.74 ac
Potential Units: 323
Income Target: Lower Income
Existing Use: Agriculture
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Container plant nursery
• 4,000 square foot packing house (age unknown) &
misc. temporary hoop houses
• Improvement to Land Value (1/L) Ratio:
o 001-080-041: 0.18
o 001-080-035: 0
Revised Draft B-54 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Zoning & Potential Buildout:
• Agriculture (AG-10)
• 1 residence per legal lot+ limited employee
(farmworker) housing
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 323 units
Site Constraints:
• Carpinteria Creek ESHA
o Required min. SO-foot setback from edge of
riparian corridor
• 100 year Floodplain (Zone AE)
o Limited to northern edge of site, within creek
corridor and protected buffer
• Coastal Act & LCP resource protection policies
(agriculture/ prime soils)
• Adjacency to U.S. Highway 101
11 • Site is larger than 10 acres
o Housing Plan Program 8 is implemented
which facilitates lot consolidation or
subdivision to help ensure that parcels
greater than 10 acres or less than 0.5 acres
are suitable for lower income housing
development
Owner Interest:
• Unknown at this time
• Previously approved by City on 2 occasions for
medium density multi-family residential development
(with Candidate Site No. 1), but not certified by the
California Coastal Commission
11 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-55 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory ...
Site Details
Address 5800 Via Real No address
APN 001-0 80-041 001-080-035
Site Size (ac) 14.09 2.11
Existing Use Agriculture Agriculture
Current General Plan AG AG
Current Zoning A-10 A-10
Proposed Zoning AG-10/R AG-10/R
Minimum Density 20 20
Maximum Density 25 25
Potential Units 281 42
I
Site 2 looking east from Vi- a Real Source: Google Earth Source: Santa Barbara County ArcGIS
Revised Draft B-56 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 3 - 1000 & 1010 Bega Way
Site Suitability Site Overview
Site Details:
• 9.68 acres
• 2 parcels under common ownership
• Access to Via Real (major arterial) via easement (~600 ft.) • Served by all public utilities
• Adjacent land uses:
o North: Rural Residential (Unincorporated)
o East: Multi-family Residential
o South: Self-Storage (Candidate Site No. 4)
o West: Mobile Home Park
• < 0.25 miles to transit (~600 ft to MTD Line 20 route) • Approx. 1.5 miles to shopping, dining & services
• Approx. 0.25 miles to public park facility
Size: 9.68 ac
Potential Units: 178 (175 net)
Income Target: Lower Income
Existing Use: Industrial Research;
Temporary Employee
Housing
Owner Interest: Unknown
Included in Prior No
Housing Element
Cycle:
Existing Use:
• Office, warehousing & assembly facilities
• 2 buildings totaling 117,000 square feet, constructed over two phases in 1998 & 2009
• 2-story / mezzanine
• 3 employee apartment units (to provide temporary
housing to visiting employees)
• Improvement to Land Value (1/L) Ratio:
Revised Draft B-57 March 2023
!!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory o 001-180-006: 5.62
o 001-180-041: 3.61
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per
acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 178 units (175 net)
Site Constraints:
• Includes temporary housing units
o Program 1 requires development that proposes
to demolish existing housing units shall be
subject to the requirement to replace affordable
units as a condition of development pursuant to
Government Code§ 65583.2(g)(3). Replacement
requirements shall be consistent with those set
forth in§ 65915(c)(3) and§ 65590-65590.1 (the
Mello Act).
Owner Interest:
• Unknown at this time
Revised Draft B-58 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1000 Bega Way 1010 Bega Way
APN 001-180-006 001-180-041
Site Size (ac) 4.46 4.47
Existing Use Industrial Research I ndustria I Research
Current General Plan RDI RDI
Current Zoning M-RP M-RP
Proposed Zoning M-RP/R M-RP/R
Minimum Density 20 20
Maximum Density 25 25
Potential Units 89 (86 net) 89
Looking southeast at 1000 Bega Way Source: Bing Maps
Source: Santa Barbara County ArcGIS
Looking north at 1010 Bega Way Source: Bing Maps
Revised Draft B-59 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 4 - 6250 Via Real
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 8.47 acres
• 4 parcels under common ownership
• Direct access to Via Real (major arterial)
• Served by all public utilities
o Parcels 001-180-064, -065 & -066 require
annexation into Carpinteria Sanitary District
• Adjacent land uses:
o North: Industrial/ Research Park Facility (see
Candidate Site No. 3)
o East: Multi-family Residential
o South: Via Real/ U.S. Highway 101
o West: Mobile Home Park
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 1.4 miles to shopping, dining & services
• < 0.25 miles to public park facility
Size: 8.47 ac
Potential Units: 167 (166 net)
Income Target: Lower Income
Existing Use: Storage
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft 8-60 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Personal self-storage business (operates under CUP)
• 16 buildings totaling 118,000 square feet, constructed over multiple phases from 1970s to 1990s
• 1- & 2-story construction
• 1 caretaker unit/ manager's office onsite
• Approved for 3,000 square feet of temporary modular
storage in 2022. Applicant has indicated project may
not proceed due to improvement costs associated
with project.
o No building permits issued at this time
• Improvement to Land Value (1/L) Ratio:
o 001-180-064: 8.42
o 001-180-065: 19.80
o 001-180-066: 6.79
o 001-180-067: 5.69
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP}
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 167 units (166 net)
Site Constraints:
• Adjacent to U.S. Highway 101
12 • Access easement along western boundary (for
Candidate Site No. 3)
Owner Interest:
• Unknown at this time
12 Residential projects located adjacent U.S. Highway 101 may require noise attenuation I mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-61 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory j Site Details
Address 6250 Via Real 6250 Via Real 6250 Via Real 6250 Via Real APN 001-180-064 001-180-065 001-180-066 001-080-067
Site Size (ac) 2.05 2.14 2.14 2.14
Existing Use Storage Storage Storage Storage
Current General Plan RDI RDI RDI RDI
Current Zoning M-RP M-RP M-RP M-RP
Proposed Zoning M-RP/R M-RP/R M-RP/R M-RP/R
Minimum Density 20 20 20 20
Maximum Density 25 25 25 25
Potential Units 41 42 42 (41 net) 42
Looking north from Via Real Source: Google Earth
Revised Draft B-62 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 5 - 6380 Via Real
Source: Google Earth
Site Suitability Site Overview
Site Details:
Size: 8.46 ac
•
•
•
•
•
8.46 acres
1 parcel
Direct access to Via Real (major arterial)
Served by all public utilities
Adjacent land uses:
o North: Multi-family Residential
o East: Industrial/ Research Park Facilities (See
Candidate Site Nos. 5 & 6)
o South: Via Real/ U.S. Highway 101
o West: Multi-family Residential & Future Public
Park Site
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 1.6 miles to shopping, dining & services
• Approx. 0.60 miles to public park facility
• Planned future public park site immediately adjacent
Potential Units: 169
Income Target: Lower Income
Existing Use: Vacant
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
to west
Existing Use:
• Vacant
• Approved for 85,000 square foot 2-story office park
associated with adjacent multi-family residences as
part of larger mixed-use project
o No building permits issued for office as of this
time
Revised Draft B-63 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory o Financing unavailable for approved project
• Improvement to Land Value (1/L) Ratio: 0
_j
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 169 units@ 20 units per acre
Site Constraints:
• Lagunitas Creek ESHA along western boundary
o Required min. SO-foot setback from edge of
riparian corridor
• Access easement along eastern boundary (for
residences to north)
• Stormwater detention basin onsite
• Adjacent to U.S. Highway 101
13 Owner Interest:
• Letter of support from current owner for residential
development
• Submittal of conceptual application for revised mixeduse project to City:
o Alternative 1: 111 residential apartments
(density 13.1 units per acre); 9,981 square
feet of office; 2,500 square feet for
cafe/rnarket
o Alternative 2: 179 residential apartments
(density 21.2 units per acre); 2,000 square
feet for cafe/rnarket
13 Residential projects located adjacent U.S. Highway 101 may require noise attenuation / mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft 8-64 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 6380 Via Real
APN 001-190-097
Site Size (ac) 8.46
Existing Use Vacant
Current General Plan RDI
Current Zoning M-RP
Proposed Zoning M-RP/R
Minimum Density 20
Maximum Density 25
Potential Units 169
Birdseye view looking north at Site 5, Source: Google Earth (lii::_
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
Revised Draft B-65 March 2023
"i
!!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 6 - 6385 Cindy Lane, 1005 & 1013 Mark Ave, 6388 & 6382 Rose Lane
=
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 10.58 acres
• 5 parcels under separate ownership
• Direct access to Mark Avenue (secondary arterial),
Cindy Lane and Rose Lane (local commercial/
industrial streets)
• Served by all public utilities
• Adjacent land uses:
o North: Industrial/ Research Park Facilities
o East: Industrial/ Research Park Facilities
o South: Industrial/ Research Park Facilities
(See Candidate Site No. 7)
o West: Vacant (see Candidate Site No. 5)
• < 0.25 miles to transit (~500 ft. to MTD Line 20 route) • Approx. 1.85 miles to shopping, dining & services
• Approx. 0.85 miles to public park facility
Size: 10.58 ac
Potential Units: 210
Income Target: Lower Income
Existing Use: Industrial Research
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Warehouse, office, assembly & research facilities
o 1 building presently vacant
• 1-story concrete tilt-up warehouse construction
Revised Draft B-66 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory • Buildings range from approx. 18,000 sq. ft. to 40,000 sq. ft. Buildings constructed in 1970s.
• Improvement to Land Value (I/L) Ratio:
o 001-190-025: 5.89
o 001-190-068: 1.00
o 001-190-073: 1.24
o 001-190-084: 1.82
o 001-190-086: 0.76
Existing Zoning & Potential Buildout:
• Industrial/ Research Park {M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 210 units
• Potential for redevelopment of individual parcels
Site Constraints:
• Site is larger than 10 acres
o Housing Plan Program 8 implemented to help
facilitate lot consolidation or subdivision to
help ensure that parcels greater than 10 acres
or less than 0.5 acres in size are suitable for
lower income housing development.
Owner Interest:
• Unknown at this time
Revised Draft B-67 March 2023
I
~ Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory =
'"I
-,
Site Details
Address 6385 Cindy Ln 1005 Mark Ave 6388 Rose Ln 1013 Mark Ave 6382 Rose Ln APN 001-190-025 001-190-068 001-190-073 001-190-084 001-190-086 Site Size (ac) 4.00 1.69 1.01 1.24 2.67
Existing Use Industrial Industrial Industrial Industrial Industrial Research Research Research Research Research
Current General Plan ROI ROI ROI ROI ROI
Current Zoning M-RP M-RP M-RP M-RP M-RP
Proposed Zoning M-RP/R M-RP/R M-RP/R M-RP/R M-RP/R
Minimum Density 20 20 20 20 20
Maximum Density 25 25 25 25 25
Potential Units 80 33 20 24 53
Looking northwest from Cindy Ln & Mark Ave Source: Bing Maps Source: Santa Barbara County ArcGIS
Looking west from Mark Avenue Source: Bing Maps
Looking south from Rose Lane Source: Bing Maps
Revised Draft B-68 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 7 - 6390 & 6398 Cindy Ln, 1001 Mark Ave, 6392 Via Real Source: Google Earth
Site Suitability Site Overview
Site Details:
Size: 5.51 ac
•
•
5.51 acres
4 parcels under separate ownership
Potential Units: 110
Income Target: Lower Income
•
•
•
Direct access to Via Real (major arterial), Mark Avenue (secondary arterial), and Cindy Lane (local
commercial/industrial street)
Served by all public utilities
Adjacent land uses:
o North: Industrial/ Research Park Facilities
o East: Industrial/ Research Park Facilities
o South: Industrial/ Research Park Facilities
(See Candidate Site No. 7)
o West: Vacant (see Candidate Site No. 5)
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 1.75 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Existing Use: Industrial Research
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Warehouse, office, assembly & research facilities
o 1 warehouse building presently vacant &
listed for lease/ sale
• 1-story concrete tilt-up warehouse construction & 2-
story office buildings
Revised Draft B-69 March 2023
j
~
I
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory • Buildings range from approx. 20,000 sq. ft. to 25,000 sq. ft. Warehouse constructed in 1970s; offices
constructed in 1980s.
• Improvement to Land Value (I/L) Ratio:
o 001-190-023: 0.83
o 001-190-091: 2.00
o 001-190-092: 0.58
o 001-190-093: 2.92
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 110 units
• Potential for redevelopment of individual parcels
Site Constraints:
• Adjacent to U.S. Highway 101
14 Owner Interest:
• Unknown at this time
• Parcel 001-190-023 presently listed for lease/ sale.
City received inquiries from prospective buyers re:
residential redevelopment potential
14 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 -1083 Cramer Road.
Revised Draft B-70 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 6390 Cindy Ln 6398 Cindy Ln 1001 Mark Ave 6392 Via Real APN 001-190-023 001-190-092 001-190-093 001-190-091
Site Size (ac) 2.25 1.00 1.00 1.25
Existing Use Industrial Research Industrial Research Industrial Research I ndustria I Research Current General Plan RDI RDI RDI RDI
Current Zoning M-RP M-RP M-RP M-RP
Proposed Zoning M-RP/R M-RP/R M-RP/R M-RP/R
Minimum Density 20 20 20 20
Maximum Density 25 25 25 25
Potential Units 45 20 20 25
Looking northeast from Via Real & Lomita Ln Source: Bing Maps ll!!,c,_
Source: Santa Barbara County ArcGIS
Looking southwest from Mark Ave & Cindy Ln Source: Bing Maps Looking east from west end of Cindy Ln Source: Bing Maps Revised Draft B-71 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 8 -1000 Mark Ave & 6402 Cindy Lane, 6410-6460 Via Real :::
Source: Google Earth
Site Suitability Site Overview
Site Details:
Size: 10.02 ac
•
•
•
•
10.02 acres
4 parcels under common ownership
Direct access to Via Real (major arterial), Mark Avenue (secondary arterial}, and Cindy Lane (local commercial
/ industrial street)
Served by all public utilities
• Adjacent land uses:
o North: Industrial/ Research Park Facilities &
vacant land (see Candidate Site No. 9)
o East: Agriculture (Unincorporated)
o South: Via Real/ U.S. Highway 101
o West: Industrial/ Research Park Facilities (see
Candidate Site No. 7)
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 1.85 miles to shopping, dining & services
• Approx. 0.65 miles to public park facility
Potential Units: 199
Income Target: Lower Income
Existing Use: Ind ustria I Research
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Office/ warehouse & surface parking lot
• Used as corporate satellite campus for large
multinational tech firm
• Mix of 1-story warehouse & 1- and 2-story office
buildings
o 001-190-099: 1-story concrete tilt-up
warehouse, approx. 26,000 sq. ft. &
constructed in 1970s
Revised Draft B-72 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory o 001-190-100: surface parking lot
o 001-190-101: 2-story office building, approx.
