Carpinteria City Council
January 22, 2024

City of Carpinteria
City Council Regular Meeting Agenda
Monday, January 22, 2024
Council Chamber, 5775 Carpinteria Avenue, Carpinteria, CA 93013 5:30 p.m. Regular Meeting
In-Person and Virtual Participation Options
Attendance/Viewing Options:
• Attend the in-person meeting in City Council Chambers at City Hall (5775 Carpinteria Ave.).
• View the meeting live through the City’s website https://carpinteriaca.gov/cityhall/agendas-meetings/) on your computer, tablet or smartphone. • View the meeting on Government Access Television Channel 21 (broadcast live and rebroadcast on the Wednesday and the Saturday following the meeting at 8:00 p.m. and 5:00 p.m., respectively).
• Call 669-900-9128 (and enter Webinar ID 889 0390 2262) to listen to the meeting on your phone.
• Join the City’s Zoom webinar from your computer, tablet, or smartphone by CLICKING HERE. Alternatively, you can join the Zoom webinar by logging on to www.zoom.us, downloading the application, selecting "Join Meeting", and entering Webinar ID 889 0390 2262.

Public Comments
• Provide a live public comment during the in-person meeting in City Council Chambers at City Hall (5775 Carpinteria Ave.). Please note the City has the discretion to limit both the overall and individual speaker time for any meeting or agenda matter. Typically, the Council’s practice has been to limit each speaker to three minutes.
• Provide a live comment through the City’s Zoom webinar platform (through the link provided above). To make public comments through this platform please use the “raise your hand” feature to notify staff that you would like to make a public comment during designated public comment times. Once it is your turn to provide a public comment, staff will unmute your microphone and you will be given a designated amount of time to provide your comment (typically, the practice has been up to 3 minutes per speaker on each item). At the end of your comment, staff will once again mute your microphone.
• Submit a written comment (as either a general public comment or on a specific agenda item) to be distributed to Council Members by 12:00 P.M. on the day of City Council Regular Meeting Agenda
January 22, 2024

the meeting by either submitting your comment via (1) email to [email protected], (PLEASE NOTE NEW PUBLIC COMMENT EMAIL ADDRESS) or (2) the eComment link on the City's agenda website (https://carpinteriaca.gov/city-hall/agendas-meetings/). Please reference the agenda item to which your comment pertains. While written comments become part of the record, they will not be read aloud at the meeting.

Please note that the City will make every effort to make the meeting accessible virtually; however, if one of the above virtual attendance/viewing or public comment options is unavailable due to technological issues, you are invited to take advantage of one of the other participation options outlined above (including attending and providing public comment in-person in the City Council Chambers). Additional options may be made available at the meeting.

Also, please note that Spanish interpretation will be available at the in-person meeting and through the City’s Zoom webinar.

CALL TO ORDER

ROLL CALL

PLEDGE OF ALLEGIANCE
COUNCILMEMBER(S) REQUEST FOR REMOTE PARTICIPATION UNDER AB 2449:

The City Council may consider Councilmember(s) request to participate in the meeting remotely under the regulations of AB 2449 by making the necessary findings and voting on whether the Councilmember(s) may participate remotely.

AGENDA MODIFICATIONS: The City Council may modify the regular agenda by tabling items, adding urgency items to the agenda, or changing the order in which items are considered. Changes to the Consent Calendar are considered at the time the Consent Calendar is considered.

INTRODUCTIONS, PROCLAMATIONS AND PRESENTATIONS:

1. Proclamation Designating February 2024 as Black History Month. (Requires approval prior to presentation of proclamation.)

PUBLIC INFORMATION REPORTS AND ANNOUNCEMENTS
This may include updates on law enforcement activity within the City from a Sheriff’s Office representative.

CITY MANAGER’S REPORT
City Council Regular Meeting Agenda
January 22, 2024

The City Manager will report to the City Council regarding various City and/or community events and/or matters of interest. There will be no City Council discussion except to ask questions or refer matters to staff; and no action will be taken unless listed on a subsequent agenda.

PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
This is a time for public comments on matters not otherwise on the agenda but within the subject matter jurisdiction of the City Council. The Public Comment period is limited to 15 minutes and divided among those persons desiring to speak. No person shall speak longer than three minutes; however, the Mayor may establish shorter periods based on the time available and/or the number of persons waiting to speak. Persons wishing to speak on a specific item will be recognized at the time the agenda item is considered.

The audio-visual system in the Council Chamber is not available for speaker use during the general Public Comment period.

The City and the City Council are not responsible for the content of statements made during the public comment period, or the factual accuracy of any such statements.

CONSENT CALENDAR: Items on the consent calendar are considered to be routine and are normally enacted by one unanimous vote of the Council. If you wish to speak on a consent calendar item please do so during the public comment period provided at the beginning of this item.

2. Approve the minutes of the regular meeting held January 8, 2024 and the special joint meeting held January 17, 2024.

3. Receive and file the Expenditures for the period beginning December 25, 2023 and ending January 12, 2024.

4. Receive and file the Report of Contracts Executed by the City Manager for the Period of November 21, 2023 through January 15, 2024.

5. Receive and file the Monthly City Treasurer’s Report on Compliance with Statement of Safekeeping and Investment of Public Funds for December 2023.

6. Receive and file the Quarterly Review of the Pension Stabilization Trust.

7. Adopt Ordinance No. 776 (second reading), repealing and replacing in its entirety Carpinteria Municipal Code (CMC) Chapter 8.50, concerning the regulation of certain polystyrene and single-use plastic items, as well as foil and latex balloons. (This item requires a roll call vote.)
ADMINISTRATIVE MATTERS:

City Council Regular Meeting Agenda
January 22, 2024

8. Code Compliance Quarterly Report Q4, 2023.

Recommendation: Receive and file quarterly report.

Staff Presenter: David Hernandez, Code Compliance Supervisor a. Staff Report
b. Public Comment
c. City Council Determination

9. Approve and authorize the City Council to sign a letter to the County of Santa Barbara Board of Supervisors regarding the County’s Housing Element Update Draft Program Environmental Impact Report.

Recommendation: Approve and authorize the Council’s signature on a letter to the County of Santa Barbara regarding the County’s Housing Element Update Draft Program Environmental Impact Report (Attachment A).

Staff Presenter: Nick Bobroff, Community Development Director a. Staff Report
b. Public Comment
c. City Council Determination
PUBLIC HEARING:

10. Re-adoption of the 6th Cycle 2023-2031 Housing Element via Resolution No. 6288 (Attachment A) as revised to address comments from the California Department of Housing and Community Development (HCD) (General Plan Amendment No. 22-2157-GPA).

Recommendation: Receive staff presentation and public testimony; adopt Resolution No. 6288 to re-adopt the 2023-2031 Housing Element as revised to address HCD comments; find the proposed action is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and direct the City Manager to submit the 2023-2031 Housing Element to HCD for final certification.

Staff Presenter: Nick Bobroff, Community Development Director a. Staff Report
b. Public Comment
c. City Council Determination
City Council Regular Meeting Agenda
January 22, 2024

CONSIDERATION OF ANY ITEMS REMOVED FROM CONSENT CALENDAR

AND/OR OTHER AGENDA ITEMS REQUESTED TO BE ADVANCED
MATTERS CONTINUED FROM PREVIOUS MEETINGS: NONE
OTHER BUSINESS:

11. Presentation on the Carpinteria Shoreline Continuing Authorities Program by U.S.

Army Corps of Engineers.

Recommendation: Receive and file presentation.

Staff Presenter: Erin Maker, Environmental Program Manager a. Staff Report
b. Public Comment
c. City Council Determination

12. Informational Report on the City’s Emergency Services Management Program for 2023.

Recommendation: Receive and file the report.

Staff Presenter: Olivia Uribe Mutal, Program Manager
a. Staff Report
b. Public Comment
c. City Council Determination

13. 2023 Annual Integrated Pest Management Report.

Recommendation: Receive and file the 2023 Annual Integrated Pest Management Report.

Staff Presenter: John L. Ilasin, Public Works Director
a. Staff Report
b. Public Comment
c. City Council Determination
LEGISLATIVE UPDATE: The City Council will discuss local, state and/or federal legislation under consideration and decide whether to direct staff to place a matter(s) on a future City Council agenda for consideration.

City Council Regular Meeting Agenda
January 22, 2024

COMMITTEE REPORTS, INQUIRIES AND OTHER MATTERS PRESENTED BY

COUNCILMEMBERS
Informational reports from Councilmember representatives on the committees, commissions and organizations listed below. This is also an opportunity for Councilmembers to request information from staff or seek support from fellow Councilmembers for future agenda items.

1. Appointees to Other Government Agencies
a. Beach Erosion Authority for Clean Oceans and Nourishment (BEACON) (Solórzano/Alt. Clark)
b. California Joint Powers Insurance Authority (CJPIA) (Clark/Alt. Alarcon) c. Santa Barbara County Association of Governments (SBCAG)(Clark/Alt.

Nomura)
d. Santa Barbara County Air Pollution Control District (APCD)(Clark/Alt.

Nomura)
e. Central Coast Community Energy (3CE) (Nomura/Alt. Goleta) f. Santa Barbara Mosquito and Vector Management District (Joe Franken) g. Santa Barbara Metropolitan Transit District (Solórzano)

2. Regional Committees
a. Channel Counties Division, League of California Cities (Nomura/Alt.

Alarcon)
b. Santa Barbara Joint Affordable Housing Task Group (Alarcon & Solórzano) c. Santa Barbara County Elected Leaders Forum to Address Homelessness (Clark/Alt. Alarcon)
d. South Coast Youth Safety Partnership (Solórzano/Alt. Lee) e. Multijurisdictional Solid Waste Task Group (Lee/Alt. Alarcon)

3. Joint and Standing Committees
a. City Council/Economic Vitality Committee (Alarcon & Lee) b. City Council/Public Safety Committee (Clark & Nomura) c. City Council/School Board Committee (Lee and Alarcon) d. City Council/Utilities Committee (Lee & Nomura)
e. City Council/First District Supervisor Committee (Lee & Solórzano) f. City Council Finance/Budget Committee (Alarcon & Clark) g. Transportation Committee (Lee & Clark)
h. Development Review Committee (Joint Committee membership from City Council, Planning Commission and Architectural Review Board) (CC: Clark & Nomura) (PC: To Be Selected by Planning Commission) (ARB: Stein & O’Connor)
City Council Regular Meeting Agenda
January 22, 2024

i. General Plan and Coastal Plan Update Committee (Joint Committee membership from City Council and Planning Commission) (Lee & Clark) (PC: To Be Selected by Planning Commission)
j. Public Facility Site Acquisition/Development Committee (Clark & Nomura) k. City Council Boards, Commissions and Committees Interview Committee (Clark & Nomura/ Alt. Lee)
l. Sustainability Committee (Nomura & Solórzano)

4. Ad Hoc Committees
a. Senior Services Planning Committee (Lee & Solórzano) b. Civic/Youth Engagement Committee (Lee & Nomura)
c. City Council Housing Element Committee (Clark & Nomura) d. Harbor Seal Advisory Committee (Solórzano & Alarcon) e. Appointment Process Committee (Alarcon & Clark)

5. Appointed Representatives to Area Boards & Committees a. Community Media Access Center (Gary Dobbins)
b. County Library Advisory Committee (Gail Marshall)

ATTENDANCE OF COUNCILMEMBERS FOR FUTURE MEETINGS

ADJOURNMENT
The next regular City Council meeting will be held February 12, 2024 at 5:30 p.m.

In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk's Office at (805) 755-4403 or the California Relay Service at (866) 735-2929. Notification two business days prior to the meeting will enable the City to make reasonable arrangements for accessibility to this meeting.

Materials related to an agenda item submitted to the City Council after distribution of the agenda packet are available for public review at the City Clerk's Office, located at 5775 Carpinteria Avenue, Carpinteria, CA 93013 or by going to the City’s website at https://carpinteriaca.gov/city-hall/agendas-meetings/.

This agenda was posted on Thursday, January 18, 2024, in the City Clerk's Office, on the City Hall Public Notices Board, and on the Internet.

PROCLAMATION

A PROCLAMATION OF

THE CARPINTERIA CITY COUNCIL
DESIGN A TING FEBRUARY 2024

AS BLACK HISTORY MONTH
WHEREAS, the 2024 Santa Barbara County Theme is "Black History: More Than a Month;" and
WHEREAS, we honor Carter G. Woodson who established Negro History week in 1926. His intention was to bring to the public's attention to often overlooked important developments by African Americans that merit emphasis, education, and understanding; and WHEREAS, the 2024 theme reflects, still, the need to call attention to these merits, but extend beyond just 29 days this year and how peoples that identify in the African diaspora in the United States and in Santa Barbara County, celebrate their history and culture year round; and
WHEREAS, Black History is a thread that connects us all and locally we are grateful to key figures who helped make our region stronger. Individuals like Horace McMillan, Anita Mackey, Valencia Nelson, Babatunde Folayemi, William Downey, Grover C. Barnes, and the late Sojourner Kincaid Rolle whose contributions helped to shape and make communities healthier; and
WHEREAS, Black History continues in the present as multi-generational efforts have been nurtured from the Martin Luther King, Jr. Santa Barbara Committee, Endowment for Youth Community, NAACP, Gateway Educational Services, Santa Barbara Young Black Professionals, Healing Justice Santa Barbara, Juneteenth Santa Barbara, and other amazing organizations taking up the mantle to continue the love and support for community yearround; and WHEREAS, the national theme is African Americans and the Arts. African American artists have used art to preserve history and community memory as well as for empowerment. Artistic and cultural movements such as the New Negro, Black Arts, Black Renaissance, hip-hop, and Afrofuturism, have been led by people of African descent and set the standard for popular trends around the world; and
WHEREAS, Black History is not just about the struggles Black families have been through, but rather it is a time of rejoicing, celebrating accomplishments, integrity, leadership, and determination, and showing true character. We honor history and celebrate the progress that we have made. We are resilient and resolute in creating new opportunities for future ~~~~ .

NOW, THEREFORE, the City Council of the City of Carpinteria does hereby recognize February 2024 as Black History Month in our CITY OF CARPINTERIA, and calls on all residents to acknowledge and celebrate with appropriate ceremonies and activities.

IN WITNESS THEREOF, the Mayor hereunto set their hand and caused the Official Seal of the City of Carpinteria, California, to be affixed this 22nd day of January, 2024.

Al Clark, Mayor
City of Carpinteria
ATTEST:

Brian C. Barrett, CMG, CPMC
City Clerk, City of Carpinteria
---- -----

MEMORANDUM
Council Meeting Date: January 22, 2024
To: Honorable Mayor and City Council
From: Michael Ramirez, City Manager
Subject: City Manager’s Report
Senior Programming
The City is expanding its nutritional support services for seniors and has partnered with the Foodbank of Santa Barbara County. Beginning February 8th, 2024, the Veterans’ Hall will host a complimentary foodbank program in conjunction with the existing Senior Meal Lunch program offered through the Central Coast Commission for Senior Citizens (served Mon-Fri). On the 2nd and 4th Thursday of each month, older adults, 60 and over, can pick up a complimentary grocery bag with nutritious items such as highprotein snacks, canned soups, pasta, cereal, eggs, bread, and seasonal fresh fruits and vegetables. This Foodbank of Santa Barbara County program is designed to support our older adults' health and independence by supplementing their food budgets.

Update to Story Poles Procedures Manual
At the last City Council meeting, the Council heard a request from Susan Allen to update the City’s Story Poles Procedures concerning the allowable colors for story pole flagging. In particular, there was concern raised that the specified flagging colors (red or blue) are not optimally visible and that other colors with greater contrast should be required. Community Development Department staff is currently researching other jurisdictions’ story poles practices and will be working with the City’s Architectural Review Board to consider appropriate updates to the City’s Story Poles Procedures Manual.

Carpinteria Farm Preserve & Bungalows Project
Thursday, January 25th: the Architectural Review Board will be considering the preliminary review of the Carpinteria Farm Preserve & Bungalows project proposed for the Bluffs I area adjacent to City Hall. The meeting will be held at 5:30 pm in the Council Chambers and will be broadcast through the City website and on GATV, channel 21.

The meeting agenda and staff report are available on the City’s website.

Chevron Carpinteria Oil Processing Facility Decommissioning & Remediation Project
Wednesday, January 31st: the public comment period will close at 5:00 pm for the Draft Environmental Impact Report prepared for the Chevron Carpinteria Oil Processing Facility Decommissioning & Remediation Project. See the “Hot Topics” section of the City’s website for additional information.
4745 Carpinteria Ave Mixed Use Project
Monday, February 5th: the Planning Commission will consider the 4745 Carpinteria Ave Mixed Use Project. The meeting will be held at 5:30 pm in the Council Chambers and will be broadcast through the City website and on GATV, channel 21. The meeting agenda and staff report will be available on the City’s website by February 1st. 2022 Pavement Rehabilitation Project
Bid opening is scheduled for February 6, 2024.

Winter El Niño Update
The City Manager, or their designee, will provide information on recent storm events, current forecasts, and County and/or City preparations and response.

Recruitments
Below is a list of current recruitments for full-time positions. Additional information, including part-time positions, are available at https://carpinteriaca.gov/city-hall/humanresources/ • Recreation and Community Services Coordinator
o Open Now
o Filing deadline: February 2, 2024
• Aquatics Superintendent
o Open Now
o Filing deadline: February 2, 2024
• Assistant City Manager (Conducted by Bob Murray & Associates) o Open Now
o Filing deadline: February 2, 2024
• Parks, Recreation, and Community Services Director (Conducted by Bob Murray & Associates)
o Open Now
o Filing deadline: March 1, 2024
Annual Workplan Meeting
Monday, January 29, City Council will hold a special meeting to conduct the first Annual Work Plan meeting. The City has entered in to an agreement with Tripepi Smith to facilitate this year’s meeting and have already conducted pre-meeting interviews with each of the City Council members. The public is encouraged to participate and may submit their comments in advance via email to [email protected] City of Carpinteria
City Council Minutes
Regular Meeting
Monday, January 8, 2024
In-Person and Virtual

CALL TO ORDER
Mayor Clark called the meeting to order at 5:34 pm.

ROLL CALL
Councilmembers present: Councilmember Roy Lee
Councilmember Wade T. Nomura
Councilmember Mónica J. Solórzano
Vice Mayor Natalia Alarcon
Mayor Al Clark
Staff members present: Michael Ramirez, City Manager
Jena Shoaf Acos, on behalf of Brownstein Hyatt Farber
Schreck, LLP acting as City Attorney of the City
of Carpinteria
Brian C. Barrett, City Clerk
Nick Bobroff, Community Development Director
John L. Ilasin, Public Works Director
Mindy Fogg, Principal Planner (present via Zoom)
Erin Maker, Environmental Program Manager
Lindsay Erdmann, Civic Spark Fellow

PLEDGE OF ALLEGIANCE
Mayor Clark led those present in the salute to the flag.

COUNCILMEMBER(S) REQUEST FOR REMOTE PARTICIPATION UNDER AB 2449:

There were no Councilmember requests for remote participation under AB 2449.

AGENDA MODIFICATIONS: NONE
Councilmember Solórzano requested that tonight’s meeting be adjourned in honor of Mayor Clark’s birthday today. The Council was in agreement.

City Council Regular Meeting Minutes
January 8, 2024

INTRODUCTIONS, PROCLAMATIONS AND PRESENTATIONS:

1. Proclamation Designating January 2024 as “Human Trafficking Awareness Month.”
Speakers in-person: Elsa Granados with Standing Together to End Sexual Assault (STESA) and Roberta Lehtinen with HopeNet of Carpinteria Motion by Vice Mayor Alarcon, seconded by Councilmember Nomura, to approve the Proclamation Designating January 2024 as “Human Trafficking Awareness Month.” Upon voice vote, the motion carried unanimously.

Mayor Clark and the City Council presented the proclamation to Ms. Granados.

TEMPORARY ADJOURNMENT FOR THE PURPOSE OF HOLDING THE MONTHLY

MEETING OF THE CARPINTERIA LIBRARY BOARD OF TRUSTEES
Mayor Clark temporarily adjourned the meeting at 5:47 pm.

RECONVENE THE REGULAR MEETING OF THE CITY COUNCIL
Mayor Clark reconvened the meeting at 6:20 pm.

PUBLIC INFORMATION REPORTS AND ANNOUNCEMENTS
Lieutenant Butch Arnoldi with the Santa Barbara County Sheriff’s Department provided an update on crime in the City.

CITY MANAGER’S REPORT
City Manager Ramirez reported on the following:
• City’s open recruitments
• Update on the December 2023 storms
Community Development Director Bobroff reported on the following:
• Draft Environmental Impact Report for the Chevron Oil & Gas Processing Decommissioning & Remediation Project
• Carpinteria Farm, Hospitality & Residential Project
• 4745 Carpinteria Avenue Mixed Use Project
• Update on entertainment licenses
• California Department of Housing and Community Development (HCD) found the City’s Housing Element to be in substantial compliance with all state requirements; staff will return to City Council on January 22nd for re-adoption of the Housing Element and final submittal and certification to HCD
City Council Regular Meeting Minutes
January 8, 2024

PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
Speakers in-person: Mike Wondolowski representing Carpinteria Valley Association, Susan Allen (self), Susan Allen representing Citizens for the Carpinteria Bluffs, Roberta Lehtinen, and Amie Rodriguez
Speakers via Zoom: Lorraine McIntire
Emails distributed: Davis Mersereau
In response to Mr. Wondolowski’s comments, Mayor Clark recommended the Council send a comment letter to the County regarding its Housing Element Update Draft Program Environmental Impact Report. The Council was in agreement.

CONSENT CALENDAR:

There was no public comment.

Motion by Councilmember Lee, seconded by Councilmember Nomura, to approve the Consent Calendar Item Nos. 2 through 8. Upon voice vote, the motion carried unanimously.

2. Approve the minutes of the regular meeting held December 11, 2023.

3. Receive and file the Expenditures for the period beginning December 4, 2023 and ending December 22, 2023.

4. Receive and file the Monthly City Treasurer’s Report on Compliance with Statement of Safekeeping and Investment of Public Funds for November 2023.

5. Formally accept the following generous donations: (1) Donation of $11,377.00 for the purchase of an in-pool vacuum and an additional $18,000 for the acquisition of new pool covers. Donor: Ann Jackson Family Foundation; (2) Donation of $3,000 to the Community Swimming Pool. Donor: Fidelity Charitable; (3) Donation of $2,500 towards the procurement of a new ADA-compliant pool lift for Carpinteria Community Pool. Donor: Rotary Club of Carpinteria, Noontime; and (4) Donation of $10,000 designated for enhancing locker room facilities. Donor:

Marilyn Jenkins.

6. Receive and file the Compliance Examination Engagement Report for the fiscal year ended June 30, 2023.

7. Adopt Resolution No. 6285, authorizing signers on City bank accounts.

City Council Regular Meeting Minutes
January 8, 2024

8. Adopt Resolution No. 6286, authorizing certain officers to order the deposit or withdrawal of monies in the Local Agency Investment Fund (LAIF).

ADMINISTRATIVE MATTERS:

9. Making an Appointment to the Mobile Home Park Rent Stabilization Board.

Recommendation: Adopt Resolution No. 6287, approving the appointment of Danel Trevor to the Mobile Home Park Rent Stabilization Board.

City Clerk Barrett presented the staff report.

There was no public comment.

Motion by Councilmember Solórzano, seconded by Councilmember Nomura, to adopt Resolution No. 6287, as read by title only, approving the appointment of Danel Trevor to the Mobile Home Park Rent Stabilization Board. Upon voice vote, the motion carried unanimously.

10. Approval of the December 2024 Holiday Schedule and Closure of City Hall on December 24, 27 and 30, 2024.

Recommendation: Approve the December 2024 holiday schedule and authorize the closure of City Hall on December 24, 27 and 30, 2024.

City Clerk Barrett presented the staff report.

There was no public comment.

Motion by Vice Mayor Alarcon, seconded by Councilmember Nomura, to approve the December 2024 holiday schedule and authorize the closure of City Hall on December 24, 27, and 30, 2024. Upon voice vote, the motion carried unanimously.

11. Award of construction contract for the City Hall Campus Improvements Project – Sewer Replacement.

Recommendation: (1) Award a Construction Contract to Toro Enterprises, Inc. for the City Hall Campus Improvements Project – Sewer Replacement in the Total Bid amount of $285,609 and (2) Approve a budget appropriation in the total amount of $62,200 to the Capital Improvements Fund for Fiscal Year 2023-24 Capital Improvements Program Budget for the City Hall Campus Improvements Project – Sewer Replacement. (This motion requires a roll call vote.) Public Works Director Ilasin presented the staff report.

City Council Regular Meeting Minutes
January 8, 2024

There was no public comment.

Motion by Councilmember Solórzano, seconded by Councilmember Nomura, to (1) Award a Construction Contract to Toro Enterprises, Inc. for the City Hall Campus Improvements Project – Sewer Replacement in the Total Bid amount of $285,609 and (2) Approve a budget appropriation in the total amount of $62,200 to the Capital Improvements Fund for Fiscal Year 2023-24 Capital Improvements Program Budget for the City Hall Campus Improvements Project – Sewer Replacement. The roll call vote on the motion was as follows:

AYES: Councilmember Lee, Councilmember Nomura, Councilmember Solórzano, Vice Mayor Alarcon, and Mayor Clark
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried unanimously.

12. A Maintenance Agreement with Precision Concrete Cutting for Sidewalk Repairs through the Cooperative Purchasing Contract by the California Joint Powers Insurance Authority.

Recommendation: Authorize the City Manager to execute a Maintenance Agreement with Precision Concrete Cutting for sidewalk repairs in the amount of $47,101 through the Cooperative Purchasing Contract by the California Joint Powers Insurance Authority. (This motion requires a roll call vote.) Public Works Director Ilasin presented the staff report and PowerPoint presentation.

There was no public comment.

Motion by Vice Mayor Alarcon, seconded by Councilmember Nomura, to authorize the City Manager to execute a Maintenance Agreement with Precision Concrete Cutting for sidewalk repairs in the amount of $47,101 through the Cooperative Purchasing Contract by the California Joint Powers Insurance Authority. The roll call vote on the motion was as follows:

AYES: Councilmember Lee, Councilmember Nomura, Councilmember Solórzano, Vice Mayor Alarcon, and Mayor Clark
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried unanimously.

City Council Regular Meeting Minutes
January 8, 2024

13. Agreement with ZWorld GIS for Mapping and Geographic Information System Services.

Recommendation: Authorize the City Manager to execute the Agreement with ZWorld GIS for mapping and geographic information system services in an amount not-to-exceed $35,724. (This motion requires a roll call vote.) Public Works Director Ilasin presented the staff report.

There was no public comment.

Motion by Councilmember Lee, seconded by Councilmember Nomura, to authorize the City Manager to execute the Agreement with ZWORLD GIS for mapping and geographic information system services in an amount not-to-exceed $35,724. The roll call vote on the motion was as follows:

AYES: Councilmember Lee, Councilmember Nomura, Councilmember Solórzano, Vice Mayor Alarcon, and Mayor Clark
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried unanimously.

PUBLIC HEARING:

14. Introduction and first reading of Ordinance No. 773, adding Chapter 15.72 (Mandatory Seismic Retrofit Program for Existing Wood-Frame Buildings with Soft, Weak, or Open-Front Walls) to Title 15 (Buildings and Construction) of the Carpinteria Municipal Code regarding building seismic safety.

This ordinance would mandate that owners of soft story structures secure certified engineering reports detailing steps needed to seismically retrofit the first story of the structure to adequately support additional stories, obtain City of Carpinteria building permits to carry out seismic retrofit, and carry out recommended and permitted seismic retrofit within a reasonable time period, enforceable through administrative remedies, property liens and/or misdemeanor charges.

Recommendation: Conduct a public hearing; introduce and waive first reading of Ordinance No. 773 (Attachment A), Mandatory Seismic Retrofit Program for Existing Wood-Frame Buildings with Soft, Weak, or Open-Front Walls; and set the ordinance for second reading and adoption for the City Council meeting of February 12, 2024. (This motion requires reading of ordinance title and a roll call vote.)
City Council Regular Meeting Minutes
January 8, 2024

Community Development Director Bobroff introduced Principal Planner Fogg who was present via Zoom and presented the staff report and the PowerPoint presentation.

Mayor Clark opened the public hearing at 7:50 pm.

Speakers in-person: Nancy Schreiner
Mayor Clark closed the public hearing at 8:03 pm.

Councilmember Lee made a motion to not approve nor accept the first reading of Ordinance No. 773, an Ordinance of the City Council of the City of Carpinteria Adding to Carpinteria Municipal Code Title 15 (Buildings and Construction), Chapter 15.72 Entitled “Mandatory Seismic Retrofit Program for Existing Wood-Frame Buildings with Soft, Weak, or Open-Front Walls”; and, not set the ordinance for second reading nor adoption for the City Council meeting of February 12, 2024.

Councilmember Nomura seconded the motion and recommended modifying the motion to direct staff to hold workshops first and get public feedback and then return to the Council with a rewritten ordinance.

Councilmember Lee modified the motion and Councilmember Nomura seconded the modified motion to not approve nor accept the first reading of Ordinance No. 773, an Ordinance of the City Council of the City of Carpinteria Adding to Carpinteria Municipal Code Title 15 (Buildings and Construction), Chapter 15.72 Entitled “Mandatory Seismic Retrofit Program for Existing Wood-Frame Buildings with Soft, Weak, or Open-Front Walls”; and, not set the ordinance for second reading nor adoption for the City Council meeting of February 12, 2024 and direct staff to hold workshops first and get public feedback and then return to the Council with a rewritten ordinance.

As Ordinance No. 773 was not approved, the ordinance title was not read into the record.

The roll call vote on the modified motion was as follows:

AYES: Councilmember Lee, Councilmember Nomura, Councilmember Solórzano, Vice Mayor Alarcon, and Mayor Clark
NOES: None
ABSENT: None
ABSTAIN: None
The motion carried unanimously.

CONSIDERATION OF ANY ITEMS REMOVED FROM CONSENT CALENDAR AND/OR OTHER AGENDA ITEMS REQUESTED TO BE ADVANCED: NONE City Council Regular Meeting Minutes
January 8, 2024

MATTERS CONTINUED FROM PREVIOUS MEETINGS: NONE
OTHER BUSINESS:

15. Introduction and first reading of Ordinance No. 776, an Ordinance of the City of the City of Carpinteria, California, repealing and replacing in its entirety Carpinteria Municipal Code (CMC) Chapter 8.50, concerning the regulation of certain polystyrene and single-use plastic items.

Recommendation: Approve Ordinance No. 776, as read by title only. (This motion requires reading of ordinance title and a roll call vote.) Councilmember Lee recused himself from this item due to his family owning and operating a restaurant in the City and left the Council Chambers at 8:21 pm.

Environmental Program Manager Maker and Civic Sparks Fellow Erdmann presented the staff report and PowerPoint presentation.

Speakers in-person: Kathi King representing Community Environmental Council, Penny Owens representing Santa Barbara Channel Keeper, and Fred Shaw Speakers via Zoom: Lorraine McIntire and Mike Wondolowski representing Carpinteria Valley Association
Emails distributed: Laurie Mohning
Motion by Councilmember Solórzano, seconded by Councilmember Nomura, to approve Ordinance No. 776, introduced as read by title only and continue to the regular meeting of January 22, 2024.

City Clerk Barrett read aloud the ordinance title into the record.

The roll call vote on the motion was as follows:

AYES: Councilmember Nomura, Councilmember Solórzano, Vice Mayor Alarcon, and Mayor Clark
NOES: None
ABSENT: Councilmember Lee (recused)
ABSTAIN: None
The motion carried.

Councilmember Lee returned to the dais at 8:48 pm.

LEGISLATIVE UPDATE: NONE
City Council Regular Meeting Minutes
January 8, 2024

COMMITTEE REPORTS, INQUIRIES AND OTHER MATTERS PRESENTED BY

COUNCILMEMBERS
Councilmember Solórzano reported that the Harbor Seal Advisory Committee will have its first meeting on January 24th at 4 pm and afterwards hold its meetings on the fourth Wednesday of each month.

ATTENDANCE OF COUNCILMEMBERS FOR FUTURE MEETINGS
All Councilmembers are expected to be in attendance at the January 22nd regular City Council meeting.

ADJOURNMENT
Mayor Clark adjourned the meeting in honor of his birthday at 8:48 pm. __________________________
Al Clark, Mayor
ATTEST:
____________________________
Brian C. Barrett, CMC, CPMC
City Clerk
City of Carpinteria
Special Joint City Council and Planning Commission
Meeting Minutes
Wednesday, January 17, 2024
In-Person and Virtual

CALL TO ORDER
Mayor Clark called the meeting to order at 5:31 pm.

ROLL CALL
City Councilmembers present: Councilmember Roy Lee
Councilmember Wade T. Nomura
Councilmember Mónica J. Solórzano
Vice Mayor Natalia Alarcon
Mayor Al Clark
Planning Commissioners present: Commissioner David Allen Commissioner John Moyer
Commissioner Katherine Salant
Vice Chair Glenn La Fevers
Chair Jane Benefield
Staff members present: Mack Carlson, on behalf of Brownstein Hyatt Farber Schreck, LLP acting as City
Attorney of the City of Carpinteria
Benjamin Markham, on behalf of Brownstein
Hyatt Farber Schreck, LLP acting as City
Attorney of the City of Carpinteria
Nick Bobroff, Community Development Director
Brian C. Barrett, City Clerk

PLEDGE OF ALLEGIANCE
Mayor Clark led those present in the salute to the flag.

CITY COUNCIL BUSINESS:

The City Council met to consider the following item:

1. Update on new state housing laws taking effect in 2024.

Special Joint City Council and Planning Commission Meeting Minutes January 17, 2024

Recommendation: Receive and file report on new state housing laws taking effect in 2024.

Community Director Bobroff introduced Legal Counsel Carlson and Markham who provided the staff report and PowerPoint presentation and responded to questions from the City Council and Planning Commission.

PUBLIC COMMENT WILL BE HEARD CONCERNING ONLY THE AGENDIZED ITEM

FOR THIS SPECIAL MEETING
Speakers in-person: Patrick O’Connor
Legal Counsel Carlson responded to questions from the public speaker.

Motion by Councilmember Nomura, seconded by Councilmember Solórzano, to receive and file the report on new state housing laws taking effect in 2024. Upon voice vote, the motion carried unanimously.

ADJOURNMENT
Mayor Clark adjourned the meeting at 6:55 pm.
__________________________
Al Clark, Mayor
ATTEST:
____________________________
Brian C. Barrett, CMC, CPMC
City Clerk
City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Expenditures for the period beginning December 25, 2023 and ending January 12, 2024.

STAFF RECOMMENDATION
Receive and file Warrant Register for the period of December 25, 2023, through January 12, 2024, pursuant to Carpinteria Municipal Code 2.08.150(F).