32,000 sq. ft., built in 1970s
o 001-430-011: campus setting of six 1- & 2-
story buildings, ranging in size from 11,000 sq.
ft. to 26,000 sq. ft.; built in 1980s and 90s
• Improvement to Land Value (I/L) Ratio:
o 001-190-099: 5.12
o 001-190-100: 0.16
o 001-190-101: 4.27
o 001-430-011: 2.94
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 199 units
• Potential for redevelopment of individual parcels
o 1 parcel used as surface parking lot
Site Constraints:
• Adjacent to U.S. Highway 101
15 • Site is larger than 10 acres
o Housing Plan Program 8 implemented to help
facilitate lot consolidation or subdivision to
help ensure that parcels greater than 10 acres
or less than 0.5 acres in size are suitable for
lower income housing development.
Owner Interest:
• Unknown at this time
15 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-73 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1000 Mark Ave No Address 6402 Cindy Ln 6410-6460 Via Real APN 001-190-099 001-190-100 001-190-101 001-430-011
Site Size (ac) 1.28 1.00 1.23 6.51
Existing Use Industrial Research Industrial Research Industrial Research Industrial Research Current General Plan RDI RDI RDI RDI
Current Zoning M-RP M-RP M-RP M-RP
Proposed Zoning M-RP/R M-RP/R M-RP/R M-RP/R
Minimum Density 20 20 20 20
Maximum Density 25 25 25 25
Potential Units 25 20 24 130
Source: Santa Barbara County ArcGIS
Looking southeast from Mark Ave & Cindy Ln Source: Bing Maps Looking northeast from Via Real & Mark Ave Source: Google Earth Looking northwest from Via Real Source: Google Earth
Revised Draft B-74 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Append ix B - Residential Land Inventory Candidate Site 9 - Cindy Lane
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 4.49 acres
• 1 parcel under common ownership with Candidate
Site No. 8
• Direct access to Cindy Lane (local commercial/
industrial street)
• Direct access to all public utilities
• Adjacent land uses:
o North: Industrial/ Research Park Facilities
o East: Agriculture (Unincorporated)
o South: Industrial/ Research Park Facilities
(see Candidate Site No. 8)
o West: Industrial/ Research Park Facilities
• < 0.25 miles to transit (to MTD Line 20 route)
• Approx. 1.95 miles to shopping, dining & services
• Approx. 0.75 miles to public park facility
Size: 4.49 ac r
Potential Units: 89
Income Target: Lower Income
Existing Use: Vacant
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Vacant/ undeveloped
• Originally constructed as detention basin to serve
adjoining development. Santa Barbara County Flood
Control District quitclaimed easement over site back
to owner in approx. 2015
• Improvement to Land Value (I/L) Ratio: 0
Revised Draft B-75 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory ::;
"'I
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 89 units
Site Constraints:
• None known
• Wetland habitat/ESHA may be present
Owner Interest:
• Unknown at this time
• Site has been previously discussed by potential
developers for residential development
Revised Draft B-76 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address No address
APN 001-430-008
Site Size (ac) 4.49
Existing Use Vacant
Current General Plan ROI
Current Zoning M-RP
Proposed Zoning M-RP/R
Minimum Density 20
Maximum Density 25
Potential Units 89
Source: Santa Barbara County ArcGIS
Birdseye view looking west Source: Google Earth
Looking southeast from Cindy Lane Source: Google Earth
Revised Draft B-77 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 10 - 5320 Carpinteria Avenue
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.08 acre parcel
• Direct access to Carpinteria Avenue (major arterial); secondary access to private drive along eastern
boundary
• Served by all public utilities
• Adjacent land uses:
o North: Multi-family Residential (Agerestricted (55+) Apartments) o East: Shopping Center
o South: Carpinteria Avenue
o West: Multi-family Residential
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• < 0.25 miles to public park facility
Size: 1.08 ac
Potential Units: 21
Income Target: Lower Income
Existing Use: Commercial
Owner Interest: Unknown
Included in Prior No
Housing
Element
Cycle: IRevised Draft B-78 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory • Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Existing Use:
• 1-story office building approx. 11,000 sq. ft.
constructed in 1970s
• Partially vacant; space available for lease
• Improvement to Land Value (I/L) Ratio: 1.68
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 21 units
Site Constraints:
• Access easement along eastern boundary
Owner Interest:
• Unknown at this time
• Property managed by entity that owns and operates
multiple multi-family residential apartment
developments in south coast region
Revised Draft B-79 March 2023
l Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory ::
.. -,
...
j
Site Details
Address 5320 Carpinteria Avenue
APN 001-070-058
Site Size (ac) 1.08
Existing Use Commercial
Current General Plan GC
Current Zoning CPD
Proposed Zoning CPD/R
Minimum Density 20
Maximum Density 25
Potential Units 21
Northeast corner of Site 10 looking southwest Source: Google Earth /
Source: Santa Barbara Coun
,
ty
/
ArcGIS
Looking northwest from Carpinteria Avenue Source: Google Earth Revised Draft B-80 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 11 - 5437 Carpinteria Avenue
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.98 acres
• 2 parcels under common ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Carpinteria Creek (ESHA)
o South: Multi-family Residential
o West: Shopping Center
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• < 0.25 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 1.98 ac
Potential Units: 39 {25 net)
Income Target: Lower Income
Existing Use: Residential & Vacant
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft 8-81 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory ...J Existing Use:
• Mixed-use commercial/ residential
• 1-story approx. 1,100 sq. ft. multi-tenant commercial building & seven 1-story buildings collectively totaling approx. 6,500 sq. ft. containing 14 apartment units
• Structures date to pre-1949 (originally constructed as motel) • Improvement to Land Value (I/L) Ratio:
o 003-280-005: 0
o 003-280-017: 0.45
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale establishments • Mixed-use permissible (up to 20 units per acre)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per acre density) Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre) • Accommodate approx. 39 units (25 net)
Site Constraints:
• Carpinteria Creek ESHA
o Required min. SO-foot setback from edge of riparian corridor • 100 year Floodplain (Zone AE)
o Affects easterly 1/3 of property
o Approximately aligns with required SO-foot creek setback • Existing residential units
o Program 1 requires development that proposes to demolish existing housing units shall be subject to the requirement to replace affordable units as a condition of development
pursuant to Government Code§ 65583.2(g)(3). Replacement requirements shall be consistent with those set forth in § 65915(c)(3) and§ 65590-65590.1 (the Mello Act).
• Includes a parcel that is less than 0.5 acres
o Housing Plan Program 8 implemented to help facilitate lot consolidation or subdivision to help ensure that parcels greater than 10 acres or less than 0.5 acres in size are suitable for lower income housing development.
Owner Interest:
• Unknown at this time
• Property previously listed for sale
• Owner and prospective buyers have inquired about residential redevelopment potential
Revised Draft B-82 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address No address 5437 Carpinteria Ave
APN 003-280-005 003-280-017
Site Size (ac) 0.03 1.95
Existing Use Vacant Residential Apartments & Vacant
Current General Plan GC GC
Current Zoning CPD CPD
Proposed Zoning CPD/R CPD/R
Minimum Density 20 20
Maximum Density 25 25
Potential Units 0 39 (25 net)
Looking east at Site 11 from Carpinteria Avenue Source: Google Earth Source: Santa Barbara County ArcGIS Looking west at Site 11 from Carpinteria Avenue Source: Google Earth Revised Draft B-83 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 12-1145, 1155, 1160 Eugenia Place
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 4.66 acres
• 3 parcels under separate ownership
• Direct access to Linden Avenue (major arterial) and
Eugenia Place (local commercial street)
• Served by all public utilities
• Adjacent land uses:
o North: U.S. Highway 101
o East: Single Family Residential
o South: Commercial Office Developments (see
Candidate Site Nos. 13 and 14)
o West: Linden Avenue
• < 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 4.66 ac
Potential Units: 92
Income Target: Lower Income
Existing Use: Commercial - Office
Owner Interest: Yes, for portion
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-84 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Four 2-story commercial office buildings ranging in
size from approx. 11,000 sq. ft. to 25,000 sq. ft. and
built in the 1980s
• Partial vacancies in all buildings; spaces available for lease
• Improvement to Land Value {I/L) Ratio:
o 003-162-011: 0.80
o 003-162-012: 1.87
o 003-162-009: 3.11
Existing Zoning & Potential Buildout:
• Commercial Planned Development {CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 92 units
• Potential for redevelopment of individual parcels
Site Constraints:
• 100 year Floodplain (Zone AE)
o Affects northerly edge of site adjacent U.S.
Highway 101
• Adjacent to U.S. Highway 101
16 Owner Interest:
• Partial vacancies/ leasable spaces available
• Parcel 003-162-011 recently sold. New owner has
inquired about residential redevelopment potential.
• Unknown for other parcels
16 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-85 March 2023
!! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1145 Eugenia Place 1155 Eugenia Place 1160 Eugenia Place APN 003-162-011 003-162-012 003-162-009
Site Size (ac) 1.59 1.15 1.93
Existing Use Commercial - Office Commercial - Office Commercial - Office Current General Plan GC GC GC
Current Zoning CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 31 23 38
Looking south from Hwy 101 at 1145
& 1155 Eugenia Place
Source: Google Earth
Source: Santa Barbara County ArcGIS
Looking northwest from Eugenia Place Source: Google Earth at 1145 & 1155 Eugenia Place
Looking northeast from Eugenia Place Source: Google Earth at 1160 Eugenia Place
Revised Draft 8-86 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 13-1101 & 1135 Eugenia Place
Site Suitability Site Overview
Site Details:
• 0.80 acres
• 1 parcel under shared common ownership as part of
9-unit commercial condominium
• Direct access to Eugenia Place (local commercial
street)
• Served by all public utilities
• Adjacent land uses:
o North: Commercial Office Developments (see
Candidate Site No. 12)
o East: Commercial Office Developments (see
Candidate Site No. 14}
o South: Multi-family Residential
o West: Multi-family Residential
• < 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
Size: 0.80 ac
Potential Units: 16
Income Target: Lower Income
Existing Use: Commercial-Office
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-87 March 2023
.J
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory • Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Existing Use:
• Two 2-story commercial condominium buildings,
totaling approx. 10,000 sq. ft. constructed in the
1980s
• Total of 9 units; current occupancy/ vacancies
unknown
• Improvement to Land Value (I/L) Ratio: 1.28
• Owner has a pending application to convert 2 of the
existing commercial condos to residential condos
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 16 units
• Potential for redevelopment of individual
condominium units
Site Constraints:
• Multiple owners in condominium subdivision
Owner Interest:
• Unknown at this time
• Owner of Parcels 003-870-009 & -010 has previously
applied for permits to convert existing commercial
condominiums units to residential units, however the
application has not been approved and has been
inactive since 2019.
Revised Draft B-88 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix 8 - Residential Land Inventory Site Details
Address 1101 & 1135 Eugenia Place
APN 003-870-CAl
Site Size (ac) 0.80
Existing Use Commercial - Office condos
Current General Plan GC
Current Zoning CPD
Proposed Zoning CPD/R
Minimum Density 20
Maximum Density 25
Potential Units 16
Source: Santa Barbara County ArcGIS
Looking northeast from Eugenia Place Source: Google Earth Looking southwest from Eugenia Place Source: Google Earth Revised Draft B-89 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 14-1065, 1056, 1090, 1110 & 1140 Eugenia Place ::J
- ...,
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.88 acres
• 4 parcels under separate ownership, including 1
parcel developed as a 8-unit commercial
condominium
• Direct access to Eugenia Place (local commercial
street)
• Served by all public utilities
• Adjacent land uses:
o North: Commercial Office Developments (see
Candidate Site No. 12)
o East: Single Family Residential
o South: Commercial Development
o West: Commercial Office Developments (see
Candidate Site No. 13)
• < 0.25 miles to transit (to MTD Line 20 route)
• < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 1.88 ac
Potential Units: 37 (35 net)
Income Target: Lower Income
Existing Use: Commercial/Office;
Residential
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-90 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Mix of 1- & 2-story commercial office developments:
o 044-041-012: 2-story approx. 5,000 sq. ft. building constructed in the 1970s
• Includes 1 residential unit
o 004-041-011: 1-story approx. 1,100 sq. ft. building constructed in the 1960s
o 004-041-015: 2-story approx. 2,750 sq. ft. building constructed in the 1970s
o 003-860-CAl: Two 2-story commercial condominium buildings containing combined total of 8 units
■ Includes 1 live/ work unit
■ Partial vacancies; space available for lease
• Improvement to Land Value (I/L) Ratio:
o 004-041-012: 2.98
o 004-041-011: 1.27
o 004-041-015: 6.29
o 003-860-CAl: 1,16
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale establishments • Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 37 units (35 net)
• Potential for redevelopment of individual condominium units Site Constraints:
• Multiple owners in condominium subdivision
• Existing residential units
o Program 1 requires development that proposes to demolish existing housing units shall be subject to the requirement to replace affordable units as a condition of development pursuant to Government Code§ 65583.2(g)(3). Replacement requirements shall be consistent with those set forth in§ 65915(c)(3) and§ 65590-65590.1 (the Mello Act). • Contains a parcel less than 0.5 acres in size
o Housing Plan Program 8 implemented to help facilitate lot consolidation or subdivision to help ensure that parcels greater than 10 acres or less than 0.5 acres in size are suitable for lower income housing development.
Owner Interest:
• Unknown at this time
Revised Draft 8-91 March 2023
.. -, Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 1056 Eugenia 1065 Eugenia 1090 Eugenia 1110, 1140 Eugenia Place Place Place Pl
APN 004-041-012 004-041-011 004-041-015 003-860-CAl
Site Size (ac) 0.25 0.16 0.47 1.00
Existing Use Commercial-Office Commercial-Office Commercial-Office Office condos Current General GC GC GC GC
Plan
Current Zoning CPD CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R CPD/R
Minimum Density 20 20 20 20
Maximum Density 25 25 25 25
Potential Units 5 (4 net) 3 9 20 (19 net)
Source: Santa Barbara County ArcGIS
Looking east at 1056 & 1065 Eugenia Place Source: Google Earth Looking northeast at 1090, 1110 & 1140
Eugenia Place
Source: Google Earth
Revised Draft B-92 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 15 - 4602, 4610, 4620 Carpinteria Avenue Source: Google Earth
Site Suitability Site Overview
Site Details:
• 2.45 acres
• 3 parcels under separate ownership
o Parcels 004-039-002 & -010 under common
ownership
• Direct access to Carpinteria Avenue (major arterial)
and Reynolds Avenue/ U.S. Highway 101 on-ramp
• Served by all public utilities
• Adjacent land uses:
o North: U.S. Highway 101
o East: Mixed-use Development
o South: Carpinteria Avenue
o West: U.S. Highway 101 on-ramp
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 2.45 ac
Potential Units: 48
Income Target: Lower Income
Existing Use: Commercial
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
Revised Draft B-93 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Commercial retail & dining:
o 004-039-002 & -010: Retail nursery, 1-story approx. 2,500 sq. ft. built in 1970s & approx. 7,700 sq. ft. of temporary greenhouse structures
• Currently listed for sale
o 004-039-009: Restaurant, 1-story approx. 4,400 sq. ft. built in 2000 & renovated in 2009 ■ Previously listed for sale
• Under-performing tenant/ asset
• Improvement to Land Value (1/L) Ratio:
o 004-039-002: 0.03
o 004-039-009: 0.18
o 004-039-010: 0.21
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale establishments • Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 48 units
• Potential for redevelopment of individual parcels
Site Constraints:
• 100-year floodplain (Zone AE) (entire site)
• Adjacent to U.S. Highway 101
17 • Includes a parcel less than 0.5 acres in size
o Housing Plan Program 8 implemented to help facilitate lot consolidation or subdivision to help ensure that parcels greater than 10 acres or less than 0.5 acres in size are suitable for lower income housing development.