DISCUSSION
As part of each regular City Council agenda, a list of all checks (attached) dispersed since the last reporting period is presented to the City Council pursuant to C.M.C.

2.08.150(F). The report is provided for City Council and public information and serves as staff's verification that the expenditures have been reviewed and are within budgeted appropriations.

FINANCIAL CONSIDERATIONS
The warrant register is designed to communicate fiscal activity since the prior reporting period.

ATTACHMENTS
Attachment A: Warrant Register for the period beginning December 25, 2023 and ending January 12, 2024.

Warrant Register
January 22, 2024
Page #2
Staff contact: Brenda Robinson, Accounting Specialist ~ //J,u, ' (805) 755-4442, [email protected] /VV\ ,
Signature
Staff contact: Licette Maldonado, Admin Services Dir.
(805) 755-4448, [email protected]
Reviewed by: Michael Ramirez, City Manager
(805) 755-4450, [email protected]
C: \Users \maria \App Data \Local\Packages \Microsoft. Office. Desktop_ 8wekyb3d8bbwe \AC\I Net Ca che\Content.Outlook\XPE2LPVI\Staff Report AP (002).docx Warrant Register
Carpinteria, CA
Date Range: 12/25/2023 - 01/12/2024
Vendor Number
Payable#
Bank Code: AP Bank-AP Bank
Payment Type: Regular
Vendor Name
Payable Type Payable Description
Payment Date Payment Amount Number

JUAN O'S MOBILE REPAIR

MISSIONSQUARE
12/27/2023
12/28/2023
-1875 102383
5224.72 102750
INV0005203
INV0005204
INV0005205
Invoice
Invoice
Invoice
Deferred Compensation Contribution-Part Time Emp
MissionSquareEmployee Contributions
MISSIONSQUARE Employee Contributions
INV0005206
SEIU LOCAL 620
Invoice
12/28/2023
Employee Union Dues Contribution
LASH CONSTRUCTION INC 12/28/2023
Invoice PAY REQUEST- SKATE PARK
ALL LANGUAGES INTERPRETING & TRANSLATING IN 01/04/2024
Invoice
Invoice
2 INTERPRETERS FOR CC MTG 12/11/23
2 INTERPRETERS FOR CC MTG 11/27/23
1XPN-3HXN-9V6M
AMAZON CAPITAL SERVICES INC 01/04/2024
Invoice KNEE PADS (VEGA), TOOLS FOR SHOP
AVILA AND ASSOCIATES 01/04/2024
Invoice
Invoice
86837
86845
86859
CANNON
Invoice
Invoice
Invoice
DEC22 ENGINEERING SERVICE-CARP CREEK LOMR
JAN-OCT23 ENGINEERING SERVICES-CARP CREEK LOMR
01/04/2024
NOV23 DESIGN SERVICE-700 LINDEN AVE
NOV23 VENOCO PIPELINE ABANDONMENT
NOV23 2022 PAVEMENT REHABILITATION
CARPINTERIA ARTS CENTER 01/04/2024
Invoice JAN24 DTBAB EVENT
CARPINTERIA VALLEY LUMBER CO 01/04/2024
Invoice TIE DOWN STRAPS, BATTERIES FOR POOL
Invoice DOOR STOP FOR VETS HALL
COAST AUTO PARTS INC 01/04/2024
Invoice FUEL ADDITIVE FOR SWEEPER
COASTAL VIEW NEWS 01/04/2024
Invoice URGENCY ORDINANCE 775 AD 12/14/23
Invoice SUMMARY OF ORDINANCE 774 AD 12/14/2023
DORRANCE WAY GROUP LLC 01/04/2024
INV0005207 Invoice RELEASE OF LANDSCAPE BOND
ENCOMPASS CONSULTANT GROUP INC 01/04/2024
Invoice NOV23 PAVEMENT MAINTENANCE
ERDMAN VIDEO SYSTEMS 01/04/2024
Invoice
8-348-56209
FEDEX
Invoice
OCT22-SEP23 WEBHOSTING FOR LIVE BEACH CAM
01/04/2024
SHIPPING TO MNS ENGINEERS PL-20-2076
276,72 102751
128409.95 102752
1590 102753
100.25 102754
3235.74 102755
23858.4 102756
300 102757
27 .98 102758

58.84 102759
951102760
1618.98 102761
22754. 75 102762
1080 102763

31.86 102764
IMPULSE ADVANCE COMMUNICATIONS 01/04/2024 1647.89 102765 Invoice FEB24 PHONE SERVICES
JUAN O'S MOBILE REPAIR 01/04/2024 1875 102766
Invoice
Invoice
FUEL TANK REPAIR BEACH TRACTOR 8/18/23
STARTER REPAIR BEACH TRACTOR 6/28/23
LIEBERT CASSIDY WHITMORE 01/04/2024 2740.5 102767
Invoice
Invoice
PROFESSIONAL LEGAL SERVICES THROUGH 10/31/23
PROFESSIONAL LEGAL SERVICES THROUGH 10/31/23

LIN CONSULTING INC. 01/04/2024 747.52 102768
Invoice
DEC23 9800 338916 4
502668272
520632447
520632448
520665270
DEC23 700163777874
3554336488
INV0005208
LOWE'S
Invoice

MCCORMIX CORP
Invoice FUEL FOR CITY VEHICLES

MISSION UNIFORM SERVICE
Invoice
Invoice
Invoice
Invoice

MNS ENGINEERS INC
Invoice
Invoice
POLICORE INC.

Invoice
Invoice
ROGERS ANDERSON MALODY & SCOTT LLP (RAMS) 01/04/2024
Invoice
NOV23 ENGINEERING CARP & PALM AVE INTERSECTION
01/04/2024
DEC23 CARD PAYMENT

ROSEBRO GARAGE LLC
Invoice
01/04/2024
01/04/2024
TOWEL & MAT REPLACEMENT-CITY HALL 12/18/23
MAT REPLACEMENT, UNIFORM CLEANING 12/11/23
TOWEL & MAT REPLACEMENT-CITY HALL 12/11/23
MAT REPLACEMENT, UNIFORM CLEANING 12/18/23
01/04/2024
NOV23 SURVEY FOR 5669 CARPINTERIA
NOV23 SURVEY FOR 4905 8TH ST. ZINS
01/04/2024
IT SERVICES/EQUIPMENT-CITY HALL OCTOBER 2023
IT SERVICES/EQUIPMENT-CITY HALL NOVEMBER 2023
FY22-23 FINAL AUDIT SERVICES BILLING
01/04/2024
REPLACE STARTER MOTOR UNIT 420 11/21/23
SANTA BARBARA LOCKSMITH 01/04/2024
Invoice NEW KEYS FOR ALL CITY PAD LOCKS 12/12/23

SO CA EDISON
Invoice
01/04/2024
DEC23 ELECTRICITY-6145 CARPINTERIA AVE
STAPLES ADVANTAGE 01/04/2024
Invoice 2 CASES COPY PAPER

THE WHARF
Invoice SAFETY VEST FOR A. VEGA

VINCENT SE MONSEN
01/04/2024
01/04/2024
Invoice AUG-NOV23 BIOLOGICAL SERVICES
WAXIE SANITARY SUPPLY 01/04/2024
Invoice BATH TISSUE, TRASH BAGS - CITY HALL 12/14/23
WEST COAST ARBORISTS INC 01/04/2024
Invoice TREE MAINTENANCE 11/16-11/30/2023
WESTERN EXTERMINATOR COMPANY 01/04/2024
Invoice
WEX BANK (76)
Invoice
WEX BANK (CHEVRON) 01/04/2024
Invoice DEC23 FUEL FOR CITY VEHICLES

WILLDAN FINANCIAL SERVICES
010-56817 Invoice SERVICES TO UPDATE DEVELOPMENT IMPACT FEE STUDY WILLIAMS SCOTSMAN INC. 01/04/2024
9019678044 Invoice
DEC23 PEST CONTROL AT VETS HALL
01/04/2024
DEC23 FUEL FOR CITY VEHICLES
DEC23 LEASE FOR PARK & REC MOBILE OFFICE
AMAZON CAPITAL SERVICES INC 01/11/2024
1JWC-7QTM-6DPF
1 YF4-9XTD-4WX6
Invoice
Invoice
ARB Q4 2023

AMY BLAKEMORE
Invoice
ARB Q4 2023

BRAD STEIN
Invoice
01/04/2024

MAIL CART

HDMI CABLES, SOIL FOR GARDEN
01/11/2024
ARCHITECTURAL REVIEW BOARD MEETINGS OCT-DEC 2023
01/11/2024
ARCHITECTURAL REVIEW BOARD MEETINGS OCT-DEC 2023
2155.01 102769
423.22 102770
373.97 102771
1457.5 102772
16397.63 102773
6630 102774
318.49 102775
237.9 102776

73.12 102777
112.25 102778

86.15 102779
795 102780
232.41 102781
19775 102782

82.05 102783
366.31 102784
1527.01 102785
5550 102786
447.99 102787
194. 79 102788
50 102789
so 102790
CANON FINANCIAL SERVICES INC 01/11/2024 1249.52 102791
Invoice DEC23 MAINT & SERVICE CANON PRINTERS

CARPINTERIA VALLEY LUMBER CO 01/11/2024 197.47 102792
526086
526116
526289
Invoice
Credit Memo
Invoice

MATERIAL TO REPAIR POOL BUILDING

MATERIAL TO REPAIR POOL BUILDING RETRUNED

HERBS FOR COMMUNITY GARDEN
CARPINTERIA VALLEY WATER DISTRICT 01/11/2024 18390.25 102793 CARP CITY DEC23 SERVICE
JAN24 001 3011 028030701
JAN24 001 30121 022093901
LAC Q4 2023.

PC Q4 2023
JAN24 209-188-2500-061589-5
00018318
PC Q4 2023
LAC Q4 2023.

Invoice

COASTAL VIEW NEWS
Invoice
COUNTY SANITATION COMPANY INC STEWARTS & ! 01/11/2024
Invoice RELOCATE BACKFLOW@ PARKING LOT 1
Invoice

COX BUSINESS
Invoice
Invoice

DANIELLE MANRIQUEZ-OSBORN
Invoice

DAVID ALLEN
Invoice
DEC23-WATER FOR MULTIPLE LOCATIONS
PUBLIC HEARING ORDINANCE 773 AD 12/21/23
RELOCATE BACKFLOW@ PARKING LOT 1
01/11/2024
JAN24 POOL & GARDEN INTERNET-PHONE SERVICE
JAN24 CITY HALL INTERNET-PHONE SERVICE

EVERSHADE EXTERIOR CLEANING SOLUTIONS
Invoice

FRONTIER COMMUNICATIONS
Invoice
GFOA
Invoice
JAN24 PHONE & INTERNET - LG TOWER
01/11/2024
FY22-23 CERTIFICATE OF ACHIEVMENT REVIEW FEE
GLENN DLA FEVERS 01/11/2024
Invoice

GLYNN BIRDWELL
Invoice
PLANNING COMMISSION MEETINGS OCT-DEC 2023
01/11/2024
LIBRARY ADVISORY COMISSION MEETINGS OCT-DEC 2023
HAAKER EQUIPMENT COMPANY 01/11/2024
E5A05C
W1A6CQ
W1A6ET
Invoice
Invoice
Invoice
11/22-12/19/23 HAAKER STREET SWEEPER RENTAL
BROOM REPAIR 12/15/23
TOW BAR/DRAG SHOES REPAIR 12/26/23
HDL SOFTWARE LLC 01/11/2024
SIN034391 Invoice NOV23 NEW ACCOUNTS PROCESSED/STR RETURNS HINDERLITER DE LLAMAS 01/11/2024
SIN034326 Invoice
EGH 37712

ID WORKS LLC
Invoice
INV0005219

JACK'S BISTRO
Invoice
PC Q4 2023
LIBRARY ADVISORY COMMISSION MEETINGS OCT-DEC 2023
01/11/2024
PLANNING COMMISSION MEETINGS OCT-DEC 2023
DEC23 SIDEWALK AND TRASH RECEPTACLES CLEANING
CONTRACT & AUDIT SERVICES-TRANSACTION TAX Q2/2023
01/11/2024

HATS/T-SHIRTS FOR PUBLIC WORKS
01/11/2024
ALL HANDS STAFF MEETING 1/11/2024

JANE L BENEFIELD
Invoice
PC Q4 2023

JOHN MOYER
Invoice
INV0005220 Invoice
PC Q4 2023 Invoice

LARRY NIMMER
Invoice
Invoice
01/11/2024
01/11/2024
01/11/2024
01/11/2024
01/11/2024
PLANNING COMMISSION MEETINGS OCT-DEC 2023
01/11/2024
PLANNING COMMISSION MEETINGS OCT-DEC 2023
KARINA HARDWICK 01/11/2024
PARK RESERVATION REFUND EVENT 11/11/23
KATHERINE SALANT 01/11/2024
PLANNING COMMISSION MEETINGS OCT-DEC 2023
01/11/2024
VIDEO PRODUCTION DECEMBER 2023
LIEBERT CASSIDY WHITMORE 01/11/2024
Invoice PROFESSIONAL LEGAL SERVICES THROUGH 11/30/23
PROFESSIONAL LEGAL SERVICES THROUGH 11/30/23
MARBORG INDUSTRIES 01/11/2024
Invoice 12/3-12/31/23 PORTABLE RESTROOMS@ PARKING LOTl
148 102794
2269.85 102795
811.17 102796
30 102797
60 102798
475 102799
151.93 102800
460 102801
120 102802
30 102803
18811.87 102804
1972.83 102805
300 102806
261.54 102807
837.12 102808
120 102809
120 102810
35 102811
120 102812
812.5 102813
1479 102814
901.2 102815

MARGARET CONNORS 01/11/2024 30 102816
LAC Q4 2023. Invoice

MCCORMIX CORP
Invoice
LIBRARY ADVISORY COMMISSION MEETINGS OCT-DEC 2023
01/11/2024

FUEL FOR CITY VEHICLES
MISSION UNIFORM SERVICE 01/11/2024
520668269
520710354
520710355
520757838
520757839
520757841
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice
TOWEL & MAT REPLACEMENT-POOL 12/18/23
MAT REPLACEMENT, UNIFORM CLEANING 12/25/23
TOWEL & MAT REPLACEMENT-CITY HALL 12/25/23
TOWEL & MAT REPLACEMENT-POOL 1/1/24
MAT REPLACEMENT, UNIFORM CLEANING 1/1/24
TOWEL & MAT REPLACEMENT-CITY HALL 1/1/24
MNS ENGINEERS INC 01/11/2024
Invoice
Invoice
OCT23 SURVEY FOR THIRD@ ASH
NOV23 SURVEY FOR THIRD@ ASH
PATRICK O'CONNOR 01/11/2024
ARB Q4 2023 Invoice
ARB Q4 2023

RICHARD A LITTLE
Invoice
ARCHITECTURAL REVIEW BOARD MEETINGS OCT-DEC 2023
01/11/2024
ARCHITECTURAL REVIEW BOARD MEETINGS OCT-DEC 2023
RICHARD E JOHNSON 01/11/2024
ARB Q4 2023 Invoice ARCHITECTURAL REVIEW BOARD MEETINGS OCT-DEC 2023 SAFEWAY CORPORATION 01/11/2024
INV0005222 Invoice RELEASE OF CASH BOND-CACTUS LANE
SANTA BARBARA PEST CONTROL 01/11/2024
167144
167145
167795
Invoice
Invoice
Invoice
DEC23 PEST CONTROL AT CITY HALL
DEC23 PEST CONTROL AT VETS HALL
DEC23 PEST CONTROL AT POOL
SANTA BARBARA SAND & TOP SOIL CORP 01/11/2024
Invoice
DEC23 700201069122
DEC23 700230547624
DEC23 700247140684
DEC23700264659490
DEC23 700274833982
DEC23 700291369452
DEC23700465507084
DEC23 700477662295
DEC23 700525378417
DEC23700604790697
DEC23 006 514 2700 7
DEC23 014 914 3239 7
DEC23 016 913 9500 6
DEC23 140 914 3084 4

SO CA EDISON
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice
Invoice

SO CAL GAS
Invoice
Invoice
Invoice
Invoice

SAND, SAND BAGS
01/11/2024
DEC23 ELECTRICITY-101 ASH AVE
DEC23 ELECTRICITY-5103 CARPINTERIA AVE
DEC23 ELECTRICITY-1 CARPINTERIA TCl
DEC23 ELECTRICITY-1115 LINDEN AVE B PED
DEC23 ELECTRICITY-901 CACTUS LN EV EV
DEC23 ELECTRICITY-MULTIPLE LOCATIONS
DEC23 ELECTRICITY-4950 9TH ST BT HM
DEC23 ELECTRICITY-901 CACTUS LN LGHT LGHT
DEC23 ELECTRICITY-931 WALNUT AVE & 4851 5TH ST
DEC23 ELECTRICITY-CAOO AV/CSTS PAS 609
01/11/2024
NATURAL GAS 5305 CARPINTERIA AVE (POOL)
NATURAL GAS 5103 CARPINTERIA AVE (FRIENDS OF LIB)
NATURAL GAS 5775 CARPINTERIA AVE (CITY HALL)
NATURAL GAS 941 WALNUT AVE (VETS HALL)
SOLID WASTE SOLUTIONS INC 01/11/2024
Invoice DEC23 WASTEWATER PROFESSIONAL SERVICES
STAPLES ADVANTAGE 01/11/2024
3554469481
3554811766
Invoice
Invoice
WD-0259190
SWRCB
Invoice

COPY PAPER, AIR FRESHNER

CALENDARS, DOCUMENT COVERS, STAPLER
01/11/2024

STATE WATER RESOURCES BOARD ANNUAL PERMIT FEE
THE FLAG FACTORY 01/11/2024
Invoice
Invoice

ADDITIONAL FLAGPOLE WORK

INSTALL EAGLE, SOLAR LIGHT ON FLAGPOLE
TKM ENGINEERING 01/11/2024
Invoice
Invoice
TVSB
DEC23 STAFF AUGMENTATION SERVICES
DEC23 STAFF AUGMENTATION SERVICES
01/11/2024
160.36 102817
423.84 102818
8357.5 102819
25 102820
50 102821
25 102822
25070.83 102823
225 102824
993.38 102825
7714.92 102826
4751.98 102827
747.25 102828
530. 72 102829
399 102830
4753.99 102831
3900 102832
35000 102833
Page4
Invoice 2024 ANNUAL TV SANTA BARBARA PUBLIC ACCESS FUNDING UNDERGROUND SERVICE ALERT OF SOUTHERN CAL 01/11/2024 145.46 102834 1220230156
23-242100
Invoice
Invoice
JAN24 NEW TICKET CHARGES & DATABASE MAINTENANCE
JAN24 CA STATE FEE FOR REGULATORY COSTS
VILLAGE POOL SUPPLY 01/11/2024
Invoice ACID, TEST STRIPS FOR POOL 12/12/23

WATERS CARDENAS LAND SURVEYING LLP
7350-3625JC Invoice DEC23 SURVEY BEACH BERM

WAXIE SANITARY SUPPLY
Invoice TOILET PAPER HOLDERS FOR ALL PUBLIC RESTROOMS
WESTAIRE HEATING & CONDITIONING INC 01/11/2024
Invoice
2023-0413

ZWORLD GIS
Invoice
INV0005240
INV0005241
INV0005242

MISSIONSQUARE
Invoice
Invoice
Invoice
INV0005243
SEI U LOCAL 620
Invoice
AFLAC
Invoice
DEC223 PREMIUMS-COBRA
DEC23 PREMIUMS-BTL,LTD,STD
DEC23 PREMIUMS-DENTAL
DEC23 PREMIUMS-RETIREE
DEC23 PREMIUMS-VISION
6456Dec23

GUARDIAN
Invoice
Invoice
Invoice
Invoice
Invoice
DEC26 PREMIUMS-VOL AD&D VOL LIFI Invoice

INFOARMOR INC
Invoice

TRANSAMERICA EMPLOYEE BENEFITS
01/11/2024
01/11/2024

INSTALL THERMOSTAT AT SHERIFFS BUILDING
01/11/2024
DEC23 MAPPING/GIS SERVICES
01/11/2024
MISSIONSQUARE Employee Contributions
Deferred Compensation Contribution-Part Time Emp
MissionSquareEmployee Contributions
01/11/2024
Employee Union Dues Contribution
01/11/2024
DECEMBER 2023 EMPLOYEE PREMIUMS
01/11/2024
DEC23 PREMIUMS-COBRA
DEC23 PREMIUMS-BTL,LTD,STD
DEC23 PREMIUMS-DENTAL
DEC23 PREMIUMS-RETIREE
DEC23 PREMIUMS-VISION
DEC23 PREMIUMS-VOL AD&D VOL LIFE
01/11/2024
DEC23 INDENTITY THEFT EMPLOYEE PREMIUMS
01/11/2024
2505216835 Invoice DEC23 EMPLOYEE PREMIUMS
INTERNAL REVENUE SERVICE 12/28/2023
PR-M.RAMIREZ 12/28/23
PR-M. RAMIREZ 12/28/23
PR-M. RAMIREZ 12/28/23
PR26 12/28/23
PR26 12/28/23
100000017391562
100000017391561
12/9/23-12/22/23 CLASSIC
12/9/23-12/22/23 PEPRA
PR26 12/28/23
100000017393928
Invoice

EDD-SIT
Invoice

EDD-SDI
Invoice
_EDD-SDI
Invoice
INTERNAL REVENUE SERVICE 12/28/2023
Invoice PR2612/28/23 FEDERAL TAX PAYMENT
CalPERS HEALTH
Invoice
CalPERS HEALTH
Invoice
Cal PERS
Invoice
Cal PERS
Invoice

EDD-SIT
Invoice
Cal PERS
Invoice
PR-M. RAMIREZ 12/28/23 FEDERAL TAX PAYMENT
12/28/2023
PR-M. RAMIREZ 12/28/23 SIT TAXES
12/28/2023
PR-M. RAMIREZ 12/28/23 SDI TAXES
12/28/2023
PR23 12/28/23 SDI TAXES
01/04/2024
JAN24 HEALTH PREMIUMS
01/04/2024
JAN24 HEALTH PREMIUMS
12/28/2023
CLASSIC RETIREMENT CONTRIBUTION 12/9/23-12/22/23
12/28/2023
PEPRA RETIREMENT CONTRIBUTION 12/9/23-12/22/23
12/28/2023
PR23 12/28/23 SIT TAXES
01/11/2024
2024 REPLACEMENT CHARGES
388.18 102835
3010 102836
2360.94 102837
222.5 102838
2977 102839
6706.03 102840
259. 72 102841
214.9 102842
8278.25 102843

63.8 102844
581.25 102845
2777.53 DFT0003189
1051.01 DFT0003190

91.31 DFT0003191
1475.91 DFT0003192
19509.86 DFT0003193
7902.99 DFT0003194
57598.01 DFT0003195
17865.88 DFT0003196
11144.46 DFT0003197
6498.82 DFT0003198
1044.48 DFT0003199

City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Contracts Executed by the City Manager on behalf of the City for the Period of November 21, 2023 through January 15, 2024.

STAFF RECOMMENDATION
Receive and file Report of Contracts Executed by the City Manager for the Period of November 21, 2023 through January 15, 2024.

DISCUSSION
The City Manager is delegated authority by the Carpinteria Municipal Code (CMC), §2.08.150B, to execute contracts on behalf of the City in the amount of $30,000 or less.

Pursuant to CMC §2.08.150C, a list of all contracts executed by the City Manager is provided for City Council information and appended to this Staff Report as Attachment A. Attachment A lists all contracts entered into on behalf of the City for goods, construction and services for the Period of November 21, 2023 through January 15, 2024.

FINANCIAL CONSIDERATIONS
All contracts entered into are within the appropriated budgeted amounts.

ATTACHMENTS
A. Report of Contracts Executed by the City Manager
Report of Contracts Executed by City Manager
January 22, 2024

Staff contact:

Brian C. Barrett, City Clerk
(805) 755-4403, [email protected]
Reviewed by: Michael Ramirez, City Manager
(805) 755-4450; [email protected]
~c:::~
,
~ Signature
G:\CC Staff Reports\2024 0122\Drafts\Report of Contracts Awarded by City Manager\Report of Contracts Awarded by City Manager.docx

ATTACHMENT A
Report of Contracts Executed by the City Manager
P en. o d 0 f N ovem b er 21 2023 th h J 15 2024 ' roug anuary ' VENDOR PURPOSE AMOUNT California Energy Commission Grant related to City rolling out a $40,000 in grant revenue required online permitting platform for
residential solar projects
Ingrid Bostrom Photography City Manager Oath Ceremony Not-to-exceed $500 Photography Session at 12/11/23 City
Council Meetinc
Bob's Backhoe & Trucking Construct the Carpinteria Winter $16,008 Protection Berm
Water Cardenas Land Surveying, Pre-land Survey after assembly of $6,420 LLP Winter Berm and post-land survey
before disassembly of Winter Berm
Lynda Fairly Carpinteria Arts Rental Agreement for use of the Lynda $300 Center Fairly Carpinteria Arts Center for
Downtown "T" Business Advisory
Board Meet & Greet on January 24,
2024
Service Employees International Side Letter Agreement between City of $0 Union (SEIU), Local 620 Carpinteria and The Service
Employees International Union (SEIU),
Local 620 Regarding Clarification to
the Cost-of-Living Adjustment
City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Monthly City Treasurer's Report on Compliance with Statement of Safekeeping and Investment of Public Funds.

STAFF RECOMMENDATION
Receive and file the report.

Sample Motion: I move to receive and file the report.

BACKGROUND / DISCUSSION
The City Council is the City of Carpinteria trustees and is authorized to make investment decisions concerning public funds that are subject to the Prudent Investment Standard.

The Prudent Investor Standard of the California Government Code Section 53600.3 states, "when investing, reinvesting, purchasing, acquiring, exchanging, selling or managing public funds, a trustee shall act with care, skill, prudence and diligence under circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated need of the City, that a prudent person in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the City." The standard or prudence to be used by investment officials shall be applied in the context of managing the overall portfolio.

Trustees are those persons authorized to make investment decisions on behalf of a local agency. Trustees or City Investment Officials, acting in accordance with investment policy and exercising due diligence, shall be relieved of personal responsibility for an individual security's credit risk changes or market price changes, provided deviations from expectations are reported in a timely manner and appropriate action is taken to control adverse developments.

The purpose of this agenda matter is to provide the City Council with the required monthly Treasurer's Report (Attachment A.)
Monthly City Treasurer's Report
January 22, 2024

POLICY CONSISTENCY
The City is in compliance with the adopted Statement of Safekeeping and Investment of Public Funds.

FINANCIAL CONSIDERATIONS
Cash Statement: On December 31, 2023, the City held cash and cash investments as shown in the table below.

Table I
CASH ACTIVITY FOR THE MONTH:

Cash and Investment Beginning of the Month
Cash Receipts
Cash Disbursements
Cash and Investment End of the Month
$ 19,232,890.06
6,611,298.48
(6,255,706.66)
$ 19,588,481.88
Investments:

Changes in the market value of treasury securities are inversely proportional to changes in interest rates demanded in the open market (i.e., when rates rise market values fall, when rates fall market values rise.) The sensitivity of a portfolio's market value to these changes in market rates is a function of its days to maturity and its coupon rate.

Securities with longer maturities and/or lower coupon rates are more sensitive to changes in market interest rates. As security matures, changes in its value become less sensitive to market rate changes.

As of December 31, 2023, the portfolio's average days to maturity was 1.94 years, the average coupon rate was 1.79%, the average yield to maturity was 4.38%, the par value was $10,400,000 and the Market Value was $10,013,843.72 The City does not intend to sell nor does it have any foreseeable need to sell any securities. The City's investment policy intends to hold all securities to maturity, and securities so held are redeemed at par value resulting in no net market gain or loss.

Attached for City Council review is the Treasurer's Report listing all the investments and cash activity during the month.

The City of Carpinteria will be able to meet all expenditure obligations that might reasonably be anticipated for the next six-month period July 1, 2024. \\COC5H\GDrive\Admin Services\Bank Reconciliations\Treasury\City Treasurer's report.docx Monthly City Treasurer's Report
January 22, 2024

LEGAL
This report has been prepared in compliance with California Government Code Sections 53600 and 53646.

PRINCIPAL PARTIES EXPECTED AT MEETING
None.

ATTACHMENTS
Attachment A: City of Carpinteria Monthly Treasurer's Report Staff contact:

Licette Maldonado, Administrative Services Director
[email protected]; (805) 755-4448
Reviewed by: Michael Ramirez, City Manager
[email protected]; (805) 755-4450
Signature
\\COCSH\GDrive\Admin Services\Bank Reconciliations\Treasury\City Treasurer's report.docx Attachment A
City Treasurer's Monthly Report

CITY OF CARPINTERIA TREASURER'S REPORT
For the Month Ended December 2023
CASH ACTMTY FOR THE MONTH:

Cash and Investment Beginning of the Month $ 19,232,890.06 Cash Receipts 6,611,298.48
Cash Disbursements {6,255,706.66}
Cash and Investment End of the Month $ 12 j88 481.88
CASH AND INVESTMENT PORTFOLIO:

Type of lnvestmentlCouponlCUSIP # Institution/Issuer
Yield to Maturity # Days to
Maturity Date Maturitv Par Value Market Value (1) Book Value {2) Demand Deposit - General Checking Montecito Bank NIA NIA NIA 564,42618 564,42618 564,426.18 Demand Deposit - Premier Public Money Market Montecito Bank NIA 1/112024 I 1,481,435.46 1,481,435.46 1,481,435.46 Demand Deposit - Section 125 Checking Montecito Bank NIA NIA NIA 6,011.59 6,011.59 6,011.59 Demand Deposit - Payroll Checking Montecito Bank NIA NIA NIA 3,957.77 3,957.77 3,957.77 Local Agency Investment Fund State of California 0.22% 1/112024 I 3,535,284.14 3,535,284.14 3,535,284.14 Demand Deposit - Money Market Charles Schwab NIA 1/1/2024 I 3,891,965.73 3,891,965.73 3,891,965.73 Treasury Note, 0.75%, (91282CDR9) U.S. Government 0.73% 12/31/2023 0 250,000.00 250,000.00 249,993.47 Treasury Note, 2.5%, (912828529) U.S. Government 0.06% 1/31/2024 31 200,000.00 199,500.00 199,388.94 Treasury Note, 2.375%, (9128286G0) U.S. Government 0.78% 2129/2024 60 200,000.00 199,031.24 199,264.00 Treasury Note, 0.25%, (91282CBR 1) U.S. Government 2.17% 3/15/2024 75 250,000.00 247,500.00 240,750.00 Treasury Note, 2.25%, (9128286R6) U.S. Government 2.41% 4/30/2024 121 250,000.00 247,500.00 249,156.76 Treasury Note, 2.0%, (912828XT2) U.S. Government 1.11% 513112024 152 250,000.00 246,640.63 255,107.50 Treasury Note, 0.25%, (91282CCG4) U.S. Government 4.61% 6/15/2024 167 250,000.00 244,453.13 235,669.96 Treasury Note, 3.0%, (91282CFA4) U.S. Government 4.53% 7/31/2024 213 250,000.00 246,992.18 244,503.55 Treasury Note, 3 .25%, (9 l 282CFG 1) U.S. Government 4.30% 8/31/2024 244 250,000.00 246,992.18 245,158.84 Treasury Note, 0.375%, (91282CCX7) U.S. Government 1.08% 9/15/2024 259 250,000.00 242,031.25 245,359.46 Treasury Note, 2.125%, (9128282Y5) U.S. Government 4.31% 9/30/2024 274 250,000.00 244,804.68 239,586.84 Treasury Note, 0.625%, (91282CDB4) U.S. Government 4.14% 10/15/2024 289 250,000.00 241,718.75 233,056.64 Treasury Note, 2.25%, (9 l 2828G38) U.S. Government 4.35% 11/15/2024 320 250,000.00 244,335.93 241,052.35 Treasury Note, 1.00%, (9 l 282CDN8) U.S. Government 0.98% 12/15/2024 350 250,000.00 241,093.75 250,079.39 Treasury Note, 1.125%, (91282CDS7) U.S. Government 409% 1/15/2025 381 250,000.00 240,859.38 237,350.47 Treasury Note, 1.125%, (912828ZC7) U.S. Government 1.29% 2128/2025 425 250,000.00 240,078.13 248,740.00 Treasury Note, 2.625%, (9 l 28284F4) U.S. Government 1.30% 3131/2025 456 250,000.00 244,062.50 260,224.61 Treasury Note, 0.25%, (912828ZT0) U.S. Government 1.25% 5/31/2025 517 250,000.00 235,429.68 241,660.01 Treasury Note, 0.25%, (912828ZW3) U.S. Government 1.53% 6/30/2025 547 250,000.00 234,765 63 239,598.86 Treasury Note, 0.25%, (91282CAM3) U.S. Government 1.32% 9/30/2025 639 250,000.00 232,812.50 240,265.00 Treasury Note, 3.0%, (9128285J5) U.S. Government 4.09% 10/31/2025 670 250,000.00 244,179.68 242,136.63 Treasury Note, 0.375%, (9!282CBC4) U.S. Government 1.20% 12/31/2025 731 250,000.00 231,718.75 241,955.00 Treasury Note, 0.375%, (91282CBC4) U.S. Government 1.37% 12/31/2025 731 250,000.00 231,718.75 240,365.00 Treasury Note, 3.875%, (91282CGE5) U.S. Government 3.77% 1/112026 732 250,000.00 248,125.00 250,64119 Treasury Note, 1.625%, (9 ! 2828P46) U.S. Government 1.56% 2/15/2026 777 250,000.00 236,953.13 250,595.69 Treasury Note, 0.5%, (91282CBQ3) U.S. Government 1.28% 2/25/2026 787 250,000.00 231,015.63 242,113.19 Treasury Note, 0.75%, (91282CBT7) U.S. Government 1.28% 3/31/2026 821 250,000.00 232,031.25 244,459.30 Treasury Note, 0 75%, (9 l 282CCF6) U.S. Government 1.34% 5/31/2026 882 250,000.00 230,781.25 243,702.50

CITY OF CARP INT ERIA TREAS URE R'S RE PORT
For the Month Ended December 2023
Treasury Note, 0.875%, (91282CCJ8) U.S. Government 1.35% 6/30/2026 912 250,000.00 231,210.93 244,821.96 Treasury Note, 1.625%, (91282YQ7) U.S. Government 4.00% 10/31/2026 1035 250,000.00 234,062.50 227,869.30 Treasury Note, 2%, (91282U24) U.S. Government 4.31% 11/15/2026 1050 250,000.00 236,406.25 228,317.27 Treasury Note, 1.25%, (91282CDK4) U.S. Government 1.28% 11/30/2026 1065 250,000.00 231,171.88 249,602.02 Treasury Note, 1.5%, (912828Z78) U.S. Government 3.64% 1/31/2027 1127 250,000.00 232,109.38 231,040.31 Treasury Note, 2.25%, (912828V98) U.S. Government 4.29% 2/15/2027 1142 250,000.00 237,343.75 229,819.14 Treasury Note, 2.5%, (91282CEF4) U.S. Government 3.96% 2/16/2027 1143 250,000.00 238,984.38 235,031.06 Treasury Note, 2.75%, (91282CEN7) U.S. Government 3.71% 4/30/2027 1216 250,000.00 240,546.88 241,094.62 Treasury Note, 3.25%, (91282CEW7) U.S Government 3.70% 6/30/2027 1277 250,000.00 244,375.00 245,668.13 Treasury Note, 3.125%, (9l282CFH9) U.S. Government 4.19% 8/31/2027 1339 250,000.00 243,046.88 238,232.21 Treasury Note, 4.125%, (91282CFUO) U.S. Government 4.02% 10/31/2027 1400 250,000.00 251,679.68 250,962.10 Treasury Note, 2.25%, (9128283F5) U.S. Government 4.01% 11/15/2027 1415 250,000.00 235,117.18 232,267.50 Treasury Note, 3.875%, (91282CGC9) U.S. Government 4.01% 12/31/2027 1461 250,000.00 249,726.55 248,750.00 Treasury Note, 4%, (91282CGPO) U.S. Government 3.99% 2/29/2028 1521 250,000.00 250,937.50 249,990.24 19,883,080.87 19,496,924.59 19,588,481.88

REPORT ON COMPLIANCE WITH STATEMENT OF SAFEKEEPING AND INVESTMENT OF PUBLIC FUNDS The City is in compliance with the adopted Statement of Safekeeping and Investment of Public Funds.

REPORT OF ABILITY TO MEET REQUIRED EXPENDITURES FOR THE NEXT SIX MONTHS Based upon currently budgeted revenues and expenditures, the City currently has sufficient liquid financial resources to meet anticipated expenditures during the period 1/01/24 through 7/01/24.

WEIGHTED AVERAGE MATURITY OF PORTFOLIO
As of December 31, 2023 the weighted average days to maturity of the City's investment portfolio is 1.94 years.

FOOTNOTES TO REPORT/DEFINITION OF TERMS:
(I) The market value of U.S. Goverment Securities was provided by the custodial agent, Charles Schwab.

For the Local Agency Investment Fund the market value represents the contract value.

For all other investments, the market value is equal to book value. (2) Book value of demand deposits equals the bank balance minus outstanding checks plus deposits-in-transit.

Yield to Maturity (YTM): The percentage rate ofreturn for the note assuming that the City holds the asset until its maturity date. It is the sum of all its remaining coupon payments.

Par Value: Equals face value of security (value of the security when it reaches maturity).

Market Value: The last price for which a security was bought or sold. In this case, the value as of the last day of the month of this report.

Book Value: The amount at which the security is carried in the City's accounting records (adjusted at year-end for GASB 40 reporting purposes).

City of Carpinteria

COUNCIL AGENDA STAFF REPORT
JANUARY 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Quarterly Review of Pension Stabilization Trust.

STAFF RECOMMENDATION
Receive and file the report
Sample Motion: I move to receive and file the report.

BACKGROUND/DISCUSSION
The purpose of the Pension Stabilization Trust is to accumulate, hold, and distribute pension plan assets for the exclusive benefit of retiree pensions within the meaning of IRS Code Section 115. Plan assets are irrevocable and may not be used for any purpose other than the purpose of the Trust. Withdrawal of plan assets is not permitted except to transfer to another trust or to reimburse the City for pension costs paid.

The City's primary objective in establishing the Pension Trust is to control long-term costs and volatility in the annual operating budget. The trust provides more flexibility for the City to both level out contributions and mitigate year-to-year contribution volatility.

Plan contributions transfer assets to the Trust, and accordingly, plan assets are not carried on the City's books and are not subject to the City's investments policy.

Discretionary Trustee Benefit Trust Company (BTC), with the advice of Morgan Stanley Wealth Management Consulting Group, actively manages plan assets consistent with the Investment Policy Statement. The City's individual trust account is part of a larger Multiple Employer Trust administered by Keenan Financial Services and BTC, referred to as the California Public Entity Pension Stabilization Trust. BTC also provides the City with monthly, quarterly (attached), and annual statements of activity of the City's account. The Pension Stabilization Trust utilizes a Board of Authority that provides management and oversight of the Trust with participation by one individual per public Quarterly Review of the Pension Stabilization Trust
January 22, 2024

agency. The fees are asset-based, paid monthly, deducted directly from the Trust account, and total 30 bps
1 annually. This is competitive with other comparable plans.

POLICY CONSISTENCY
This matter concerns actions aimed at improving the City's long-term financial position and is consistent with the City's fiduciary responsibilities and goal to deliver services that meet community needs efficiently and effectively.

The purpose of this quarterly review is to report the portfolio summary of the City of Carpinteria Pension Stabilization Trust account.

FINANCIAL CONSIDERATIONS
Portfolio Summary:

As of December 31, 2023, the City held investments as shown in the table below.

Table 1
Beginning Value
Net Withdrawals
Interest
Dividends
Change in Market Value
Management Fees
Year to Date (YTD)
$1,098,809.05

25.79 0.00
46,783.79
90,071.38
(3,448.89)
Ending Value $1,232,241.12
Market Value
Fixed Income
Equities
Alternatives
738,593.45
452,317.37
41,330.30
Asset
Allocation

59.9%

36.7%

3.4%
Total Account $1,232,241.12 100.001o.

Inception date: 6/30/18
YTD: 1/1/2023 - 12/31/2024
Investments:

As of December 31, 2023, the portfolio's estimated market value was $1,232,241.12 quarter to date (net of fees) of 8.87%, year to date (net of fees) of 12.14%, last 12 1 Basis points pertain to interest rates. One basis point is equal to one one-hundredth of one percentage point (0.01 %). Therefore, 100 basis points would be equivalent to 1 %. \\COCSH\GDrive\Admin Services\Bank Reconciliations\Treasury\Pension Trust Staff Reports\Pension Stabilization Trust Quarterly report.docx Quarterly Review of the Pension Stabilization Trust
January 22, 2024

months (net of fees) 12.14%, and inception to date (net of fees) of 3.01 %. Attached for City Council review is the statement from Benefit Trust as of December 31, 2023.

An initial deposit of 1 million dollars was invested on June 30, 2018. A second deposit of $52,900 was made on September 18, 2018, and a third of $76,850 was made on January 15, 2020. There was a disbursement of $64,031 for FY 2021 and $28,666 for FY 2022 on October 13, 2021.

LEGAL AND RISK MANAGEMENT CONSIDERATIONS
The establishment of the Pension Stabilization Trust Fund is being developed consistent with Section 115 of the Internal Revenue Code. The establishment of the Irrevocable Pension Stabilization Trust Fund mitigates financial risk associated with expected increases in the CalPERS pension rates over the next decade.

ATTACHMENTS
A. December 31, 2023 Performance Report
S
Li
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onado, Administrative Services Director-
-
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--____;_ __ _____;=---_____;;.._:;_ _
[email protected]; (805) 755-4448 Signature
Reviewed by:

Dave Durflinger, City Manager
[email protected]; (805) 755-4400 Signature
\\COC5H\GDrive\Admin Services\Bank Reconciliations\Treasury\Pension Trust Staff Reports\Pension Stabilization Trust Quarterly report.docx

ATTACHMENT A

CITY OF CARPINTERIA CA-MUNI-PST

BENEFIT TRUST ACCOUNT

CITY OF CARPINTERIA CA-MUNI-PST
BENEFIT TRUST ACCOUNT 7440
Portfolio Summary
Net of Fees I US Dollar
12/31/2023
Asset Allocation
60%
40%
20%
0%

59.9%
-
- 36.7%

3.4%
I I
Portfolio Summary
Year to Date
Beginning Value $ 1,098,809.05
Net Contributions 25.79
Interest
Dividends 46,783.79
Change in Market Value 90,071.38
Management Fees (3,448.89)
Ending Value $ 1,232,241.12
Equities Fixed Income Alternatives
Performance
Market Current Month Quarter Year to Last 12 Last 3 Last 5 Inception* Value Yield to Date to Date Date Months Years Years to Date Fixed Income 738,593.45 4.2 4.01 7.18 7.35 7.35 -3.68 1.46 1.49 Equities 452,317.37 2.1 4.80 11.53 24.42 24.42 2.44 11.44 7.77 Alternatives 41,330.30 2.8 7.31 16.20 12.72 12.72 4.92 4.18 3.58 Total Account 1,232,241.12 3.4 4.48 8.95 12.48 12.48 -1.41 4.37 3.32 Total Account (Net of Fees) 3.4 4.46 8.87 12.14 12.14 -1. 71 4.05 3.01 S&:P 500 TR 4.54 11.69 26.27 26.27 10.00 15.69 12.69
MSC/ EAFE 5.33 10.47 18.87 18.87 4.42 8.41 5.28
MSC/ ACW/ Ex US Net 5.02 9.73 15.59 15.59 1.54 7.08 4.22 BBG Agg (US) 3.83 6.82 5.53 5.53 -3.32 1. 10 1.30
BBG Global Agg 4.16 8.10 5.72 5.72 -5.49 -0.31 -0.23
50% MSC/ ACW/1 5(1'/4 Barclays Agg 4.31 8.93 13.69 13.69 1.28 6.60 5.26 • Inception date: 6/30/2018
Performance for periods greater than one year are annualized.

PORTFOLIO APPRAISAL

CITY OF CARPINTERIA CA-MUNI-PST
BENEFIT TRUST ACCOUNT 7440
December 31, 2023
Security Unit Total Market Pct. Cur.

Quantity Security Symbol Cost Cost Price Value Assets Yield

FIXED INC MUTUAL FUNDS

TAXABLE BOND FUND
I 6,3 I 4.538 BLACKROCK TOTAL MPHQ.X 11.33 184,777.64 10.03 163,634.82 13.3 4.2

RETURN FD BD FD

BLKRKCL
10,007.118 GUGGENHEIM FDS GIUS.X 18.35 183,620.11 16.35 163,616.38 13.3 4.4

TR INVT GD BD INSTL
8,767.549 NORTHERN BOND NOBO.X 9.11 79,874.71 9.30 81,538.21 6.6 3.2 INDEX
13,603.753 PRUDENTIAL TOTAL PTRQX 13.98 190,126.01 12.06 164,061.26 13.3 4.7

RETURNBDFD
17,300.917 WESTERN ASSET WAPS.X 11.28 195,147.96 9.58 165,742.78 13.5 4.2

FDS INC
833,546.43 738,593.45 59.9 4.2
833,546.43 738,593.45 59.9 4.2

DOMESTIC EQUITY MUTUAL FUNDS

LARGE CAP FUND
2,288.508 COLUMBIA FDS SER COFY.X 28.42 65,048.06 32.28 73,873.04 6.0 0.7 TRI
8,631.238 COMMUNITY CRAN.X 9.27 80,016.57 9.43 81,392.57 6.6 2.9

CAPITAL TR COM

ACT INV INST
230.372 STATE STREET INST SSSY.X 346.17 79,748.55 356.72 82,178.30 6.7 1.4 INV TR EQUITY 500

INDEX A
224,813.17 237,443.91 19.3 1.7

SMALL CAP FUNDS
925.315 ALGER FDS SMALL AGOZ.X 20.15 18,642.29 18.33 16,96102 1.4 0.0

CP FOCUSZ
210.526 UNDISCOVERED UBVF.X 66.85 14,073.67 79.92 16,825.24 1.4 1.8

MANAGERS FDS
BEHA VR VAL R6
32,715.96 33,786.26 2.7 0.9
257,529.13 271,230.17 22.0 1.6

INTERNATIONAL MUTUAL FUNDS

INTERNATIONAL EMERGING MARKET FUND
221.122 AMERICAN FUNDS NFFF.X 70.27 15,537.22 74.75 16,528.87 1.3 1.6 NEW WORLD F-2

INTERNATIONAL FUND
447.863 AMERICAN FUNDS ANWF.X 46.73 20,926.56 55.64 24,919.10 2.0 1.2

NEW PERSPECTIVE
F2
1,461269 GOLDMAN SACHS GSIY.X 15.27 22,313.68 19.80 28,933.13 2.3 2.4

TR IJ GQG PARTNRS
R6
1,356.936 HARTFORD HILY.X 16.55 22,459.43 18.10 24,560.54 2.0 2.7

INTERNATIONAL
VALUEY
"#carp-pst."

PORTFOLIO APPRAISAL

CITY OF CARPINTERIA CA-MUNI-PST
BENEFIT TRUST ACCOUNT 7440
December 31, 2023
Security Unit Total Market Pct. Cur.

Quantity Security Symbol Cost Cost Price Value Assets Yield 614.479 PRUDENTIAL PRJQ.X 28.64 17,598.48 39.57 24,314.93 2.0 0.0

WORLD FD INC

JENNISON GBL Q
2,578.425 THORNBURG TIBO.X 22.26 57,398.25 23.98 61,830.63 5.0 5.0

INVESTMENT

INCOME BUILDER
140,696.39 164,558.33 13.4 2.9
156,233.61 181,087.20 14.7 2.7

ALTERNATIVE INVESTMENT FUNDS

ALTERNATIVE FUND
1,729.862 COHEN & STEERS CSZI.X 15.28 26,435.51 16.63 28,767.61 2.3 3.0

RLTY INCM NEW

SHS CLZ
655.331 PRUDENTIAL PGRQ.X 2301 15,082.3 I 19.17 12,562.70 LO 2.4

GLOBAL REAL
ESTATE
41,517.82 41,330.30 3.4 2.8
41,517.82 41,330.30 3.4 2.8
TOTAL PORTFOLIO I ,288,826.99 1,232,241.12 100.0 3.4
"#carp-pst"
2 City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Second reading of Ordinance No. 176, an Ordinance of the City Council of the City of Carpinteria, California, repealing and replacing in its entirety Carpinteria Municipal Code (CMC) Chapter 8.50, concerning the regulation of certain polystyrene and single-use plastic items, as well as foil and latex balloons.

STAFF RECOMMENDATION
Adopt Ordinance No. 776 (second reading)
Sample Motion: I move to adopt Ordinance No. 776. This item requires a roll call vote

BACKGROUND
The Carpinteria City Council has a history of supporting local waste reduction measures, beginning in 2008 with Ordinance No. 637, and, more recently, expanding regulations that include distribution of single-use plastic utensils and other single-use materials.

Waste reduction mandates have also been a strategy of the California Legislature for many years, most recently with the adoption of the Plastic Pollution and Packaging Producer Responsibility Act (Senate Bill 54), which aims to reduce single-use plastic packaging and shift the plastic pollution burden from the consumer to the producer.

Extended producer responsibility regulations like SB 54 have been found to be the most effective way of reducing waste at its source".

On January 8, 2024, the City Council approved Ordinance No. 776 on the first reading.

The purpose of this agenda matter is to present for the second reading Ordinance No. 776
2 .
2 January 8, 2024 City Council Meeting:
https://carpinteria. granicus. com/GeneratedAgendaViewer. php?view id=2&clip id= 1369 Ordinance No. 776
January 22, 2024

DISCUSSION
Ordinance No. 776 applies to certain polystyrene products and single-use plastics, as summarized below.

Polystyrene Products
Currently, expanded polystyrene single-use products are prohibited within the City.

Ordinance No. 776 would expand the regulations to a prohibition of all polystyrene foodware and packaging material.

Disposable Foodware Accessories and Standard Condiments (AB 1276) On October 5, 2021, Assembly Bill 1276 was signed into law prohibiting a food facility from providing disposable foodware accessories or standard condiments to a consumer unless requested, and those items are prohibited from being bundled or packaged in a manner that prohibits the consumer from taking only the item desired. Ordinance No. 776 includes language regarding bundling and packaging to comply with AB 1276.

Removal of Marine Degradable (AB 2287)
Assembly Bill 2287 acknowledged no movement on developing a Marine Degradable certification and discontinued the "marine degradable" standard. Ordinance No. 776 removes the term "marine degradable" from the Ordinance language.

Redefine "Compostable" and "Recyclable" (SB 54)
Senate Bill 54, the Plastic Pollution and Packaging Producer Responsibility Act, aims to prohibit materials that are not recyclable or compostable from being distributed in California. To align with these regulations, the definitions of composable and recyclable have been updated.

Reusable Foodware (AB 619)
California Health and Safety Code Section 114121 was updated in 2019 to allow businesses to use customer-provided reusable containers. Ordinance No. 776 incorporates amendments to the California Health and Safety Code, allowing reusable foodware.

Foil and Latex Balloons
While conducting outreach prior to bringing the proposed changes forward for consideration, the City received public comment regarding regulating foil balloons and the release of latex balloons. Ordinance No. 776 would prohibit the use and distribution of foil balloons and latex balloons filled with air or gas lighter than air.

POLICY CONSISTENCY
The ordinance amendment is consistent with the City's General Plan 3 (Open Space,
Recreation & Conservation Element [OSC]/ Public Facilities & Services Element [PF]), 3 https://carpinteriaca.gov/city-hall/community-developmenUplanning/general-plan-coastal-land-use-plan/ Ordinance No. 776
January 22, 2024

Sustainable Community Policy
4 , and MS4 permitting program5, which directly reference and aim to reduce waste and/or encourage recycling and sustainability. These policies are consistent with state laws and regulations intended to reduce the plastic burden on the environment, such as SB 54, AB 1276, and AB 2287, discussed above.

FINANCIAL CONSIDERATIONS
No Additional Funding Requested. Minimal staff time to prepare the report is included in the Adopted FY 2023-2024 Budget. Ordinance No. 776 would add regulations to the Carpinteria Municipal Code. It is expected that implementation and enforcement of the regulations would be addressed by existing budgeted resources.

LEGAL AND RISK MANAGEMENT CONSIDERATIONS
Environmental Review
Ordinance No. 776 is exempt from the environmental review requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) of Title 14 of the California Code of Regulations because it is determined there is no possibility that the activity would have a significant effect on the environment. Further, Ordinance No. 776 is exempt from CEQA on the separate and independent grounds that it is an action of a regulatory agency (i.e., City) for the protection of the environment because, among other things, it would regulate the use and sale of polystyrene products and reduce the amount of polystyrene products that enter local landfill and waterways. Thus, Ordinance No. 776 is categorically exempt from the requirements of CEQA under Section 15308 of Title 14 of the California Code of Regulations as an action by a regulatory agency for the protection of the environment.

OPTIONS

1. Adopt Ordinance No. 776 (second reading).

2. Do not adopt Ordinance No. 776 and further direct staff.

PRINCIPAL PARTIES EXPECTED AT MEETING
None.

ATTACHMENTS
Attachment A. Ordinance No. 776, Regulating Polystyrene and Single-Use Plastic Products.
4 https://carpinteriaca.gov/wp-content/uploads/2020/03/Sustainable-Community-Policy-Resolution5500.pdf 5 https://www.waterboards.ca.gov/water_issues/programs/stormwater/phase_ii_municipal.html Ordinance No. 776
January 22, 2024

Staff contact: Erin Maker, Environmental Program Manager (805) 880-3415, [email protected]
Reviewed by: John Ilasin, Public Works Director
(805) 880-3402, [email protected]
Reviewed by: Michael Rameriz, City Manager
(805) 755-4400, [email protected]
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TTACHMENT A
Ordinance No. 776, Regulating Polystyrene and Single-Use Plastic Products ORDINANCE NO. 776

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

CARPINTERIA REPEALING AND REPLACING IN ITS ENTIRETY
CARPINTERIA MUNICIPAL CODE CHAPTER 8.50, REGULATING

POLYSTYRENE PRODUCTS AND SINGLE-USE PLASTICS
WHEREAS, the City of Carpinteria ("City") pursuant to its police powers has the authority to enact laws which promote the public health, safety, and general welfare of its residents; and, WHEREAS, the City is required under state and federal law to implement policies and programs to protect unique coastal resources and environmentally sensitive habitat areas, reduce the amount of waste generated in the community that goes to landfills, and prevent storm water runoff from polluting creek and ocean waters; and,
WHEREAS, the Carpinteria community is attractive to residents, businesses, and visitors due to a local economy and quality of life that is centered on a clean and healthy environment, including but not limited to, parks, public open spaces, creeks, estuary, tidelands, and the ocean; and,
WHEREAS, plastic pollution, including single-use plastics and polystyrene, have raised environmental and health concerns related to water pollution, the welfare of marine life, and human health; and,
WHEREAS, numerous studies have documented the prevalence of plastic debris in the environment, including in storm drains and on beaches, negatively impacting the local environment and creating clean-up costs for the City; and, WHEREAS, the state Legislature recognized that littered plastic products have caused and continue to cause significant environmental harm and have burdened local governments with significant environmental cleanup costs. The state Legislature further declared its intent to ensure that environmental marketing claims, including claims of biodegradation of plastics, do not lead to an increase in environmental harm associated with plastic litter by providing consumers with a false belief that certain plastic products are less harmful to the environment (California Public Resources Code §42355); and,
WHEREAS, recycling of polystyrene and many single-use plastics is currently not available through the City's franchise waste hauler or anywhere in the region and it is not financially feasible for the City to develop such a program; and,
WHEREAS, there are alternatives to polystyrene and single-use plastic items available, and,
WHEREAS, it is in the City's interest to establish programs and services that reduce the amount of litter in the environment, in particular beach litter and marine pollution, to increase the quality of life for the City's residents and visitors and protect local wildlife habitat. 18969218
NOW, THEREFORE, the City Council of the City of Carpinteria does hereby ordain as follows:

SECTION 1. INCORPORATION OF RECITALS
The above recitals are true and correct and are incorporated herein, and are each relied upon independently by the City Council for its adoption of this Ordinance.

SECTION 2. AMENDMENT TO CODE
Chapter 8.50 of Title 8 (Health and Safety) of the Carpinteria Municipal Code is repealed and replaced in its entirety to read as follows:
"8.50.010 Title
The title of this Chapter shall be "Regulating Polystyrene Products and Single-use Plastics."

8.50.020 Purpose
The purpose of these provisions is to promote:

A The protection of unique coastal resources found in Carpinteria and identified for protection as a part of the City's General Plan/Local Coastal Plan including the Carpinteria "El Estero" Salt Marsh, Beaches, Tidelands, Offshore Reefs, Harbor Seal Rookery, and Creekways and Riparian Habitat.

B. Protection of public health, safety, and general welfare.

C. Compliance with federal, state, and local laws regarding water quality and waste diversion.

D. A reduction in the amount of waste and debris in City parks, public open spaces, creeks, estuary, tidelands and the ocean, and the amount of material going to landfills.

8.50.030 Definitions
The following words and phrases, whenever used in this chapter, shall have the meanings defined in this section unless the context clearly indicates otherwise:

A "ASTM Standard" means meeting the American Society for Testing and Materials (ASTM) international standard D6400 or D6868 for compostable plastics, as those standards may be amended.

B. "City Facility" means any building, structure or vehicle owned or leased by the City of Carpinteria, its agents, agencies, and departments.

C. "City Contractor" means any Person or entity that enters into an agreement with the City to furnish products or services to or for the City.
2 D. "Compostable" means Disposable Foodware and Disposable Foodware Accessories that are designed to be collected for recovery with organic waste, such as food scraps and yard trimmings, and are free of all intentionally added Fluorinated Chemicals, as certified by the Biodegradable Product Institute (BPI) or other independent third-party certifying organization or agency recognized by the City.

E. "Disposable Foodware" means disposable products designed to be used once, or for a short period of time, before being discarded, typically used for serving, consuming, or transporting Prepared Food. Disposable Foodware includes, but is not limited to, plates, bowls, trays, cups or drinkware, or any container in or on which Prepared Food is placed or packaged for consumption, and includes Disposable Foodware Accessories.

F. "Disposable Foodware Accessories" means disposable products designed to be used once, or for a short period of time, before being discarded, typically for serving, consuming, or transporting Prepared Food, and includes, but is not limited to, wrappers or wrapping, condiment containers, straws, utensils, stirrers, and lid plugs (splash sticks).

G. "Events Promoter" means an applicant or their agent for any event permit issued by the City or any City employee(s) responsible for any City-organized event.

H. "Expanded Polystyrene" means blown expanded and extruded polystyrene or other plastic foams which are processed by any number of techniques including, but not limited to, fusion of monomer spheres (expanded bead plastic), injection molding, foam molding, and extrusion-blown molding (extruded foam plastic). Expanded Polystyrene and other plastic foam is generally used to make cups, bowls, plates, trays, clamshell containers, meat trays, ice chests, shipping boxes and packing peanuts.

I. "Fluorinated Chemical" means a class of fluorinated organic compounds containing at least one fully fluorinated carbon atom, also known as perfluoroalkyl (PFOA) and polyfluoroalkyl (PFOS) substances, or PFAS chemicals.

J. "Fluorinated Chemical Free" means an item that: (1) contains no intentionally added Fluorinated Chemicals at or beyond 100 parts per million, as measured in total organic fluorine; and (2) is either certified fluorinated chemical free by the Biodegradable Product Institute (BPI) or other third party as recognized by the City, or is a napkin, stirrer, splash stick, cocktail stick, toothpick, or utensil made entirely of natural fiber containing no intentionally added Fluorinated Chemicals.

K. "Foil Balloon" means, but is not limited to, balloons that are made of "metalized" plastic (nylon) film coated with polyethylene and metallic materials that are sealed together with heat and can be electrically conductive, and includes balloons often referred to as made of Mylar, which is a brand name for a special type of polyester film.

L. "Food Provider" means any Person or establishment located within the City that is a retailer of Prepared Food for public consumption including, but not limited to, any store, supermarket, delicatessen, restaurant, shop, caterer, or mobile food vendor. 3 M. "Latex Balloon" means a balloon made with the sap from a rubber tree to which chemicals are added including pigments, oils, curing agents and accelerators.

N. "Person" means an individual, business, trust, firm, joint stock company, corporation, nonprofit (including a government corporation), partnership, or association.

0. "Plastic Beverage Straw" means a tube made predominantly of plastic derived from either petroleum or a biologically based polymer, such as corn or other plant sources, for transferring a beverage from its container to the mouth of the drinker. Plastic Beverage Straw includes Compostable petroleum or biologically based polymer straws, but does not include straws that are made from non-plastic materials, such as paper, sugar cane, bamboo, etc.

P. "Plastic Cutlery" means any utensil, such as a fork, spoon, spark, or knife, made predominantly of plastic derived from either petroleum or a biologically based polymer, such as corn or other plant sources intended for only one-time use. Plastic Cutlery includes Compostable petroleum or biologically based polymer forms of cutlery, but does not include forms of cutlery that are made from non-plastic materials, such as paper, sugar cane, bamboo, etc.

Q. "Plastic Stirrer" means a device that is used to mix beverages, intended for only one-time use, and made predominantly of plastic derived from either petroleum or a biologically based polymer, such as corn or other plant sources. Plastic Stirrer includes Compostable petroleum or biologically based polymer stirrers, but does not include stirrers that are made from non-plastic materials, such as paper, sugar cane, bamboo, etc.

R. "Polystyrene" means a thermoplastic petrochemical material utilizing the styrene monomer, including, but not limited to, rigid polystyrene or Expanded Polystyrene, processed by any number of techniques, including, but not limited to, fusion of polymer spheres (expandable bead polystyrene), injection molding, Expanded Polystyrene molding, or extrusion-blow molding (extruded polystyrene), and clear or solid polystyrene (oriented polystyrene). The resin code for polystyrene is '6' or 'PS,' either alone or in combination with other letters.

This definition applies to all Polystyrene Foodware, regardless of whether it exhibits a resin code.

S. "Polystyrene Cooler" means any cooler or ice chest made of polystyrene foam (Expanded Polystyrene), where such foam is not fully encased in another more durable material.

T. "Polystyrene Foodware" means Disposable Foodware that contains or utilizes Polystyrene.

U. "Polystyrene Packing Material" means Polystyrene material used to hold, cushion, or protect items packed in a container for shipping, transport, or storage, including shipping boxes and packing peanuts.

V. "Prepared Food" means food or beverages, which are served, packaged, cooked, chopped, sliced, mixed, brewed, frozen, squeezed or otherwise prepared that do not require further preparation or repackaging to be consumed. Prepared Food does not 4 include raw whole foods and vegetables that are not chopped, squeezed, or mixed, or uncooked meats, fish and/or poultry.

W. "Recyclable" means that a product or packaging that can be sorted, cleansed, and reconstituted using Carpinteria's available recycling collection programs for the purpose of using the altered form in the manufacture of a new product. Recycling does not include burning, incinerating, converting, or otherwise thermally destroying solid waste.

X. "Reusable Foodware" means all foodware, including but not limited to, plates, bowls, cups, trays, glasses, straws, stirrers, condiment cups and utensils, that is manufactured of durable materials and that is specifically designed and manufactured to be washed and sanitized and to be used repeatedly over an extended period, and is safe for washing and sanitizing according to applicable regulations.

Y. "Standard Condiment" means relishes, spices, sauces, confections, or seasonings that require no additional preparation and that are usually used on a food item after preparation, including but not limited to, ketchup, mustard, mayonnaise, soy sauce, hot sauce, salsa, salt, pepper, sugar, and sugar substitutes.

Z. "Vendor" means any store or business which sells or offers goods or merchandise, located or operating within the City of Carpinteria, including those referenced in the definition of "Food Provider."

8.50.040 Prohibition of Use, Distribution, and Sale of Polystyrene Foodware, Polystyrene Coolers, Polystyrene Packing Materials, Polystyrene Egg Cartons, Polystyrene Produce Trays, and Polystyrene Meat and Fish Trays.

A. No Food Provider or beverage provider shall distribute or sell any Polystyrene Foodware and Foodware Accessories in conjunction with the sale of Prepared Food at any location within the City.

B. No Person shall sell any Polystyrene Foodware or Expanded Polystyrene Coolers at any location within the City.

C. No Vendor in the City shall sell, distribute, or use Polystyrene Packing Material, including, but not limited to, foam peanuts, packing peanuts, foam popcorn, or packing noodles.

D. No Person or Vendor may sell, offer for sale, or otherwise distribute for compensation within the City, any meat and fish trays, produce trays, or egg cartons made, in whole or in part, from Polystyrene, either as separate items or as part of the sale of meat, fish, poultry, vegetables, fruit, or eggs sold to consumers.

E. No Person shall distribute or sell Prepared Food in any Polystyrene Foodware at City facilities that have been rented, leased or are otherwise being used with permission of the City. This subsection is limited to use of City facilities for which a Person has entered into an agreement with the City to rent, lease or otherwise occupy a City Facility. 5 F. No Person shall use or distribute Polystyrene Foodware at City-sponsored events, Citymanaged concessions and City meetings open to the public. This subsection shall apply to the Event Promoters, City Contractors, Food Providers, beverage providers, and any other Person that enters into an agreement with one or more of the function sponsors to sell or distribute Prepared Food or otherwise provide a service related to the function.

G. The City, City Contractors, and their agents shall not purchase or acquire Polystyrene Foodware and distribute it for public use.

8.50.050 Single-use Plastic Prohibited.

A. No Food Provider shall use, provide, distribute, or sell Plastic Beverage Straws, Plastic Stirrers, or Plastic Cutlery.

B. Nothing in this section precludes restaurants, including fast food restaurants, Food Providers, or Vendors from using or making non-plastic alternatives, such as those made from paper, sugar cane, or bamboo, available to customers. Non-plastic alternative straws, stirrers, or cutlery shall only be provided upon request by the customer.

C. It is unlawful for any Person or Food Provider to distribute Plastic Beverage Straws or Stirrers at any City Facility or any City-sponsored event.

8.50.060 Required Compostable or Recyclable Disposable Foodware.

A. All Food Providers within the City utilizing Disposable Foodware shall use Compostable or Recyclable products.

B. All City facilities, whether owned or leased by the City, City-managed concessions, Citysponsored events, and City permitted events, utilizing Disposable Foodware shall use Compostable or Recyclable products.

C. City Contractors and Events Promoters utilizing Disposable Foodware shall use Compostable or Recyclable products while performing under a City contract or permit.

D. No Person shall distribute, sell, or offer for sale any foodware that contains Fluorinated Chemicals.

8.50.070 Reusable Foodware.

A. Customers may provide their own Reusable Foodware for food and beverage service in accordance with the California Health and Safety Code Section 114121 , as it may be amended from time to time.

1. Clean consumer-owned containers provided or returned to the Food Provider for filling may be filled and returned to the same consumer if the container is filled by either an employee of the food provider or the owner of the container. For the purposes of this section, a consumer-owned container shall be designed and 6 8.50.080
constructed for reuse in accordance with Section 3-304.17(8)(1) of the 2017 Food Code published by the federal Food and Drug Administration. The food provider shall either isolate the consumer-owned containers from the serving surface or sanitize the serving surface after each filling.

2. Food Providers may refuse, at their sole discretion, any customer-provided Reusable Foodware that is cracked, chipped, or corroded, appears inappropriate in size, material, or condition for the intended beverage or food item, or that appears to be excessively soiled or unsanitary. Food Providers may, at their discretion, provide a discount for customers who bring their own Reusable Foodware for takeout.

3. The Food Provider shall prepare, maintain, and adhere to written procedures to prevent cross-contamination.

Disposable Foodware Accessories Upon Request.

A. Food Providers shall only distribute Disposable Foodware Accessories and Standard Condiments upon the request of the customer.

B. Food Providers shall include in their digital ordering platforms for ordering food a statement that communicates that Disposable Foodware Accessories are offered only upon request and shall include the ability for customers to select which Foodware Accessories or Standard Condiments they want. If a consumer does not select any Disposable Foodware Accessories or Standard Condiments, no single-use Foodware Accessory or Standard Condiments shall be provided by the Food Provider for delivery of Prepared Food.

C. Food Providers shall not package Disposable Foodware Accessories and Standard Condiments in a manner that prevents a customer from taking only the type of Disposable Foodware Accessory or Standard Condiment desired without also having to take a different type of Disposable Foodware Accessory or Standard Condiment.

D. Food Providers are encouraged, but not required, to take actions in addition to the requirements of this section that support the goal of reducing the use of and waste generated by all disposable food service products.

8.50.090 Latex Balloons and Foil Balloons.

A. No Person, including but not limited to a balloon wholesaler, retailer (e.g., party supply, craft store) or third-party vendor shall sell or distribute Foil Balloons within the City either as a separate item or included in a packaged product set.

B. No Person shall use or distribute Foil Balloons on public property within City limits including but not limited to parks and beaches.

C. No Person shall use or distribute Latex Balloons filled with air or lighter than air gas at any City function or City sponsored event.
7 D. No Person shall release Latex Balloons filled with air or lighter than air gas anywhere within the City limits.