Owner Interest:
• Owner of Parcels 0004-039-002 & -010 provided letter of support for residential redevelopment • All parcels listed for sale currently or recently
• Prospective buyers/ developers have expressed interest in residential redevelopment potential 17 Residential projects located adjacent U.S. Highway 101 may require noise attenuation / mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1 077 - 1083 Cramer Road.
Revised Draft B-94 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4602 Carpinteria Avenue 4610 Carpinteria Avenue 4620 Carpinteria Avenue APN 004-039-002 004-039-009 004-039-010
Site Size (ac) 0.40 1.14 0.91
Existing Use Garden Center Fast Food Restaurant Garden Center Current General Plan GC GC GC
Current Zoning CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 8 22 18
Looking south from Hwy 101 Source: Google Earth
Source: Santa Barbara County ArcGIS
Looking northeast from Carpinteria Ave &
Reynolds Ave
Source: Google Earth
Looking northwest from Carpinteria Ave &
Lavender Ct
Source: Google Earth
Revised Draft B-95 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 16 - 4621, 4631 & 4643 Carpinteria Avenue Source-: Go-og-le E· arth
Site Suitability Site Overview
Site Details:
• 0.67 acres
• 3 parcels under separate ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
• Adjacent land uses:
o North: Carpinteria Avenue
o East: Mixed-use Development
o South: Single Family Residential
o West: Mixed-use Development
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 0.67 ac
Potential Units: 12 (9 net)
Income Target: Lower Income
Existing Use: Commercial &
Residentia I
Owner Interest: Yes, for portion
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Commercial service, dining, & residential:
o 003-242-002: 1-story commercial welding
yard/ retail built pre-1950s
Revised Draft B-96 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory o 003-242-003: 1-story restaurant approx. 1,900 sq. ft. & 1-story approx. 1,200 sq. ft. residential duplex (two 1-bedroom apartments)
■ Presently listed for sale
o 003-242-026: 1-story 887 sq. ft. single family residence built in 1953
• Improvement to Land Value (I/L) Ratio:
o 003-242-002: 0.69
o 003-242-003: 1.21
o 003-242-026: 0.29
Existing Zoning & Potential Buildout:
• Commercial Planned Development {CPD)
o Allows for office, retail, service and wholesale establishments • Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residentialonly development of up to 20 units per acre density) Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 12 units (9 net)
• Potential for redevelopment of individual parcels
Site Constraints:
• 100-year floodplain (Zone AE) (entire site)
• Existing residential units
o Program 1 requires development that proposes to demolish existing housing units shall be subject to the requirement to replace affordable units as a condition of development pursuant to Government Code§ 65583.2{g)(3). Replacement requirements shall be consistent with those set forth in§ 65915{c)(3) and§ 65590-65590.1 (the Mello Act).
• Includes parcels that are less than 0.5 acres
o Housing Plan Program 8 implemented to help facilitate lot consolidation or subdivision to help ensure that parcels greater than 10 acres or less than 0.5 acres in size are suitable for lower income housing development.
Owner Interest:
• Parcel 003-242-003 currently listed for sale, owner has expressed interest in redevelopment with housing if R Overlay applied to parcel Revised Draft B-97 March 2023
1 Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4621 Carpinteria Avenue 4631 Carpinteria Avenue 4643 Carpinteria Avenue APN 003-242-002 003-242-003 003-242-026
Site Size (ac) 0.22 0.33 0.11
Existing Use Commercial & Restaurant & Residential Single Family Residential Manufacturing
Current General Plan GC GC GC
Current Zoning CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 4 6 (4 net) 2 (1 net)
)
0 3- T
Source: Santa Barbara County ArcGIS
Looking southeast from Carpinteria Avenue Source: Google Earth Looking south at 4631 Carpinteria Avenue Source: Google Earth Looking southwest from Carpinteria Avenue
& Lavender Court
Source: Google Earth
Revised Draft 8-98 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Append ix B - Residential Land Inventory Candidate Site 17 - 4745 Carpinteria Avenue
Source: Google Earth
Site Suitability Site Overview
Site Details:
Size: 0.93 ac
•
•
•
•
0.93 acres
Direct access to Carpinteria Avenue (major arterial)
and Ninth Street
Served by all public utilities
Adjacent land uses:
o North: Carpinteria Avenue
o East: Commercial Development & Multi-family
Residential
o South: Ninth Street
o West: Franklin Creek (ESHA)
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Potential Units: 18
Income Target: Lower Income
Existing Use: Commercial
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
Existing Use:
• Equipment rental business & yard
Revised Draft B-99 March 2023
" Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory 7 o 1-story approx. 850 sq. ft. metal-framed
manufactured building built in 1970s &
approx. 650 sq. ft. of accessory structures
• Property recently sold in 2022
• Improvement to Land Value (1/L) Ratio: 0.29
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Visitor-serving Commercial (V) Overlay limits
commercial to visitor-serving commercial uses
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 18 units
Site Constraints:
• Franklin Creek ESHA
o Required min. SO-foot setback from edge of
creek channel
• 100-year floodplain (Zone AE) (entire site)
Owner Interest:
• Letter of support from current owner for residential
redevelopment
• Current owner submitted conceptual application to
City for commercial/ residential mixed-use
development containing 24 apartment units (utilizing
Density Bonus provisions) and 6,000 sq. ft. of
commercial. Applicant preparing formal project
application for submittal.
Revised Draft B-100 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4745 Carpinteria Avenue
APN 003-251-021
Site Size (ac) 0.93
Existing Use Commercial - Equipment Rental
Current General Plan VC/GC
Current Zoning CPD
Proposed Zoning CPD/R
Minimum Density 20
Maximum Density 25
Potential Units 18
Source: Santa Barbara County ArcGIS
Looking southeast from Carpinteria Avenue Source: Google Earth Looking south from Carpinteria Avenue Source: Google Earth Revised Draft B-101 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 18 - 1095 Holly Avenue & 4760 Carpinteria Avenue I
_j
j
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 1.4 7 acres
• 3 parcels under common ownership
• Vehicular access to Carpinteria Avenue (major
arterial) via easement & direct access to Holly Avenue
• Served by all public utilities
• Adjacent land uses:
o North: U.S. Highway 101
o East: Multi-family Residential
o South: Multi-family Residential
o West: Franklin Creek (ESHA)
• < 0.25 miles to transit (located on MTD Line 20 route) • < 0.25 miles to shopping, dining & services
• 0.50 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 1.47 ac
Potential Units: 29 (28 net)
Income Target: Lower Income
Existing Use: Commercial, Vacant
& Residential
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:
No
Revised Draft 8-102 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Retail commercial & Single Family Residential:
o 004-039-007: Retail landscape equipment & supply business and yard, 1-story approx. 4,800 sq. ft. building (age unknown) & misc. accessory structures o 003-151-017 and -018: 1-story single family residence built in 1955 • Improvement to Land Value (I/L) Ratio:
o 004-039-007: 0. 76
o 003-151-017: 0
o 003-151-018: 1.70
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale establishments • Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 29 units (28 net)
Site Constraints:
• Franklin Creek ESHA
o Required min. SO-foot setback from edge of creek channel • 100-year floodplain (Zone AE) (entire site)
• Adjacent to U.S. Highway 101
18 • Existing residential units
o Program 1 requires development that proposes to demolish existing housing units shall be subject to the requirement to replace affordable units as a condition of development pursuant to Government Code§ 65583.2(g)(3). Replacement requirements shall be consistent with those set forth in§ 65915(c)(3) and§ 65590-65590.1 (the Mello Act).
• Includes parcels that are less than 0.5 acres
o Housing Plan Program 8 implemented to help facilitate lot consolidation or subdivision to help ensure that parcels greater than 10 acres or less than 0.5 acres in size are suitable for lower income housing development.
Owner Interest:
• Letter of support from current owner for residential redevelopment 18 Residential projects located adjacent U.S. Highway 101 may require noise attenuation/ mitigation techniques to comply with interior noise standards for habitable areas. Numerous examples of residential projects built adjacent to the Highway demonstrate this is feasible, including but not limited to, the "Casas de las Flores" 43-unit multi-family residential development located at 4090 Via Real and the "Klentner Condominiums" 4-unit multi-family residential development located at 1077 - 1083 Cramer Road.
Revised Draft B-103 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 4760 Carpinteria Avenue No address 1095 Holly Avenue APN 004-039-007 003-151-017 003-151-018
Site Size (ac) 1.10 0.16 0.20
Existing Use Commercial Vacant & Single Family Single Family Residential Residential
Current General Plan GC GC GC
Current Zoning CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 22 3 4 (3 net)
Birdseye view of Site 18 looking south Source: Google Earth Source: Santa Barbara County ArcGIS
Looking northwest at 1095 Holly Avenue Source: Google Earth Revised Draft B-104 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 19 - 5201 6
th Street & 546 Walnut Avenue
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 3.29 acres
• 2 parcels under common ownership
• Direct access to Palm Avenue (secondary arterial),
Sixth Street (local commercial street) & Walnut
Avenue
• Served by all public utilities
• Adjacent land uses:
o North: Sixth Street
o East: Palm Avenue
o South: Union Pacific Railroad
o West: Walnut Avenue
• < 0.25 miles to transit (to MTD Line 20 route/ train
station)
• < 0.25 miles to shopping, dining & services
• < 0.25 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 3.29 ac
Potential Units: 65
Income Target: Lower Income
Existing Use: Industrial &
Commercial
Owner Interest: Unknown
Included in Prior No
Housing Element
Cycle:
Revised Draft B-105 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Existing Use:
• Industrial Warehouse & Commercial Office:
o 004-105-010: 1-story approx. 48,000 sq. ft.
concrete tilt-up warehouse built in 1980s
• Presently used for church & private
storage. Church lease expires Q3
2023. Anticipated vacancy to revert to
storage/ warehousing.
o 004-105-006: 1-story approx. 1,200 sq. ft.
office building (age unknown)
• Improvement to Land Value (I/L) Ratio:
o 004-105-010: 0.61
o 004-105-006: 0.19
Existing Zoning & Potential Buildout:
• General Industry (M)
o Allows for light industrial uses
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 65 units
Site Constraints:
• Adjacent to UPRR tracks
Owner Interest:
• Unknown at this time
Revised Draft B-106 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 5201 6
th Street 546 Walnut Avenue
APN 004-105-010 004-105-006
Site Size (ac) 2.35 0.94
Existing Use Industrial & Church Commercial office
Current General Plan GI GC
Current Zoning M CPD
Proposed Zoning M/R CPD/R
Minimum Density 20 20
Maximum Density 25 25
Potential Units 47 18
Looking east from south end of Walnut Avenue Source: Google Earth Source: Santa Barbara County ArcGIS Looking southeast from 6
th Street & Walnut Ave Source: Google Earth
Looking southwest from 6
th Street & Palm Avenue Source: Google Earth
Revised Draft B-107 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Candidate Site 20- 510, 586 & 592 Palm Avenue
=
-
...
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 0. 77 acres
• 3 parcels under separate ownership
• Direct access to Palm Avenue (secondary arterial), &
Sixth Street (local commercial street)
• Served by all public utilities
• Adjacent land uses:
o North: Sixth Street
o East: Multi-family Residential & Public Facility
o South: Mixed-Use Development
o West: Palm Avenue
• < 0.25 miles to transit (to MTD Line 20 route/ train
station)
• < 0.25 miles to shopping, dining & services
• < 0.25 miles to public park facility
• Site located in downtown Carpinteria with immediate
access to shopping, dining, services & transit
Size: 0.77 ac
Potential Units: 14 (11 net}
Income Target: Lower Income
Existing Use: Industrial &
Residential
Owner Interest: Unknown
Included in Prior No
Housing Element
Cycle:
Revised Draft B-108 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Append ix B - Residential Land Inventory Existing Use:
• Industrial Warehouse & Residential:
o 003-360-012: 1-story approx. 7,800 sq. ft.
warehousing building (age unknown)
o 003-360-013: 1-story single family residence
built in early 1900s
• Appears vacant/ distressed
o 003-360-016: 2-story multi-family residence
{2-4 rental units) built in early 1900s
• Improvement to Land Value (1/L) Ratio:
o 003-360-012: 1.01
o 003-360-013: 0.41
o 003-360-016: 2.26
Existing Zoning & Potential Buildout:
• Commercial Planned Development (CPD)
o Allows for office, retail, service and wholesale
establishments
• Mixed-use permissible (up to 20 units per acre
density)
• Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20
units per acre density)
Proposed Zoning & Potential Buildout:
• Apply updated Residential (R) Overlay (required min.
density of 20 units per acre up to max. density of 25
units per acre)
• Accommodate approx. 14 units {11 net)
Site Constraints:
• Possible historic building(s)
19 • Includes parcels that are less than 0.5 acres
o Housing Plan Program 8 implemented to help
facilitate lot consolidation or subdivision to
help ensure that parcels greater than 10 acres
or less than 0.5 acres in size are suitable for
lower income housing development.
Owner Interest:
• Unknown at this time
19 The City has successfully completed a number of residential remodel or renovation projects involving structures found to be eligible for listing as a historical landmark. Recent examples include, but are not limited to, the "Sinclair Residence" located at 607 Walnut Avenue and the "Wells Residence" located at 924 Walnut Avenue, which involved the conversion of a former church building into a single family residence.