8.50.100 Prohibited sales.

No Vendor or Events Promoter in the City may sell or otherwise provide any Polystyrene product which is not wholly encapsulated or encased within a more durable material, except as exempted in Section 8.50.110. This specifically includes, but is not limited to, cups, plates, bowls, trays, clamshells, and other products intended primarily for food service use, as well as coolers, containers, ice chests, shipping boxes, packing peanuts, or other packaging materials.

8.50.110 Exemptions and Extensions.

A. The City Manager or their designee may grant an exemption or extension of time to any Person from the requirements of this Chapter as follows:

1. A request for an exemption or extension of time shall be filed in writing with the City Manager or designee and shall include documentation of the reason for the requested exemption or extension. The City may require the applicant to provide additional information as necessary, and make an independent verification of the facts provided (e.g., site visit) to make a determination.

2. Extensions or exemptions shall be granted at the City Manager's, or designee's, sole discretion.

3. The City Manager or designee's written decision on the exemption or extension is effective within 10 days of the decision.

B. Extension of Time. The City Manager, or designee, may grant an extension of up to six months to a Food Provider or Vendor, with or without conditions, upon finding that compliance would create an undue hardship. No extensions beyond January 1, 2025, however, shall be provided. Undue hardship may include, but not be limited to, situations where:

1. There are no reasonable alternatives for reasons that are unique to the applicant; or

2. Compliance with the requirements of this chapter would deprive a person of a legally protected right.

C. Exemptions to the requirements of this Chapter shall be considered as follows:

1. Foods prepared or packaged outside the City and sold in the City.

2. Products made from Expanded Polystyrene which are wholly encapsulated or encased by a more durable material. Examples include surfboards, life preservers, and craft supplies.

3. Construction products made from Polystyrene are exempted from this Chapter if the products are used in compliance with Carpinteria Municipal Code Title 15, Buildings and Construction, and Chapter 8.10, Stormwater Management, and used in a manner preventing Polystyrene from being released into the environment. 8 4. During a locally declared emergency, the City, emergency response agencies operating within the City, users of City facilities, and Food Providers and Vendors shall be exempt from the provisions of this Chapter.

5. The provision or distribution by a Food Provider of a Plastic Beverage Straw to a Person in order to assure full compliance with the Americans with Disabilities Act (42 USC§ 12102).

6. Polystyrene packaging products which have been received from sources outside the City and which may be reused to be kept out of the waste stream.

7. Food or beverages brought by individuals for personal consumption to City facilities, including, but not limited to City parks, provided the City facility is being used for individual recreation or similar purposes and such facility use is not part of a larger organized event.

D. To obtain an extension or exemption for complying with the provrsions related to Disposable Foodware or Disposable Foodware Accessories under this Chapter, the Food Provider or Vendor must demonstrate that:

1. No Disposable Foodware or Disposable Foodware Accessories item exists with substantially similar size, performance and/or utility that conforms with the disposable foodware standards; and

2. The nonconforming Disposable Foodware or Disposable Foodware Accessories item to be used in lieu of a conforming item is recyclable or compostable in the City of Carpinteria recyclable or compostable collection program.

3. Food providers and beverage providers must provide documentation of good faith efforts to obtain a substantially similar compliant item.

4. Records of attempts to obtain a compliant item may include emails, letters or other correspondence with vendors that furnish Disposable Foodwareor Disposable Foodware Accessories, seeking the compliant item and a timeline for compliance.

The City Manager or designee shall have discretion to impose a time limit on any exemption provided under this subsection.

8.50.120 Penalties and Enforcement.

A. The presence on the premises of a Food Provider of non-recyclable plastic shall constitute a rebuttable presumption that such packaging is being dispensed.

B. Violations of this Chapter shall be enforced as follows:

1. In accordance with Public Resources Code Section 42272 (b), the first and second violations of Section 8.50.080 shall result in a notice of violation, and any subsequent violation shall constitute an infraction punishable by a fine of twenty-five dollars ($25) for each day in violation, but not to exceed an amount of three hundred dollars ($300) annually.

2. All other violations of this Chapter by a Food Provider or Vendor shall be subject to administrative fines as provided in Chapter 1.06. Such fines are subject to appeal pursuant to the procedures of that Chapter.
9 3. Each and every sale or other transfer of non-recyclable plastic food packaging shall constitute a separate violation of this ordinance.

4. The City Manager or his or her designee shall be responsible for enforcement of this Chapter. The City Manager or designee may establish regulations or administrative procedures, and take other action that is reasonable and necessary to further the purposes of this Chapter.

5. The City Attorney may seek legal, injunctive, or other equitable relief to enforce this Chapter and any regulations or administrative procedures developed pursuant thereto.

C. The remedies and penalties provided in this Chapter are cumulative and not exclusive of other remedies and penalties available under other provisions of applicable law." SECTION 3. Environmental Review.

The City Council finds that this ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061 (b)(3) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Further, the proposed Ordinance is exempt from CEQA pursuant to CEQA Guidelines Section 15308 on the separate and independent ground that it is an action of a regulatory agency for the protection of the environment because, among other things, it will regulate the use and sale of Polystyrene products and reduce the amount of Polystyrene products that enter local landfills and waterways.

SECTION 4. Severability.

If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the remainder of this Ordinance, which shall remain in full force and effect.

The City Council hereby declares that it would have passed and adopted this ordinance, and each and all provisions hereof, irrespective of the fact that any one or more provisions may be declared invalid.

SECTION 5. Effective Date.

This ordinance shall take effect on the 31
st day following its adoption.

SECTION 6. Certification.

The City Clerk shall certify the adoption of this ordinance and within 15 days after its adoption shall cause it to be published in accordance with California law. 10 PASSED, APPROVED AND ADOPTED on January 22, 2024, by the following vote:

AYES: COUNCILMEMBER(S):

NOES: COUNCILMEMBER(S):

ABSENT: COUNCILMEMBER(S):

ABSTAIN: COUNCILMEMBER(S):

Mayor, City of Carpinteria
ATTEST:

Brian C. Barrett, CMC, CPMC
City Clerk, City of Carpinteria
I hereby certify that the foregoing Ordinance was duly and regularly introduced and adopted at a regular meeting of the City Council of the City of Carpinteria held on January 22, 2024 Brian C. Barrett, CMC, CPMC
City Clerk, City of Carpinteria
APPROVED AS TO FORM:

Jena Shoaf Acos, on behalf of Brownstein
Hyatt Farber Schreck, LLP acting as
City Attorney of the City of Carpinteria
11 PASSED, APPROVED AND ADOPTED on January 22, 2024, by the following vote:

AYES: COUNCILMEMBER(S):

NOES: COUNCILMEMBER(S):

ABSENT: COUNCILMEMBER(S):

ABSTAIN: COUNCILMEMBER(S):

Mayor, City of Carpinteria
ATTEST:

Brian C. Barrett, CMG, CPMC
City Clerk, City of Carpinteria
I hereby certify that the foregoing Ordinance was duly and regularly introduced and adopted at a regular meeting of the City Council of the City of Carpinteria held on January 22, 2024 Brian C. Barrett, CMG, CPMC
City Clerk, City of Carpinteria
APPROVED AS TO FORM:

Jena Shoaf Acos, on behalf of Brownstein
Hyatt Farber Schreck, LLP acting as
City Attorney of the City of Carpinteria
11 City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Code Compliance Quarterly Report Q4, 2023.

STAFF RECOMMENDATION
Receive and file quarterly report.

Sample Motion: I move to receive and file the Q4 Code Compliance Quarterly Report.

BACKGROUND
The Code Compliance Division enforces local and state laws for the City of Carpinteria.

Staffing includes one Code Compliance Supervisor and one Code Compliance Officer II with varied schedules serving the City seven days a week. Code Compliance staff work both proactively and reactively to address zoning, building, homelessness, public nuisances, smoking restrictions, animal control, and parking regulations within City limits. Code Compliance staff work in cooperation with all City Departments, the Sheriff's Office, and other agencies to resolve calls for service in an efficient and timely manner.

At the request of the City Council, Code Compliance staff provides a quarterly report summarizing the recent types and number of compliance efforts responded to by the Code Compliance division. Where appropriate or noteworthy, the quarterly report can be used to highlight current issue areas, trends (both positive and negative), or particularly significant cases that have been addressed. With just over one year's worth of case data now entered into the tracking software, the Code Compliance Division is currently exploring how to generate year-over-year reports/graphics or monitor and report on trends over a longer period of time, to begin sharing in future reports.

Figure 1, below, provides the available means to contact Code Compliance staff.

Contact via the City's service request portal (web link provided below) is the preferred method for filing a complaint or logging a request for service.

Code Compliance Quarterly Report
January 22, 2024

F' iqure 1 C o d e C amp ranee C on t ac t I n f orma t' I0n https://carpinteriaca.gov/1 ocal-i nfo/servi ce-req uest/ David Hernandez (805) 755-4418 davidh @carQi nte riaca.gov Henry Menendez (805) 755-4413 [email protected]

DISCUSSION
The following discussion and attached graphics (Attachment A) summarize the reported Code Compliance activities for the fourth quarter (October, November and December) of 2023:

Hundreds of service requests are received monthly, in addition to code violations identified by Code staff during routine patrols. Those initial service requests and officerinitiated contacts that require further investigation or action by Code Compliance staff are logged as cases. Code Compliance responds to and/or investigates each case to determine the appropriate course of action to best resolve these issues. Code Compliance staff logged 159 total cases opened this quarter, down 22 from last quarter's 181 cases. This quarter's caseload is summarized by type below and is graphically depicted in slide 2 of Attachment A:
• Animal Control Services: 17
cases
• Animal Violations: 22 cases
• Bicycles on Sidewalk: 4 cases
• Business Licensing: 6 cases
• Graffiti: 5 cases
• Health and Safety: 7 cases
• Homeless Contacts: 15 cases
• Parking Enforcement: 61 cases
• Public Nuisances: 1 case
• Public Parks & Beaches: 14
cases
• Sign Regulations: 1 case
• Street & Sidewalk
Encroachments: 1 case
• Zoning Enforcement: 5 cases
Code Compliance routinely patrols city streets and parks, and monitors for typical parking and animal-related code violations (e.g., 72-hour parking or off-leash dog), in addition to watching out for other types of code violations such as unpermitted signs or construction, and homeless encampments. Code Compliance also receives requests for service from the public, including through online service requests, email, or by phone, with the first option being the preferred and most efficient means. Parking and Animal Violations topped the most frequent service requests this quarter at 61 and 22 requests, respectively. This past quarter, after receiving feedback from the public, Code Compliance made increased patrols within City parks and open spaces which likely attributes to the slightly higher number of contacts for Animal Violations compared to last quarter (17 calls).

Of the 159 cases opened this quarter, 71 were initiated by service request, while 88 were the result of proactive efforts by staff. Beginning Q4, the City implemented a new G:\CC Staff Reports\2024 0122\Final\Code Compliance Quarterly Report\Q4 2023 Code Quarterly Staff Report_FI NAL. docx
Code Compliance Quarterly Report
January 22, 2024

and improved online portal that allows for easier submittal of all types of service requests. Members of the public can access the on line portal both through the City's website and/or a new smartphone app (search Carpinteria in the app store.) The new system allows for better tracking of requests, automatic notifications to requestors when service is complete, and even allows requestors to leave feedback on the quality of service provided. Public outreach to encourage utilization of the new system remains underway. Slide 3 in Attachment A shows that City efforts to encourage use of the new online portal are successful, as service requests entered through the portal (34 cases) nearly matched all other service request types combined (i.e., email: 9; phone/voicemail: 28); a dramatic increase from last quarter's 4 cases entered through the (former version of the) web portal.

Code Compliance cases exclusive of parking and animal control-related compliance activities are summarized in Slide 4 and 5 (map) of the attached presentation. These cases include zoning violations, graffiti, public nuisances, homeless contacts, and business license violations, among others.

Zoning compliance efforts include things like residents building without permits, unpermitted use of property, and businesses operating without a business license.

When a violation is found to have occurred, several code compliance tools are used to gain voluntary compliance such as a "stop work order," "compliance order," or "notice of violation." If voluntary compliance is not gained, staff has the ability to issue Administrative Citations in the amount of $100, $200, and up to $500 per day for each day that a violation continues to exist. Staff addressed 5 zoning cases this quarter, all successfully resolved with no citations issued.

Code Compliance staff addressed 1 Public Nuisance case this quarter. Public Nuisances can include property maintenance issues such as overgrown lawns and shrubs, or barking dogs and other loud sounds. The one public nuisance case from this quarter involved noise complaints originating from outdoor live music performances at a downtown business.

There were 15 contacts with people experiencing homelessness, which is down slightly compared to last quarter's 17 contacts. Staffs' time continued to be focused on multiple individuals camping in or around Carpinteria Creek and Tar Pits Park, both of which are sensitive protected habitats. With the combined efforts of the Sheriff's Department and Code Compliance staff, including contacts, outreach, and enforcement; these areas have seen a mass reduction in the number of violations and encampments compared to years past.

There were 38 Health and Safety, Graffiti, and Business Licensing-related cases this quarter. These include public contacts for public smoking and open containers, and shopping carts, among others.

There were 498 parking tickets issued and 44 service requests for alleged 72 Hour Parking violations in Q4 compared to last quarter's 413 tickets and 31 service requests. Certain areas of the city, such as neighborhoods with higher density housing, G:\CC Staff Reports\2024 0122\Final\Code Compliance Quarterly Report\Q4 2023 Code Quarterly Staff Report_F I NAL.docx
Code Compliance Quarterly Report
January 22, 2024

generate more service requests related to 72-hour parking violations. These areas require increased monitoring and enforcement actions to gain compliance. Staff notes that parking enforcement service requests were up slightly compared to the last quarter and may be credited to the new online portal. Slide 6 and 7 (map) of Attachment A breaks down the 498 issued parking citations by type of violation and location, with the vast majority attributed to: 1.) parking in "no parking" areas; 2.) expired or invalid registration; and 3.) 72-hour parking violations.

Slide 8 and 9 (map) of Attachment A shows typical animal control-related contacts and/or service requests include off leash reports, stray dogs, and disposal of dead animals. This quarter included 24 contacts for dogs off leash, 1 animal noise nuisance, 6 license checks, 6 strays/adoptions, and 40 dog licenses issued.

Contacts for off-leash dogs are up slightly compared to last quarter (24 contacts vs 17 contacts) and likely reflects the increased patrol presence in City parks and open spaces. The number of stray/adopted animals continues to hold relatively steady compared to the previous three quarters of 2023, which remains up from recent years and reflects a broader trend being witnessed nationwide, likely attributed to changes to living and employment arrangements in the post-COVID era.

POLICY CONSISTENCY
The purpose of this report is to provide transparency to the public for the services the Code Compliance Division provides.

FINANCIAL CONSIDERATIONS
No financial analysis is included as a part of this report.

LEGAL AND RISK MANAGEMENT CONSIDERATIONS
No legal issues are presented as a part of this report.

OPTIONS
The City Council could provide additional direction to Staff regarding future reports.

PRINCIPAL PARTIES EXPECTED AT MEETING
Interested members of the public.

ATTACHMENTS
Attachment A. Code Compliance 4
th Quarter Presentation
G:\CC Staff Reports\2024 0122\Final\Code Compliance Quarterly Report\Q4 2023 Code Quarterly Staff Report_FINALdocx
Code Compliance Quarterly Report
January 22, 2024

Staff contact: David Hernandez, Code Supervisor
(805) 755-4418, [email protected] V c~
Signature
Reviewed by: Nick Bobroff, Community Development Director (805) 755-4407, [email protected]
Reviewed by: Michael Ramirez, City Manager
(805) 755-4400, [email protected]
G:\CC Staff Reports\2024 0122\Final\Code Compliance Quarterly Report\Q4 2023 Code Quarterly Staff Report_FI NAL.docx
City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Approve and authorize the City Council to sign a letter to the County of Santa Barbara Board of Supervisors regarding the County's Housing Element Update Draft Program Environmental Impact Report.

STAFF RECOMMENDATION
Approve and authorize the Council's signature on a letter to the County of Santa Barbara regarding the County's Housing Element Update Draft Program Environmental Impact Report (Attachment A).

Sample Motion: I move to approve and authorize the Council to sign and transmit a letter to the County of Santa Barbara regarding the County's Housing Element Update Draft Program Environmental Impact Report.

BACKGROUND
In June 2021, Santa Barbara County ("County") Planning and Development staff began preparing the County's 2023-2031 Housing Element Update. Similar to the analysis the City performed to update Carpinteria's Housing Element, the County identified and analyzed potential candidate sites available for residential development throughout the unincorporated County areas. In February and August 2023, the City Council sent the County Board of Supervisors letters regarding the County's Housing Element Update.

The letters expressed concern regarding the potential rezoning of two agricultural parcels, identified as "Van Wingerden 1" and "Van Wingerden 2," and a low-density residential site, identified as the "Bailard" pending project site. The County's Housing Element proposes to re-zone these sites to Design Residential, allowing 20-30 units per acre.

More recently, at the City Council meeting of January 8, 2024, Mike Wondolowski of the Carpinteria Valley Association provided a public comment regarding the release of the County's Draft Program Environmental Impact Report (DPEIR) for the County's Housing Element Update. He noted the continued inclusion and proposed rezone of the Van Comment Letter of County of Santa Barbara
January 22, 2024

Wingerden sites as a cause for concern. Mr. Wondolowski found that the DPEIR does not adequately analyze the impact rezoning these sites would have due to the fact that they are outside the urban-rural boundary, and urged the Council to send a letter to the County voicing concern. The Council expressed agreement on the matter and concurred that a letter should be sent to address the potential impacts high-density residential development on these sites could have on the Carpinteria Valley and City resources.

DISCUSSION
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Figure 1. County sites proposed for re-zone adjacent to the City. Purple indicates a pending housing project site.

The proposed draft letter (Attachment A) begins by restating the City's ongoing concern over the rezoning of sites in the Carpinteria Valley, and the rezones' potential conflicts with California Coastal Act policies and the respective Local Coastal Programs of the County and City. It incorporates the City's prior two letters by reference. The letter acknowledges the Van Wingerden 2 site may be a more appropriate setting for housing, particularly farmworker housing, which can be developed on an agriculturally-zoned site through a Coastal Development Permit without the need for a rezone.

The letter goes on to make three main comments on the adequacy of the DPEIR itself, summarized here:

A. The DPEIR states no County Coastal Land Use Plan (CLUP) policies specifically apply to sites considered by the Housing Element Update, yet CLUP policy 8-3, G:\CC Staff Reports\2024 0122\Final\County of SB Housing Element DPEIR Comment Letter\CC SR Letter County HE DEIR.docx
Comment Letter of County of Santa Barbara
January 22, 2024

which specifically addresses rezoning of agricultural land, is directly applicable to the Van Wingerden rezone sites and is not discussed or further considered.

B. The DPEIR incorrectly states that all potential rezone sites are located outside the Coastal Zone and the jurisdiction of the CLUP-however, the Bailard and both Van Wingerden sites are well within the Coastal Zone, and the Housing Element Update should thus be noted as "Potentially Inconsistent" with the County CLUP.

C. The DPEIR includes only one project alternative that eliminates the Van Wingerden sites from the candidate rezone sites. The County should include an additional alternative that removes both the Bailard and Van Wingerden sites, as well as other candidate sites in the Coastal Zone (a "non-coastal" alternative).

This alternative could consider the reduced impacts of rezoning land outside of the coastal zone and the feasibility of rezoning an adequate amount of land to meet housing unit targets by 2031, considering that parcels in the coastal zone face additional rezoning hurdles through California Coastal Commission (CCC) approval, which the County's DPEIR itself acknowledges would be unlikely to be achieved within this Housing Element cycle.

The letter concludes with an offer to meet with County staff to discuss the City's concerns and comments, if the County desires.

The comment period for the DPEIR ends on February 9, 2024 at 5:00 pm. Following this, the proposed Final PEIR will return to the County Planning Commission for recommendation (including the Commission's recommended rezone sites) and the County Board of Supervisors for certification. Any future candidate site rezones in the County will be covered under this PEIR, although rezones in the coastal zone will also require a Local Coastal Program amendment and approval from the CCC. Community Development Department staff will continue to monitor the process and participate when appropriate.

POLICY CONSISTENCY
From time-to-time the City Council may determine that it is in the City's interest to request certain actions by other public agencies and/or to work cooperatively with other agencies in order to most effectively address a matter(s) of interest to the Carpinteria community. In the case of the subject County Housing Element update, contemplated rezones that could result in the conversion of agricultural lands outside of the City and the urban-rural boundary would potentially contradict the following General Plan/Coastal Land Use Plan (GP/CLUP) Land Use Element and Open Space/Conservation Element policies:
• LU-1 d. Ensure that the type, location and intensity of land uses planned adjacent to any parcel designated open space/recreation or agriculture are compatible with these public resources and will not be detrimental to the resource.

G:\CC Staff Reports\2024 0122\Final\County of SB Housing Element DPEIR Comment Letter\CC SR Letter County HE DEIR.docx
Comment Letter of County of Santa Barbara
January 22, 2024

• LU-4a. Establish a greenbelt of open space including undeveloped land and open-field agricultural land surrounding the City.
• OSC-9f. Encourage Santa Barbara County to maintain agricultural field uses of agricultural land within the Carpinteria Planning Area, and to require urban uses to locate within the city.

FINANCIAL CONSIDERATIONS
Staff time to review the DPEIR and prepare this comment letter was covered under the approved budget for the Community Development Department's Long Range Planning Division.

LEGAL AND RISK MANAGEMENT CONSIDERATIONS
The City Attorney's office has reviewed this staff report and the proposed comment letter.

OPTIONS

1. Approve and authorize the Council to sign and send the attached letter (staff recommendation).

2. Direct changes to the attached letter.

3. Decline to take action concerning this matter.

PRINCIPAL PARTIES EXPECTED AT MEETING
Concerned Carpinterians
Property Owners abutting affected parcels

ATTACHMENTS
Attachment A: Proposed Letter to County Board of Supervisors, with past letters to the Board enclosed.

Staff contact:

Mindy Fogg, Principal Planner
(805) 755-4408; [email protected]
Reviewed by:

Nick Bobroff, Community Development Director
(805) 755-4407; [email protected]
Signature
G:\CC Staff Reports\2024 0122\Final\County of SB Housing Element DPEIR Comment Letter\CC SR Letter County HE DEIR.docx
Comment Letter of County of Santa Barbara
January 22, 2024

. Reviewed by:

Michael Ramirez, City Manager
(805) 755-4400; [email protected]
G:\CC Staff Reports\2024 0122\Final\County of SB Housing Element DPEIR Comment Letter\CC SR Letter County HE DEIR.docx
Attachment A.

Proposed County Housing Element DPEIR
Comment Letter
County Housing Element DPEIR Comment Letter
January 22, 2024 City Council Meeting
CITY of CARPINTERIA, cALIFORNIA
January 22, 2024
Board of Supervisors
County of Santa Barbara
c/o Hannah Thomas, Long Range Planning Division via email: [email protected] Re: Comments on the 2023-2031 Housing Element Update Draft Program Environmental Impact Report, 23EIR-00000-00004
Dear Chair Lavagnino and Honorable Members of the Board of Supervisors:

Thank you for the opportunity to comment on Santa Barbara County's ("County") Draft Program Environmental Impact Report for the 2023-2031 Housing Element Update ("DPEIR").

The City of Carpinteria ("City") has been closely following the County's Housing Element Update process. We appreciate the challenges faced by the County and other local jurisdictions, ourselves included, in updating and implementing our Housing Elements in a way that satisfies our respective regional housing needs assessment ("RHNA") allocations and meets the California Department of Housing and Community Development's ("HCD) standards.

We acknowledge that the DPEIR is an analysis and disclosure document related to potential environmental impacts rather than a policy or decision document. That said, we reiterate, and incorporate by reference here, our ongoing concerns that the rezoning of candidate sites in Carpinteria Valley would conflict with local and State law. As discussed in more detail in our letters dated February 28
th and August 28th of 2023 (attached), given that these are productive agricultural sites located outside the urban-rural boundary and within the coastal zone, conversion to high density urban development would be inconsistent with Resource Protection policies of the California Coastal Act ("Coastal Act") as well as the specific goals, policies and regulations of the County and City's respective Local Coastal Programs ("LCPs"). In particular, "up-zoning" the sites identified as the "Van Wingerden 1" and the "Bailard" pending housing project site would contradict County LCP Policies, zoning regulations in Article II, and the Right to Farm Ordinance.

Conversely, due to its semi-urban setting, the "Van Wingerden 2" site would be more suitable for conversion to housing. However, a zoning change from AG-I to Design Residential may not be necessary to achieve planned housing goals at this site. As stated on pg. 4-9 of the DPEIR, the Van Wingerden sites "were included because the property owner may partner with a local non-profit housing organization to redevelop the sites for farmworker and/or lower-income housing." Under the County's Coastal Zoning Ordinance, a farmworker housing complex may be permitted in the AG-I zone with a Coastal Development Permit (CDP; Article II, Section 35- 144P). Thus, we recommend that the County and/or property owner pursue the existing and available CDP option before initiating a potentially unwarranted spot zone. 5775 CARPINTERIA A VENUE• CARPINTERIA, CA 93013-2603
(805) 684-5405 • FAX (805) 684-5304
www.CarpinteriaCA.gov
With the above concerns in mind, the City offers the following comments on the DPEIR:

A. Section 3.2. Agriculture
In Section 3.2.3 the County provides information on the regulatory setting as it relates to potential agricultural impacts. Specifically, on page 3.2-21 there is an evaluation of the County's Coastal Land Use Plan ("CLUP") and whether any of the agricultural policies in the CLUP would apply to the project. The DPEIR states: "There are no CLUP policies specific to the Project area relevant to agriculture; however, Policies 8-1 through 8-12 are generally applicable to all agricultural uses within the unincorporated county (within the Coastal Zone)." This section goes on to say that Policy 8-4, regarding division of agricultural land, may particularly apply. We believe Policy 8-3, regarding the rezoning of agricultural land, also applies to the project and is directly applicable to the Van Wingerden rezone sites.

8. Section 3.10. Land Use and Planning
In Table 3.10-4, at the top of page 3.10-59, the DPEIR incorrectly states that all potential rezone sites are located outside the Coastal Zone and the jurisdiction of the CLUP. As noted above and elsewhere in the DPEIR, the two Van Wingerden rezone sites and the Bailard pending project site are well within the Coastal Zone and are subject to CLUP policies. As such, the conclusion for the CLUP section of Table 3.10-4 should be changed from "Potentially Consistent" to "Potentially Inconsistent." C. Chapter 4. Alternatives
We applaud the County for selecting a wide range of alternatives for analysis ( one noproject alternative and four build alternatives). However, we are disappointed that Alternative 2 is the only build alternative that contemplates the exclusion of the Van Wingerden rezone sites. As generally described in Chapter 4, the primary basis for Alternative 2 was to substantially reduce vehicle miles traveled ("VMT") - though it does not do so. As a result, Alternative 2 eliminates the two Van Wingerden sites, along with numerous non-coastal rezone sites that would otherwise have minimal environmental impacts; and it shifts higher density into the remaining candidate sites. Accordingly, Alternative 2 does not appear to be a desirable alternative since it would eliminate numerous candidate sites but not achieve the goal of substantially reducing total VMT or total VMT per service population in the North County.

As noted above and in our attached letters from 2023, the Bailard and Van Wingerden sites support productive agriculture in the Coastal Zone near or adjacent to other productive agricultural properties. Therefore, we believe another reduced project alternative should consider the elimination of these sites; and we request that one be added to the Final PEIR for consideration by decision makers. For example, an additional reduced alternative could consider the removal of all rezones in the Coastal Zone. As stated on pg. 4-9 of the DPEIR: 'The California Coastal Act requires that the California Coastal Commission (CCC) approve (i.e., certify) rezones in the Coastal Zone. This requirement combined with regulatory barriers makes the construction of housing units on these agricultural parcels unlikely by 2031." A non-coastal alternative could consider the reduced impacts as well as the feasibility of implementing Program 1 (Adequate Sites for RHNA and Monitoring of No Net Loss) within the housing cycle timeframe. It could further consider the fact that farmworker housing complexes could still be developed on agriculturally-zoned coastal sites with a CDP and without having to process zoning changes. Finally, such an alternative could be added to the document without triggering recirculation of the DPEIR since it would not be related to new significant impacts and would not provide substantial new information.

Our staff would be happy to meet and discuss our concerns and comments on the Housing Element Update and DPEIR with County staff. If you would like to set up such a meeting, please contact Nick Bobroff, Director of Community Development, at 805-755-4407 or at [email protected]. We thank you for taking the time to consider and address our comments.

Sincerely,
Councilmember Monica J. Solorzano Councilmember Wade T. Nomura Councilmember Roy Lee Vice Mayor Natalia Alarcon
Mayor Al Clark
Enclosures:

City Letter to County on Draft Housing Element dated February 28, 2023 City Letter to County on Draft Housing Element dated August 29, 2023 Cc. County Clerk of the Board ([email protected])
Lisa Plowman, Planning Director ([email protected]) Alex Tuttle, Long Range Division Deputy Director ([email protected]) Nick Bobroff, Community Development Director

CITY of CARPINTERIA, cAuFoRN1A
February 28, 2023
Board of Supervisors
County of Santa Barbara
c/o Jessi Steele, Long Range Planning Division Via email: [email protected] Re: Santa Barbra County Draft 2023 - 2031 Housing Element Update Dear Chair Williams and Honorable Members of the Board of Supervisors:

The City of Carpinteria has been closely following the County Housing Element Update process. We appreciate the challenges faced by the County and other local jurisdictions, ourselves included, in crafting a Housing Element Update that satisfies our respective regional housing needs assessment (RHNA) allocations and meets HCD's high bar for certification. We recognize the need for all areas of the County to share in meeting regional housing needs and that difficult decisions must be made concerning where and how to accommodate needed housing.

The City of Carpinteria City Council offers these comments on the Draft 2023 - 2031 Santa Barbara County Housing Element in the spirit of interagency cooperation and collaboration on housing policies that best serve the Carpinteria Valley and its residents. In consideration of the need to provide the state-mandated housing and, in particular, affordable housing, in southern Santa Barbara County, we are requesting two items:
• Modifications to the proposed housing sites in the Carpinteria Valley; and • County commitment to implement policies and programs aimed at preventing displacement and promoting affordable housing.

Proposed Housing Sites in the Carpinteria Valley
Agriculture remains an important element of the Carpinteria Valley's identity and economic base, and the desire to protect and preserve the Valley's agricultural heritage going forward is critical. State Housing Element Law requirements to plan for adequate housing sites do not take precedence over the Resource Protection policies of the California Coastal Act ("Coastal Act") and as embodied in the policies and regulations of County and City's respective Local Coastal Programs ("LCPs"). Guidance from the Coastal Commission on this issue cites the need to instead harmonize State Housing laws with Coastal Act policies. 5775 CARPINTERIA A VENUE• CARPINTERIA, CA 93013-2603
(805) 684-5405 • FAX (805) 684-5304
www.carpinteria.ca. us
The County's Draft Housing Element fails to adequately take into account the Resource Protection policies of the Coastal Act, including Coastal Act policies embodied in the County's LCP, with regard to protection of Agricultural Resources. Numerous County and City LCP Policies address Agricultural Buffers and the need to protect agricultural lands/operations from urban residential development (see, e.g., County Article II, Section 35-1440- Agricultural Buffers, Appendix H: Agricultural Buffer Implementation Guidelines and Santa Barbara County Right to Farm Ordinance).

Our position that high density urban development is not appropriate for rural agricultural areas along the City's edges is further supported by numerous adopted policies found in both the County's and City's respective certified LCPs, including but not limited to:

County Comprehensive Plan Agricultural Element Policy and California Coastal Act§ 30241. The maximum amount of prime agricultural land shall be maintained in agricultural production to assure the protection of the areas' agricultural economy, and conflicts shall be minimized between agricultural and urban land uses through all of the following:
• By establishing stable boundaries separating urban and rural areas, including, where necessary, clearly defined buffer areas to minimize conflicts between agricultural and urban uses.
• By limiting conversions of agricultural lands around the periphery of urban areas to the lands where the viability of existing agricultural use is already severely limited by conflicts with urban uses or where the conversion of the lands would complete a logical and viable neighborhood and contribute to the establishment of a stable limit to urban development.
• By permitting the conversion of agricultural land surrounded by urban uses where the conversion of the land would be consistent with Section 30250. • By developing available lands not suited for agriculture prior to the conversion of agricultural lands.
• By assuring that public service and facility expansions and non-agricultural development do not impair agricultural viability, either through increased assessment costs or degraded air and water quality.
• By assuring that all divisions of prime agricultural lands, except those conversions approved pursuant to subdivision (b) of this section, and all development adjacent to prime agricultural lands shall not diminish the productivity of such prime agricultural lands.

City Policy LU-3a: New development shall occur contiguous to existing developed areas of the city. Higher density in certain residential neighborhoods and for residential uses in commercial districts shall be provided as a means to concentrate development in the urban core consistent with zoning designations, particularly where redevelopment of existing structures is proposed.

California Coastal Act§ 30250. (a) New residential, commercial, or industrial development, except as otherwise provided in this division, shall be located within, contiguous with, or in close proximity to, existing developed areas able to accommodate it or, where such areas are not able to accommodate it, in other areas with adequate public services and where it will not have significant adverse effects, either individually or cumulatively, on coastal resources.

Specifically, in the Carpinteria Valley, sites identified as the "Van Wingerden 1" potential rezone site and the "Bailard" pending housing project, should be eliminated because of impacts to coastal agricultural lands. Wise planning practices call for higher residential densities to occur within or immediately adjacent to the urban core. City and County land use policies and the Coastal Act support these practices. These two sites contradict this fundamental principle by proposing the highest densities found in the Carpinteria Valley at the very edge of the City, outside the urban-rural boundary, at significant distance from the urban core, with no immediate access to pedestrian, bicycle and public transit routes, and not within reasonable walking distance to grocery shopping and other necessities and conveniences of daily living.

We also do not believe that these sites have the potential to meet state regulations for conversion of agricultural land/use to residential use. The Coastal Act section 30242 expressly identifies that lands suitable for agricultural use shall not be converted to other uses unless continued agricultural use is not feasible or such conversion would preserve prime agricultural land or concentrate development within a developed area. Consistent with this Coastal Act policy, the City is closely scrutinizing potential rezones of agricultural lands within the City to avoid conversion of other agricultural land within the Carpinteria Valley and to concentrate residential development within its urban boundaries. However, the City Council firmly believes that the County and the Coastal Commission cannot make these findings for the Van Wingerden 1 and Bailard sites for the reasons stated above.

While the bar remains high for consideration of conversion of agricultural use and land, the City believes the "Van Wingerden 2" site may appropriately be considered given its location situated along a major transit route, its adjacency to existing urban development on two sides, and what appears to be adequate ingress/egress opportunity.