Revised Draft B-109 March 2023
! Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 592 Palm Avenue 586 Palm Avenue 510 Palm Avenue APN 003-360-012 003-360-013 003-360-016
Site Size (ac) 0.19 0.23 0.35
Existing Use Industrial warehouse SFD Multi-family residential Current General Plan GC GC GC
Current Zoning CPD CPD CPD
Proposed Zoning CPD/R CPD/R CPD/R
Minimum Density 20 20 20
Maximum Density 25 25 25
Potential Units 3 4 (3 net) 7 (5 net)
Source: Santa Barbara County ArcGIS
Looking northeast from Palm Avenue Source: Google Earth Looking southeast from Palm Avenue & 6
th Street Source: Google Earth
Revised Draft B-110 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Append ix B - Residential Land Inventory Candidate Site 21 - 6155 & 6175 Carpinteria Avenue
Source: Google Earth
Site Suitability Site Overview
Site Details:
• 6.31 acres
• 2 parcels under common ownership
• Direct access to Carpinteria Avenue (major arterial)
• Served by all public utilities
o Pa reel 001-180-032 requires annexation into
Carpinteria Sanitary District
• Adjacent land uses:
o North: Carpinteria Avenue/ U.S. Highway 101
o East: Commercial Office
o South: UPRR Railroad/ Pacific Ocean
o West: Public Park
• < 0.25 miles to transit (located on MTD Line 20 route) • Approx. 1.25 miles to shopping, dining & services
• < 0.25 miles to public park facility
Size: 6.31 ac
Potential Units: 126
Income Target: Lower Income
Existing Use: Industrial
Owner Interest: Yes
Included in Prior Yes
Housing Element
Cycle:
Revised Draft B-111 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory :::;
~
I
Existing Use:
• Parcel 001-180-032: Vacant/ Undeveloped
• Parcel 001-180-040: 1-story concrete tilt-up office/
warehouse approx. 43,500 sq. ft. built in 1962
• Improvement to Land Value (I/L) Ratio:
o 001-180-032: 0
o 001-180-040: 1.14
Existing Zoning & Potential Buildout:
• Industrial/ Research Park (M-RP)
o Allows for light industry, technical research &
large business headquarters
• Mixed-use permissible (up to 20 units per acre density) • Eligible for application of Residential (R) overlay (to allow for residential-only development of up to 20 units per
acre density)
Proposed Zoning & Potential Buildout: . • Apply updated Residential (R) Overlay (required min. density of 20 units per acre up to max. density of 25 units per acre)
• Accommodate approx. 126 units
I
I
Site Constraints:
• Adjacency to U.S. Highway 101
• ESHA (Lagunitas Creek & Coastal Sage Scrub)
• Bluff Face Retreat/ Setback
• Public Trail Easement
Owner Interest:
• Owner written support for residential redevelopment
• Existing office/ warehouse lease expires in ~2 years
• Applicant submitted letter to City requesting inclusion of site for consideration of R Overlay
o Included conceptual site plan to illustrate ~130-
unit multi-family residential development
potential {mix of 1, 2 & 3-bedroom units+ min.
20% of total units to be affordable)
Revised Draft B-112 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B - Residential Land Inventory Site Details
Address 6155 Carpinteria Avenue 6175 Carpinteria Avenue APN 001-180-040 001-180-032
Site Size (ac) 2.94 3.37
Existing Use Industrial warehouse Vacant
Current General Plan RDI RDI
Current Zoning M-RP M-RP
Proposed Zoning M-RP/R M-RP/R
Minimum Density 20 20
Maximum Density 25 25
Potential Units 59 67
Looking southeast from 6155 Carpinteria
Avenue
Source: Google Earth
-----
Source: Santa Barbara County ArcGIS
Looking southwest from 6175 Carpinteria
Avenue
Source: Google Earth
Revised Draft B-113 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Appendix C
Public Participation Summary
Public participation is an important component of the
planning process in Carpinteria, and this update to the Housing Element has provided residents and other
interested parties numerous opportunities for
involvement. The following section describes the
City's efforts to ensure broad public engagement,
particularly by persons and organizations representing
the interests of lower-income households and persons
with special needs, and describes how public
comments were incorporated into this Housing
Element. All materials published by the City were
made available in both English and Spanish.
Stakeholder notification list. At the outset a
stakeholder list was compiled including persons and
organizations representing the interests of lowerincome households and persons with disabilities and other special needs (see Table C-1).
Housing Element website and FAQ. A Housing
Element web page was created on the City website 1
and a Housing Element Frequently Asked Questions
was prepared (Figure C-1) and posted on the website.
Public meetings. Over the course of the project a total of six public meetings were held to discuss the
Housing Element update. Public notices, agendas and
materials for all City Housing Element meetings were
posted on the website and at City Hall in advance of
each meeting and also sent directly by mail or email to the list of stakeholders, which included housing
advocates and non-profit organizations representing
the interests of lower-income persons and special
needs groups. Notices of public hearings were also
published in the local newspaper as required by law.
For each public meeting the City offered reasonable
accommodation for persons with disabilities to assist
them in participating in the meeting, including the
availability of transcription of meeting minutes for nonEnglish speakers. Transcribed minutes were made available by the City and may also be easily translated into many other languages via free web applications
such as Translate.Google.com. Real-time
transcription of the meetings was available using web
applications such as Live Transcribe or Live Caption.
Video of each public meeting is also posted on the City website at https://carpinteriaca.gov/city-hall/agendasmeetings/.
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1 https://carpinteriaca.gov/city-hall/community-development/planning/housing-element-update/ Revised Draft C-1 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary =
The initial public meeting for the Housing Element update was a Planning Commission study session conducted on June 6, 2022. Interested parties had the option of attending in persons or remotely, which allowed those with mobility issues a convenient way to participate. The purpose of the meeting was to introduce the Housing Element update process to the community and City Planning Commission. The presentation included State requirements, an overview of the Housing Element update process, key housing issues to be addressed, current housing needs, the Regional Housing Needs Assessment, potential constraints to housing, and opportunities for public participation. Comments during the study session included the following:
• ADUs are an important source of housing and should be encouraged but they are expensive to build - does the City have any leverage to encourage affordable ADUs? • The City should confirm the current capacity for housing before amending zoning • Concern about housing development in the unincorporated area adjacent to the city • Density higher than 25 units/acre may be appropriate to encourage more housing development • How would sea level rise affect housing capacity?
• It is important to maintain land for industrial use to preserve jobs and avoid becoming a bedroom community • Taller buildings may be appropriate in some locations • Working from home has become much more common - how does that affect housing demand? On June 22, 2022 a South Coast Housing Workshop was conducted at the Santa Barbara Central Library. The workshop was jointly sponsored by the County of Santa Barbara, the City of Santa Barbara, the City of Carpinteria, the City of Goleta and the Santa Barbara Foundation. The workshop included a presentation, a panel discussion and breakout group discussions for each jurisdiction.
A second Planning Commission public meeting was conducted on August 1, 2022. Interested parties had the option of attending in persons or remotely. The focus of this meeting was identifying potential options and locations for expanding housing development opportunities. Potential strategies included adding a housing overlay zone in areas where zoning does not currently allow housing and increasing allowable densities. A representative from Peoples Self Help Housing attended the meeting and provided information regarding affordable housing development and options for increasing development opportunities in Carpinteria.
The initial public review draft Housing Element was then prepared and posted for public review on October 10, 2022.
Notice of the availability of the draft Housing Element was sent to all parties on the stakeholder list (Table C-1 ). The draft element was reviewed at a joint public meeting conducted by the City Council and Planning Commission on October 17, 2022. Comments at that meeting are summarized in Table C-2 and included concerns about how future sea level rise will impact housing supply and the importance of ADUs and the Residential Overlay in creating additional housing opportunities to accommodate regional housing needs.
After the required public review period pursuant to Government Code Sec. 65585 the draft Housing Element was submitted to the Department of Housing and Community Development (HCD) for review on November 23, 2022 pursuant to Government Code Sec. 65585(b). HCD's comment letter was provided on February 21, 2023.
After receiving HCD's review letter, a revised draft Housing Element was prepared and posted for public review on March 16, 2023. Notice of the availability of the revised Housing Element was sent to all parties on the stakeholder list (Table C-1).
On March 20, 2023 the Planning Commission conducted a public hearing to review the revised Housing Element and receive public comments. At the conclusion of the hearing, the Planning Commission recommended that the City Council approve the revised Housing Element and find the adoption of the Housing Element exempt from the California Environmental Quality Act (CEQA) Guideline Section 15061 (b)(3), and directed staff to supplement, amend and revise the Housing Element further to clarify provisions of the revised Housing Element.
Revised Draft C-2 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary On April 10, 2023 the City Council conducted a public hearing to review the revised Housing Element, Planning Commission recommendations, and receive public comments. At the conclusion of the hearing the City Council In addition to public comments offered at public meetings, the City received written comments from California YIMBY, the Grey Panthers Santa Barbara Network, the Carpinteria Valley Association, Peoples Self Help Housing, and several individuals. Copies of those letters are provided below.
Table C-2 provides a summary of public comments received on the draft Housing Element and how those comments have been addressed.
Revised Draft C-3 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Table C-1
Housing Element Stakeholder List
Carpinteria 6th Housing Element
Stakeholder List
Master Mailing List
Home Builders Association of the
Central Coast
P.O. Box 748
San Luis Obispo, CA 93406
Santa Barbara County Housing
Trust Fund
P.O. Box 60909
Santa Barbara, CA 93160
Legal Aid Foundation of Santa Barbara
County
301 E. Canon Perdido St.
Santa Barbara, CA 93101
New Beginnings Counseling Center
324 E. Carrillo St., Ste. C
Santa Barbara, CA 93101
Chance Housing
13 E. Haley St.
Santa Barbara, CA 93101
The Towbes Group, Inc.
21 E. Victoria St., Ste. 200
Santa Barbara, CA 93101
S.S. County, Planning and Development
123 East Anapamu St.
Santa Barbara, CA 93101
California Rural Legal Assistance
2050 S Broadway, Suite G
Santa Maria, CA 93454
Santa Barbara Contractors Association
914 A Santa Barbara St.
PO Box 23409
Santa Barbara, CA 93121
League of Women Voters
328 E. Carrillo St., Ste. A
Santa Barbara, CA 93101
Transition House
425 E. Cota St.
Santa Barbara, CA 93101
Santa Barbara Community Housing Corp
11 E. Haley St.
Santa Barbara, CA 93101
City of Santa Barbara
Com Development Dept.
P.O. Box 1990
Santa Barbara, CA 93102
Tri-Counties Regional Center
520 East Montecito St.
Santa Barbara, CA 93103
Coastal View News
Attn: Debra Herrick
4856 Carpinteria Avenue
Carpinteria, CA 93013
Housing Authority of Santa Barbara
County
815 West Ocean Ave.
Lompoc, CA 93436
Coastal Housing Coalition
P.O. Box 50807
Santa Barbara, CA 93150
SB Association of Realtors
1415 Chapala St.
Santa Barbara, CA 93101
Peoples' Self Help Housing
26 E. Victoria St.
Santa Barbara, CA 93101
AIA Santa Barbara Chapter
229 E. Victoria St.
Santa Barbara, CA 93101
Habitat for Humanity of Southern
Santa Barbara County
P.O. Box 176
Goleta, CA 93116
Central Coast Collaborative on
Homelessness
P.O. Box 1990
Santa Barbara, CA 93102
Revised Draft C-4 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Environmental Defense Center
906 Garden St.
Santa Barbara, CA 93101
Housing Authority of the City of Santa
Barbara
808 Laguna St.
Santa Barbara, CA 93101
Santa Barbara County Fire Dept.
4410 Cathedral Oaks Blvd.
Santa Barbara, CA 93110
Independent Living Resource Center
423 West Victoria Street
Santa Barbara, CA 93101-3619
Santa Barbara Alliance for Community
Transformation
PO Box 217
Santa Barbara, CA 93102
Carpinteria Sanitary District
Attn: Craig Murray
5300 Sixth Street
Carpinteria, CA 93013
Santa Barbara County Air Pollution
Control District
Attn: Land Use & Environmental
Review Program
260 N. San Antonio Road, Suite A
Santa Barbara, CA 93110-1315
E.J. Harrison & Sons
Attn: Nan Drake
PO Box 4144
Ventura, CA 93007
Diana F. Rigby, Superintendent
Carpinteria Unified School District
1400 Linden Avenue
Carpinteria, CA 93013
Cottage Health System
400 W. Pueblo St.
Santa Barbara, CA 93105
MTD
550 Olive St.
Santa Barbara, CA 93101
Sarah House
P.O. Box 20031
Santa Barbara, CA 93120
Victor and Susan Schaff
2000 Cravens Lane
Carpinteria, CA 93013
Carpinteria-Summerland Fire Protection
District
Attn: Todd Jenkins
1140 Eugenia Place, #A
Carpinteria, CA 93013
Southern California Edison
Attn: Randi Guthrie, Government
Relations Mgr.
10060 Telegraph Rd
Ventura, CA 93004
Santa Barbara County
Planning and Development
Attn: Daniel Klemann
123 E. Anapamu Street
Santa Barbara, CA 93101
Rental Housing Mediation Task Force
City of S.B., Community Dev. Dept.
630 Garden St.
Santa Barbara, CA 93101
Price Robert G/Lorraine M Trustees (for)
Price Robert G/Lorraine M Fam Tr
2310 Nw Highland Dr
Corvallis OR 97330
First 5 Santa Barbara County
1306 Santa Barbara St.
Santa Barbara, CA 93101
Center for Successful Aging
228 E. Anapamu Street, Ste. 203
Santa Barbara, CA 93101
CA Coastal Commission
Attn: San Fearer
89 S. California Street #200
Ventura, CA 93001-2801
Carpinteria Valley Water District
Attn: Brian King
1301 Santa Ynez Avenue
Carpinteria, CA 93013
Southern CA Gas Company
Attn: Tim Mahoney
134 E. Victoria Street
Santa Barbara, CA 93101-2047
Congressman Salud Carbajal
24th Congressional District
360 S. Hope Ave, Suite C-301
Santa Barbara, CA 93101
Revised Draft C-5 March 2023
:::;
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Santa Barbara County
Environmental Health Services
Hazardous Mitigation Unit
Attn: James Ray
225 Camino del Remedio
Santa Barbara, CA 93110
Santa Barbara County LAFCO
Attn: Paul Hood
105 East Anapamu Street
Santa Barbara, CA 93101
Santa Barbara Association of
Governments
Attn: Marjie Kirn
260 N. San Antonio Road, Suite B
Santa Barbara, CA 93110-1315
Assemblymember Monique Limon
37th District
101 W. Anapamu Street, Suite A
Santa Barbara, CA 93101
Linkedin Corporation
C/O Legal Department
1000 W Maude Ave
Sunnyvale Ca 94085
Linkedin Corporation
1000 W Maude Ave
Sunnyvale Ca 94085
South Coast Business Park Owners
Assoc
Po Box 1275
Carpinteria Ca 93014
Rotz Roland N
4675 Rice Pl
Ventura Ca 93003
Santa Barbara County CEO Office
Attn: Dennis Bozanich
105 E. Anapamu Street, Rm 406
Santa Barbara, CA 93101
Santa Barbara MTD
Attn: Steve Maas
550 Olive Street
Santa Barbara, CA 93101
Santa Barbara County
Agricultural Commissioner
Attn: Cathy Fisher
263 Camino del Remedio
Santa Barbara, CA 93110-1335
Honorable Hannah-Beth Jackson
State Senator 19th District
222 E. Carrillo Street, Suite 309
Santa Barbara, CA 93101
Gonzalez, Jose E Trust 2/17/99
Po Box 1136
Carpinteria Ca 93014
Caldwell Child's Trust
C/O Cochrane Property Mgmt Inc
102 W Arrellaga St
Santa Barbara Ca 93101 2916
Medel, William E
1095 Holly Ave
Carpinteria Ca 93013 1852
Freitas Family Trust 7/12/02
4620 Carpinteria Ave
Carpinteria Ca 93013
Congresswoman Julia Brownley
26th Congressional District
300 E. Esplanade Drive, Suite 470
Oxnard, CA 93036
Carpinteria Valley Association
PO Box 27
Carpinteria, CA 93014
County of Santa Barbara
Housing and Community Development
Attn: Dinah Lockhart
123 E. Anapamu Street
Santa Barbara, CA 93101
Santa Barbara County
1st District Supervisor Das Williams
105 E Anapamu Street
Santa Barbara, CA 93101
6384 Via Real, LLC
12100 Wilshire Blvd 320
Los Angeles Ca 90025
Logue Family Trust 6/3/08
11322 Idaho Ave
Los Angeles Ca 90025 3179
Zannon, Tristan Boyd
Po Box 21957
Santa Barbara Ca 93121
Reynolds Carpinteria LLC
1933 Cliff Dr 2
Santa Barbara Ca 93109 1585
Revised Draft C-6 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Rpg Carpinteria LLC
C/O Steven Leonard
315 South Coast Highway 101 U-12
Encinitas Ca 92024 3543
Agilent Technologies Inc
12100 Andrews Dr
Plain City Oh 43064 9148
Norman, Charles R Trust
8665 Duarte Rd
San Gabriel Ca 91775
Hdngr Grp Dae LLC
1750 Nw Nato Pkwy 106
Portland Or 97209 2532
Carpinteria Storage Place, Lp
Po Box 5717
Santa Barbara Ca 93150
Mimaki Properties Lp
2329 Terra Bella Ln
Camarillo Ca 93012
Shepard Place Ltd
Po Box 20130
Santa Barbara Ca 93120
Godfrey, James E Trustee
(For) Godfrey Fam Trust
317 Si lverado Ave
Santa Maria Ca 93455 1699
Hanrahan Residual Trust 9/28/89
111 Calle Bello
Santa Barbara Ca 93108
Crooks Patrick
4643 Carpinteria Ave
Carpinteria Ca 93013 1813
Times 2, LLC
220 W Montecito St
Santa Barbara Ca 93101
Broudy Cindy Lane, LLC
Po Box 90111
Santa Barbara Ca 93190
Bve, LLC
190 Serafin Way
Carpinteria Ca 93013
Carpinteria Storage Place, Lp
Po Box 5717
Santa Barbara Ca 93150
Norman, Charles R Family Trust
8665 Duarte Rd
San Gabriel Ca 91775
Delwiche Family Trust 6/17/10
7032 Casitas Pass Rd
Carpinteria Ca 93013
Eugenia Associates Co Robert J Godfrey
1090 Eugenia Pl 101
Carpinteria Ca 93013 2011
003-870-001
Desandre Living Trust 7/9/15
1101 Eugenia Pl A
Carpinteria Ca 93013
Bega/Us, Inc
1000 Bega Way
Carpinteria Ca 93013
H & R Investments, Lp
1187 Coast Village Rd 1 Oj
Santa Barbara Ca 93108
Park Lane Properties LLC
1005 Mark Ave
Carpinteria Ca 93013
Gigavac Building, LLC
1332 Anacapa St 200
Santa Barbara Ca 93101
Scheeff, D & C Family Trust 5/29/18
820 Erhart Rd
Arroyo Grande Ca 93420
Ksa Coastal, LLC C/O Alexander C
Deconde
1465 Sycamore Cyn Rd
Santa Barbara Ca 93108
Berkenmeier, Robert J & Sugiyama,
Janice M Family Living Trust 3/4/05
1065 Eugenia Pl
Carpinteria Ca 93013
Gallant, Philip A
1140 Eugenia Pl 8
Carpinteria Ca 93013
Lizarraga, John Peter & Patricia Trust B
8/17/98
412 SK
Lompoc Ca 93436
Revised Draft C-7 March 2023
::;
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Svb Properties
165 Olive Mill Ln
Montecito Ca 93108
:.: Meister, Craig & Sharon Family Trust
3165 Serena Ave
Carpinteria Ca 93013
Eugenia Spaces, LLC
2886 East Valley Rd
Santa Barbara Ca 93108 1612
Brand Assest Management LLC
Po Box250
Carpinteria Ca 93014 0250
Mallard Partners, LLC
Po Box 249
Nipomo Ca 93444
Paderno Holding Co
1101 Eugenia Pl C
Carpinteria Ca 93013
Brand Assest Management LLC
Po Box 250
Carpinteria Ca 93014 0250
Revised Draft C-8 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Figure C-1
Housing Element FAQ
Cily of
CARPINJJJ!!
Frequently Asked Questions
2023-2031 Housing Element Update
l. What is a Housing Element?
State law' requires each city to adopt a cornprehens ive, long-term General Plan for its physical development. General Plans include several "elements" that address various topics. The Carpinteria General Plan' is orqaniz ed into the following elements:
Land Use
Community Desiqn
Circulation
Open Space, Recreation & Conservation
Safety
Noise
Public Facilities & Services
Housing
Most portions of city General Plans have a "time horizon" of 20-25 years; however, State law requires that Housing Elements be updated every 8 years. Housing Element planning periods are sometimes referred to as cycles. The City's current Housing Element covers the planning period extending from 20 ·1 5 to 2023, which is referred to as the "S"' Housing Element cycle" in reference to the five required updates that have occurred since the comprehensive revision to State Housing Element law in 1980. Every city in the Santa Barbara County Association of Governments (SBCAG) region is required to prepare a Housing Element update for the 6"' planning cycle, which spans the 2023-2031 period.
State law' establishes detailed requirements for Housing Elements, which are summarized in Californla Government Code Section 65583:
The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of' goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, [actorv-built housing, rrobile homes, and enerqencv shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.
1 California Government Code Sec. 65300 et seq.
l llttps :/ /carp int eriaca.gov/city-hal 1/commun 1t v-develgprn ent /o!ann inq/ 'California Government Code Sec 65580 er seq
May 2022 Page l
Revised Draft C-9 March 2023
:J
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary 2023 Housing Element FAQ
2. What are the most important issues that must be
addressed in the Housing Element?
-i
I The major issues that must be addressed in the Housing Element are: l) how City policies, plans and regulations help to meet the region's housing needs for people at all income levels; and 2) how City land use regulations accommodate the special housing needs of persons with disabilities or other difficulties.
• Accommodating Regional Housing Needs. Every community is dependent on a variety of low- and moderate-income workers in jobs such as child and elder care, medical support, business and personal services, retail trade, and maintenance.
While governmental programs provide funding assistance for affordable housing, city plans and regulations determine the type of housing that can be built.
Therefore, a sufficient supply of affordable housing is dependent on both financial assistance and city development regulations.
Under State law' all cities are required to plan for additional housing to accommodate population growth and existing housing problems such as overcrowding and high housing cost. State law recognizes that most housing is built by private developers, not cities. However, cities are required to adopt policies, plans, and development regulations to encourage a variety of housing types that are affordable for persons at all income levels, including multi-family rental housing and accessory dwelling units (ADUs). The Regional Housing Needs Assessment (RHNA) is the process by which each jurisdiction's share of new housing needs is determined (see #4 below).
Housing for Persons with Special Needs. Under State law' cities must also ensure that their plans and regulations encourage the provision of housing for persons with special needs including:
✓ Reasonable accommodation for persons with disabilities ✓ Transitional and supportive housing
✓ Residential care facilities
✓ Emergency shelters and "navigation centers"
3. What is "affordable" housing?
By definition, housing is considered "affordable" when total housing cost, including utilities, is no more than 30% of a household's gross income. State law describes five income categories, which are based on county median income as shown in Table l.
Table 1. Household Income Categories
Extremely low
Very low
Low
Moderate
Above moderate
Up to 30%
30-50%
50-80%
80-l 20%
Over 120%
Source: California Government Code Sec. 65584(1)
4 California Government Code Sec. 65583
'California Government Code Sec. 65583(a)(5)
May 2022 Page 2
Revised Draft C-10 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary IQ.
'SI 2023 Housing Element FAQ
Affordable housing costs for all jurisdictions in Santa Barbara County that correspond to these income categories are shown in Table 2. Affordability figures are adjusted each year and are based on family size.
Table 2. Income categories and Affordable Housing Costs - Santa Barbara County . . ! •
Extremely low
Very low
Low
Moderate
Above moderate
$41,900
$69,850
$111,900
$120,100
>$120 l 00
$1,048
$1,746
$2,798
$3,003
>$3 003
$135,000
$255,000
$415,000
$445,000
>$445,000
Assumptions:
-Based on a family of 4 and 2022 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance -7 0% down payment, 5.5% interest, 1.25% taxes & insurance, $350 HOA dues Source: Cal. HCD; JHD Planning LLC
4. What is the ''RHNA" why is it important?
Each California city is required to plan for new housing to accommodate a share of regional needs. RHNA is the process established in State law6 by which each city's housing needs are determined.
Prior to each Housing Element planning cycle the region's total housing need is determined by the California Department of Housing and Community Development (HCD) based upon economic and demographic trends, existing housing problems such as overcrowding and overpayment, and additional housing needed to ensure reasonable vacancy rates and replace units lost due to demolition or natural disasters. The total housing need for the region is then distributed to cities and counties by SBCAG based upon criteria established in State law.'
In January 2 021 HCD determined that the total new housing need for the SBCAG region in the 6
th Housing Element cycle is 24,856 units. SBCAG then prepared a RHNA plan that allocates a share of the RHNA to each jurisdiction in the region.• Table 3 shows the RHNA allocations for Carpinteria and the SBCAG reg ion.
Table 3. 6"' Cycle RHNA - Carpinteria and SBCAG Region
RHNA allocation 2023-2031 (housing units)
Source: SBCAG, 7 /15/2027
The RHNA Plan distributes each jurisdiction's total housing need among the income categories shown in Tables l and 2 above (the extremely-low and very-low categories are combined for RHNA purposes). The 6
th cycle RHNA allocation for Carpinteria by income
category is shown in Table 4.
• California Government Code Sec. 65584 et seq.
'California Government Code Sec. 65584(d)
'http://www.sbcag.org/rhna.html
May 2022 Page 3
Revised Draft C-11 March 2023
I ~
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary 2023 Housing Element FAQ
1 Table 4. 6
th RHNA by Income Category - Carpinteria
286 132 135 348 901
Source: SBCAG, 7/15/2021
5. Is the RHNA a construction quota or mandate?
The RHNA allocation identifies the amount of additional housing a jurisdiction would require in order to have enough housing at all price levels to fully meet the needs of its existing population plus its expected population growth over the next 8 years while avoiding problems like overcrowding and overpayment. The RHNA is a planning requirement that identifies housing need, not a construction quota or mandate.
Jurisdictions are not required to build housing or issue permits to achieve their RHNA allocations, but State law establishes specific requirements when housing production falls short of RHNA allocations. One such requirement is streamlined review of housing development applications that meet specific standards." Other than requirements for streamlined permit processing, there are currently no legal or financial penalties imposed on cities that do not achieve their RHNA allocations.
6. What must the City do to comply with the RHNA?
The Housing Element must analyze the City's potential capacity for additional housing based on an evaluation of land use patterns, development regulations, development constraints (such as infrastructure availability and environmental conditions) and real estate market factors. The analysis must be prepared at a parcel-specific level of detail and identify properties where additional housing could be built consistent with current regulations. This evaluation is referred to as the "sites analysis" and State law requires the analysis to demonstrate that the City has adequate capacity to fully accommodate its RHNA allocation in each income category. If the sites analysis does not demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing Element must describe what steps will be taken to increase capacity commensurate with the RHNA - typically through amendments to land use and zoning regulations that could facilitate additional housing development.
Under State law, areas that are zoned to allow residential or mixed-use development at a density of at least 20 units/acre in the smaller cities of Santa Barbara County, including Carpinteria, are considered appropriate for affordable housing in the very-low and low income cateqories. Potential accessory dwelling units (ADUs) can also accommodate future housing need in all income categories.
• The sites analysis is one of the most important components of the Housing Element update.
'California Government Code Sec. 65913.4 (SB 35 of 2017) May 2022 Page 4
Revised Draft C-12 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary 2023 Housing Element FAQ
7. Housing development is very expensive in Santa Barbara County. What happens if cities don't achieve their
assigned housing needs?
Housing development is very expensive, particularly in coastal areas, and housing that is affordable to low- and moderate-income families typically requires large subsidies. While State housing law is based on the premise that every city has an obligation to use its governmental powers to encourage housing development at all income levels, it is recognized that available financial resources are not sufficient to produce all of the affordable housing needed. Therefore, if a city has adopted appropriate plans and regulations to encourage housing development commensurate with its RHNA allocation, it will not be penalized if actual production does not achieve assigned needs. However, under some circumstances State law requires that cities provide streamlined permit processing of housing developments if housing production falls short of RHNA goals.
8. What is "certification" of the Housing Element and why is it import ant?
The State delegates authority to HCD to review Housing Elements and issue findings regarding the elements' compliance with the law. '
0 If HCD issues a finding that the
Housing Element is in substantial compliance with State law it is referred to as "certification" of the Housing Element. In 2015, HCD determined that Carpinteria's current Housing Element was in full compliance with State law. The City is now preparing a Housing Element update for the 2023-2031 period.
Housing Element certification is important for two main reasons:
• Local control. The General Plan establishes the foundation for the City's land use plans and regulations, and the Housing Element is part of the General Plan. If the City were challenged in court on a land use matter and the Housing Element were found by the court to be out of compliance. the court could order changes to City land use plans and assume control over some City land use decisions. In such circumstances, HCD certification would support the City's legal defense. Recent laws also allow for courts to impose fines if a jurisdiction fails to adopt a compliant Housing Element.
11 • Eligibility for grant funds. Some State grant funds are contingent upon Housing Element certification.