Lastly, we continue to urge the County to explore and identify additional potential sites for infill development opportunities throughout the unincorporated South County's urbanized and suburban areas. More specifically, the County should be identifying and prioritizing underutilized commercial, office, residential, and governmental properties within these urban areas rather than relying so heavily on "greenfield" development opportunities on agricultural lands outside of the urban-rural boundary. In addition to having a better chance for being found consistent with Coastal Act resource protection policies, such infill opportunities that are closer to job centers could have a more meaningful impact on achieving a regional jobshousing balance and reducing vehicle miles traveled, as encouraged by Draft County Housing Element Policy 1.3.

Request for Policies and Programs aimed at preventing displacement and promoting affordable housing
We have a common interest in helping to ensure the availability of housing for workers in the agricultural, service and hospitality industries because these are important parts of the regional economy and wages are typically too low to keep pace with housing markets. Housing markets in attractive coastal areas, like Carpinteria, are heavily influenced by factors other than supply, such as demand for vacation rentals and second homes. These factors we expect will continue to contribute to escalating housing prices despite planned growth in supply.

As such, promoting growth and relying on development purported to be "affordable by design" will not be sufficient to meet the housing needs of the region. Government interventions will be required in order to provide housing that is available and that is affordable to many people that work in the City and in the Carpinteria Valley. We urge the County to join the City in developing measures to address this such as:
• Prioritize production of rental housing units over ownership units; • Prioritize housing for agricultural and service workers; • Adopt inclusionary requirements to achieve an amount of lower income rent restricted units significantly greater than provided for in state laws; • Prohibit vacation rentals for multi-family residential housing built in the Carpinteria Valley, including prohibitions on corporate and limited liability company ownership models;
• Establish a vacancy tax and/or other measures to ensure second home use contributes to affordable housing development and preservation;
• Enact rent stabilization on multi-family rental housing; and • Establish no-cause eviction prohibition regulations beyond state law requirements.

The City included each of the above measures in its Annual Work Plan and plans to incorporate these measures in our Housing Element to advance the City's evidence to prevent displacement of existing residents and provide affordable housing for South County essential workers. The County should incorporate similar measures in its Housing Element policies and programs to ensure that the County and City move forward collaboratively to advance truly affordable housing policies within the Carpinteria Valley.

Lastly, we are seeking a commitment from the County to collaborate with the City to determine appropriate mitigation for development impacts, (e.g., traffic, parks, etc.) that will occur in the City as a result of these higher residential densities occurring outside the City limits, and to require these to be addressed as a part of project development approval. Such mitigation is critical to ensure that new and existing development have access to the public resources that make south Santa Barbara County a desirable place to live and work.

Page4
Thank you in advance for your consideration of this request.

Sincerely,
er Monica J. Solorzano Co
w
uncilmem
L
ber Wade
-
T. Nomura
Councilmember Roy Lee
~
Vice
-
M
~
ayor Natalia Alarcon
Mayor Al Clark
Cc: [email protected]

CITY of CARPINTERIA, cALIFoRN1A
August 28, 2023
VIA EMAIL: [email protected]
Board of Supervisors
County of Santa Barbara
c/o Jessi Steele, Long Range Planning Division
Re: Santa Barbra County Draft 2023 - 2031 Housing Element Update Dear Chair Williams and Honorable Members of the Board of Supervisors:

The City of Carpinteria (City) has been closely following the Santa Barbara County (County) Housing Element Update process. We appreciate the challenges faced by the County and other local jurisdictions, ourselves included, in crafting a Housing Element Update that satisfies our respective regional housing needs assessment (RHNA) allocations and meets the California Department of Housing and Community Development's (HCD) high bar for certification. We recognize the need for all areas of the County to share in meeting regional housing needs and that difficult decisions must be made concerning where and how to accommodate needed housing in a manner that affirmatively furthers fair housing.

The City Council submits this letter as a follow up to our February 28, 2023 letter (attached) wherein we requested modifications to the proposed housing sites in the Carpinteria Valley and a County commitment to implement policies and programs aimed at preventing displacement and promoting affordable housing. Since our last letter, we have been pleased to see the County move forward with the recent adoption of a justcause residential eviction ordinance as an important step toward protecting tenants and helping to preserve the South County affordable rental housing stock.

We remain disheartened, however, to see that the County has not made changes to its inventory of potential rezone sites as requested by the City. Namely, the County still identifies the "Van Wingerden 1" potential rezone site and the "Bailard" pending housing project moving forward, despite the fact that these sites are inconsistent with the County's Comprehensive Plan Agricultural Element Policies, the County's Coastal Land Use Plan, and the California Coastal Act, which call for the preservation of coastal agricultural lands.

Wise planning practices call for higher residential densities to occur within or immediately adjacent to the urban core. County and City land use policies and the Coastal Act support these practices. Yet, the Van Wingerden 1 and Bailard sites contradict these fundamental principles by proposing the highest densities found in the Carpinteria Valley on agricultural lands at the very edge of the City, outside the urban5775 CARPINTERIA AVENUE• CARPINTERIA, CA 93013-2603 (805) 684-5405 • FAX (805) 684-5304
www.carpinteria.ca.us
rural boundary, at significant distance from the urban core, with no immediate access to pedestrian, bicycle and public transit routes, and not within reasonable walking distance to grocery shopping and other necessities and conveniences of daily living.

Again, we encourage the County to focus its Housing Element Update rezones on infill development sites located within existing urban and suburban areas throughout the South County. These infill development sites are more likely to be found consistent with California Coastal Act resource protection policies and will promote more desirable residential development near existing job centers and services.

Although the bar remains high to convert agricultural uses, the City believes that the "Van Wingerden 2" site may be an appropriate site to meet the goals of the Coastal Act and County Housing Element Policy 1.3. This site deserves continued consideration given its location along a major transit route, adjacent to existing urban development, and apparent adequate ingress/egress.

The City Council also wishes to address concerning comments regarding the proposed Bailard Avenue Multifamily Housing Project. At the February 2023 County Planning Commission Concept Review Hearing, comments were made indicating the developer intends to resubmit the project under an SB 330 Preliminary Application as a "Builder's Remedy" project pursuant to the Housing Accountability Act. Additional comments were made suggesting the inability of the County to deny or modify the project due to the invocation of the "Builder's Remedy" provisions.

The City asserts that these comments misstate the applicable law. Pursuant to Government Code section 65589.5, subdivision (e), nothing in the Housing Accountability Act, including the Builder's Remedy, relieves the County from complying with the California Coastal Act or the California Environmental Quality Act. Rather, the Housing Accountability Act, like other state housing laws, must be harmonized with the Coastal Act to the maximum extent feasible. The Bailard Avenue Multifamily Housing Project is located entirely within the coastal zone and thus subject to the County's certified Coastal Land Use Plan (CLUP) and Local Coastal Program (LCP). Therefore, the County must still apply any provisions of the County's CLUP and LCP to the Bailard Avenue Multifamily Housing Project. The City Council respectfully urges the County to acknowledge that it will process the Bailard Avenue Multifamily Housing Project consistent with its certified CLUP and LCP along with all applicable California Coastal Act policies and conduct a thorough environmental review under the California Environmental Quality Act.

The City Council requests that the County collaborate with the City as it moves forward with the rezoning of potential sites and consideration of proposed projects in the vicinity of the City. Collaboration with the City regarding appropriate mitigation measures for development impacts (e.g., traffic, parks, coastal resources, etc.) that will occur as a result of these high density residential projects is critical to ensure that new and existing development have access to the public resources that make the Carpinteria Valley a desirable place to live and work. These mitigation measures are necessary to ensure

that implementation of the County's Housing Element Update achieves the dual goals of affirmatively furthering fair housing and protecting coastal resources.

Thank you in advance for your consideration of this request.

Sincerely,
Councilmember Roy Lee
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Councilmember Wade T. Nomura
Mayor Natalia Alarcon
Mayor Al Clark
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City of Carpinteria

COUNCIL AGENDA STAFF REPORT
January 22, 2024

ITEM FOR COUNCIL CONSIDERATION
Re-adoption of the 6th Cycle 2023-2031 Housing Element via Resolution No. 6288 (Attachment A) as revised to address comments from the California Department of Housing and Community Development (HCD) (General Plan Amendment No. 22-2157- GPA).

STAFF RECOMMENDATION
Receive staff presentation and public testimony; adopt Resolution No. 6288 to re-adopt the 2023-2031 Housing Element as revised to address HCD comments; find the proposed action is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and direct the City Manager to submit the 2023-2031 Housing Element to HCD for final certification.

Sample Motion: I move to adopt Resolution No. 6288 that re-adopts General Plan Amendment No. 22-2157-GPA, an update to the 2023-2031 Housing Element as revised to address California Department of Housing and Community Development (HCD) comments and finds the proposed action is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), and to direct the City Manager to submit the 2023-2031 Housing Element to HCD for final certification.

BACKGROUND
The Housing Element is a State-mandated component of the City’s General Plan that describes, identifies, and analyzes the City’s housing needs and addresses the maintenance and expansion of the housing supply to accommodate the households that currently live and/or may live in Carpinteria in an eight-year planning period. The Housing Element must be updated periodically according to a schedule established in State law. The law requires all jurisdictions in Santa Barbara County to update their Housing Elements for the 2023-2031 planning period, referred to as the “6th Cycle” in reference to the six Housing Element updates required since the comprehensive revision to State housing element law in 1980.
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An important difference between the Housing Element and other elements of the General Plan is the extent of State oversight. Under California law, the Housing Element is by far the most regulated element of General Plans. As such, State law establishes many specific requirements and limitations on local land use authority with regard to housing. The State Legislature has also declared that an adequate supply of housing is a matter of statewide importance and has delegated authority to HCD to review Housing Elements and issue opinions regarding their compliance with State law. A finding of Housing Element compliance by HCD is referred to as “certification” of the Housing Element. Certification is a threshold requirement for cities’ eligibility for certain Statesponsored grant funds.

HCD review is required both prior to and after adoption of Housing Elements. Cities and counties must consider HCD’s comments on their draft Housing Elements and adopt findings describing how the Housing Element addresses those comments. Then a second round of HCD review occurs after City Council adoption. If substantive revisions are required after the second-round comments, the City Council must re-adopt the Housing Element. Finally, HCD must certify that the re-adopted Housing Element addressed all of their comments and complies with State law.

Table 1 below provides a brief summary of previous public meetings and milestones for the City’s 2023-2031 Housing Element update. Materials from previous meetings are available on the City website at https://carpinteriaca.gov/city-hall/agendas-meetings/.

Table 1 - Summary of Previous Actions on the City’s 2023-2031 Housing Element Date Action
June 6, 2022 Planning Commission Study Session 1
June 22, 2022 South Coast Housing Workshop
August 1, 2022 Planning Commission Study Session 2
October 10, 2022 Initial Public Review: 30-Day Comment Period October 17, 2022 Joint City Council and Planning Commission Public Hearing November 23, 2022 First Submittal to HCD for Review
February 21, 2023 First Comment Letter from HCD
March 16, 2023 Revised Element and Responses to HCD Posted to City Webpage
March 20, 2023 Planning Commission Recommendation Hearing April 10, 2023 City Council Adoption Hearing
April 12, 2023 Second Submittal to HCD for Review
June 12, 2023 Second Comment Letter from HCD
November 2, 2023 Revised Element and Responses to HCD Posted to City Webpage
November 6 to 13, 2023 Seven-Day Public Review / Comment Period November 14, 2023 Third Submittal to HCD for Review
January 8, 2024 HCD Letter of “Substantial Compliance”
As shown in Table 1, the comprehensive 2023-2031 Housing Element update was brought to City Council for adoption on April 10, 2023. At the April 10th public hearing, 27012350.1
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the City Council received a presentation from staff, heard testimony from members of the public, and approved the 2023-2031 Housing Element update in a 5-0-0 vote. The City Manager then submitted the adopted Housing Element to HCD for review on April 12, 2023.

At the time of the April 2023 City Council adoption hearing, the California Coastal Commission provided a comment letter for City staff to consider (Attachment A, Exhibit 1: pages C-70 to 75). The comments from the Coastal Commission factored into the subsequent review and comments provided by HCD staff. HCD’s comment letter dated June 12, 2023 (Attachment B) called for additional information and further revisions to the Housing Element. City staff held numerous conference calls and virtual meetings with these State agencies during the summer and fall months of 2023, and worked iteratively to address their comments and make the appropriate revisions.

Once all of the State’s comments were addressed and the corresponding revisions were made, the proposed revised Housing Element was made available on the project webpage, and interested parties were contacted by mail and email to encourage public comments on the revisions. A seven-day public comment period was held from November 6 through November 13, 2023. Only one comment letter, from Victor and Susan Schaff, was received during the comment period (see Attachment A, Exhibit 1:
pages C-80 to 81).

The proposed revised Housing Element was re-submitted to HCD on November 14, 2023. The City received a letter of “substantial compliance” (Attachment D) from HCD on January 8, 2024, advising City staff to move forward with the re-adoption process.

Additional information regarding the Housing Element update is posted on the City website at https://carpinteriaca.gov/city-hall/community-development/planning/housingelement-update/.

DISCUSSION
Brief Housing Element Summary
State law establishes very detailed requirements for Housing Elements, and in recent years the State Legislature has adopted extensive new requirements. The 6 th Cycle
2023-2031 Housing Element is divided into two volumes: the Housing Plan and the Technical Report. The Housing Plan includes an Introduction providing background information as well as City policies and programs intended to address the housing needs of current and future Carpinteria residents.

The Technical Report, includes the following sections:
• Section I – Housing Needs analyzing the city’s demographic characteristics, housing conditions and housing needs
• Section II – Resources and Opportunities describing the land, administrative, and financial resources available to address housing needs 27012350.1
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• Section III – Constraints describing potential governmental and nongovernmental constraints to meeting the city's housing needs o Appendix A: Evaluation of the previous Housing Element o Appendix B: Inventory of sites that could accommodate the city’s new housing needs as well as candidate sites for potential zoning amendments to increase capacity for new housing commensurate with regional housing needs
o Appendix C: Description of the Housing Element public participation process and public comments
o Appendix D: Assessment of fair housing issues
o Appendix E: Implementation Plan
Housing Element Law requires local agencies to address the following two key issues:

1.) whether City plans and regulations comply with State laws regarding housing for persons with disabilities and other special needs; and 2.) how the City will accommodate its share of regional housing needs assigned through the Regional Housing Needs Assessment (RHNA) process.

As described in greater detail in the April 10, 2023 staff report to City Council, the RHNA by income category for the 2023-2031 housing cycle is:
286 Very Low
132 Low
135 Moderate
348 Above Moderate
901 Total
The Housing Element must demonstrate compliance with the RHNA allocation by analyzing the city’s realistic capacity for additional housing based on land use plans, development regulations, potential constraints (such as infrastructure availability and environmental conditions), and real estate market trends.

Housing Element Revision Summary
Revisions to the 2023-2031 Housing Element since the City Council’s adoption on April 10, 2023 were made in response to the June 12, 2023 HCD Comment Letter. A table showing each of HCD’s comments alongside City staff’s responses is provided in Attachment C. The corresponding tracked changes version of the revised Housing Element was posted on the City webpage in November 2023 and is available here:
https://carpinteriaca.gov/city-hall/community-development/planning/housing-elementupdate/. Most of the revisions simply provide additional explanation or clarification of the information that was provided in the April 2023 version of the documents. Notable 27012350.1
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revisions that required further discussions with HCD staff and that resulted in more substantive changes to the City’s Housing Element include:
• Changes to the assumptions for development potential on underutilized sites and candidate (rezone) sites (Attachment A, Exhibit 1: pages B-3 to B-6, and Tables B-5 and B-6).
o This revision included the clarification of the six criteria used to identify potentially developable non-vacant sites (see page B-4) based on common characteristics identified in past approved residential in-fill projects. The criteria include: 1.) vacant/under-utilized land or improvements; 2.) proximity to transit; 3.) proximity to amenities; 4.) lack of environmental constraints; 5.) single/common ownership of property; and

6.) property owner expression of interest. These criteria were then applied to the underutilized and candidate (rezone) sites to demonstrate potential for redevelopment based on past local trends. The underutilized and candidate (rezone) sites met at least three of the criteria. • Changes to the assumptions and methodology for estimating Accessory Dwelling Unit (ADU) production during the 2023-2031 planning period (Attachment A, Exhibit 1: pages B-11 to B-12).
o The revised methodology examined past and anticipated trends for ADU production in the city of Santa Barbara, and used those trends to develop a “per capita” and “per housing unit” rate of ADU production that was then applied to Carpinteria, resulting in an anticipated base rate of 12 ADUs per year. The City also assumed an additional 8 ADUs per year for 2023 and 2024 based on deferred demand and the recent effectuation of the City’s ADU permitting program. The total number of ADUs anticipated over the planning period is 112.
• Additional analysis of city and regional demographics under the Fair Housing Assessment, and additional analysis regarding location of sites relative to factors for Affirmatively Furthering Fair Housing (Attachment A, Exhibit 1:
pages D-57 to D-67).
o The additional analysis demonstrates that, on average, Carpinteria is less economically or demographically segregated than the rest of the south coast region, and that the sites identified in the city’s inventories of underutilized and candidate sites would be generally consistent with identified AFFH factors.

In addition, the Implementation Plan for the Housing Element was moved out of the final pages of the Housing Plan into a new Appendix E for ease of reference.

Conclusion and Next Steps
State requirements for this Housing Element update are far more challenging than any prior update. The State Legislature has declared a “housing crisis” in California, and 27012350.1
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local government zoning and permit review procedures are viewed as a major cause of the crisis. The much higher RHNA allocations for the 6th Cycle are the result of State legislation requiring cities to facilitate a significant increase in housing production, particularly higher-density multi-family housing. The proposed revised Housing Element addresses these requirements and includes revised policies and programs to create significant additional opportunities for housing development consistent with recent State legislation.

The purposes of this public hearing are to review the City’s revised 2023-2031 Housing Element incorporating changes to address comments from HCD; conduct a public hearing to receive additional public comments; re-adopt the 2023-2031 Housing Element via Resolution No. 6288 as revised; and receive authorization to submit the readopted Housing Element to HCD for approval and final certification.

Following certification by HCD, City staff will begin implementing the updated Housing Element. Some of the implementation measures involve amendments to the Zoning Code and Local Coastal Program, which will require additional public review and hearings by the Planning Commission and City Council (initiated by the City Council on May 8, 2023 via Resolution No. 6234). The Local Coastal Program amendments also will require approvals from the California Coastal Commission. Other implementation actions involve a substantial increase in new staff-level administrative activities that will have budget and workload implications that staff will recommend adding to the coming fiscal year’s work plan. A summary of specific implementation actions is provided in Appendix E of the Technical Report (Attachment A, Exhibit 1).

COMPLIANCE WITH CEQA
The Housing Element is a component of the City’s General Plan, and General Plan amendments are discretionary legislative actions subject to review under CEQA. Readoption of the Housing Element is exempt from the provisions of CEQA pursuant to the “common sense exemption” (Cal. Code Regs., Tit. 14, Sec. 15061(b)(3)). It can be seen with certainty that there is no possibility that the re-adoption of the Housing Element may have a significant effect on the environment because it does not approve any development project or other physical change to the environment. Rather, the Housing Element is a document that sets forth the City’s policies to plan for the City’s regional housing needs allocation. Additionally, the 2023-2031 Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the City’s current General Plan and Zoning Code. Approval of any subsequent zoning amendments or housing development projects in accordance with the policies set forth in the re-adopted Housing Element will comply with CEQA. Based on these factors, it can be seen with certainty that the programs and policies set forth in the 2023-2031 Housing Element would not have a significant effect on the environment. Accordingly, the 2023-2031 Housing Element is exempt from CEQA pursuant to the common sense exemption.
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FINANCIAL CONSIDERATIONS
No additional funding requested at this time. Consultant services related to the preparation of the Housing Element Update were paid for with Measure X funds.

Minimal staff time to prepare the report and submit the adopted Housing Element to HCD for certification is included in the Adopted FY 2023-24 Budget.

Looking ahead, implementation of the Housing Element will be primarily undertaken by Community Development Department staff with support from the City Attorney’s office, and is included in the adopted current fiscal year budget for the Advanced Planning Division. Depending, however, upon the particular sites selected for rezoning from the candidate sites list, additional allocation of funds may be requested for consultant services related to preparation of the required CEQA document (e.g., Environmental Impact Report) and/or necessary technical studies.

LEGAL AND RISK MANAGEMENT CONSIDERATIONS
As the City did not adopt a compliant housing element within 120 days of the statutory deadline (February 15, 2023), Program 1 (Adequate Sites to Accommodate Regional Housing Needs) must be completed no later than one year from the statutory deadline.

Otherwise, the HCD may revoke its finding that the City’s Housing Element is substantially compliant with Housing Element Law. If the City fails to adopt a Housing Element within one year from the statutory deadline, the Housing Element cannot be found in substantial compliance until rezones to accommodate a shortfall of sites are completed.

Additionally, if a compliant Housing Element is not adopted and certified: (1) the City may also have limited access to State funding, and (2) developers and advocates may have grounds to sue the City for not being compliant with State law.

The City Attorney assisted in the preparation of this Staff Report and will be available to answer questions at the meeting.

OPTIONS

1. Receive staff presentation and public testimony, adopt Resolution No. 6288 approving the re-adoption of the 2023-2031 Housing Element and CEQA exemption, and authorize the City Manager to submit the adopted Housing Element to HCD for approval and final certification as required by State law. (Staff Recommendation)

2. Receive staff presentation and public testimony, and provide alternate direction as appropriate.
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PRINCIPAL PARTIES EXPECTED AT MEETING
Patsy Price, Housing Element Update consultant
Housing advocates, property owners, and other interested parties.

ATTACHMENTS
Attachment A. Proposed City Council Resolution No. 6288 Exhibit 1: Proposed Revised Carpinteria 2023-2031 Housing Element Attachment B. HCD letter of June 12, 2023
Attachment C. HCD comments of June 12, 2023 with City responses Attachment D. HCD letter of “substantial compliance” dated January 8, 2024 Attachment E. Draft Notice of Exemption for 2023-2031 Housing Element Report Prepared by: Mindy Fogg
(805) 755-4408, [email protected]
Signature
Reviewed by: Nick Bobroff, CDD Director
(805) 755-4407, [email protected]
Signature
Reviewed by: Michael Ramirez, City Manager
(805) 755-4450, [email protected] Signature
Attachment A.

Proposed City Council Resolution No. 6288
for 2023-2031 Housing Element Re-adoption
Carpinteria Housing Element Re-adoption
January 22, 2024 City Council Meeting
RESOLUTION NO. 6288

A RESOLUTION OF THE CARPINTERIA CITY COUNCIL
RE-ADOPTING THE 2023-2031 HOUSING ELEMENT TO THE
CITY’S GENERAL PLAN, AND DETERMINING THAT THE 2023-
2031 HOUSING ELEMENT RE-ADOPTION IS EXEMPT FROM

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, the City of Carpinteria is required to update the Housing Element of the General Plan for the 2023-2031 planning period pursuant to Government Code Section 65580 et seq.; and
WHEREAS, on June 6 and August 1, 2022, the Carpinteria Planning Commission conducted duly noticed public meetings to discuss the Draft 2023-2031 Housing Element, at which time all interested parties were invited to participate and provide comments; and
WHEREAS, in accordance with Government Code Section 65585(b), on October 10, 2022, the City posted the draft Housing Element and requested public comment for a 30-day review period, and on November 23, 2022, after responding to public comments, the Draft 2023-2031 Housing Element was transmitted to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, on October 17, 2022, the Carpinteria City Council and Planning Commission jointly conducted a duly noticed public meeting to consider the Draft 2023-2031 Housing Element, at which time all interested parties were invited to participate and provide comments; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 20, 2023 to consider the Draft 2023-2031 Housing Element, and at the conclusion of the hearing approved a recommendation that the City Council adopt the 2023-2031 Housing Element as may be further revised to address HCD comments; and
WHEREAS, on April 10, 2023, the City Council adopted the 6th Cycle 2023-2031 Housing Element, which was then submitted to HCD for certification; and WHEREAS, on June 12, 2023, the City was notified by HCD that additional revisions to the Housing Element would be necessary to fully comply with the State Housing Element Law; and
WHEREAS, a seven-day public comment period was held from November 6 through November 13, 2023 to receive public comments on revisions to the 2023- 2031 Housing Element. The revised 2023-2031 Housing Element was made available in redline and clean versions, along with staff’s responses to HCD comments, on the project webpage and interested parties were contacted to encourage public comments; and
Resolution No. 6288

WHEREAS, on November 14, 2023, the City submitted the revised 2023-2031 Housing Element to HCD for consistency review with State Housing Element Law; and
WHEREAS, on January 8, 2024, the City received a letter from HCD stating that the revised Housing Element substantially complies with State Housing Element Law and, therefore, should be adopted and submitted to HCD for certification; and WHEREAS, the proposed revised 2023-2031 Housing Element land inventory relies on nonvacant sites to accommodate more than 50 percent of the housing needs for lower income households, which triggers requirements under Government Code Section 65583.2 (g)(2) to make findings based on substantial evidence that the existing uses are not an impediment and will likely discontinue in the planning period; and
WHEREAS, the City Council finds that the factors and substantial evidence that the existing uses on underutilized sites identified in Tables B-5 and B-6 of the Appendix B (Residential Land Inventory) in the Technical Report will not impede residential development are described on Pages B-3 to B-6 and in Tables B-5 and B-6 of the Technical Report and include, but are not limited to:
a. Historical evidence of recent residential development trends on parcels with non-residential zoning designations, as described in Table B-2 and analyzed in Table B-2a of the Technical Report, showing a history of residential and mixed-use development on underutilized sites in Carpinteria and the densities at which they have been developed; b. 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 storage that could be replaced with highervalue residential development; c. Existing buildings have a relatively low site coverage that would allow residential development without requiring demolition of existing buildings;
d. Property owners who have expressed interest in residential development;
e. The City is unaware of existing leases or other private constraints that would prevent development on underutilized sites during the planning period;
f. Close proximity to amenities such as services, schools, recreation, employment and public transit; and
g. The site specific analysis for each site contained in Figure B-3; and WHEREAS, the City Council finds the proposed revised 2023-2031 Housing Element contains policies and programs, supported by substantial evidence, to support housing for special needs populations, such as:

Resolution No. 6288

a. Emergency Shelters (Program 11);
b. Low Barrier Navigation Centers (Program 11);
c. Transitional and Supportive Housing (Program 11);
d. Single Room Occupancy (SRO) housing (Program 11);
e. Farmworker Housing (Programs 4, 5, and 9);
f. Residential Care Facilities (Program 11);
g. Skilled Nursing Facilities (Program 9);
h. Reasonable Accommodation for Persons with Disabilities (Program 11); i. Funding for Housing Rehabilitation (Programs 15 and 16) j. Accessory Dwelling Units (Program 2);
k. Rental Assistance (Program 4);
l. Affordable Rental Housing (Programs 5 and 12);
m. Density Bonus (Program 7);
n. Regulatory Concessions and Incentives for Affordable Housing (Program 9 and 10);
o. Affirmatively Furthering Fair Housing (Program 17);
p. Adequate Sites to Accommodate Regional Housing Needs (Program 1); and
q. Workforce Homebuyer Down Payment Loans (Program 18); and WHEREAS, the proposed revised 2023-2031 Housing Element includes an analysis of fair housing in Appendix D to the Technical Report and numerous policies and programs, supported by substantial evidence, to affirmatively further fair housing, as summarized in Table D-6 of Appendix D and Program 17 of the Housing Plan and which include programs targeted to address housing affordability and access to opportunity and mobility; homelessness; fair housing education and outreach; and
WHEREAS, Appendix E to the Technical Report contains the 2023-2031 Housing Element Implementation Plan, which summarizes the programs and timeframe to implement the 2023-2031 Housing Element in accordance with applicable law; and WHEREAS, in accordance with Government Code Section 65585, the City Council has reviewed the comments from HCD and finds the proposed revised 2023-2031 Housing Element, based on the factors and substantial evidence included therein, complies with applicable law; and
WHEREAS, the re-adoption of the 2023-2031 Housing Element is exempt from the provisions of the California Environmental Quality Act (CEQA) (California Public Resources Code Sections 21000 et seq.), pursuant to the “common sense exemption” (Cal. Code Regs., Tit. 14, Sec. 15061(b)(3)), because it can be seen with certainty that there is no possibility that the proposed re-adoption of the revised 2023-2031 Housing Element may have a significant effect on the environment because it does not approve any development project or other physical change to the environment. Rather, the proposed revised 2023-2031 Resolution No. 6288

Housing Element is a document that sets forth the City’s policies to plan for the City’s regional housing needs allocation. Additionally, the 2023-2031 Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the City’s current General Plan and Zoning Code.

Approval of any subsequent zoning amendments or housing development projects in accordance with the policies set forth in the proposed revised 2023-2031 Housing Element will comply with CEQA. Based on these factors, it can be seen with certainty that the programs and policies set forth in the 2023-2031 Housing Element would not have a significant effect on the environment; and WHEREAS, the City Council has reviewed the policies of the General Plan/Coastal Land Use Plan and finds the proposed revised 2023-2031 Housing Element Update to be consistent with the General Plan/Coastal Land Use Plan and readoption of the proposed revised 2023-2031 Housing Element is in the public interest; and
WHEREAS, the City Council conducted a duly noticed public hearing and received public testimony regarding the proposed revised 2023-2031 Housing Element as part of a regularly scheduled meeting held on January 22, 2024 at the City Council Chambers located at City Hall, 5775 Carpinteria Avenue, Carpinteria, California 93013.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CARPINTERIA HEREBY RESOLVES AS FOLLOWS:

Section 1. The City Council hereby finds and determines that the foregoing recitals, which are incorporated herein by reference, are true and correct.

Section 2. After full consideration of the entire public record, the City Council finds that the 2023-2031 Housing Element has been revised to fully address the comments of HCD in substantial compliance with all requirements of State law. The City Council hereby re-adopts the 2023-2031 Housing Element, as attached hereto as Exhibit 1 and incorporated herein by this reference.

Section 3. The City Council hereby directs the City Manager to transmit the revised 2023-2031 Housing Element to HCD for certification and to take any other reasonable actions necessary to obtain HCD certification of the re-adopted 2023- 2031 Housing Element.

Section 4. The re-adoption of the 2023-2031 Housing Element is exempt from the provisions of the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 et seq.), pursuant to the “common sense exemption” (Cal. Code Regs. Tit. 14, Sec. 15061(b)(3)), because it can be seen with certainty that there is no possibility that the re-adoption of the revised 2023- 2031 Housing Element may have a significant effect on the environment because it does not approve any development project or other physical change to the Resolution No. 6288

environment. Rather, the revised 2023-2031 Housing Element is a document that sets forth the City’s policies to plan for the City’s regional housing needs allocation.

Additionally, the 2023-2031 Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the City’s current General Plan and Zoning Code. Approval of any subsequent zoning amendments or housing development projects in accordance with the policies set forth in the re-adopted 2023-2031 Housing Element will comply with CEQA. Based on these factors, it can be seen with certainty that the programs and policies set forth in the 2023-2031 Housing Element would not have a significant effect on the environment. Accordingly, the 2023-2031 Housing Element is exempt from CEQA pursuant to the common sense exemption.

PASSED, APPROVED AND ADOPTED this 22nd day of January 2024 by the following vote:

AYES: COUNCILMEMBER(S):

NOES: COUNCILMEMBER(S):

ABSENT: COUNCILMEMBER(S):

ABSTAIN: COUNCILMEMBER(S):
________________________
Mayor, City of Carpinteria
ATTEST:
______________________________
Brian C. Barrett, CMC, CPMC
City Clerk, City of Carpinteria
I hereby certify that the foregoing resolution was adopted at a regular meeting of the City Council of the City of Carpinteria held on January 22, 2024.

Resolution No. 6288

______________________________
Brian C. Barrett, CMC, CPMC
City Clerk, City of Carpinteria
APPROVED AS TO FORM:
__________________________________
Jena Shoaf Acos, on behalf of Brownstein
Hyatt Farber Schreck, LLP acting as
City Attorney of the City of Carpinteria
Attachment A.

Exhibit 1.

Proposed Revised 2023-2031 Housing Element &
Technical Appendices
Carpinteria Housing Element Re-adoption
January 22, 2024 City Council Meeting

CITY OF CARPINTERIA
2023 - 2031

HOUSING ELEMENT
Adopted April 2023
Revised Draft January 2024
Readopted __________
Certified by State HCD ___________
Acknowledgements
City Council
Al Clark, Mayor
Natalia Alarcon, Vice Mayor
Roy Lee
Wade Nomura Mónica J. Solórzano
Planning Commission
Jane L. Benefield, Chair
Glenn La Fevers, Vice-Chair
John Moyer
David Allen
Katherine Salant
City Staff
Dave Durflinger, City Manager
Nick Bobroff, Community Development Director
Carpinteria 2023-2031 Housing Element Housing Plan
Revised Draft iii January 2024
Contents
I. Introduction.............................................................................................................................1 A. Purpose of the Housing Element ................................................................................1 B. Scope and Content of the Housing Element...............................................................1 C. Public Participation .....................................................................................................2 D. Consistency with Other Elements of the General Plan...............................................2 II. Housing Policy Plan................................................................................................................5 A. Overview.....................................................................................................................5 B. Housing Goals, Policies and Programs ......................................................................5 C. Quantified Objectives................................................................................................35 List of Tables
Table H-1 Quantified Objectives 2023-2031 .......................................................................................... 35 Carpinteria 2023-2031 Housing Element Housing Plan
Revised Draft iv January 2024
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Carpinteria 2023-2031 Housing Element I Introduction
Revised Draft 1 January 2024
I. INTRODUCTION
A. Purpose of the Housing Element
Housing Elements were first mandated as part of local general plans in 1969. The Housing Element describes the City’s needs, goals, policies, objectives and programs regarding the preservation, improvement and development of housing. It provides an indication of community housing needs in terms of affordability, availability, adequacy, and accessibility. The Element sets forth a strategy to address housing needs and identifies a range of specific housing programs to meet identified needs.

The Housing Element is an official municipal response to a growing awareness of the need to provide housing for all economic segments of the community, as well as a legal requirement for all California jurisdictions. It provides Carpinteria with the opportunity to plan for the existing and future housing needs in the community. This Element has been prepared in compliance with the 2023- 2031 planning cycle for cities within the Santa Barbara County Association of Governments (SBCAG) region. It identifies strategies and programs that focus on: 1) providing diverse housing sites and opportunities; 2) conserving and improving the existing affordable housing stock; 3) removing governmental and other constraints to housing development; and 4) affirmatively furthering fair housing.