9. What is the process and timeline for the Housing Element update adoption and certification?
State law requires every city in Santa Barbara County to prepare a Housing Element update for the 6
1 " planning cycle, which spans the 2023-2031 period. The due date for adoption of the revised Housing Element is February l 5, 202 3. Cities are required to submit ad raft Housing Element to HCD for review prior to adoption, and the City must consider HCD's comments in its decision to adopt the Housing Element. After adoption by the City Council, the Housing Element must be submitted fora second review by HCD. If HCD finds "California Government Code Sec. 65585
"AB 101 of 2019
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2023 Housing Element FAQ
that the adopted Housing Element fully complies with the requirements of State law it is referred to as "certification" of the Housing Element (see also #8 above).
10. How can I find out more about the 202 3 Housing Element update?
The City has created a Housing Element webpage (https://carpinteriaca.gov/cityhall/community-development/housing/) where meeting notices, draft documents, and other materials will be posted throughout the course of the project.
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Housing Element Public Comment Summary
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General Public We have a housing crisis Yes, the State Legislature has declared Comments there is a housing crisis in California. The
programs contained in this Housing
Element are intended to address the
housing crisis to the extent the City has
the ability to do so.
General Public The housing market is strongly influenced by Yes, many factors contribute to housing Comments investors problems that are beyond the City's
control, such as housing speculators and
investors, State environmental
regulations, State and Federal tax policy,
private business decisions, and the cost
of labor and materials. The Housing
Element describes these constraints in
Section Ill of the Technical Report and
proposes program to address constraints
to the extent feasible in Section II of the
Housing Element.
General Public If a site is listed in the inventory, is it required to be No, the sites inventory only describes Comments developed for affordable housing? where additional housing could be built based on zoning regulations. Property
owners will decide if and when
development occurs, and for what
income categories, subject to any City
inclusionary requirements. The City or
the State cannot force property owners to
develop their property for housing.
General Public Lower-income sites should be located in high As noted in Appendix D of the Technical Comments opportunity areas to affirmatively further fair housing. Report, most of the City is designated as a moderate resource area per State
TCAC/HCD Composite Opportunity
Maps. While there are two small areas at
the edge of the city designated high
resource areas, these areas are
developed with Carpinteria High School
and the Sandpiper Mobile Home Park.
There is no opportunity for additional
residential development in the
foreseeable future in these areas.
General Public Development should not permanently displace Program 1 in the Housing Plan Comments current residents. Housing replacement programs, addresses risk of displacement and temporary housing vouchers, right of return, and includes a commitment to ensure demolition controls will create stability for renters compliance with legal protections and while allowing new homes to be built for new replacement housing requirements for households and to accommodate the growth existing tenants who may be displaced by Revised Draft C-15 March 2023
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associated with RHNA. In your sites inventory and new developments in accordance with rezoning programs, you should prioritize applicable law. development on sites with owner-occupied housing & The majority of the sites identified in the commercial uses over those with existing rent- sites inventory do not include existing controlled apartments or other rental housing with residential units. lower income residents.
General Public The housing element should identify opportunities to The Housing Element supports home Comments create a variety of for-sale housing types and create ownership through first-time homebuyer programs to facilitate property ownership among programs (Program 18), lnclusionary excluded groups. Housing requirements (Program 6), as
well as through the expansion of housing
development opportunities (Program 1 ).
General Public Ensure that a site's density will accommodate the As described in Appendix B (Sites Comments number of homes that are projected to be built. In Inventory) the analysis of realistic addition, make sure height limits, setback capacity considers development requirements, FAR, and other controls allow for standards such as height and floor area adequate density and the ability to achieve a site's ratio (FAR) to facilitate development at realistic capacity. This density should be emphasized the assumed densities. In addition, around jobs and transit and should go beyond the Program 1 stipulates minimum densities Mullin density in those areas. for candidate opportunity sites and the development of land use controls to
achieve those standards.
General Public Allow residential to be built in areas that are zoned The City zoning code presently allows for Comments for commercial use. residential on all sites zoned for commercial and industrial uses as "mixed
use" development which includes parcels
with present commercial uses. Some
sites zoned for commercial have a
Residential Overlay applied to them
which allows for residential-only
development on commercial properties.
As described in Program 1 and Appendix
B (Sites Inventory) the proposed
candidate opportunity sites include areas
that are currently zoned for commercial
or industrial use that are being
considered for application of the
Residential Overlay.
General Public Support for R-Overlay to allow additional housing in Program 1 in the Housing Plan includes a Comments the downtown commercial core and zoning amendment on sufficient sites to commercial/industrial areas create additional opportunities for new housing commensurate with the RHNA
allocation. The Housing Element also
describes that the City's zoning allows
residential use on all commercial and
industrial zoned parcels through mixed
use development and/or residential-only
development.
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YIMBY Law
(Feb. 28, 2022)
The Policies and Programs section of the city's
Housing Element must respond to data, analysis and
findings presented in the Housing Needs section. We
repeatedly see findings that housing prices are high,
segregation exists, and there is a lack of housing for
special populations, but the Policies and Programs
don't respond to these findings or try to change
outcomes. The overview of the city's housing
environment should set the scene, and the policies
and programs should explain what the city is going to
do to fix it.
The Technical Report contains an
analysis of the issue areas identified in
the letter. The Technical Report analysis
was used to inform and craft the City's
Policies and Programs specified in the
Housing Policy Plan (Section II of the
Housing Element).
Affirmatively Furthering Fair Housing
1. Prioritize rezoning in high resource, historically
exclusionary neighborhoods. Many of the highest
resource neighborhoods with the best access to jobs,
good schools, and other amenities have histories of
exclusion which are still reflected in their zoning.
Cities should rezone to allow more housing
opportunities in those neighborhoods, particularly
those with low Vehicle Miles Traveled, as part of their Housing Elements.
2. Establish a strong tenant protection ordinance so
that new housing benefits everyone. Development
should not permanently displace current residents.
Housing replacement programs, temporary housing
vouchers, right of return, and demolition controls will create stability for renters while allowing new homes
to be built for new households and to accommodate
the growth associated with RHNA. In your sites
inventory and rezoning programs, you should
prioritize development on sites with owner-occupied
housing & commercial uses over those with existing
rent-controlled apartments or other rental housing
with lower income residents.
3. Support homeownership opportunities for
historically excluded groups. Homeownership
continues to be a path to building financial security
and inter-generational wealth, which has been
systematically denied to many Americans. As a
society, we need to make this right by intentionally
offering opportunities to communities who have been
excluded. The housing element should identify
opportunities to create a variety of for-sale housing
types and create programs to facilitate property
ownership among excluded groups.
1. As noted in Appendix D of the
Technical Report, most of the City is
designated as a moderate resource area
per State TCAC/HCD Composite
Opportunity Maps. While there are two
small areas at the edge of the city
designated high resource areas, these
areas are already developed areas and
there is no opportunity for additional
residential development in the
foreseeable future. The Housing Element
identifies Candidate Sites throughout the
City in moderate resource areas to
provide for the option for property owners
to develop affordable housing under
existing mixed-use provisions or under
the proposed residential overlay
throughout the City. All identified sites are
located near services, jobs, recreation
and transit.
2. Program 1 in the Housing Plan
addresses risk of displacement and
includes a commitment to ensure
compliance with legal protections and
replacement housing requirements for
existing tenants who may be displaced by
new developments in accordance with
applicable law. The Site Inventory and
Candidate Site Inventory generally
prioritize owner-occupied housing and
commercial uses and parcels with
additional capacity for residential
development.
3. Program 6 (lnclusionary Housing) and
18 (Workforce Homebuyer Down
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Payment Loans) promote
homeownership opportunities for low and
moderate income households and
families, including but not limited to
historically excluded groups. The
Housing Element further supports home
ownership through the expansion of
housing development opportunities
(Program 1 ).
Site Capacity 4. As described in Appendix B (Sites
4. Adequately plan for density. Ensure that a site's Inventory) the analysis of realistic density will accommodate the number of homes that capacity considers development are projected to be built. In addition, make sure standards such as height and floor area height limits, setback requirements, FAR, and other ratio (FAR) to facilitate development at controls allow for adequate density and the ability to the assumed densities. In addition, achieve a site's realistic capacity. Housing will not be Program 1 stipulates minimum densities feasible if you have a high density paired with low for candidate opportunity sites and the height limits. This density should be emphasized development of land use controls to around jobs and transit and should go beyond the achieve those standards.
Mullin density in those areas.
5. Program 1 in the Housing Plan 5. Provide sufficient zoned capacity to accommodate all income levels, including a minimum No Net Loss
addresses Not Net Loss requirements of
buffer of 30%. Not every site will be developed at state law. The Site Inventory analysis and maximum density during the eight-year planning
Candidate Site Inventory also include
period. Identify an ample amount of opportunity sites
conservative assumptions regarding
and zone the sites to accommodate lower-income
density of development based on
housing types (usually a statutory minimum of 30 development trends in the city during the dwelling units per acre) to give the city the best last housing element cycle. The chance at meeting its RHNA. Candidate Sites list (Table B-6) identifies potential sites for more than 10 times the
6. Use data from the 5th Cycle to calculate the number of lower-income housing units likelihood of development for your 6th Cycle site required to be accommodated per the inventory. Likelihood of development is a measure of City's RHNA allocation. the probability of an inventory site being developed
during the planning period. The median likelihood of 6. The Housing Element relies on data development across the state is 25%, meaning only from development patterns within the one of every four sites will likely be developed during City, including data from the 5 th Cycle in
the planning period for the median city. Incorporating the Site Inventory and Candidate Site the likelihood of development into the zoned capacity Inventory. Technical Report, Appendix B will set the city up to successfully achieve their describes all of the assumptions used in RHNA, making the housing element less of a paper developing the site inventories. exercise and more of an actionable, functional
document.
Accessory Dwelling Units 7. Program 2 describes the City's efforts
7. Commit to an automatic mid-cycle adjustment if to support the development of accessory ADU permitting activity is lower than estimated in the dwelling units (ADUs) during the 6 th
housing element. We highly recommend complying Cycle. The City further commits to annual with HCD's standards of using one of its "safe review of ADU regulations and to take Revised Draft C-18 March 2023
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harbor" methodologies to anticipate future ADU additional actions if production is not production. However, if the city is optimistic about meeting the Housing Element objectives ADU growth, then creating an automatic mid-cycle by the mid-point in the planning period adjustment will automatically facilitate alternative (2027). housing options (i.e., a rezoning program, removing
development constraints, ADU incentives, etc.) if the 8. See response above. Program 2 also city falls behind the estimated ADU production. includes the development of two
8. lncentivize new ADUs, including those that are standardized pre-approved ADU designs rent-restricted for moderate or lower-income to reduce costs and facilitate the households or that are prioritized for households with streamlined approval and construction of housing choice vouchers. Consider offering low- or ADUs anticipated to be affordable to no-interest loans, forgivable loans, impact fee moderate and low income households. waivers for ADUs that are 750 square feet or larger,
allowances to facilitate two-story and second-story
ADU construction, etc.
Zoning 9. The City zoning code presently allows
9. Allow residential to be built in areas that are zoned for residential on all sites zoned for for commercial use. There are a myriad of ways to do commercial and industrial uses through this, but a housing overlay is one common policy. mixed use development and/or Additionally, consider eliminating new commercial residential-only development. As space in mixed-use developments where there is not described in Program 1 and Appendix B a strong demand or there is otherwise a glut of (Sites Inventory) the proposed candidate commercial space that is unused or frequently opportunity sites include areas that are vacant. currently zoned for commercial use and
10. Allow flexibility in inclusionary zoning. Cities
that are considered for additional
should require different percentages for different AMI residential-only opportunities. levels. Additionally, we urge cities to incentivize land 10. Program 6 promotes the development dedication to affordable developers in order for market-rate developers to meet their inclusionary
of inclusionary housing in for-sale
requirements. Avoid getting trapped into thinking that developments in the City. Program 1 the affordable units must be "sprinkled throughout" describes the City's process to develop the market-rate units, or require the market-rate units parameters for its residential overlay to to look exactly the same as the affordable ones. This provide sufficient flexibility for developers. should be balanced against not locating all of the
affordable units in one place and ghettoizing
neighborhoods by creating or perpetuating racially
concentrated areas of poverty.
Better Entitlement Process & Reducing Barriers to 11. The Housing Element describes the Development City's permit process for a variety of
11. Ensure that the city has a ministerial process for types of residential development. The housing permitting, especially multi-family housing, City is located entirely within the and remove impact fees for deed-restricted housing. California Coastal Zone and processes A discretionary process for housing development some development (e.g., ADUs) through creates uncertainty and adds to the cost of administrative coastal development construction. For example, multi-family housing permits consistent with applicable law. should not require a conditional use permit or city Program 11 includes a commitment to council approval unless the builder is asking for
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unique and extraordinary concessions. Right-sizing eliminate the CUP requirement for SRO governmental constraints, entitlement processes, housing. and impact fees will help the city successfully meet
its RHNA. 12. The Technical Report (Section Ill.A)
12. Reduce parking standards and eliminate parking evaluates governmental constraints on minimums. Minimum parking requirements are a residential development including parking major constraint on housing, especially for lower cost requirements. Programs 3, 5, 6 and 9 housing types. They can cost in excess of $30,000 address reducing parking requirements to per spot and can raise rents by as much as 17%, and accommodate residential development eliminating them is particularly important for smaller consistent with applicable law. & other spatially constrained sites. Consider adopting
13. Programs 1, 2 5, and 10 contemplate a parking maximum.
13. Cap fees on all new housing. Most construction
reductions of development fees for
costs are outside the City's control, but reducing
residential projects consistent with the
impact fees can demonstrate that a city is serious
City's goals to promote affordable
about building new housing. At a minimum, cities
housing and maintain its existing
should delay the collection of impact fees until the
facilities.
issuance of the certificate of occupancy to reduce 14. Programs 4, 5, 15, 16, 18 include financial impacts on new housing and make the units cheaper by not asking the developer to carry impact commitments to facilitate local funding fee charges or debt throughout the construction
and secure state and federal funding to
phase.
support the development of housing.
14. Provide local funding. One of the largest barriers
to building new affordable homes is the lack of
city/county funds available to assemble sites, provide
gap funding, and to pay for dedicated staff. Without
new funding, especially at the local level, we will not be able to build more affordable homes. There are
three new revenue streams that should be
considered: 1) Transfer tax, a one-time payment
levied by a jurisdiction on the sale of a home, may be
utilized to raise much needed revenue to fund
affordable homes; 2) Vacancy tax may be collected
on vacant land to convince landowners to sell their
underutilized properties and be used to fund the
construction of affordable homes; 3) Commercial
linkage fees should be adopted or revisited for
increases on new commercial developments.
Gray Panthers Santa We ask you to prioritize older adults as a specific The City evaluates the needs of seniors Barbara Network goal in your Housing Element planning. in Section I.E.2 of the Technical Report (July 31, 2022) • Define "senior housing" more clearly to and addresses the needs of seniors in a include requirements for accessibility and variety of ways, including compliance access to services. with building code accessibility
requirements (Municipal Code Title 15);
• Zone for more senior housing options to zoning regulations to streamline and meet senior needs as they progress through encourage senior housing, assisted living the senior housing care continuum. and residential care facilities; and provide Revised Draft C-20 March 2023
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• Expand "by right" zones in which senior reasonable accommodation for persons housing with services is permitted. with disabilities (Program 11). • In commercial zones, expand permitted
uses for licensed residential care, with
conditional use permits for independent
living as a "by right" use.
• Provide regulatory incentives for builders by
adding a regulatory "fast track" incentive for
builders on senior housing projects.
• Assure needed senior housing is located
appropriately to transportation options.
Older Adults need housing that is accessible and built
according to ADA and applicable housing
legislation/regulations & specifications. Countywide, 31 % aged 60 and over identify as having a disability.
Russell Ruiz I hope you direct Staff to compromise our parking Section Ill of the Technical Report (Oct. 14, 2022) requirement to the minimum possible. Particularly in analyzes parking as a zoning constraint Carpinteria the argument that Downtown you can on the development of housing within the reduce or eliminate parking requirements for high City. The Housing Element also includes density housing is a myth. People living Downtown in programs to address parking Carpinteria are not going to be walking to work in requirements for residential projects. most cases. They will use cars and they need to
have somewhere to park them other than on
neighborhood streets where parking is already
constrained. I am very concerned about what I heard
from our Consultant on the Downtown T planning.
High density small units in second stories of
commercial properties with not required parking for
those units. In my opinion, a very bad idea.
Eddie Seigel My family moved to Carpinteria when I was about 4 The Housing Element includes an (Oct. 16, 2022) years old, and I lived there until I left for college. My analysis of housing costs within the City childhood home, a perfectly normal 3bd house in in Section I.D.3 of the Technical Report Seacoast Village, has doubled in value since my and acknowledges that housing costs parents sold it in 2014, according to Zillow. Not within the City have risen based on a unrelatedly I, like all of my childhood friends, no variety of factors. longer live in Carp.
First, I want to applaud the small but mighty city staff The Site Inventory conservatively for putting together a thoughtful, detailed, time- estimates the potential residential units intensive document. The Housing Element provides that can be constructed under existing over double the zoned capacity above the RHNA zoning. The Candidate Site Inventory target in its site inventory which is much more than also contains a preliminary list of sites Goleta or Santa Barbara provided in theirs.
that the City will consider rezoning with a
However, I believe the current plan can be improved residential overlay to promote affordable for both current and future city residents as well as
housing developments within the City and
making it more likely to meet HCD guidelines.
conservative estimates of the potential
number of units that could be constructed
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under the residential overlay. The
Housing Element commits to refining
Candidate Sites, the parameters of the
residential overlay and other zoning
changes to create sufficient capacity for
residential development with a buffer.
(See Program 1.)
Problems with the R-Overlay The Housing Element proposes to The City seeks to reach its RHNA goal of 901 units,
consider rezoning of the Candidate Sites
up from 184 units built in the last cycle, primarily via with a residential overlay based on the new a zoning overlay on the east edges of the city on analysis in the Technical Report. The farming and commercial land. Roughly 70% of the analysis suggests that the Candidate ~2200 units in the site inventory are slotted to be built Sites are the most likely to have a here.
realistic possibility of redevelopment
The chosen area is far from downtown and is
based on, among other factors, the site
primarily commercial office space. This is
conditions, existing uses, and property
owner interest. The Candidate Sites
problematic: Inventory further includes sites identified • Even though Carpinteria is a small city, these new throughout the City, however, Candidate residents won't be able to walk to do most of their Sites in the areas proposed by the errands, whereas they could if it was closer to commenter are generally smaller in size downtown. Our beautiful city should be seeking to to accommodate sufficient density to get as much walkable density as it can . support affordable housing development. • The city might not be Affirmatively Furthering Fair Moreover, the Housing Element explains Housing by sequestering nearly all its planned higher that existing zoning presently allows for density low income housing away from $1 m single residential uses on all commercial and families homes and next to a mobile/manufactured industrial zoned parcels with mixed use home park and other lower-cost housing . On Zillow developments and in some cases today, all of the housing options near the main R- residential-only development; thus many Overlay area are ~$550k, compared to $1 m+ in the of the parcels in the downtown area of rest of the city the City may be redeveloped with
• Tearing down in-use commercial for an out-of-the housing under existing zoning. The way development next to a freeway is a risky Housing Element further provides a proposition.
conservative estimate of each parcel's
development potential in the Site
• Even with a 2x buffer on RHNA numbers, the city Inventory and Candidate Site Inventory should provide explicit likelihood of development in based on past residential development its Site Inventory to show it feels confident that some patterns in the City. of these units are going to get development.
Unclear zoning guidance for the R-Overlay and The Housing Element describes the Multifamily City's permit process for a variety of
The city should clearly define objective, by-right types of residential development. The standards for multi-family development. In the R- City is located entirely within the Overlay zone the city is relying on for the majority of California Coastal Zone and processes its site inventory, requirements are unclear and some development (e.g., ADUs) through appear to be up for negotiation, driving up administrative coastal development uncertainty in the development process and reducing permits consistent with applicable law. the likelihood units get built at all, or at the density Revised Draft C-22 March 2023
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the city needs to hit its targets. The city states it "has The Housing Element commits to provided incentives for developers to facilitate evaluating development standards that inclusionary requirements. " It provides no explicit promote the development of affordable incentives and says it is all up to negotiation. housing. (See Program 1.) FAR, lot coverage, and minimum lot size standards
for the R-Overlay district are undefined. The city Further Program 6 commits the City to notes that in negotiations it "may include" some updating its local density bonus incentives but provides no guidance on how likely or regulations to provide further certainty to what the possible maximums might be. This does not developers. give much certainty to prospective developers who
may wish to build there.
The city could provide minimum guarantees with
density bonuses, and allow developers to negotiate
above and beyond that for especially high-quality
projects.
Reduce Parking and Height Restrictions Program 1 commits to an evaluation of The R-Overlay zoning code sets 30ft height limits the appropriate building height limit to and requirements of 1-2 parking spots per unit. The facilitate the construction of affordable city would see more affordable housing developed at housing at the densities needed to create a faster pace if it relaxed these requirements .
the capacity for lower income housing
With height limits, the city has chosen to put the
development.
majority of units in a formerly commercial area. There The Technical Report (Section Ill.A) are few existing resident's views that are blocked,
and the area would be perfect for taller multi-family
evaluates governmental constraints on
buildings. Taller buildings also would require smaller
residential development including parking
building footprints, giving developers flexibility to
requirements. Programs 3, 5, 6 and 9
have more open space.
address reducing parking requirements to
accommodate residential development
The city notes that "Impacts of the parking standards consistent with applicable law. on housing cost and supply are minimal." The state
of California disagrees - it passed AB 2097 this year
due to strong evidence that minimum parking
requirements drive up building costs and contribute
to climate change. If it is true, it is because the city's lot coverage requirements are so burdensome that
parking is a drop in the bucket.
Broaden to Downtown and RH-1 zones The Site Inventory identifies that these Lastly, I suggest the City look to where nearly all of sites near Linden and Carpinteria the 77 in progress units it seeks to count towards its Avenues presently are zoned as RHNA progress are - near the downtown commercial commercial or industrial development core and adjacent RH-1 areas. These are the areas with mixed use development to allow for people want to live, walkable to the beach,
residential use. The 77 in-progress units
supermarkets, restaurants and other amenities. If the near the downtown commercial core and city believes full commercial parks are likely to be adjacent RH-1 areas further indicates torn down to build dense affordable housing, it can that these types of sites presently have easily apply the same logic to parcels that are going the capacity for residential development. to be more desirable to be lived in. The city should The City considers preserving commercial uses as well as the
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explore zoning incentives for denser housing near development of residential uses in the Linden Ave and Carp Ave. downtown area through existing zoning; thus, the Candidate Site Inventory
generally prioritizes other parcels for
affordable housing .
Hurry Up Your Timing The City prepared the Housing Element If my math and understanding of the law is correct,
through a public process consistent with
the city is cutting it very close to its deadline to have the procedural requirements in state law. an approved housing element. With a 30-day public The remainder does not comment on the comment period starting Oct 10, and a 90-day review substantive aspects of the Housing window by HCD, that leaves only 10 days to Element.
incorporate public feedback and have it be approved
by the city before the Feb 15 deadline, and that is
assuming HCD approves the first draft. Upon Feb 15
if Carpinteria doesn't have an approved housing
element, in addition to losing homeless and
affordable housing money, anyone can begin to
submit projects under the Builders Remedy, which
ignore local zoning. This is already starting to happen in fellow beach towns Santa Maria and Redondo
Beach . Goleta, along with dozens of other
municipalities, had their first draft rejected . Dozens are currently out of compliance. The city should
swiftly review feedback and send a quality housing
element to HCD.
Carpinteria Valley In the draft update, under Program Category #1, the Table 1-9 presents the Employment by Association second goal listed is: Industry in Carpinteria and Santa Barbara (Oct. 17, 2022) County. The Santa Barbara Association
"Maintain a jobs-housing balance or ratio within 0.75 of Governments set the allocation of to 1.25 range suggested by the Santa Barbara
residential units assigned to the City of
Association of Governments" Carpinteria through the regional housing Table I-9 lists the Employment of city residents and
needs assessment (RHNA) process,
which considered, in part, the regional
includes the statistic that the civilian employed and local jobs-housing balance as a population 16 years and over is 6,648 city residents. factor in allocating residential units. The This is the number of people who live where work "Candidate Opportunity Sites" in Table Bsomewhere, not the number of jobs in the City. 5 are included as potential sites to However, nowhere in this report can I find data on include in a residential overlay for the number of jobs in the City of Carpinteria. Without affordable housing. The residential that info, it is not possible to determine if the jobs- overlay would provide property owners housing balance is within the 0.75 to 1.25 range. with the option of constructing residential Therefore, it is impossible to make any evaluation units on their property or continuing about the second goal of Program Category #1. That existing commercial and industrial uses. data needs to be broken down by job sector so we The City plans to further evaluate the have some idea of income and what housing would Candidate Opportunity Sites through its be within reach for workers in each sector. rezone process and consider potential Further, without information about the jobs-housing impacts to the City's jobs-housing balance, critical information is missing for making the balance, among other factors. The Revised Draft C-24 March 2023
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most important decision in this process: which of the Candidate Sites Inventory further sites listed in Table B-5 as "Candidate Opportunity considers existing land uses, such as Sites" should be selected to make up the shortfall industrial and agricultural parcels, to shown in the Land Inventory Summary in Table B-1. identify and evaluate the viability of these If we are short on jobs, we must be very careful what potential sites for residential development commercial or industrial parcels we add a residential by reviewing the relative age of the overlay to.
structure and considering vacancy rates
We strongly urge you to ensure accurate data on
and owner interest.
both parts of the jobs-housing balance are available
to you and to the public as soon as possible to
appropriately inform the Housing Element Update.
One last point to consider in selecting what parcels to add a residential overlay to: It is of paramount
importance that we protect the urban boundary by
maintaining transitional land uses between high
density residential and agricultural lands. If we don't do that, we are inviting the County to show up with
more inappropriate proposals to expand our urban
boundary like they have done at the north end of
Bailard Avenue.
Eye of the Day, Inc. We certainly support your efforts to overlay our The proposed residential overlay in the (Oct. 28, 2022) property with high density residential use. What is of Housing Element provides the importance is the densities that will be allowed which opportunity for the development of higher I'm sure you understand. We don't want to get stuck density residential units. The criteria for or penalized for moving forward with an alternative higher residential use projects will be development if mixed use residential does not work further evaluated as part of the rezone financially. We look forward to moving forward and process for the residential overlay. communicating with your and Planning. Property owners also will continue to have the option to develop their property
under existing or future zoning for their
respective zone district.
RPG Pacifica RPG Pacifica is the property owner of the vacant The Housing Element was updated to (Nov. 15, 2022) 8.46-acre lot located at 6380 Via Real, Carpinteria, reflect the property owner's interest in CA, otherwise known as the Lagunitas property. As residential development for this site. you are aware, we recently had been pursuing the
construction of an entitled office project on the
property. With the demand for office space
continuing to evolve in a post-COVID world, it does
not appear that there will be sufficient demand from
the market to justify the development of the current
entitled office project. We were excited, therefore, to learn of the City of Carpinteria' recent efforts to
introduce a Housing Overlay for our property as well
as other commercial/industrial areas within the City
as part of its Housing Element Update.
We wish to express support for the proposed
Housing Overlay at densities of 20-24 units /acre or
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greater. We appreciate that the Overlay is not a
mandate and would not result in any legal
nonconforming issues for either existing or proposed
commercial developments, but would allow a
property owner the op to consider housing as a
potential use of his or her property in support of the
City's and State's goals to provide additional
residential opportunities within the City of Carpinteria Bryan Mimaki I am the owner of your Draft Housing Element The Housing Element was updated to (Nov. 18, 2022) Candidate Opportunity Site# 1, APNs 001-080-040, - reflect the property owner's interest in 002, and -030. My three parcels total approximately residential development for this site.
15.8 acres, and are currently in avocado production. I
appreciate your reaching out to inform me of the
October 13
th ZOOM webinar and the October 17th
Special Joint Meeting of the Planning Commission
and City Council. I wholeheartedly support the City's
efforts to apply a residential only overlay on my
property as it would allow a high density residential
use should my agricultural operations cease to make
sense financially. I look forward to continued
communication as this process moves ahead.
Justin Klentner I am the owner of the Draft Housing Element The Housing Element was updated to (Nov. 18, 2022) Candidate Opportunity Site #17, APN 003-251-021, a reflect the property owner's interest in nearly one acre parcel with a mixed commercial and residential development for this site. low density residential split zoning designations. The
site is currently used as an equipment rental yard,
although I am exploring the potential of a mixed use
residential and commercial redevelopment of the
entire site. I totally support the City's efforts to apply a residential only overlay on my property as it would
allow a much needed high density residential use in
Carpinteria's downtown district.
Without this overlay I don't see how we can ever get
the housing needs that our community so
desperately needs.
Bill Medel I have been following and have attended workshops The Housing Element was updated to (Nov. 20, 2022) for the proposed residential overlay zones for the reflect the property owner's interest in City's housing update in the General Plan. My family residential development for this site. has owned APN's: 004-039-007, 003-151-017 and
003-151-018 since the 1950's. The property is
currently zoned commercial but is surrounded by
residential neighborhoods which makes these
parcels prime candidates for the proposed residential
overlay zone. APN 004-039-007 is currently leased
to an irrigation and landscape service company and
APN's 003-151-017 & 003-151-018 contain our
family home since 1955. While APN 004-039-007
Revised Draft C-26 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Commenter Comment How this comment has been
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allows for a mixed use residential and commercial
development, the overlay residential zone would
allow several options to create more downtown
residential units.