While jurisdictions must review and revise all elements of their general plans on a regular basis to ensure that they remain up to date, state law was amended in 2008 (Senate Bill 375) to require housing elements be reviewed and updated on an eight-year cycle in coordination with every other update to the Regional Transportation Plan. The process of updating housing elements is initiated by the state through the Regional Housing Needs Assessment (RHNA) process. The planning period for this Housing Element runs from February 15, 2023 to February 15, 2031.

B. Scope and Content of the Housing Element
The California Legislature recognizes the role of local general plans and particularly Housing Elements in implementing statewide housing goals to provide decent and adequate housing for all economic segments of the community. The specific requirements regarding the scope and content of housing elements, along with where they are addressed in this document, are as follows:
• An analysis of the City’s demographic and housing characteristics and trends (Technical Report, Chapter I)
• An evaluation of land, financial and administrative resources available to address the City’s housing goals (Technical Report, Chapter II)
• A review of potential constraints, both governmental and non-governmental, to meeting Carpinteria’s housing needs (Technical Report, Chapter III) • The Housing Policy Plan for addressing the City’s identified housing needs, including housing goals, policies and programs (Chapter II of this document) • An evaluation of the appropriateness and effectiveness of previous policies and programs in achieving the City’s objectives, and the progress in implementing Housing Element programs (Technical Report, Appendix A)
• A parcel-specific inventory of vacant and underutilized land (Technical Report, Appendix B)
Carpinteria 2023-2031 Housing Element I Introduction
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• A description of the public participation process during the preparation and adoption of the Housing Element (Technical Report, Appendix C)
• A fair housing assessment (Technical Report, Appendix D) C. Public Participation
Participation by all economic segments of the community in the preparation of the Housing Element is important to the City and required by State law. Section 65583(c)(9) of the Government Code provides the Housing Element must “include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, community organizations, and housing sponsors.

The City sought broad public engagement from all economic segments of the community and has incorporated public comments into this Housing Element Update. Public notices of all meetings and hearings were published in the local newspaper in advance of each meeting, as well as posted on the City’s website and sent directly to a list of housing stakeholders. The draft Housing Element was made available for review at City Hall and posted on the City’s website prior to public meetings.

The draft Housing Element also was available for public comment for thirty days and comments that were received were incorporated into the draft Housing Element prior to submission of the California Department of Housing and Community Development (HCD). Notice of the document’s availability was also circulated to housing advocates and organizations representing the interests of lower-income persons and special needs groups, including People’s Self-Help Housing, Habitat for Humanity, the Housing Trust Fund of Santa Barbara County and the Housing Authorities of both the City and County of Santa Barbara. After receiving comments on the draft Housing Element from HCD, a proposed final Housing Element was prepared and made available for public review during City Planning Commission and City Council hearings prior to adoption by the City Council.

Revisions to the adopted Housing Element were prepared in response to comments received from HCD and public comments. The draft revised Housing Element was again posted on the City’s website for public review prior to resubmittal to HCD and for the City Council hearing prior to adoption of the revised Housing Element.

Appendix C provides additional discussion of opportunities for public involvement in the preparation of this Housing Element update, identification of persons and organizations that were invited to participate, a summary of issues raised during the process and how those issues have been addressed and implemented into this Housing Element Update.

D. Consistency with Other Elements of the General Plan
Section 65300.5 of the Government Code requires that “...the General Plan and elements and parts thereof comprise an integrated, internally consistent, and compatible statement of policies...” The purpose of requiring internal consistency is to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement and development of housing within the City. The Housing Element is one of the mandated elements of the General Plan, and internal consistency is required between all the elements. For example, the inclusion of adequate sites to meet future housing needs identified in the Housing Element must be consistent with residential land use and density policies in the Land Use Element and with infrastructure policies in the Circulation Element and other elements of the General Plan/Local Coastal Plan (hereafter referred to together as the “General Plan”).

Carpinteria 2023-2031 Housing Element I Introduction
Revised Draft 3 January 2024
Any proposed amendment to one element will be evaluated against the other elements to ensure that no conflicts occur. The Housing Element has been prepared within the context of the other General Plan elements and is consistent with the policies and proposals set forth therein. If necessary to maintain internal consistency, amendments to other elements of the General Plan will be processed concurrently with future Housing Element amendments.

Pursuant to SB 1087 of 2005, the City will provide this Housing Element to local water and sewer providers upon adoption, including notice that those agencies provide priority hookups for developments that include lower-income housing.

Carpinteria 2023-2031 Housing Element I Introduction
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Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 5 January 2024
II. HOUSING POLICY PLAN
A. Overview
This section presents the City’s Housing Policy Plan, which describes the City’s goals, policies, actions and quantified objectives to address the community’s housing needs during the 2023- 2031 planning period. The Housing Plan is organized according to the following five policy themes:
1) Make Sites Available to Accommodate the City’s Share of Housing Needs Identified in the Regional Housing Needs Allocation Plan
2) Assist in the Development of Adequate Housing to Meet the Needs of Extremely-, Low-, Very-Low-, Low-, and Moderate-Income Households
3) Address and Where Appropriate and Legally Possible, Remove Governmental Constraints to the Maintenance, Improvement, and Development of Housing 4) Conserve and Improve the Condition of the Existing Stock of Affordable Housing 5) Affirmatively Furthering Fair Housing
B. Housing Goals, Policies and Programs
One of the most important requirements of State Housing Element law is that each city must adopt policies, plans, and regulations to create opportunities for residential development commensurate with its assigned share of new housing need for all economic segments of the community. The Regional Housing Needs Allocation (“RHNA”) is the process by which each jurisdiction's need for additional housing is determined. Prior to each Housing Element planning cycle, the region's total housing need is established by HCD based primarily on population growth trends and existing housing problems, such as overcrowding and overpayment. The final RHNA allocation for the City for the 2023-2031 period is 901 additional housing units, including 286 units for very low income households, 132 units for low income households, 135 units for moderate income households, and 348 units for above moderate income households.

For ease of reference, the actions and specific timeframes for each program identified below are listed in Table H-2 at the end of the Housing Plan.

PROGRAM CATEGORY #1

MAKE SITES AVAILABLE TO ACCOMMODATE THE RHNA
Goals
• Maintain an adequate supply of appropriately zoned land and take all necessary actions to support the production of at least 901 housing units in the City to accommodate the RHNA allocation for the 2023-2031 period. • Maintain a jobs-housing balance or ratio within the 0.75 to 1.25 range suggested by the Santa Barbara County Association of Governments.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 6 January 2024
Policies
• Adequate Sites: Provide and maintain sufficient sites in the General Plan and Zoning Code and associated Land Use and Zoning Maps to accommodate the housing needs allocated to the City in the Regional Housing Needs Allocation (RHNA) Plan. • Housing Types: In the General Plan and implementing ordinances, provide for a mix of housing types consistent with the City’s needs, including single-family detached and multi-family housing.
• Accessory Dwelling Units: Promote the development of ADUs consistent with State law and City regulations.
• Public Services and Facilities: Ensure that public services and facilities have the capacity to support the need for the new residential development allocated to the City by the RHNA Plan.

Programs

1. Adequate Sites to Accommodate Regional Housing Needs The final RHNA allocation for the City for the 2023-2031 period is 901 additional housing units, including 286 units for very low income households, 132 units for low income households, 135 units for moderate income households, and 348 units for above moderate income households.

As described in Appendix B, the land use and zoning designations in the City’s current General Plan and Zoning Code do not provide adequate capacity to fully accommodate the City’s RHNA allocation in the lower-income category for the 2023-2031 period. The City’s current inventory of sites and pending projects has an estimated realistic capacity of only 126 of the 418 lower-income RHNA units—i.e., a shortfall of 292 potential housing units. To address this shortfall, the City will process amendments to the General Plan and Zoning Code to accommodate at least 100 percent of the RHNA shortfall plus a reasonable buffer to create sufficient capacity for lower-income affordable housing even if the City does not achieve the conservative assumptions for development in the site inventory during the planning period. The rezone amendments will include a minimum of 14.6 acres allowing densities of 20 to 25 units per acre to accommodate lowerincome housing.

The City intends to utilize the Residential Overlay District (“R Overlay District”) to expand the potential sites that can accommodate residential uses, thereby addressing the RHNA shortfall.

The purpose of the R Overlay District is to provide the opportunity for stand-alone residential development in zone districts which would otherwise not permit such use. The City has performed a preliminary evaluation of housing development opportunities and has identified certain nonresidential sites, identified in Appendix B, Table B-6 of the Technical Report, that may be qualified for inclusion in the R Overlay District. However, it is expected that more detailed site analysis and California Environmental Quality Act (CEQA) review during the implementation of this program could identify new opportunity sites while other sites may be deemed unsuitable or densities may be modified based on new information. When selecting sites for rezoning, the City will give priority consideration to sites with access to transit and services to further fair housing access for lowerincome and special needs populations. The City may implement modified zoning strategies provided the total unmet RHNA need by income category is accommodated consistent with statedefined criteria. If future zoning strategies deviate from the targets expressed in this Housing Element but still meet the requirement to identify adequate sites to accommodate the unmet RHNA need, no amendment to the Housing Element would be required and deviations of any magnitude may be considered subject to public review and City Council approval.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 7 January 2024
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 and that standards do not pose unreasonable constraints on the cost and supply of housing, including but not limited to changes to the 30-foot height limit to facilitate 3-story development in multi-family zones and reduced required parking standards.

To address the housing needs of lower-income households, the City will process the following amendments to the Zoning Code:
• Permit owner-occupied and rental multifamily uses by right for developments in which 20 percent or more of the units are affordable to lower-income households. By right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval; • Permit the development of at least 16 units per site; • Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very low-income regional housing need can be accommodated on sites designated for exclusively residential uses, or b) if accommodating more than 50 percent of the low- and very low-income regional housing need on sites designated for mixed-uses, all sites designated for mixed-uses must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project.

Further, consistent with Government Code Section 65583.2(h) and (i), the Zoning Code amendment will ensure that sites rezoned with the R Overlay District to accommodate the city’s RHNA shortfall do not retain underlying residential densities lower than 20 units per acre. 1 The Zoning Code update will also include streamlined review procedures and objective standards to minimize constraints on housing supply and affordability, and all zoning regulations, development standards and fees will continue to be posted on the City website and updated continuously in compliance with transparency requirements. The City will continually review and amend the development review process and criteria to improve development certainty and objectivity consistent with the Coastal Act wherever possible.

The City shall continue to comply with the No Net Loss provisions of Government Code § 65863 through ongoing project-by-project evaluation to ensure that adequate sites are available to accommodate the City’s RHNA share throughout the planning period. The City shall not reduce the allowable density of any site in its residential land inventory, nor approve a development project at a lower density than assumed in the Housing Element sites inventory, unless both of the following findings are made:
1 The Zone Code amendment, including the R Overlay District, will comply with the recent California appellate decision in Martinez v. City of Clovis.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 8 January 2024
a) The reduction is consistent with the adopted General Plan, including the Housing Element; and
b) The remaining sites identified in the Housing Element are adequate to accommodate the City’s remaining share of regional housing need pursuant to Government Code § 65584.

If a reduction in residential density for any parcel would result in the remaining sites in the Housing Element land inventory not being adequate to accommodate the City’s share of the regional housing need pursuant to Government Code § 65584, the City may reduce the density on that parcel if findings are made identifying sufficient additional, adequate and available sites with an equal or greater residential density so that there is no net loss of residential unit capacity.

Development on any site listed in Appendix B that proposes to demolish existing housing units shall be subject to a policy requiring the replacement of affordable units as a condition of any development on the site pursuant to Government Code § 65583.2(g)(3). Replacement requirements shall be consistent with those set forth in Government Code § 65915(c)(3) and § 65590-65590.1 (the Mello Act).

State law requires water and sewer service providers to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7) The City will immediately deliver the adopted housing element to water and sewer service providers with a cover memo describing the City’s housing element, including the City’s housing needs and regional housing need.

Responsible Agency: Community Development Department
Funding Sources: General Fund; Housing Trust Fund; other governmental agencies; grant funds
Actions & Timeframes:
• Adopt General Plan and Zoning Code amendments and submit Local Coastal Plan amendments to the Coastal Commission, including rezoning of at least 14.6 acres of land to provide adequate sites to accommodate the city’s RHNA allocation, amendments to development standards including 30-foot height limit, and establishment of affordability requirements consistent with statutory deadlines;
• When selecting sites for rezoning to accommodate regional housing needs for lower-income units, give priority consideration to sites with close access to public transit and services; • Adopt streamlined review procedures and objective standards for residential development by December 2024;
• Continue to post and update all zoning regulations, development standards, and fees on the City website annually by April each year throughout the planning period; • Continue to review and amend development review process and criteria to improve development certainty and objectivity consistent with the Coastal Act and take additional actions to improve by the mid-point in the planning period (2027), if review identifies potential improvements;
• Continue to comply with No Net Loss requirements on a project-by-project basis throughout the planning period;
Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 9 January 2024
• Enforce replacement requirements consistent with State law throughout the planning period; and
• Notify water and sewer providers immediately upon adoption of the Housing Element.

Quantified Objective: Provide adequate sites to accommodate the City’s entire 2023-2031 RHNA allocation of 901 units including rezoning land to accommodate a shortfall of 292 lower-income units.

2. Accessory Dwelling Units
Accessory dwelling units (ADUs) represent an important source of affordable housing in cities with high housing costs. Since ADUs can be accommodated on developed sites at no additional land cost, they represent an excellent option for addressing the needs of seniors, university students, household employees, local service workers and extended family members.

In 2023, after extensive collaboration with the California Coastal Commission, the City amended its ADU regulations in compliance with current state law. The City will promote and facilitate ADU construction to facilitate an annual production of 112 units during this housing cycle by implementing the following actions:
a. Post and annually update information regarding ADU opportunities at City Hall and on the website.
b. Provide two standardized pre-approved ADU plans (400sf and 480sf) to interested homeowners.
c. Offer incentives such as fast-track processing and reduced processing fees when ADUs are voluntarily deed-restricted for low- or moderate-income persons. d. Monitor ADU production and affordability annually and implement additional actions or incentives if production is not meeting anticipated levels. If necessary, the degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action.

If actual production and affordability is near anticipated trends, then measures like additional public outreach and marketing might be more appropriate.

Responsible Agency: Community Development Department
Funding Sources: General Fund; Housing Trust Fund; other governmental agencies; grant funds
Actions & Timeframes:
• Offer incentives such as fast-track processing and reduced processing fees when ADUs are voluntarily deed-restricted for low- or moderate-income persons; • Post and annually update information regarding ADU opportunities at City Hall and on the website;
Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 10 January 2024
• Provide two standardized pre-approved ADU plans on the City website and at City Hall by May 2023; and
• Monitor ADU production and affordability annually and take additional actions to improve certainty and objectivity by the mid-point in the planning period (2027), when review identifies potential improvements, or in response to changes in state law.

Quantified Objective: Facilitate the construction of 112 ADUs constructed during planning period including 67 lower income, 82 moderate income, and 107 above moderate income units.

3. Energy Conservation
Construction of energy efficient buildings can add to the production costs of ownership and rental housing. Over time, however, housing with energy conservation features should reduce occupancy costs as the consumption of fuel and electricity is decreased. This can result in monthly housing costs that are equal to or less than what they otherwise would have been had no energy conservation devices been incorporated in the new residential buildings. The City adopted a Sustainability Policy in 2014 to address energy conservation goals and implementing measures that increase energy conservation and efficiency.

To ensure the efficient utilization of energy resources, design measures shall be incorporated into project designs that allow for development projects to exceed the minimum energy requirements of the City’s Uniform Codes, as follows:
a. Building orientation shall be designed to maximize natural lighting, passive solar heating, and cooling;
b. Landscaping shall be designed to maximize the use of native drought tolerant species and deciduous trees to shade buildings in summer and allow for passive solar heating in winter;
c. Energy efficient street lighting shall be used, with consideration of safety, visual impacts, and impacts to wildlife and sensitive habitat; d. Design of parking facilities shall take into consideration the layout of entrances and exits so as to avoid concentrations of cars or excessive idling. e. Alternatively fueled vehicles are to be used in construction and as fleet vehicles, if feasible and available.

The City uses its website to provide information to educate residents, businesses and visitors on actions they can take to conserve energy. The City’s Community Development Department is responsible for implementation of the energy conservation design and measures that are incorporated into proposed development projects. The Community Development Department may add other actions following its annual review and evaluation of best practices in implementing the Sustainability Policy.

Responsible Agency: Community Development Department
Funding Sources: General Fund; Housing Trust Fund; other governmental agencies; grant funds
Actions & Timeframes:

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 11 January 2024
• Minimize residential energy use continually as projects are processed by the City; • Monitor changes to state law and best practices and report annually by April each year; and • Update City Building Code in response to changes to California Building Standards Code in 2025, 2028, and 2031.

Quantified Objective: Adopt Building Code updates in 2025, 2028, and 2031 PROGRAM CATEGORY #2

ASSIST IN THE DEVELOPMENT OF ADEQUATE HOUSING TO MEET THE NEEDS

OF EXTREMELY-LOW-, VERY-LOW-, LOW- AND MODERATE-INCOME

HOUSEHOLDS
Goals
• Attain a housing supply that meets a variety of housing needs. • Attain a housing supply that meets the needs of extremely-low-, very-low-, low- and moderate-income households.
• Attain a housing supply that meets the needs of special population groups.

Policies
• Infill Development: Promote infill housing development through land use policies and by deferring or reducing development impact fees where the City wants to encourage affordable infill development.
• Suitable Housing Unit Sizes: Provide for a range in the number of bedrooms in assisted housing developments so as to help meet the needs of various household types and special needs populations.
• Downtown Mixed Use: Encourage studio and one-bedroom units above commercial uses in the downtown district to reduce parking needs and facilitate affordability. • Rental Assistance: Continue participation in the County of Santa Barbara Housing Authority’s Section 8 program as the primary means to address the City’s rental assistance needs. Allocate HOME funds and in-lieu fees to state and federally assisted housing that provides rent restricted units in existing and/or new residential developments. • Acquisition and Rehabilitation of Rental Housing: Work with non-profit sponsors to acquire and rehabilitate rental housing units in order to maintain long-term affordability of the units.

This will include, but not be limited, to: (a) technical support needed to obtain funding commitments from county, state and/or federal programs; (b) assistance in permit processing; (c) possible deferral, reduction or waiver of City fees; and (d) contribution of City housing funds, if available.
• Critical Workforce Housing: Implement “set-aside” policies for critical workforce occupations. New housing developed through the Inclusionary Housing Ordinance, current and future Development Agreements and other appropriate Housing Element programs should set aside a percentage of the units for households employed in critical Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 12 January 2024
workforce occupations. Examples of critical workforce occupations include law enforcement, firefighters, nurses, teachers and local government. • Farm Employee and Supportive Housing: Allocate in-lieu fees for predevelopment activities, including state and/or federal funding applications, to support the sponsors of farm employee housing and supportive housing for special needs populations. • Shelter for the Homeless: Support countywide programs to provide for a continuum of care for the homeless including emergency shelters, transitional housing, supportive housing and permanent housing. Allocate Community Development Block Grant (CDBG) funds to agencies assisting homeless persons and families to meet shelter and nonshelter needs.

Programs

4. Section 8 Rental Assistance
The Section 8 Rental Assistance Program meets multiple housing needs. It helps to reduce the number of households that are cost-burdened, that is households spending more than they can afford on housing costs. The program also helps to reduce overcrowding as some of the assisted families shared housing with two or three households prior to receiving rental assistance.

Additionally, this program helps to meet special housing needs such as the elderly and persons with disabilities.

The Housing Authority of the County of Santa Barbara administers the Section 8 Housing Choice Voucher Program within the City of Carpinteria. The City of Santa Barbara Housing Authority also provides Section 8 vouchers in Carpinteria. This program assists very-low-income families, the elderly and those with disabilities to afford decent, safe and sanitary housing in the private market.

Since housing assistance is provided on behalf of the family or individual, participants are able to choose their own housing, including single-family homes, townhouses and apartments.

In general, a family's income may not exceed the very-low-income limit (50% of area median income) for Santa Barbara County. By law, the Housing Authority must provide 75% of its vouchers to extremely-low-income households whose incomes do not exceed 30% of the County AMI.

Under the provisions of the Housing Choice Voucher Program, the tenant pays approximately 30% of his/her income towards rent and the Housing Authority pays the balance of the rent to the property owner who participates in the program on a voluntary basis.

As of 2022, approximately 66 Carpinteria households were being assisted by the Section 8 rental assistance program through the County Housing Authority. In addition, 111 households received Section 8 vouchers through the City of Santa Barbara Housing Authority.

The City will continue to conduct proactive outreach to promote the use of Section 8 vouchers by publishing links to the County Housing Authority and City of Santa Barbara Housing Authority on the City website, City newsletters and through social media. The City also will proactively engage local housing organizations representing the interests of lower-income and special needs households and neighborhoods with higher concentrations of lower-income households in future City actions related to land use and housing, including targeted stakeholder interviews or inviting a committee representative of these interests to participate.

Responsible Agency: Community Development Department; Housing Authority of the County of Santa Barbara; City of Santa Barbara Housing Authority Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 13 January 2024
Funding Sources: HUD; Housing Authority of the County of Santa Barbara; City of Santa Barbara Housing Authority
Actions & Timeframe:
• Ongoing promotion of the use of Section 8 vouchers on the City website, newsletters and social media;
• Continue to partner with the County and City of Santa Barbara Housing Authorities to support administration and explore possible expansion of Section 8 rental assistance in the City; • Target proactive outreach efforts in areas with higher rates of poverty; • Maintain 177 Section 8 vouchers in Carpinteria during the planning period; and • Review annually and report results by April of each year throughout the planning period andpursue changes by the mid-point in the planning period (2027), when review identifies potential improvements.

Quantified Objective: Preserve 177 Section 8 vouchers during the planning period.

5. Affordable Rental Housing Development Assistance
There are a variety of federal and state housing programs to assist affordable housing development; however, most of these programs award funds on a competitive basis. The City partners with nonprofit organizations in order to leverage housing funds and obtain enough financing to rehabilitate existing housing and produce new affordable housing units. A recent example of a successful City partnership with a nonprofit housing developer 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 City assisted development of this project through prioritizing the review of project applications and permits and reducing development impact fees by 50% for 100% affordable projects.

This program also follows past practices of the City in helping nonprofit organizations to complete new construction and rehabilitation projects. The City will continue to work with nonprofit housing groups that are interested in the development and/or rehabilitation of housing for extremely-low-, very-low-, low- and moderate-income households under the provisions of federal and state housing programs.

The City’s current and ongoing assistance to nonprofit housing developers includes the following, with priority for projects that include extremely-low-income (ELI) units:
• Annual outreach and collaboration with affordable housing developers • Priority processing for projects with any amount of ELI units, meaning City staff prioritizes projects with ELI units over other projects while balancing workload and competing deadlines
• Fifty percent reduction of development impact fees
• Deferral and/or waiver of City planning fees
• Reduction in the number of parking spaces required
Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 14 January 2024
• Modifications to development standards
• Provision of surplus property at no cost
• Provide funding support through the City’s Housing Trust Fund or other sources for soft costs
• Support in the funding application process for low-income housing tax credits and other housing grant programs
• Encourage development of affordable family apartments with 2 or more bedrooms Responsible Agency: Community Development Department
Funding Sources: Grant funds, Affordable Housing Trust Fund Actions & Timeframes:
• Annual outreach to affordable housing developers and annual application for grant funding, if available;
• Ongoing posting of available affordable units on the City website as they become available; and
• Continue to provide assistance to nonprofit housing developers on an ongoing basis as qualifying projects are processed by the City.

Quantified Objective: Facilitate construction of 418 lower income rental units, including 143 ELI units, during the planning period, commensurate with the City’s RHNA allocation.

6. Inclusionary Housing
In 2004, the City of Carpinteria adopted an Inclusionary Housing Ordinance (Ord. 590) which requires all residential ownership projects of five or more units to provide onsite price-restricted housing for above-moderate income households. The ordinance is intended to encourage the development and availability of for-sale affordable housing in the above-moderate-income category, providing housing for middle income and critical workforce households that cannot afford the high cost of market-rate housing in Carpinteria. The ordinance is also intended 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. Since 2004, the 20 inclusionary housing units for middle income and critical workforce households have been developed.

Residential developments of five or more units involving a subdivision map for the purpose of creating individual ownership units or parcels must construct 12% of the units at a price affordable to households earning 121% of the area median income (AMI). If a project is required to provide inclusionary ownership housing, an Inclusionary Housing Agreement must be approved by the City Council at the time of final subdivision map approval.

The City will continue to provide 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.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 15 January 2024
Incentives for condominium multi-family development may include one of the following:
• Allow an encroachment into the required side yard setback up to three feet from the property line, provided any structure on the adjacent parcel is set back a minimum of five feet from the side property line;
• Allow a modification to the requirement for covered parking spaces; • Allow building coverage to exceed Zoning Code standards; • Allow a modification to requirements for separation between structures on the same site or parcel;
• Allow a modification of private or common open space requirements, not to exceed 25 percent less than the required amount; or
• Allow a modification to any other development standard that is mutually agreed to by the City and the developer that can be demonstrated as necessary to provide for affordable housing.

Incentives for single-family development may include one of the following:
• Allow an encroachment into the required side yard setback up to three feet from the property line, provided any structure on the adjacent parcel is set back a minimum of five feet from the side property line;
• Allow building coverage to exceed Zoning Code standards; • Allow tandem parking in garages;
• Allow a modification to the minimum lot size requirement; or • Allow a modification to any other development standard that is mutually agreed to by the City and the applicant that can be demonstrated as 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 option. However, no one has requested to pay an in-lieu fee since adoption of the program in 2004. The ordinance does not allow the affordable housing to be provided off-site.

Any in-lieu fees collected are deposited into the 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 inlieu fees as well as other funds available to the City for exclusive use for the provision of affordable housing.

Responsible Agency: Community Development Department
Funding Sources: General Fund; Affordable Housing Trust Fund Actions & Timeframes:
• Process Inclusionary Housing Agreements for workforce housing on an ongoing basis; and Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 16 January 2024
• Provide incentives necessary for the development of single- and multi-family housing projects with inclusionary workforce housing units on a project-by-project basis.

Quantified Objective: Facilitate construction of at least 8 inclusionary workforce housing units during the planning period.

7. Density Bonus
Under state law, developments that provide affordable housing may be entitled to a density bonus above the maximum allowed under City regulations. A density bonus is also allowed in exchange for land donation or provision of a child care facility. State density bonus law has been amended from time to time, and an amendment to the Zoning Code was initiated in 2022 to ensure that City density bonus regulations are consistent with State law. The City will continue to promote the use of density bonus to facilitate production of affordable housing by posting and annually updating density bonus regulations on the City website.

Responsible Agency: Community Development Department
Funding Sources: General Fund; Affordable Housing Trust Fund Actions & Timeframes:
• Update City density bonus regulations by April 2024 in conformance with current state law; • Post and annually update density bonus regulations on the City website; and • Update density bonus regulations in response to additional changes in state law and/or by the mid-point in the planning period (2027) if housing production is not meeting objectives.

Quantified Objective: Adopt density bonus regulations by April 2024

8. Facilitate Lot Consolidation or Subdivision
The consolidation of small parcels into a single building site can enhance the feasibility of affordable housing through economies of scale, by improved competitiveness for grant funding, and a reduction in the proportion of a site needed for setbacks. It is also possible that larger parcels more than 10 acres in size require subdivision to create suitably sized affordable housing sites. The City will continue to play an active role in facilitating lot consolidation and subdivision, particularly as it relates to parcels listed in the sites inventory. For example, the City will work with nonprofit developers and/or private landowners of small or large sites to consolidate or subdivide parcels to facilitate the development of housing affordable to lower-income households. These opportunities will be discussed with developers during the preliminary or conceptual review process and advertised on the City’s website. Lot consolidation or subdivision requests will be processed concurrently with other development approvals ministerially to the extent allowed by law. lncentives for lot consolidation may include, but are not limited to:
• Parking Reduction: Required parking may be reduced subject to a finding that adequate parking will be available to serve the subject project, • Alternative Parking: Allow tandem or shared parking or modification of covered parking requirement subject to finding adequate parking is available to serve the project, and/or Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 17 January 2024
• Expedited Processing: Concurrent and expedited processing for projects that include affordable units.

The City will also ensure that regulations continue to comply with State requirements regarding urban lot splits pursuant to SB 9 (2021) and promote lot splits through posting information on the City website and assisting interested property owners in preparing applications. In coordination with research being conducted at the State level, evaluate and pursue opportunities to incentivize and provide funding assistance for homeowners to provide affordable units under SB 9.

Responsible Agency: Community Development Department
Funding Sources: General Fund
Actions & Timeframes:
• Establish lot consolidation incentives which may include parking reductions, alternative parking such as shared or tandem parking or modification of covered parking requirement, and/or concurrent and expedited processing for projects that include affordable units by December 2024;
• Encourage consolidation of small lots and subdivision of large lots by posting incentives on the City’s website by December 2024 and on a project-by-project basis throughout the planning period through discussions with housing developers during preliminary project reviews; • Amend the zoning code and Local Coastal Program to implement SB 9 (2021) by December 2024; and
• In coordination with research being conducted at the State level, evaluate and pursue opportunities to incentivize and provide funding assistance for homeowners to provide affordable units under SB 9.

Quantified Objective: Approve 5 residential or mixed-use projects involving lot consolidations PROGRAM CATEGORY #3

ADDRESS AND, WHERE APPROPRIATE AND LEGALLY POSSIBLE, REMOVE

GOVERNMENTAL CONSTRAINTS TO THE MAINTENANCE, IMPROVEMENT AND

DEVELOPMENT OF HOUSING
Goals
• Address, and to the extent legally possible, mitigate and/or remove governmental constraints to the maintenance, preservation, improvement and development of housing.
• Implement land use regulations that facilitate meeting affordable housing needs.

Policies
• Expedite 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 Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 18 January 2024
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. • Fee Mitigation: Permit on a case-by-case basis fee reductions and waivers to help owner-builder projects, projects with minimum public service impacts, retrofitting projects and affordable housing developments.

Programs

9. Regulatory Concessions and Incentives for Affordable Housing Concessions and incentives are granted on a “targeted” income basis to facilitate the preservation or development of housing affordable to very-low- and low-income households. This ongoing program will continue the City’s practice of providing regulatory concessions and incentives as a means of facilitating and encouraging affordable housing. These practices include:
• Providing relief from the covered parking and parking space requirements in order to facilitate the development and rehabilitation of affordable housing. • Encouraging studio and one bedroom units above commercial uses in the downtown district to reduce parking needs and facilitate affordability. • Reducing development impact fees for projects that provide 100% affordable units. • Other incentives that may be requested pursuant to state density bonus law. (Also see related Programs 6, 7 and 8.)
Responsible Agency: Community Development Department
Funding Sources: General Fund, Affordable Housing Trust Fund Action & Timeframe:
• Continue to provide concessions and incentives for affordable housing on a project-by-project basis.

Quantified Objective: Facilitate construction of at least 418 lower income units during the planning period commensurate with the City’s RHNA allocation.

10. Fee Mitigation
The impact of fees on total development costs is of statewide concern. In the past, the City has subsidized fees to facilitate the development or rehabilitation of affordable housing. The City will continue to grant, on a project-by-project basis, fee deferrals, reductions and waivers to help owner-builder projects, projects with minimum public service impacts, retrofitting projects and affordable housing developments.

Responsible Agency: Community Development Department
Funding Sources: General Fund, Affordable Housing Trust Fund Actions & Timeframes:

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 19 January 2024
• Grant fee deferrals, reductions and waivers on an ongoing basis to help owner-builder projects, projects with minimal public service impacts, retrofitting projects and affordable housing developments on a project-by-project basis throughout the planning period; and • Continue to implement Resolution No. 5238 to reduce development impact fees by 50% for qualifying 100% lower-income affordable projects and reduce development fees whenever feasible to facilitate construction of affordable units commensurate with the city’s needs throughout the planning period.

Quantified Objective: Facilitate construction of at least 418 lower income units during the planning period commensurate with the City’s RHNA allocation.

11. Special Needs Housing
Certain segments of the population may have more difficulty in finding suitable, affordable housing due to their special needs. Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, among other factors.

Pursuant to State law, the Housing Element must address the following special needs groups:
elderly, persons with disabilities (including those with developmental disabilities), large households, single-parent households (particularly, female-headed households), farmworkers, and the homeless. A discussion of the particularized needs of each special needs group listed and the policies and procedures the City will implement to meet those needs is included in Section I.E of the Technical Report.

New laws adopted in recent years by the State Legislature revised some requirements for special needs housing. 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.

AB 139 (2019) modified parking standards for emergency shelters and AB 101 (2019) established requirements to allow low barrier navigation centers in certain locations. In 2022, AB 2339 added specificity on how cities plan for emergency shelters. To ensure consistency with these new laws, a zoning amendment will be processed by April 2024 to update City regulations for these types of facilities. In addition, the City will revise regulations to remove the CUP requirement for SRO housing by April 2024. The City will also amend existing regulations for approving reasonable accommodation requests as well as permit requirements and necessary findings for residential care facilities serving seven or more persons to ensure that they are consistent with all applicable State law and fair housing requirements by April 2024.

Responsible Agency: Community Development Department
Funding Sources: General Fund; grant funds (if available) Actions & Timeframes:

Emergency Shelters
• Amend zoning regulations for emergency shelters consistent with AB 139 (2019) and AB 2399 (2022) by April 2024; and
• Continue to provide services to people experiencing homelessness in collaboration with the County of Santa Barbara, non-government organizations providing homeless services in the region, and local community-based volunteers and organizations, and continuously evaluate Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 20 January 2024
information to determine trends and issues related to homeless services as well as to evaluate the effectiveness and efficiency of those services.

Low Barrier Navigation Centers
• Adopt zoning regulations for low barrier navigation centers consistent with AB 101 (2019) by April 2024.

Transitional and Supportive Housing
• Analyze and amend zoning regulations for supportive housing as necessary for consistency with AB 2162 (2018) by April 2024; and
• Continue to facilitate the production of transitional and supportive housing to serve the needs of persons with disabilities on a project-by-project basis throughout the planning period. (See also Programs 4, 5, 9 and 17.)
SRO Housing
• Amend zoning regulations to remove the conditional use permit requirement for SROs by April 2024; and
• Continue to facilitate the production of SRO housing to serve the needs of lower-income persons on a project-by-project basis throughout the planning period. (See also Programs 4, 5, 9 and

17.)
Reasonable Accommodation
• Support reasonable accommodation for persons with disabilities by amending zoning regulations to remove subjective findings for approval by April 2024.

Residential Care Facilities
• Analyze permitting requirements and necessary findings in zoning regulations for residential care facilities for seven or more persons and amend the Zoning Code, as necessary, to ensure that they are consistent with all applicable State law and fair housing requirements by April 2024.