I strongly support the City's draft housing element to
apply an overlay to those properties in the City's
downtown commercial zone.
Californians for We are writing to express serious concerns about the The City prepared the Housing Element Homeownership, City's failure to timely engage in the process of through a public process consistent with YIMBY Law, California developing its revised housing element. Because the the procedural requirements in state law.
Housing Defense Fund City cannot legally meet the deadline for adopting its The remainder does not comment on the (Jan. 20, 2023) sixth cycle housing element update, we may initiate substantive aspects of the Housing litigation against the City on or shortly after February Element. 16, 2023 to compel the City to comply with housing
element law.
We want to ensure that the City understands its
obligations under state law. The City is required to
adopt its sixth cycle housing element update by
February 15, 2023 . The City must also submit an
initial draft to the Department of Housing and
Community Development (HCD) "at least 90 days
prior to adoption." Thus, in order to timely adopt a
sixth cycle housing element, the City was required to
submit a draft housing element to HCD by November
17, 2022. It did not do so.
Because the City will not be able to lawfully adopt a
sixth cycle housing element update by February 15,
2023, it will be immediately subject to litigation under Government Code Section 65750 et seq. Housing
element litigation is given near-complete priority in
the court system. If we are forced to litigate, in
addition to being ordered to adopt a housing element
on a short timeline,4 the City could also face a
number of serious penalties. For example, the court
could suspend permitting in the City,5 and it could
judicially approve housing development projects
within the City.6 The court could impose these
penalties while the litigation is pending, even before
reaching a final decision.? And a successful plaintiff
can obtain attorneys' fees under Code of Civil
Procedure Section 1021.5.
[Continued - see complete letter below.]
People's Self-Help I wanted to let you know how much we continue to The City appreciates PSHH support and Housing appreciate you, your planning staff, the City looks forward to continuing our mutual (Jan. 30, 2023) Manager's leadership and the City's elected officials' successful efforts to produce affordable support for affordable housing developed and housing in Carpinteria. operated by People's Self-Help Housing. Of all the
Revised Draft C-27 March 2023
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30+ jurisdictions we work with along the Central
Coast region, the City of Carpinteria is a standout,
when it comes to championing projects and
supporting our residents' success. I was reflecting
how the City has provided our multiple properties
developed in the Carpinteria so many keys to their
success. Most helpful have been development
impact fees relief, processing our entitlement
approvals in an expedited manner, supporting
projects with permanent soft loans, passing through
the City's CDBG and HOME allocations, and even
donated surplus City land to develop additional units.
We so appreciate your and the City's sincere and
meaningful contributions to affordable housing!
When you recently invited me to speak to your City
Council on identifying the most critical aspects for
promoting more affordable housing, including on
which sites within the City could best accompany
potential projects, it was clearly very impactful on the decision makers, as evidenced by their engagement
and even recommendations for further sites they felt
could be potentially added to your inventory. I was so
impressed and grateful to be a part of that process.
Thanks again for reaching out to us for that purpose.
Victor and Susan I am Victor Schaff, resident of the City of Carpinteria The Housing Element was updated to Schaff and owner of the above referenced properties. The include this site in the Candidate Site (Mar. 6, 2023) 6155 site is currently leased to S & S Seed Company Inventory based on the property owner's which I founded and recently sold, and the 6175 site interest in residential development for this is vacant land Per the attached more detailed site and, in part, the property owner's presentation, I hereby request that these properties development proposal. The Housing be added to those included in the Residential Element Technical Report further Overlay of the City of Carpinteria (2023-2031) Draft analyzes housing vacancy in Section Housing Element. I.B.2 and presents vacancy information in While this specific request is directly related to and Table 1-5. intended to enhance the Draft Housing Element, of
significance is the fact that the current housing rental vacancy rate in Santa Barbara is a tight 1.7%,
compelling evidence of an imbalance between supply
and demand. This imbalance caused 2022 rental
rates to increase by 9% with pressure for an even
greater increase in 2023. Home sale prices
increased by 13.2%, driven by a similar imbalance in
supply and demand.
As a long standing member of our community, I
personally favor mandated construction of
"affordable" housing as defined by the state, and will
Revised Draft C-28 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Commenter Comment How this comment has been I
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commit to a minimum of 20% "affordable" for any
project we develop. Still a primary driving force to
achieve general housing affordability is far supply to
be in balance with demand.
In contrast, as discussed in greater detail in the
accompanying presentation, there is no demand in
the market area for additional business park space.
This will cause the 6175 site to remain vacant land,
and when the S & S lease expires in two years on
the 6155 site for it to potentially be empty buildings.
I respectfully request your positive consideration of
the above.
[Continued - see complete letter below.]
TK Consulting City Housing Element The Housing Element proposes to further (Mar. 20, 2023) Separate and apart from the County's housing need, refine the residential overlay as part of
the City must identify over 800 units of housing inside the rezone process to evaluate the the city boundary. In a City that is mostly built-out, potential range of densities and this is a challenge. However, opportunities do exist affordability requirements that would and should be encouraged. make use of the residential overlay The City has proposed placing a residential overlay
feasible to construct affordable housing
on the selected Candidate Sites (R Overlay) across numerous parcels identified as (Program 1 ). underutilized. Unfortunately, the density range and
realistic density range do not provide enough Program 1 further contains a commitment monetary value to encourage redevelopment of to study the appropriate building height these properties. A calculation should be made on each identified parcel to demonstrate that the
limit for the residential overlay to ensure
proposed density is economically feasible. This is
that the selected Candidate Sites can
construct housing development projects
especially true when considering affordable housing,
at sufficient densities to achieve the
which typically needs some sort of subsidy to exist. City's RHNA unit allocation.
The City should also consider a wider range of
densities and reduction in standards to allow those The proposed residential overlay is not densities to be achievable. anticipated to require a rezone or An example of a standard that effectively reduces General Plan Amendment for housing density is the proposed 30' building height limitation. development projects. The City's current It is very difficult to achieve three story housing at a residential overlay does not require a 30' height limitation. With 1' between floors and a rezone or General Plan Amendment for ceiling height of 9', the roof could only be 1' high, projects within the overlay to develop which is impractical. We suggest a minimum of 36' residential units. The City will ensure that building height. the proposed residential overlay does not Lastly and possibly most important, placing an R require a General Plan Amendment and overlay is a good important first step, but it does not will amend other elements of its General remove the discretionary requirements of the City. Plan to ensure consistency, if required.
These mostly notably include a Development Plan
and Gene The remaining letter does not comment ral Plan Amendment. By not amending the General Plan's Land Use Element for the identified on the substance of the City's Housing properties, a substantially higher bar is placed on the Element.
Revised Draft C-29 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Commenter Comment How this comment has been
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development of these properties. Furthermore, it
would negate the opportunity to process an S8330
application.
[See complete letter below.]
Revised Draft C-30 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary YIMBY
LAW rtlv1Msv
February 28, 2022
Policy Recommendations for 6th Cycle Housing Element
Dear Planning staff:
YIMBY Law submits this letter to share our policy goals and recommendations for· the Policies and Programs section of your Housing Element We appreciate the opportunity to participate in the Housing Element process.
The Policies and Programs section of the city's Housing Element must respond to data, analysis and findings presented in the Housing Needs section. We repeatedly see findings that housing prices are high, segregation exists, and there is a lack of housing for special populations, but the Policies and Programs don't respond to these findings or try to change outcomes. The overview of the city's housing environment should set the scene, and the policies and programs should explain what the city is going to do to fix it.
Our policy goals arc as follows:
Affirmatively Furthering Fair Housing
1. Prioritize rezoning in high resource, historically exclusionary neighborhoods.
Many of the highest resource neighborhoods with the best access to jobs, good schools, and other amenities have histories of exclusion which are still reflected in their zoning. Cities should rezone to allow more housing opportunities in those neighbor-hoods, particularly those with low Vehicle Miles Traveled, as part or their Revised Draft C-31 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Housing Elements.
2. Establish a strong tenant protection ordinance so that new housing benefits everyone. Development should not permanently displace current residents.
I-lousing replacement programs, temporary housing vouchers, right of return, and demolition controls will create stability for renters while allowing new homes to be built for new households and to accommodate the growth associated with RI-INA.
In your sites inventory and rezoning programs, you should prtoritize development on sites with owner-occupied housing & commercial uses over those with existing rent-controlled apartments 01· other rental housing with lower income residents.
3. Support homeownership opportunities for historically excluded groups.
Homeownership continues to be a path to building financial security and inter-generational wealth, which has been systematically denied to many Americans. As a society, we need to make this right by intentionally offering opportunities to communities who have been excluded. The housing element should identify opportunities to create a variety of for-sale housing types and create programs to facilitate property ownership among excluded groups.
Site Capacity
4. Adequately plan for density. Ensure that a site's density will accommodate the number of homes that are projected to be built. In addition, make sure height limits, setback requirements, FAR, and other controls allow for adequate density and the ability to achieve a site's realistic capacity. Housing will not be feasible if you have a high density paired with low height limits. This density should be emphasized around jobs and transit and should go beyond the Mullin density in those areas.
5. Provide sufficient zoned capacity to accommodate all income levels, including a minimum No Net Loss buffer of 30%. Not every site will be developed at maximum density during the eight-year planning period. Identify an ample amount of opportunity sites and zone the sites to accommodate lower-income housing types (usually a statutory minimum of 30 dwelling units per acre) to give the city the best chance at meeting its RI-INA.
Revised Draft C-32 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary
6. Use data from the 5th Cycle to calculate the likelihood of development for your 6th Cycle site inventory. Likelihood of development is a measure of the probability of an inventory site being developed during the planning period. The median likelihood of development across the state is 25%, meaning only one of every four sites will likely be developed during the planning period for· the median city. lncorpor·ating the likelihood of development into the zoned capacity will set the city up to successfully achieve their RHNA, making the housing element less of a paper exercise and more of an actionable, functional document.
Accessory Dwelling Units
7. Commit to an automatic mid-cycle adjustment if ADU permitting activity is lower than estimated in the housing element. We highly recommend complying with HCD's standards of using one of its "safe harbor" methodologies to anticipate future ADU production. However, if the city is optimistic about ADU growth, then creating an automatic mid-cycle adjustment will automatically facilitate alternative housing options (i.e., a rezoning program, removing development constraints. ADU incentives, etc.) if the city falls behind the estimated ADU production.
8. lncentivize new ADUs, including those that are rent-restricted for moderateor lower-income households or that are prioritized for households with housing choice vouchers. Consider offering low- or no-interest loans, for·givable loans, impact fee waivers for ADUs that are 750 square feet or larger, allowances to facilitate two-story and second-story ADU construction, etc.
Zoning
9. Allow residential to be built in areas that are zoned for commercial use.
There are a myriad of ways to do this, but a housing overlay is one common policy.
Additionally, consider eliminating new commercial space in mixed-use developments where there is not a strong demand or there is otherwise a glut of commercial space that is unused or frequently vacant.
10. Allow flexibility in inclusionary zoning. Cities should require different percentages for· different AMI levels. Additionally, we urge cities to incentivize land Revised Draft C-33 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary dedication to affordable developers in order for market-rate developers to meet their inclusionary requirements. Avoid getting trapped into thinking that the affordable units must be "sprinkled throughout" the market-rate units, or require the market-rate units to look exactly the same as the affordable ones. This should be balanced against not locating all of the affordable units in one place and ghettoizing neighborhoods by creating or perpetuating racially concentrated areas of poverty.
Better Entitlement Process & Reducing Barriers to Development
11. Ensure that the city has a ministerial process for housing permitting, especially multi-family housing, and remove impact fees for deed-restricted housing. A discretionary process for housing development creates uncertainty and adds to the cost of construction. For example, multi-family housing should not require a conditional use permit or city council approval unless the builder is asking for unique and extraordinary concessions. Right-sizing governmental constraints, entitlement processes, and impact fees will help the city successfully meet its RHNA.
12. Reduce parking standards and eliminate parking minimums. Minimum parking requirements are a major constraint on housing, especially for lower cost housing types. They can cost in excess of $30,000 per spot and can raise rents by as much as 17%, and eliminating them is particularly important for smaller & other spatially constrained sites. Consider adopting a parking maximum.
13. Cap fees on all new housing. Most construction costs are outside the City's control, but reducing impact fees can demonstrate that a city is serious about building new housing. At a minimum, cities should delay the collection of impact fees until the issuance of the certificate of occupancy to reduce financial impacts on new housing and make the units cheaper by not asking the developer to carry impact fee charges 01· debt throughout the construction phase.
14. Provide local funding. One of the largest barriers to building new affordable homes is the lack of city/county funds available to assemble sites, provide gap funding, and to pay for dedicated staff. Without new funding, especially at the local level, we will not be able to build more affordable homes. There are three Revised Draft C-34 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary new revenue streams that should be considered: 1) Transfer tax, a one-time payment levied by a jurisdiction on the sale of a home, may be utilized to raise much needed revenue to fund affordable homes; 2) Vacancy tax may be collected on vacant land to convince landowners to sell their underutilized properties and be used to fund the construction of affordable homes; 3) Commercial linkage fees should be adopted or revisited for increases on new commercial developments.
We urge you to include these policies in your 6th cycle Housing Element.
Best regards,
Sonja Trauss
Executive Director
YIMBY Law
sonja@yimbylaw 01·~
Revised Draft C-35 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary - ... Gray Panthers Santa Barbara Network
Gray Panthers
J
July 31, 2022
To Whom It May Concern:
Officers
President
Richard Solomon
Membership V.P.
Janice Keller
Secretary
Gail Marshall
Treasurer
David Landecker
Directors
Richard
Appelbaum
Josephine Black
Marty Blum
Carol Keator
David Lebell,
MD
Susan Rose
Janet Wolf
As a policy, the Gray Panthers Santa Barbara Network supports housing options that are accessible, affordable and safe for all regardless of gender, health status, access needs, race or ethnicity or economic circumstance.
We ask you to prioritize older adults as a specific goal in your Housing Element planning.
• Define "senior housing" more clearly to include requirements for accessibility and access to services.
• Zone for more senior housing options to meet senior needs as they progress through the senior housing care continuum. • Expand "by right" zones in which senior housing with
services is permitted.
• In commercial zones, expand permitted uses for licensed residential care, with conditional use permits for independent living as a "by right" use.
• Provide regulatory incentives for builders by adding a regulatory "fast track" incentive for builders on senior housing projects.
• Assure needed senior housing is located appropriately to transportation options.
Revised Draft C-36 March 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix C - Public Participation Summary Housing Element Submittal
July 31, 2022