Elderly
• Continue to actively engage the community regarding housing through the City Council Ad Hoc Senior Services Planning Committee; and
• Receive a report from the Ad Hoc Senior Services Planning Committee with feedback on potential interim and long-term service models and partnerships for active adult/senior services in order to develop an actionable plan, or plans, for implementation by December 2023.

Large Households
• Continue to implement programs designed to address housing affordability and accessibility that could benefit large households including Programs 1, 4, 8, 5, 6, 7, 9, 17, and 18; and • Continue to work with non-profit housing organizations to facilitate affordable housing to benefit large households and others struggling with housing affordability.

Female-Headed Household
• Continue to implement programs designed to address housing affordability and accessibility that could benefit female-headed households including Programs 1, 4, 8, 5, 6, 7, 9, 17, and 18.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 21 January 2024
Farm Workers
• Continue to support farmworker housing through programs to facilitate affordable housing development and rental assistance including Programs 4, 5, and 9.

Quantified Objective: Adopt all zoning code amendments by April 2024 PROGRAM CATEGORY #4

CONSERVE AND IMPROVE THE CONDITION OF THE EXISTING STOCK OF

AFFORDABLE HOUSING
Goals
• Conserve existing housing important to the community such as rental apartments, mobile home parks and other affordable housing units.
• Maintain the affordability of existing and future affordable housing developments. • Attain a housing supply free from substandard and deteriorated housing conditions.

Policies
• Section 8 Housing: Maintain the numbers of extremely-low-, very-low- and lowincome households that are assisted by the Section 8 rental assistance program. • Apartment Conservation: Conserve apartment rental housing through Carpinteria Municipal Code Chapter 14.74 which prohibits the conversion to condominium ownership unless the apartment rental vacancy rate is more than 5%. • Apartment Conservation: Conserve apartment rental housing by prohibiting the conversion to tenancy in common ownership through Ordinance No. 742. • Mobile Homes, Mobile Home Parks and Manufactured Housing: Conserve mobile homes, mobile home parks and manufactured housing as an essential part of Carpinteria’s housing supply through the City’s Mobile Home Park Closure Ordinance. • Mobile Home Rents: Continue the Mobile Home Park Rental Stabilization and Mobile Home Park Rent Stabilization Disclosure ordinances.
• Long-Term Housing Affordability: Enforce resale controls and income restrictions to ensure that affordable housing provided through the Inclusionary Housing Program remains affordable over time to the income group for which it is intended. • Maintenance and Repair: Promote the maintenance and repair of owner-occupied and rental housing to prevent deterioration within the City. • Housing Rehabilitation: Facilitate the rehabilitation of substandard and deteriorated housing where feasible.
• Housing Replacement: Where possible, promote the removal and replacement of those substandard units that cannot be rehabilitated.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 22 January 2024
• CDBG Rehabilitation: Facilitate the allocation of CDBG funds to multi-family rehabilitation programs and retrofitting of existing housing. • Acquisition and Rehabilitation of Rental Housing: Work with non-profit sponsors to acquire and rehabilitate rental housing units in order to maintain long-term affordability of the units. This will include, but not be limited to: (a) technical support needed to obtain funding commitments from County, State and/or Federal programs; (b) assistance in permit processing; (c) possible deferral, reduction or waiver of City fees; and (d) contribution of City housing funds, if available.

Programs

12. Conservation of Mobile Home Parks and Rent Stabilization According to California Department of Finance estimates there are approximately 861 mobile homes in Carpinteria. This represents approximately 14% of the City's total housing supply. Two actions will continue to be implemented during the planning period to conserve the City’s mobile home parks. These actions will contribute to conserving affordable housing for lower-income households.
a) Mobile Home Park Zoning: The City will retain the mobile home park zoning on the seven existing parks. According to the Zoning Code:

The purpose of the MHP district is to provide areas for mobile homes on nonpermanent foundations (i.e., mobile home parks) in recognition of the fact that such development offers opportunities for affordable rental housing. The intent is to ensure a safe and attractive residential environment by promoting high standards of site planning, architecture, and landscape design for mobile home parks.

The uses permitted subject to development plan approval in the MHP district are:
• Mobile home park;
• Recreational facilities for the use of the residents of the park; • Uses, structures and buildings customarily incidental and subordinate to the uses permitted in this district.

The MHP designations will be maintained throughout the planning period. Further, the Mobile Home Park Closure Ordinance in Chapter 5.75 of the Business Taxes, Licenses and Regulations Code regulates the closure of mobile home parks. The Mobile Home Park Closure Ordinance establishes, among other things, the requirement that the mobile home park provide the resident with a right of first refusal to purchase housing constructed on the park site and with relocation assistance in the event of a park closure.
b) Mobile Home Rent Stabilization Program. The City will continue implementation of the Mobile Home Park Rental Stabilization ordinance. In accordance with Section

5.69.040 of the Zoning Code, the maximum rent to be charged is set at 75% of the ratio of change in the Consumer Price Index (CPI). Each year, the City calculates the rent schedules for each mobile home park using this formula. The rent schedule then becomes the maximum rent for each mobile home space. The rent stabilization program will be implemented throughout the planning period.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 23 January 2024
c) Mobile Home Park Rent Stabilization Disclosure. The City will continue implementation of the Mobile Home Park Rent Stabilization Disclosure ordinance. Chapter 5.76 of the Business Taxes, Licenses and Regulations Code, establishes specific disclosure requirements on the sale or transfer of a mobile home to ensure buyers of a mobile home are informed of the City’s Mobile Home Rent Stabilization Program.

Mobile home park preservation is also facilitated through the Condominium Conversion Ordinance (see Program 13).

Responsible Agency: Community Development Department and City Manager’s Office Funding Sources: General Fund
Actions & Timeframes:
• Facilitate preservation of all mobile home parks throughout the planning period; and • Continue to implement the Mobile Home Rent Stabilization Program by annually setting the maximum rent to be charged based on the Consumer Price Index (CPI) and publish information following the release of the CPI update each March, and no later than July 1 each year; and • Continue to implement the City’s Mobile Home Park Closure Ordinance and Mobile Home Park Rent Stabilization Disclosure Ordinance throughout the planning period.

Quantified Objective: Preserve 861 mobile home units throughout the planning period.

13. Condominium Conversion Ordinance
In order to preserve existing rental housing and mitigate the displacement of low and moderate income households, Carpinteria Municipal Code Chapter 14.74 establishes criteria for the conversion of existing multiple unit rental apartment housing to condominiums, community apartments, stock cooperatives, and cooperative apartments.

Applications for conversion are not accepted unless the rental vacancy rate exceeds 5%.

Applications also are not accepted when the converted units represent 15% or more of the apartment rental housing supply.

Responsible Agency: Community Development Department
Funding Sources: General Fund
Actions & Timeframe:
• Continue to facilitate preservation of existing apartment units through implementation of the Condominium Conversion Ordinance during the planning period.

Quantified Objective: 0 units converted unless rental vacancy rate exceeds 5%

14. Housing Code Compliance
The City has adopted ordinances to create and maintain a healthy, safe and beautiful environment in which to live, work and play. Code Compliance Officers and the Building Inspector investigate, Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 24 January 2024
document and enforce the Carpinteria Municipal Code, the California Building Codes, Health and Safety Codes and various state laws on public and private property regarding but not limited to:
• Building without permits
• Substandard housing
• Public nuisance and blighted property
• Zoning violations
For homeowners who need financial assistance to correct violations, Code Compliance Officers refer them to the United States Department of Agriculture (USDA) or other sources of funding assistance.

To encourage Code compliance the City will post information on the City website and publish annual advisories via social media and City newsletters.

Responsible Agency: Community Development Department
Funding Sources: General Fund; USDA and other funding sources as available Actions & Timeframes:
• Continue to facilitate preservation of the existing housing stock through code compliance efforts and annual public announcements throughout the planning period; • Conduct housing condition surveys two times during the 6th cycle (in 2024 and 2029) to determine the nature and extent of housing deterioration and rehabilitation assistance needs; • Contact property owners and landlords with nonconforming conditions after each of the surveys for training on property maintenance requirements and tips; • Continue neighborhood canvassing with code compliance and maintain a cooperative approach with residents to ensure violations are successfully processed without a need for legal action throughout the planning period; and
• Connect property owners subject to code compliance actions with financial assistance opportunities for rehabilitation work on a case-by-case basis throughout the planning period. (See also Programs 15 and 16.)
Quantified Objective: Complete two surveys during the planning period and contact property owners and landlords with nonconforming conditions following each survey.

15. Single-Family Housing Rehabilitation
The USDA is an important funding resource for housing preservation. Carpinteria’s very-lowincome homeowners are eligible to apply for USDA Rural Housing Repair and Rehabilitation Program loans of up to $20,000 to repair, improve or modernize their dwellings to remove health and safety hazards. The loan term is 20 years and the interest rate is 1%. Grants of up to $7,500 are available to homeowners who are 62 years of age or older and who cannot repay a loan. A loan/grant combination for up to $27,500 can be made if the applicant can repay a part of the loan. The City will continue to this program by providing information and support to residents in the grant and loan application process.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 25 January 2024
Responsible Agency: Community Development Department
Funding Sources: General Fund; USDA and other funding sources as available Actions & Timeframes:
• Annual contact with and review of USDA funding information; • Promote the program annually on the City website, through social media posts, and through other public announcements and informational material;
• Advise property owners subject to code enforcement actions of the availability of funding for repairs and improvements on a project-by-project basis; • Assist property owners with grant or loan applications upon request; and • Annually promote the program in coordination with the Ad Hoc Senior Services Committee as a way for persons with disabilities and older adults to implement accessibility modifications to help existing residents of housing continue to reside in their homes.

Quantified Objective: Facilitate rehabilitation of 5 units occupied by extremely-low income owner households and 5 units occupied by very-low income households during the planning period.

16. Multi-Family Housing Rehabilitation and Preservation The City will continue to seek grant funds such as CDBG to facilitate the rehabilitation of multifamily housing in need of repair and promote the use of this program on the City website and through annual announcements on social media and in City newsletters. Funding is allocated on an annual basis.

In addition, there are currently six assisted affordable housing developments in Carpinteria.

Preservation of the existing stock of affordable housing is a high priority, and while none of these projects is at risk of converting to market rate in the next 10 years, the City will continue to monitor these projects, including contacting property owners at least one year prior to the affordability covenant expiration dates, and coordinating with qualified entities such as nonprofit organizations regarding specific actions to preserve these affordable units.

Responsible Agency: Community Development Department
Funding Sources: General Fund; CDBG and other funding sources as available Actions & Timeframes:
• Submit for CDBG grant funding and other sources as available to make funds available for the rehabilitation of multi-family housing on an annual basis; • Promote the program annually on the City website, through social media posts, and through targeted neighborhood noticing; and
• Contact affordable housing developments and coordinate with qualified entities on preservation actions at least one year prior to covenant expiration.

Quantified Objective: Facilitate rehabilitation of 5 extremely-low income units, 5 very-low income units, and 10 low income units during the planning period.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 26 January 2024
PROGRAM CATEGORY #5

AFFIRMATIVELY FURTHERING FAIR HOUSING
Goals
• Attain a housing market with “fair housing choice,” meaning the ability of persons of similar income levels regardless of race, color, religion, sex, national origin, disability and familial status to have available to them the same housing choices. • Promote inclusive communities, further housing choice, and address racial and economic disparities through government programs, policies, and operations.

Policies
• Promote Fair Housing: Promote fair housing opportunities through the City’s participation in the County’s Community Development Block Grant (CDBG) Program. • Information and Referral: Promote fair housing through the provision of information and referral services to residents who need help on fair housing issues. This includes referring local residents who want to file a housing discrimination complaint to the appropriate local, county, state or federal agency, depending on the nature of the complaint.
• Fair Housing Information: Implement activities to broaden resident knowledge of fair housing law.
• Affirmatively further fair housing in compliance with state law Programs

17. Affirmatively Furthering Fair Housing
“Affirmatively furthering fair housing” (AFFH) means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.

Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development. (Gov. Code § 8899.50(a)(1).)
In terms of priority, the most significant impediments to fair housing identified in Carpinteria are 1) Housing affordability; 2) Homelessness; and 3) Fair housing education. During the 2023-2031 planning period the City will pursue the following actions to address these issues.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 27 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions

1. Housing
Affordability & Access
to Opportunity and
Mobility
Housing affordability gaps are
increasing for both renters and
owners, but renters are more likely
to face cost-burden challenges.

While these challenges are
significant for most residents, they
pose particular risks for vulnerable
populations, including seniors,
persons with disabilities, and
female-headed households with
children. Increasing housing
opportunities in areas with good
opportunity makes it easier for
lower-income households to
access the types of services and
amenities that further social
mobility.

Citywide and
candidate
opportunity
sites
Facilitate Construction of Affordable Housing Near Transit and Services Adopt General Plan and Zoning Code amendments and submit Local Coastal Plan amendments to the Coastal Commission, including rezoning of at least 14.6 acres of land to provide adequate sites to accommodate the city’s RHNA allocation, amendments to development standards including 30-foot height limit, and establishment of affordability requirements consistent with statutory timeframes; (Program 1) When selecting sites for rezoning to accommodate regional housing needs for lowerincome units, give priority consideration to sites with close access to public transit and services. (Program 1)
Adopt streamlined review procedures with objective standards for residential development (Program 1)
Facilitate the construction of 418 lower-income units, including 143 ELI units, during the planning period, commensurate with the City’s RHNA allocation. (Program 5) Facilitate Construction of ADUs and Lot Splits to Expand Affordable Housing Options in Existing Single-Family Neighborhoods
Offer incentives including fast-track processing and reduced processing fees when ADUs are voluntarily deed-restricted for low- or moderate-income persons. (Program 2) Provide two standardized pre-approved ADU plans on the City website and at City Hall to reduce costs associated with ADU development and encourage more production of this housing type throughout the City. (Program 2)
Monitor ADU production and affordability annually and take additional actions to improve certainty and objectivity by the mid-point in the planning period (2027), when review identifies potential improvements, or in response to changes in state law. (Program 2) Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 28 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
Establish lot consolidation incentives which may include parking reductions, alternative parking such as shared or tandem parking or modification of covered parking requirement, and/or concurrent and expedited processing for projects that include affordable units. (Program 8)
Encourage consolidation of small lots and subdivision of large lots by posting incentives on the city’s website and on a project-by-project basis throughout the planning period through incentives and discussions with housing developers during preliminary project reviews. (Program 8)
Amend the zoning code and local coastal program to implement SB 9 (Program 8) In coordination with research being conducted at the State level, evaluate and pursue opportunities to incentivize and provide funding assistance for homeowners to provide affordable units under SB 9. (Program 8)
Support Affordable Rental Housing Programs
Maintain 177 Section 8 vouchers in Carpinteria throughout the planning period. (Program 4) Continue to partner with the County and City of Santa Barbara Housing Authorities to support administration and explore possible expansion of Section 8 rental assistance in the City (Program 4)
Facilitate Affordable Housing Development Through Financial and Regulatory Concessions and Incentives
Partner with nonprofit organizations to leverage housing funds in order to obtain enough financing to rehabilitate existing housing and produce new affordable housing units, including the following specific actions:
• Annual outreach and collaboration with affordable housing developers • Priority processing for projects with ELI units
• Fifty percent reduction of Development Impact Fees
Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 29 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
• Deferral and/or waiver of City planning fees
• Reduction in the number of parking spaces required
• Modifications to development standards
• Provision of surplus property at no cost
• Provide funding support through the City’s Housing Trust Fund or other sources for soft costs
• Support in the funding application process for low-income housing tax credits and other housing grant programs
• Encourage development of affordable family apartments with 2 or more bedrooms (Program 5)
Update City density bonus regulations in conformance with current state law requirements and promote the use of density bonus to facilitate affordable housing production on the City website (Program 7)
Establish lot consolidation incentives which may include parking reductions, alternative parking such as shared or tandem parking or modification of covered parking requirement, and/or concurrent and expedited processing for projects that include affordable units. (Program 8)
Provide concessions and incentives for affordable housing including but not limited to relief from covered parking and parking space requirements, encouraging smaller units above commercial uses in the downtown district to reduce parking needs and facilitate affordability, reducing development impact fees, and other incentives that may be requested pursuant to state density bonus law. (Programs 5, 7, 9, 10) Grant fee deferrals, reductions and waivers on an ongoing basis to help owner-builder projects, projects with minimal public service impacts, retrofitting projects and affordable housing developments. (Program 10)
Eliminate Barriers to Affordable Housing for People with Special Needs Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 30 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
Support reasonable accommodation for persons with disabilities by amending regulations to remove subjective findings for approval. (Program 11)
Amend permitting requirements and necessary findings for residential care facilities for seven or more persons and amend the Zoning Code, as necessary, to ensure that they are consistent with all applicable State law and fair housing requirements. (Program 11) Continue to actively engage the community regarding housing through the City Council Ad Hoc Senior Services Planning Committee. (Program 11)
Promote the Single-Family Housing Rehabilitation Program in coordination with the Ad Hoc Senior Services Committee as a way for persons with disabilities and older adults to implement accessibility modifications to help existing residents of housing continue to reside in their homes. (Program 15)
Assist potential homebuyers from the local workforce in applying for loan through the Workforce Homebuyer Down Payment Loan Program. (Program 18) Preserve and Rehabilitate Existing Affordable Housing Stock Facilitate preservation of all mobile home parks (comprising 861 housing units) by continuing to enforce Mobile Home Park Closure Ordinance, Mobile Home Park Rent Stabilization Ordinance, and Mobile Home Park Rent Stabilization Disclosure Ordinance. (Program 12)
Continue to implement the Mobile Home Rent Stabilization Program by annually setting the maximum rent to be charged based on the Consumer Price Index and publishing information following the release of the CPI updated each March, and no letter than July 1. (Program 12)
Continue to facilitate preservation of existing apartment units through implementation of the Condominium Conversion Ordinance. (Program 13)
Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 31 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
Facilitate rehabilitation 5 units occupied by extremely-low-income owner households and 5 units occupied by very-low-income owner households during the planning period (Program 15)
Facilitate rehabilitation of multi-family rental housing including units occupied or available to 5 extremely-low-income, 5 very-low-income, and 10 low-income households during the planning period (Program 16)
Submit for CDBG grant funding and other sources as available to make funds available for the rehabilitation of multi-family housing on an annual basis. (Program 16) Promote the Multi-Family Housing Rehabilitation Program annually on the City website, through social media posts, and targeted neighborhood noticing. (Program 16)

2. Homelessness Greater coordination in service
delivery to at-risk populations is
needed to address needs and
prevent homelessness. The City is
experiencing increases in
homelessness and at-risk
populations become increasingly
more likely to become homeless
when there is a lack of affordable
housing options and service
delivery is disconnected. Further,
in an environment where
resources are limited, efficiency
and partnership are necessary to
connect what’s available to those
in need.

Citywide Amend zoning code requirements to reduce or eliminate barriers to housing and services meeting the needs of the homeless population, including the following:
• Amend zoning regulations for emergency shelters consistent with AB 139 (2019) and AB 2339 (2022).
• Adopt regulations for low barrier navigation centers consistent with AB 101 (2019). • Analyze and amend regulations for supportive housing as necessary for consistency with AB 2162 (2018).
• Amend regulations to remove the conditional use permit requirement for SROs and continue to facilitate the production of SRO housing to serve the needs of lowerincome persons on a project-by-project basis. (Program 11) Continue to facilitate the production of transitional and supportive housing to serve the needs of persons with disabilities throughout the planning period including providing fee reductions, waivers, and deferrals on a project-by-project basis and partnering with nonprofit organizations to leverage housing funds in order to obtain financing for transitional and supportive housing development. (Programs 5, 9, 11) Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 32 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
Continue to provide services to people experiencing homelessness in collaboration with the County of Santa Barbara, non-government organizations providing homeless services in the region, and local community-based volunteers and organizations, and annually evaluate information to determine trends and issues related to homeless services as well as to evaluate the effectiveness and efficiency of those services. (Program 11) Other strategies discussed under Housing Affordability above will also facilitate the provision of additional permanent affordable housing to address the issue of homelessness.

3. Fair housing
education
Fair housing protections and
education efforts have increased,
but residents still report a lack of
fair housing knowledge and
specific discrimination around
source of income. Education
around fair housing rights and
enforcement is an ongoing
challenge that governments must
address continuously. In particular,
California’s fair housing law
includes source of income as a
protected class, but residents
reported that over 60% of
discrimination they were aware of
was based on source of income.

Enhance and Expand Fair Housing Education Efforts
Continue to address discrimination by referring fair housing complaints to the Santa Barbara Rental Housing Mediation Program or other appropriate organizations with the objective of increasing the number of residents assisted by 25% each year. (Program 17) Facilitate and provide fair housing training and education opportunities, specifically related to rental properties, that will be directed to housing service providers, management companies, and rental residents with the objective of increasing the distribution of fair housing information by 25% during the planning period. Ensure information is made available in both English and Spanish to improve outreach to the City’s Spanish speaking communities. Include, in particular:
• An emphasis on the protection for source of income under California law, • Rights and responsibilities related to people with disabilities. (Program 17) During fair housing education workshops and other outreach, establish and maintain a comprehensive list of interested nonprofits, property owners and community members for future outreach. (Program 17)
Proactively engage local housing organizations representing the interests of lower-income and special needs households and neighborhoods with higher concentrations of lowerincome households in future City actions related to land use and housing, including targeted stakeholder interviews or a committee representative of these interests. (Program 4) Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 33 January 2024
Fair Housing
Impediment and
Priority Contributing Factors
Geographic
Targeting Meaningful Actions
Ensure Safe Living Conditions for Low-Income and Special Needs Renters Continue to facilitate preservation and appropriate maintenance of the existing housing units through Code compliance efforts and annual public announcements throughout the planning period (Program 14)
Conduct housing condition surveys two times during the 6th cycle to determine the nature and extent of housing deterioration and rehabilitation assistance needs (Program 14) Contact property owners/landlords with nonconforming conditions after each of the surveys for training on property maintenance requirements and tips (Program 14) Connect property owners/landlords subject code compliance actions with financial assistance opportunities for rehabilitation work (Program 14) Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 34 January 2024

18. Workforce Homebuyer Down Payment Loans
The Workforce Homebuyer Down Payment Loan Program is sponsored by the City of Carpinteria, in collaboration with the Housing Trust Fund of Santa Barbara County (HTF), to expand homeownership opportunities in Carpinteria. The program helps to bridge the homeownership affordability gap for workforce homebuyers by providing 30-year deferred payment loans up to $100,000 per household to assist low- to above-moderate-income households in purchasing a home in the City. Funds can be used for down payment and closing costs for households earning up to 200% of the Area Median Income (AMI), adjusted for household size. The down payment loans have no current interest or principal payments, are structured with shared appreciation and are repaid upon sale or refinancing of the home or at the end of the 30-year loan term. Funding for the program has been provided through the City of Carpinteria. The program removes financial barriers to homeownership by lowering home acquisition and financing costs. The program enables qualified families to purchase a home that provides a stable residence that strengthens the family, the neighborhood and community.

The City will continue to implement this program by providing information and support to potential homebuyers in the loan application process.

Responsible Agency: Community Development Department; Housing Trust Fund of Santa Barbara County
Funding Sources: City of Carpinteria Affordable Housing Trust Fund, Housing Trust Fund of Santa Barbara County
Actions & Timeframe:
• Assist potential homebuyers from the local workforce in applying for loan through the Workforce Homebuyer Down Payment Loan Program; and
• Promote the program annually on the City website, through social media posts, and through other public announcements and informational material.

Quantified Objective: Facilitate at least 2 loans for the local workforce per year.

Carpinteria 2023-2031 Housing Element II Housing Policy Plan Revised Draft 35 January 2024
C. Quantified Objectives
The City’s quantified objectives for the 2023-2031 planning period are summarized in II.C.Table H-1.

Table H-1 Quantified Objectives 2023-2031
Objective
Income Category
Totals
Extremely
Low
Very
Low Low Moderate Above Moderate
New construction 143 143 132 135 348 901
Rehabilitation 10 10 10 - - 30
Conservation* 464 287 287 - 1,038
* 177 units through Section 8 Rental Assistance (Program 4) in extremely low and very low income categories; 861 units through Conservation of Mobile Home Parks & Rent Stabilization (Program 12), assumes 33% in extremely low and low, 33% in low, and 33% in moderate income categories.

Table H-2 provides a complete list of the objectives included in each of the programs above in table format and includes specific timeframes for implementation of each objective.

CITY OF CARPINTERIA
2023 - 2031

HOUSING ELEMENT
Technical Report
Adopted April 2023
Revised Draft January 2024
Readopted _________
Certified by HCD _________

Carpinteria 2023-2031 Housing Element Technical Report
Revised Draft i January 2024
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Carpinteria 2023-2031 Housing Element Technical Report
Revised Draft ii January 2024
Contents
I. Housing Needs Assessment........................................................................................................I-1 A. Population Characteristics......................................................................................................I-1

1. Population Growth Trends ...................................................................................................I-1

2. Age ......................................................................................................................................I-1

3. Race and Ethnicity...............................................................................................................I-2 B. Household Characteristics .....................................................................................................I-3

1. Household Tenure and Size ................................................................................................I-3

2. Housing Vacancy.................................................................................................................I-3

3. Overcrowding.......................................................................................................................I-4

4. Household Income...............................................................................................................I-5

5. Overpayment .......................................................................................................................I-6 C. Employment ...........................................................................................................................I-7 D. Housing Stock Characteristics ...............................................................................................I-7

1. Housing Type.......................................................................................................................I-7

2. Housing Age and Conditions ...............................................................................................I-8

3. Housing Cost .......................................................................................................................I-9 E. Special Needs ......................................................................................................................I-11

1. Persons with Disabilities ....................................................................................................I-11

2. Elderly................................................................................................................................I-13

3. Large Households..............................................................................................................I-14

4. Female-Headed Households .............................................................................................I-14

5. Farm Workers ....................................................................................................................I-15

6. Homeless Persons.............................................................................................................I-16 F. Assisted Housing at Risk of Conversion ..............................................................................I-20 G. Low- and Moderate-Income Housing in the Coastal Zone...................................................I-21 H. Future Housing Needs .........................................................................................................I-22 II. Resources and Opportunities .....................................................................................................II-1 A. Land Resources ....................................................................................................................II-1 B. Financial and Administrative Resources ...............................................................................II-1 C. Energy Conservation and Sustainable Housing Development..............................................II-3 III. Constraints.................................................................................................................................III-1 A. Governmental Constraints....................................................................................................III-1

1. Land Use Plans and Regulations ......................................................................................III-1

2. Development Processing Procedures ...................................................................................2

3. Development Fees and Improvement Requirements ..........................................................10 B. Non-Governmental Constraints..............................................................................................14

1. Environmental Constraints...................................................................................................14

2. Infrastructure Constraints ....................................................................................................14

3. Land Costs...........................................................................................................................15

4. Construction Costs ..............................................................................................................15

5. Cost and Availability of Financing........................................................................................15 Appendix A – Evaluation of the Prior Housing Element
Appendix B – Residential Land Inventory
Appendix C – Public Participation Summary
Appendix D – Fair Housing Assessment
Appendix E – Implementation Plan
Carpinteria 2023-2031 Housing Element Technical Report
Revised Draft iii January 2024
List of Tables
Table I-1 Population Trends.................................................................................................................. I-1 Table I-2 Age Distribution ..................................................................................................................... I-2 Table I-3 Race/Ethnicity........................................................................................................................ I-2 Table I-4 Households Size by Tenure................................................................................................... I-3 Table I-5 Housing Vacancy by Type..................................................................................................... I-4 Table I-6 Overcrowding......................................................................................................................... I-4 Table I-7 Median Household Income.................................................................................................... I-5 Table I-8 Overpayment by Tenure - Carpinteria ................................................................................... I-6 Table I-9 Employment by Industry – Carpinteria and Santa Barbara County....................................... I-7 Table I-10 Housing by Type.................................................................................................................... I-8 Table I-11 Age of Housing Stock ............................................................................................................ I-8 Table I-12 Income Categories and Affordable Housing Costs – Santa Barbara County ...................... I-10 Table I-13 Persons with Disabilities by Age.......................................................................................... I-12 Table I-14 Elderly Households by Tenure............................................................................................. I-14 Table I-15 Household Size by Tenure .................................................................................................. I-14 Table I-16 Household Type by Tenure ................................................................................................. I-15 Table I-17 Homeless Counts in the South Coast Area ......................................................................... I-16 Table I-18 Assisted Housing Units at Risk of Conversion..................................................................... I-21 Table I-19 Coastal Zone Housing Units................................................................................................ I-21 Table I-20 Regional Housing Needs 2023-2031................................................................................... I-22 Table II-1 Land Inventory Summary...................................................................................................... II-1 Table III-1 General Plan Residential Land Use Categories .................................................................. III-1 Table III-2 Zoning Overlay Districts....................................................................................................... III-2 Table III-3 Permitted Residential Uses and Development Standards – Residential Zones.................. III-9 Table III-4 Permitted Residential Uses and Development Standards – Non-Residential Zones................................................................................................................................. III-11 Table III-5 Permit Processing Fees......................................................................................................... 11 Table III-6 Development Impact Fees..................................................................................................... 12 List of Figures
Figure III-1 Potential Emergency Shelter Locations in the M-RP Zone District.................................... III-17 Carpinteria 2023-2031 Housing Element Technical Report
Revised Draft iv January 2024
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Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-1 January 2024
I. HOUSING NEEDS ASSESSMENT
This chapter examines general population and household characteristics and trends, such as age, race and ethnicity, employment, household composition and size, household income, and special needs. Characteristics of the existing housing stock (e.g., number of units and type, tenure, age and condition, costs) are also addressed. Finally, the City’s projected housing growth needs based on the 2023-2031 Regional Housing Needs Assessment (RHNA) are examined.

The Housing Needs Assessment utilizes the most recent available data from the decennial U.S.

Census and American Community Survey (ACS), the California Department of Finance (DOF), the California Employment Development Department (EDD), the Santa Barbara County Association of Governments (SBCAG) and other relevant sources.

A. Population Characteristics

1. Population Growth Trends
Between 2010 and 2020 Carpinteria’s population increased by about 1.7% in contrast with Santa Barbara County, which grew by 5.7% during this period (see Table I-1).

Table I-1
Population Trends
Jurisdiction 2010 2020 % Change
Carpinteria 13,040 13,264 1.72%
Santa Barbara County 423,895 448,229 5.74%
Source: U.S. Census

2. Age
Housing needs are influenced by the age characteristics of the population. Different age groups have different housing needs based on lifestyles, family types, income levels, and housing preference. Table I-2 provides a comparison of the city and county population by age group as reported in the 2020 Census ACS. This table shows that the age distribution of the city’s population is older than Santa Barbara County as a whole, with Carpinteria’s population having a median age of 41.1 years compared to 33.8 years for the county as a whole. An aging population has implications regarding the type and size of future housing needs, as well as accessibility (see also the discussion of the elderly on page I-13).

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-2 January 2024
Table I-2
Age Distribution
Age Group
Carpinteria Santa Barbara County
Persons % Persons %
Under 5 years 866 6.4% 27,710 6.2%
5 to 9 years 985 7.3% 27,384 6.2%
10 to 14 years 801 6.0% 27,915 6.3%
15 to 19 years 572 4.3% 37,812 8.5%
20 to 24 years 775 5.8% 47,969 10.8%
25 to 34 years 1,350 10.0% 59,742 13.4%
35 to 44 years 1,908 14.2% 50,530 11.4%
45 to 54 years 1,366 10.2% 47,721 10.7%
55 to 59 years 1,053 7.8% 25,513 5.7%
60 to 64 years 1,160 8.6% 24,579 5.5%
65 to 74 years 1,704 12.7% 37,416 8.4%
75 to 84 years 662 4.9% 20,110 4.5%
85 years and over 247 1.8% 10,494 2.4%
Median age 41.1 33.8
Source: Census 2020 ACS
The Constraints section of this report describes how the City’s land use plans and zoning regulations accommodate the housing needs of senior citizens.

3. Race and Ethnicity
The racial and ethnic composition of the city differs from the county in that a higher proportion of city residents are Hispanic/Latino. The Hispanic/Latino population represents approximately 46% of the population in both the city and the county as a whole. Approximately 49% of City residents are non-Hispanic white, contrasted with 44% for the county as a whole (Table I-3).

Table I-3
Race/Ethnicity
Racial/Ethnic Group
Carpinteria Santa Barbara County
Persons % Persons %
Total population 13,449 100.0% 444,895 100.0%
Hispanic or Latino (of any race) 6,129 45.6% 203,207 45.7% Not Hispanic or Latino 7,320 54.4% 241,688 54.3%
White alone 6,533 48.6% 195,329 43.9%
Black or African American alone 126 0.9% 7,910 1.8%
American Indian and Alaska Native alone - 0.0% 1,596 0.4% Asian alone 270 2.0% 23,789 5.3%
Native Hawaiian and Other Pacific Islander alone - 0.0% 349 0.1% Some other race alone - 0.0% 1,041 0.2%
Two or more races 391 2.9% 11,674 2.6%
Source: Census 2020 ACS
Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-3 January 2024
B. Household Characteristics

1. Household Tenure and Size
Household tenure (owner vs. renter) and household size are important indicators of the type of housing needed in a city. The Census defines a “household” as all persons occupying a housing unit, which may include single persons living alone, families related through marriage or blood, or unrelated persons sharing a single unit. Persons in group quarters such as dormitories, retirement or convalescent homes, or other group living situations are included in population totals, but are not considered households.

Table I-4 provides a comparison of households by type for the City and Santa Barbara County as a whole. Approximately 54% of Carpinteria households were homeowners as compare to about 52% of households countywide. About one-third of Carpinteria owner households and about 26% of renter households had only one or two persons. About 8% of owner households and about 7% of renter households had five or more occupants. These data demonstrate that the demand for small units is substantially greater than for large units, both for-sale and for rent.

Table I-4
Households Size by Tenure
Household Size by Tenure
Carpinteria Santa Barbara County
Households % Households %
Owner households: 2,739 54.1% 77,504 52.3%
1-person household 781 15.4% 16,774 11.3%
2-person household 906 17.9% 29,571 19.9%
3-person household 378 7.5% 10,999 7.4%
4-person household 266 5.3% 9,987 6.7%
5-person household 159 3.1% 5,246 3.5%
6-person household 14 0.3% 2,224 1.5%
7-or-more person household 235 4.6% 2,703 1.8%
Renter households: 2,324 45.9% 70,805 47.7%
1-person household 647 12.8% 18,609 12.5%
2-person household 691 13.6% 18,551 12.5%
3-person household 434 8.6% 11,107 7.5%
4-person household 223 4.4% 10,455 7.0%
5-person household 214 4.2% 6,226 4.2%
6-person household 107 2.1% 3,248 2.2%
7-or-more person household 8 0.2% 2,609 1.8%
Source: Census 2020 ACS

2. Housing Vacancy
Housing tenure (owner vs. renter) is an important indicator of the housing market. Communities strive to have an adequate supply of units available both for rent and for sale in order to accommodate a range of households with varying incomes, family sizes and composition, and lifestyles. Table I-5 provides a comparison of vacancy characteristics for Carpinteria compared to the county as a whole. This table reveals that about 18% of all housing units in Carpinteria were vacant compared to only 7% in the county as a whole. Approximately 61% of vacant units in Carpinteria were vacation homes, significantly higher than the 36% for the county as a whole. This is not unusual for some coastal and mountain communities in California.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-4 January 2024
Table I-5
Housing Vacancy by Type
Housing Vacancy by Type
Carpinteria SB County
Units % Units %
Occupancy Status
Occupied 5,063 81.8% 148,309 93.1%
Vacant 1126 18.2% 11,008 6.9%
Vacant housing units by type
Total vacant units 1,126 100.0% 11,008 100.0%
For rent 191 17.0% 1,999 18.2%
Rented, not occupied - 0.0% 792 7.2%
For sale only 50 4.4% 550 5.0%
Sold, not occupied 105 9.3% 818 7.4%
For seasonal, recreational or occasional use 682 60.6% 3,990 36.2% For migrant workers - 0.0% 180 1.6%
Other vacant 98 8.7% 2,679 24.3%
Total housing units 6,189 100% 159,317 100%
Source: Census 2020 ACS

3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The U.S.

Census Bureau considers a household to be overcrowded when there is more than one person per room, excluding bathrooms and kitchens, with severe overcrowding when there is more than 1.5 residents per room. Overcrowded households are usually a reflection of the lack of affordable housing (see Section D.3 below for a detailed definition of “affordable” housing). Table I-6 summarizes recent overcrowding data for the city and county as reported by the Census Bureau.

Table I-6
Overcrowding
Occupants per Room
Carpinteria SB County
Units % Units %
Owner occupied units 2,739 100.0% 77,504 100.0%

1.01 to 1.50 188 6.9% 2,631 3.4%

1.51 to 2.00 70 2.6% 811 1.0%

2.01 or more 0 0.0% 388 0.5%
Renter occupied units 2,324 100.0% 70,805 100.0%

1.01 to 1.50 167 7.2% 6,979 9.9%

1.51 to 2.00 33 1.4% 3,392 4.8%

2.01 or more 3 0.1% 1,133 1.6%
Source: Census 2020 ACS
Recent Census estimates show that about 9% of both owner-occupied and renter-occupied units were overcrowded in Carpinteria compared to about 5% of owner-occupied units and about 16% of renter-occupied units in the county as a whole. The Housing Plan includes several programs that address the problems of overcrowding, including Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 2. Accessory Dwelling Units, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 6. Inclusionary Housing, Program 7.

Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 11. Special Needs Housing, Program 12. Conservation of Mobile Home Parks, Program Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-5 January 2024

17. Affirmatively Furthering Fair Housing, and Program 18. Workforce Homebuyer Down Payment Loans.

4. Household Income
Household income is a primary factor affecting housing needs in a community – the ability of residents to afford housing is directly related to household income. According to recent Census estimates, the median household income in Carpinteria was about $74,868 compared to about $78,925 countywide.

Extremely-Low-Income (ELI) Households
Extremely low-income households are defined as those with incomes less than 30% of the area median income, or no more than $41,900 per year for a four-person household in Santa Barbara County according to California Department of Housing and Community Development (HCD) 2022 Income Limits (Table I-12). According to recent Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) data, approximately 170 ELI owners and 335 ELI renters were identified in Carpinteria.

ELI households face a number of housing problems including overpayment and overcrowding. As seen in Table I-8, 94% of ELI owner households and 82% of ELI renter households pay more than 30% of income for housing. In addition, some extremely low-income persons may have disabilities or other special housing needs.

To estimate future ELI housing needs it is assumed that 50% of the City’s very-low-income regional housing need, or 143 units, are within the extremely-low-income category pursuant to California Government Code §65583(a)(1).

The Housing Plan includes several programs that address the problems of ELI households, including Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 2.

Accessory Dwelling Units, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 6. Inclusionary Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 11. Special Needs Housing, Program

12. Conservation of Mobile Home Parks, Program 17. Affirmatively Furthering Fair Housing, and Program 18. Workforce Homebuyer Down Payment Loans.

Table I-7
Median Household Income
Household Income
Carpinteria SB County
Households % Households %
Total households 5,063 100.0% 148,309 100.0%
Less than $10,000 258 5.1% 7,182 4.8%
$10,000 to $14,999 83 1.6% 4,729 3.2%
$15,000 to $24,999 278 5.5% 8,596 5.8%
$25,000 to $34,999 232 4.6% 9,050 6.1%
$35,000 to $49,999 664 13.1% 17,156 11.6%
$50,000 to $74,999 1,030 20.3% 24,233 16.3%
$75,000 to $99,999 507 10.0% 19,053 12.8%
$100,000 to $149,999 709 14.0% 25,746 17.4%
$150,000 to $199,999 620 12.2% 12,949 8.7%
$200,000 or more 682 13.5% 19,615 13.2%
Median household income 74,868 78,925
Source: Census 2020 ACS
Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-6 January 2024

5. Overpayment
According to state housing policy, overpaying occurs when housing costs exceed 30% of gross household income. Table I-8 displays recent HUD estimates for overpayment by tenure. According to recent estimates, approximately 1,215 renter households and 849 owner households in Carpinteria were paying more than 30% of gross income for housing. Of those, 720 renter households and 455 owner households were paying more than 50% of income for housing.

Overpayment is most common among lower-income households, with over 60% of lower-income owners and about 73% of lower-income renters overpaying.

Although homeowners enjoy interest and property tax deductions and other benefits that help to compensate for high housing costs, lower-income homeowners may need to defer maintenance or repairs due to limited funds, which can lead to deterioration. For lower-income renters, severe cost burden can require families to double up, resulting in overcrowding and related problems.

The Housing Plan includes several programs that address the problems of overpayment, including Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 2. Accessory Dwelling Units, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 6. Inclusionary Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 11. Special Needs Housing, Program 12.

Conservation of Mobile Home Parks, Program 17. Affirmatively Furthering Fair Housing, and Program 18. Workforce Homebuyer Down Payment Loans.

Table I-8
Overpayment by Tenure - Carpinteria
Source: HUD CHAS, 2022
Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-7 January 2024
C. Employment
Employment is an important factor affecting housing needs within a community. The jobs available in each employment sector and the wages for these jobs affect the type and size of housing residents can afford.

Table I-9
Employment by Industry – Carpinteria and Santa Barbara County Industry Carpinteria SB County
Persons Percent Persons Percent
Civilian employed population 16 years and over 6,648 100.0% 212,400 100.0% Agriculture, forestry, fishing and hunting, and mining 404 6.1% 18,359 8.6% Construction 606 9.1% 12,624 5.9%
Manufacturing 428 6.4% 15,180 7.1%
Wholesale trade 166 2.5% 4,007 1.9%
Retail trade 606 9.1% 20,295 9.6%
Transportation, warehousing and utilities 172 2.6% 6,682 3.1% Information 54 0.8% 3,629 1.7%
Finance, insurance, and real estate rental and leasing 308 4.6% 9,862 4.6% Professional, scientific, management, administrative and waste mgmt. services 858 12.9% 26,892 12.7% Educational services, health care and social assistance 1,621 24.4% 49,463 23.3% Arts, entertainment, recreation, accommodation and food services 541 8.1% 25,370 11.9% Other services, except public administration 691 10.4% 11,025 5.2% Public administration 193 2.9% 9,012 4.2%
Source: Census 2020 ACS
According to recent Census data, approximately 24% of the city’s working residents were employed in educational services, health care and social assistance occupations (Table I-9). Other industries with relatively high employment in Carpinteria included Professional, Scientific, Management, Administrative and Waste Management (13%), and Other Services (10%).

D. Housing Stock Characteristics
This section describes the characteristics of the community’s housing stock and helps in identifying and prioritizing needs. The factors evaluated include the number and type of housing units, recent growth trends, age and condition, tenure, vacancy, housing costs, affordability, and assisted affordable units at-risk of loss due to conversion to market-rate. A housing unit is defined by the Census Bureau as a house, apartment, mobile home, or group of rooms, occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters.

1. Housing Type
Recent Census estimates reported that about 44% of the city’s housing stock was comprised of single-family units, while multi-family units comprised about 42% and mobile homes represented about 14% of all units. By comparison, the countywide housing stock had a much higher percentage of single-family detached homes (57%). Table I-10 provides a breakdown of the housing stock by type for the city compared to the county as a whole. This table shows that the city’s housing stock contains a significantly higher proportion of higher-density attached housing as compared to the county.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-8 January 2024
Table I-10
Housing by Type
Housing Type
Carpinteria SB County
Units % Units %
Total units 6,189 100.0% 159,317 100.0%
Single detached 2,197 35.5% 91,448 57.4%
Single attached 552 8.9% 11,256 7.1%
2 units 44 0.7% 5,171 3.2%
3-4 units 520 8.4% 9,527 6.0%
5-9 units 706 11.4% 12,588 7.9%
10-19 units 524 8.5% 8,972 5.6%
20+ units 805 13.0% 13,445 8.4%
Mobile homes 841 13.6% 6,841 4.3%
Boat, RV, van 0 0.0% 69 0.0%
Source: Census 2020 ACS

2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior to 1978 before stringent limits on the amount of lead in paint were imposed may have interior or exterior building components coated with lead-based paint. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.

Table I-11 shows the age distribution of the housing stock in Carpinteria compared to the county as a whole as reported in recent Census estimates. More than 73% of the city’s housing stock was built prior to 1980 and therefore may be in need of some repair.

Table I-11
Age of Housing Stock
Year Built
Carpinteria SB County
Units % Units %
2014 or later 46 0.7% 3,159 2.0%
2010 to 2013 109 1.8% 3,110 2.0%
2000 to 2009 238 3.8% 12,677 8.0%
1990 to 1999 250 4.0% 15,974 10.0%
1980 to 1989 1,017 16.4% 24,336 15.3%
1970 to 1979 2,224 35.9% 29,501 18.5%
1960 to 1969 834 13.5% 31,793 20.0%
1950 to 1959 923 14.9% 19,799 12.4%
1940 to 1949 207 3.3% 5,971 3.7%
1939 or earlier 341 5.5% 12997 8.2%
Total units 6,189 100.0% 159,317 100.0%
Source: Census 2020 ACS
Based on the observations of City Building and Code Compliance staff, it is estimated that approximately 800 housing units may be in need of some type of rehabilitation and approximately 60 units may require replacement. Due to relatively high housing values, market forces are expected to encourage more private maintenance, rehabilitation, and lead paint remediation, as compared to lower-income communities.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-9 January 2024
As described in the Housing Policy Plan, the City is continuing its efforts to identify, preserve, maintain and rehabilitate existing housing through code compliance and the provision of financial assistance for home maintenance and repairs (see Program 17. Single-Family Housing Rehabilitation and Program 18. Multi-Family Housing Rehabilitation).

3. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (“AMI”):
• Extremely-Low (30% or less of AMI)
• Very-Low (31-50% of AMI)
• Low (51-80% of AMI)
• Moderate (81-120% of AMI)
• Above-Moderate (over 120% of AMI)
In addition to these categories, the City has identified a “workforce” income category of 120-200% AMI in recognition of the high housing costs in the South Coast area.

Housing affordability is based on the relationship between household income and housing expenses. According to HUD and the California Department of Housing and Community Development, housing is considered “affordable” if the monthly payment is no more than 30% of a household’s gross income. In some areas, these income limits may be increased to adjust for high housing costs.

Table I-12 shows 2022 affordable rent levels and estimated affordable purchase prices for housing in Santa Barbara County by income category. Based on state-adopted standards and a family of four, the maximum affordable monthly rent for extremely-low-income households is $1,048, while the maximum affordable rent for very-low-income households is $1,746. The maximum affordable rent for low-income households is $2,798, while the maximum for moderate-income households is $3,003.

Maximum purchase prices are more difficult to determine due to variations in mortgage interest rates and qualifying procedures, down payments, special tax assessments, homeowner association fees, property insurance rates, etc. With this caveat, the maximum home purchase prices by income category shown in Table I-12 have been estimated based on typical conditions.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-10 January 2024
Table I-12
Income Categories and Affordable Housing Costs –
Santa Barbara County
Income Category
Maximum
Income
Affordable
Rent
Affordable Price
(est.)
Extremely low $41,900 $1,048 $135,000
Very low $69,850 $1,746 $255,000
Low $111,900 $2,798 $415,000
Moderate $120,100 $3,003 $445,000
Above moderate >$120,100 >$3,003 >$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 -10% down payment, 5.5% interest, 1.25% taxes & insurance, $350 HOA dues Source: Cal. HCD; JHD Planning LLC
b. For-Sale Housing
According to recent Census estimates, the median home value in Carpinteria was approximately $711,000 compared to $610,000 for Santa Barbara County as a whole. However, home values are not necessarily reflective of sales prices given market fluctuations and housing stock available for sale. The California Economic Forecast Project’s 2021 Carpinteria Valley Economic Profile indicates the median sales price of existing single-family residential properties increased 45% between 2015 and 2021 ($925,000 to $1,680,000). Median condominium sales prices increased at a slower rate of 21% between 2015 and 2021 ($540,000 to $680,000).

The Santa Barbara Association of Realtors (SBAOR) reported sales prices of single-family homes in the Carpinteria/Summerland area increased by 12.6% from 2021 to 2022 to a median sales price of $1,875,000 in 2022. Condominium sales, which are reported for the south coast area as a whole, increased by 16.5% from 2021 to 2022 to a median sales price of $965,000 for 2022. According to SBAOR’s February 2023 report of market activity, there were 12 closed sales year-to-date with a median sales price of $1,265,000. A February/March 2023 internet search of real estate for sale in the city found asking prices ranging from $750,000 for a 787 square-foot condominium to over $2 million for a 1,043 square two bedroom single family home. Based on the estimated affordable purchase prices shown in Table I-12, it is extremely unlikely that many market rate homes would be affordable to lower- or moderate-income residents. These data illustrate the fact that in beach communities, very large public subsidies are generally required to reduce sales prices to a level that is affordable to low- and moderate-income buyers. At a median price of $965,000, there is a gap of about $519,000 between the median market price for a condominium and the maximum price a moderate-income household can afford to pay for a home. For low-income households, this gap is over $550,000. Programs in the Housing Plan that are specifically intended to mitigate the high cost of housing include Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 6. Inclusionary Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, and Program 20. Workforce Homebuyer Down Payment Loans.
c. Rental Housing
The California Economic Forecast Project’s 2021 Carpinteria Valley Economic Profile reported that there are more affordable housing options in Carpinteria than in other parts of the south coast. The report attributed this to approximately 53 percent of the City’s housing stock being Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-11 January 2024
comprised of apartments and mobile homes, and 3 percent comprised of income-restricted units.

Nevertheless, most market rental rates in the city are not affordable to lower-income households.

The median rent paid in Carpinteria was estimated to be $2,029 according to recent Census data.

An internet rental survey conducted in August 2022 found asking rents of $1,395 per month for a studio unit and $2,250 to $5,500 for two-bedroom units. An internet survey in March 2023 found average rents continue to be in the same price range with many units asking much higher prices and a limited supply of less expensive units. As would be expected in a desirable beach community in Southern California, when market rents are compared to the amounts households can afford to pay (Table I-12), it is clear that very-low- and extremely-low-income households have a very difficult time finding housing without overpaying. At a rent of $2,250 per month for a two-bedroom unit, the gap between market rent and affordable rent at the very-low-income level is about $500 per month, while the gap at the extremely-low-income level is about $1,200 per month. Programs in the Housing Plan that are specifically intended to mitigate high rental rates include Program 1.

Adequate Site to Accommodate Regional Housing Needs, Program 2. Accessory Dwelling Units, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 7.

Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 11. Special Needs Housing, Program 12. Conservation of Mobile Home Parks, and Program 17. Affirmatively Furthering Fair Housing.

E. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to special circumstances. Such circumstances may be related to one’s employment and income, family characteristics, disability or other conditions. As a result, some residents may experience a higher prevalence of overpayment, overcrowding or other housing problems.

State Housing Element law defines “special needs” groups to include persons with disabilities, the elderly, large households, female-headed households with children, homeless people and farm workers. This section contains a discussion of the housing needs facing each of these groups.

1. Persons with Disabilities
Recent Census data reported that the most prevalent type of disability for persons age 18 to 64 was a cognitive difficulty, while for those age 65 and over the most common disability was ambulatory (Table I-13). Persons with disabilities face greater housing challenges for a variety of reasons. Housing opportunities for persons with disabilities can be maximized through housing assistance programs and providing universal design features such as widened doorways, ramps, lowered countertops, single-level units and ground floor units. The Housing Plan includes several programs to assist with the housing needs of those with disabilities, including Program 2. Accessory Dwelling Units, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 11. Special Needs Housing, and Program 17. Affirmatively Furthering Fair Housing. Additional analysis regarding housing for persons with disabilities is provided in the Constraints section of this report.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-12 January 2024
Table I-13
Persons with Disabilities by Age
Disability by Age Persons
Disabilities for Persons Age 18 to 64
With a hearing difficulty 137
With a vision difficulty 101
With a cognitive difficulty 268
With an ambulatory difficulty 134
With a self-care difficulty 101
With an independent living difficulty 164
Disabilities for Persons Age 65 and over
With a hearing difficulty 271
With a vision difficulty 52
With a cognitive difficulty 98
With an ambulatory difficulty 362
With a self-care difficulty 57
With an independent living difficulty 227
Source: Census 2020 ACS
Developmental Disabilities
As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 18;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency;
• Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The State Department of Developmental Services (DDS) provides community-based services to approximately 329,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-13 January 2024
facilities.1 In Carpinteria, people with developmental disabilities are served by the Tri-Counties Regional Center2 (TCRC) which is based in the city of Santa Barbara. As of 2020, TCRC served approximately 14,000 clients and had 340 staff persons. According to DDS, approximately 164 clients in Carpinteria received services from TCRC, of which 138 lived in the home of a family member or guardian. Any resident who has a developmental disability that originated before age 18 is eligible for services. Services are offered to people with developmental disabilities based on Individual Program Plans and may include: Adult day programs; advocacy; assessment/consultation; behavior management programs; diagnosis and evaluation; independent living services; infant development programs; information and referrals; mobility training; prenatal diagnosis; residential care; respite care; physical and occupational therapy; transportation; consumer, family vendor training; and vocational training. TCRC also coordinates the statemandated Early Start program which provides services for children under age three who have or are at substantial risk of having a developmental disability.

As with other types of disabilities, the City helps to address the housing needs of persons with developmental disabilities through reasonable accommodation procedures and regulations to encourage supportive housing and residential care facilities.

2. Elderly
According to recent Census data, about 48% of owner households and 14% of renter households in Carpinteria were headed by someone age 65 or older (Table I-14). Many elderly persons are dependent on fixed incomes and/or have a disability. Elderly homeowners may be physically unable to maintain their homes or cope with living alone. In addition to the accessibility requirements of the building code, the housing needs of seniors can be addressed through smaller units, accessory dwelling units on lots with existing homes, shared living arrangements, congregate housing and housing assistance programs.

Recent Census data revealed a growing number of individuals aged 65 and over in Santa Barbara County, and the percentage of Carpinteria residents aged 60 and over is nearly 8 points higher than the statewide average. In recognition of the growing senior population in Carpinteria, the City Council in 2022 established an Ad Hoc Senior Services Planning Committee to work with City staff to create, distribute, and collect a Community Needs Assessment Survey for the purpose of presenting for City Council consideration data-supported recommendations for the creation of a senior services program. These recommendations were presented to City Council on November 28, 2022. On December 12, 2022, the Council extended the term of the committee and revised its roles and responsibilities, tasking the committee with exploring and providing feedback on potential interim and long-term service models and partnerships for active adult/senior services in order to develop an actionable plan, or plans, for implementation, including budgetary requirements, to be considered by the City Council at a future City Council meeting. 1 https://www.dds.ca.gov/rc/dashboard/overview/
2 www.tri-counties.org
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Table I-14
Elderly Households by Tenure
Householder Age
Owner Renter
Households % Households %
65 to 74 years 855 31.2% 212 9.1%
75 to 84 years 322 11.8% 76 3.3%
85 years and over 122 4.5% 30 1.3%
Total Households 2,739 100% 2,324 100%
Source: Census 2020 ACS

3. Large Households
Household size is an indicator of need for large units. Large households are defined as those with five or more members. About 62% of owners and 58% of renters reported only one or two members.

Only about 15% of owner households and about 14% of renter households reported five or more members (Table I-15). This distribution suggests that the need for large units in Carpinteria with three or more bedrooms is expected to be much less than for smaller units.

For large families with low incomes, housing problems may include overpayment or overcrowding.

The Housing Plan includes several programs to address housing issues faced by large households including Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 6. Inclusionary Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 17. Affirmatively Furthering Fair Housing, and Program 18. Workforce Homebuyer Down Payment Loans.

In recent years Carpinteria has been successful in facilitating affordable family housing developments with 3-bedroom units such as Dahlia Court and Casas de las Flores, both developed and managed by Peoples’ Self-Help Housing Corporation.

Table I-15
Household Size by Tenure
Household Size Owners Renters
Households % Households %
1 person 781 28.5% 647 27.8%
2 persons 906 33.1% 691 29.7%
3 persons 378 13.8% 434 18.7%
4 persons 266 9.7% 223 9.6%
5 persons 159 5.8% 214 9.2%
6 persons 14 0.5% 107 4.6%
7+ persons 235 8.6% 8 0.3%
Total households 2,739 100% 2,324 100%
Source: Census 2020 ACS

4. Female-Headed Households
Recent Census data reported that approximately 340 Carpinteria households (10.6%) were headed by a female compared to about 17% of households for the county as a whole (Table I-16). Of those, 177 had children living with them (5.5%). Approximately 7% of all female headed households were below the poverty line. Female-headed households with children often face challenges such as Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-15 January 2024
lower wages and the added cost of childcare that leaves a smaller portion of household income available for housing. While female-headed households represent a relatively small portion of households, they may have significant difficulties finding affordable housing, particularly in expensive coastal areas, leading to problems such as overpayment and overcrowding. The Housing Plan includes several programs to address housing issues faced by female-headed households including Program 1. Adequate Site to Accommodate Regional Housing Needs, Program 4. Section 8 Rental Assistance, Program 5. Affordable Rental Housing, Program 6.

Inclusionary Housing, Program 7. Density Bonus, Program 9. Regulatory Concessions and Incentives for Affordable Housing, Program 17. Affirmatively Furthering Fair Housing, and Program

18. Workforce Homebuyer Down Payment Loans.

Table I-16
Household Type by Tenure
Household Type Carpinteria Santa Barbara County
Households % Households %
Female householder 340 10.6% 16,329 16.8%
With own children 177 5.5% 10,771 11.1%
Without children 163 5.1% 5,558 5.7%
Female householders below poverty level 25 7.4% 3,499 21.4% Total households 3,210 100% 97,397 100%
Source: Census 2020 ACS

5. Farm Workers
Agriculture is a major industry in Santa Barbara County and farm worker households are a special needs group due to the lower incomes typically earned by these households. Migrant workers, and their places of residence, are generally located in close proximity to agricultural areas providing employment.

As shown previously in the discussion of employment (Table I-9), the Census Bureau estimated that there are about 404 Carpinteria residents employed in agriculture, forestry, fishing and hunting, and mining jobs. Recent data from the U.S. Department of Agriculture (USDA) Census of Agriculture reported a total of 22,985 farmworkers in Santa Barbara County in 2017, of which 9,895 (43%) were seasonal workers. While the USDA does not provide farmworker data at the city-level, the proportion of permanent farmworkers in the Carpinteria Valley, including the City, is likely higher than in Santa Barbara County overall given the concentration of greenhouses in the area, which allows for year-round production. Since 2012, it is estimated that the number of farmworkers in the county has increased by approximately 2.8%. According to HCD pre-approved data compiled by SBCAG, over 91% of farmworkers work on larger farms with 10 or more workers.

Farmworkers are among the lowest paid employees in Santa Barbara County. The City of Carpinteria supports farmworker housing through programs to facilitate affordable housing development and rental assistance. Two affordable housing projects in Carpinteria, Dahlia Court and Chapel Court, are specifically targeted to farmworkers and their families. The City also supports farmworker housing through regulations in conformance with the Employee Housing Act as discussed further in Section III – Constraints.

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6. Homeless Persons
The U.S. Department of Housing and Urban Development (HUD) defines the term “homeless” as the state of a person who lacks a fixed, regular and adequate night-time residence, or a person who has a primary night time residency that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations;
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.3
Although there are myriad causes of homelessness, among the most common are:
• Substance abuse and alcohol
• Domestic violence
• Mental illness
Since 2003, all Continuum of Care Communities (those receiving Federal grant funds serving the homeless) have been required to report the number of people who are homeless at a particular point in time. The most recent Point in Time (PIT) homeless survey in Santa Barbara County was conducted by the Santa Maria/Santa Barbara County Continuum of Care (CoC) on February 23, 2022. The County and CoC provided oversight of the PIT Count, working as the Administrative Entity for the CoC, with Simtech Solutions and more than 400 volunteers.

Countywide, 1,962 homeless persons were recorded in 2022, an increase of 34% compared to the 2013 homeless count. In Carpinteria the number of homeless persons increased from 10 in 2013 to 21 in 2022 (Table I-17). The 2022 countywide count included 1,367 unsheltered persons and 595 persons living in emergency shelters or transitional housing.

Table I-17
Homeless Counts in the South Coast Area
Geographic Area
2013 Homeless
Count
2022 Homeless
Count
Carpinteria 10 21
Isla Vista/Goleta 81 203
Santa Barbara 946 822
County Total 1,466 1,962
Source: Central Coast Collaborative on Homelessness, 2013; Santa Maria/Santa Barbara County Continuum of Care, 2022
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. City staff routinely evaluates information to determine trends and issues related to homeless services as well as to evaluate the effectiveness and efficiency of those services.
3 Stewart B. McKinney Act, 42 U.S.C. §11301, et seq. (1994) Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-17 January 2024
lnformation is gathered from daily logs of City program divisions, including inspections of parks and open spaces and public facilities such as the Veterans Hall and public restroom buildings, public right-of-way maintenance, and code compliance contacts. The Carpinteria-Summerland Fire Protection District also monitors number and type of contacts with people that are believed to be homeless, including number of transports by ambulance.

Local data and issues concerning people experiencing homelessness in Carpinteria is reviewed and discussed at regular meetings of City, County and service agency staffs. Acute and chronic issues are discussed along with strategies for providing assistance to service resistant individuals.

Early 2020 saw the beginning of the COVID-19 pandemic. Despite the unique challenges related to the pandemic, the City's efforts to address homeless issues and services continued, albeit in a reduced capacity. 2020-2021 also brought changes to policies and programs. The City joined the COVID-19 Homelessness Task Force, led by the County, to address the health and safety of people that are experiencing homelessness by partnering with local organizations and governmental agencies. The primary goal was to reduce the spread of COVID-19 in our homeless populations and further protect the community at large.

COVID-19 Homelessness Task Force Objectives were identified as follows:

1. Prevent and mitigate COVID-19 impacts for persons who remain unsheltered through support centers and outreach re-establishing access to showers, device charging, food and hygiene supplies.

2. Establish non-congregate sheltering for persons at highest risk of COVID-19 complications.

3. Sustain shelter capacity for persons not experiencing COVID-19 symptoms.

4. Enhance homelessness prevention and housing activities through increased funding for rental assistance and supportive services.

During the early stages of the pandemic the City lost its lead outreach agency, Home for Good, along with suspended services from County Behavior Wellness and the Warming Shelter. The City's weekly lunch gathering, which was being managed by Home for Good, continued to run through volunteer support and participation by staff from the City's Code Compliance Division. The lunch program was formed as a means to gather local homeless persons to one area at a specific day and time where services could be offered. As the restrictions of the pandemic loosened, new and existing agencies returned to the lunch program.

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 that provide weekly lunches and provisions.

Tens of millions of dollars of federal COVID-19 relief bill funding, state funding, and local funding have been spent to address homelessness in Santa Barbara County in the past two years. This funding has been used to provide myriad services benefitting the region, including Carpinteria's population of people experiencing homelessness. During 2021-2022 approximately 45 people experiencing homelessness in Carpinteria received assistance, including six people that were placed in permanent housing.

Current projects, programs and services to assist the homeless in Carpinteria and surrounding areas include the following:

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-18 January 2024
• Emergency shelters, temporary housing, and permanent supportive housing projects have been developed countywide, including through the state's Project Roomkey (temporary housing in participating hotels for people who are homeless) and Project Homekey (creating more supportive and permanent housing for formerly homeless individuals). • Funding allocated for rental assistance and housing voucher programs. • Santa Barbara County received about $46 million from the state in Coronavirus Aid, Relief and Economic Security (CARES) Act funding, allocating about $5.5 million to care for unsheltered people. Specific funding was allocated for increased emergency shelter costs, pallet house projects, and pandemic-related outreach at homeless encampments. • The county budgeted more than $13 million of its American Rescue Plan COVID-19 relief funding on addressing housing and homelessness.
• The county received $10 million in funding in January 2022, including $7 million for the lsla Vista emergency shelter. Santa Barbara County purchased the building for $6.3 million and the shelter is being operated by Good Samaritan Shelter. • The Housing Authority of Santa Barbara County converted office buildings into permanent supportive housing in Lompoc.
• The City of Santa Barbara housed 58 people temporarily at the Rose Garden lnn on Upper State Street.
• The New Beginnings Counseling Center's Safe Parking Program expanded to a city-owned property in Lompoc last year. The program provides places for people who live in vehicles to park overnight and have access to restroom facilities and other services. 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. • Dignity Moves established pallet house interim housing in lsla Vista, Lompoc, and now downtown Santa Barbara. Dignity Moves and the County of Santa Barbara have partnered to bring a new interim housing community to downtown Santa Barbara. COVID-19 has increased the urgency of building non-congregate housing for the unsheltered in our community. While more permanent housing is the ultimate long-term goal, our streets cannot be the waiting room. Dignity Moves is building "interim supportive housing" as a stop-over between tents and permanent housing where clients can be safe and receive the critical support services necessary to rebuild their lives and exit homelessness. • The County and Goleta have collaborated on the purchase of the Super 8 motel at 6021 Hollister Avenue and its conversion into housing for formerly homeless residents.

The City's collaborative approach to providing homeless services is intended to be a cost effective and efficient means for the City to address an important community service need. People living on the streets of Carpinteria require services that result in increased public costs for law enforcement, emergency medical, and hospital services, and present health and safety issues for the individual experiencing homelessness and the general public. Providing emergency services to people experiencing homelessness, although important, generally does not result in lasting changes for the homeless person or address public health and safety and quality of life issues caused by homelessness that are of concern to the community.

The response model being followed by the City through its partnership with CityNet and other partnering agencies is intended to reduce reliance on first responders, which often results in arrest, Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-19 January 2024
transportation, jail and/or hospitalization, and to prioritize housing and related support services that can lead people that have been chronically homeless to reunification with family and/or getting established in permanent housing. This cost-effective approach to addressing homelessness was first discussed in detail in 2006 as a part of the Santa Barbara County Ten Year Plan to End Chronic Homelessness, which referenced various national studies on the subject.

Facilities serving the homeless in Carpinteria and the South Coast area include the following:
• Santa Barbara Rescue Mission: The Santa Barbara Rescue Mission provides hot meals and overnight accommodations seven days a week, 365 days per year. Shelter is provided every night to 100 men and 24 women.
• People Assisting the Homeless (PATH): This 24-hour transitional shelter program provides food, clothing, medical care, job development, social services, life coaching, substance abuse recovery, and other vital services to assist homeless people into employment and permanent housing. The 24-hour shelter program provides 100 beds, expanding to 200 beds from December 1 to March 31.
• Transition House: Three-stage housing program for homeless families that offers emergency shelter for 15-22 homeless families (70 people), transitional housing, and permanent affordable supportive housing. Services include meals and childcare when at the emergency shelter, and career counseling, financial management, and educational enhancements throughout all stages.
• Health Care for the Homeless (HCH): The Santa Barbara County Public Health Department runs the HCH program, which provides comprehensive medical and dental care for the homeless population, including a significant medical outreach component led by Public Health Nurses stationed in thirteen homeless shelters and transitional living centers. The nurses provide triage care and make referrals to the health care centers and shelter-based clinics for those needing additional care.
• New Beginnings Counseling Center: New Beginnings operates several programs for the homeless population, including the Safe Parking Program and the Supportive Services for Veteran Families Program. The Safe Parking Program provides safe overnight parking for individuals and families who are living in their vehicles. Included in this program are social services and case management provided by New Beginnings case workers. • Supportive Services for Veteran Families is designed to help end homelessness among the veteran population in Santa Barbara County. This housing-first model aims to provide housing stability by providing cash assistance to those in danger of losing their housing and to rapidly transition those who are homeless into stable housing. • Unitarian Society of Santa Barbara Warming Center Program: Emergency homeless sheltering program that opens warming centers in various locations on nights when temperatures are expected to drop below 35 degrees, when there is at least a 50 percent chance of rain, or when there is rain with temperatures under 40 degrees. The facilities provide a safe and warm place for the homeless individuals to get off the streets and have a clean bed for a night with dangerous weather conditions. • Showers of Blessing: The Interfaith Initiative of Santa Barbara County has operated the Showers of Blessing program throughout southern Santa Barbara County. Showers of Blessings provides showers to homeless individuals weekly using portable shower trailers, including a two-stall ADA accessible unit. The program also provides a freshly laundered towel and washcloth, a pair of new cotton socks, a pair of new underwear, hygiene items, Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-20 January 2024
toiletries and limited emergency clothing. A free, often hot meal is provided before or after the showering times.
• Salvation Army Hospitality House: Hospitality House is a 69-bed Homeless Shelter for Men and Women. Twenty-four of these beds are designated for a County Drug Detox Residential and Withdrawal Management Program, leaving 45 for the general homeless population.

The shelter has an 85% average occupancy and services include food, shelter, transportation and employment assistance. Occupancy requires abstinence from drugs and alcohol, and urinalysis testing for drug use is conducted both randomly and when there is suspected use.
• County of Santa Barbara Behavioral Wellness Department (BeWell): BeWell has its own division for Homeless Services Assertive Community Treatment and the department provides a broad spectrum of essential services to people who are experiencing homelessness and/or who are at-risk of chronic homelessness. These services aim to assist those persons experiencing distress who are not reached by traditional mental health treatment services to obtain a more adaptive level of functioning. BeWell works closely with the local Continuum of Care, local emergency and transitional shelters, and other agencies serving those experiencing homelessness or at risk of homelessness in our community.

Additional information regarding the City’s regulations for emergency shelters, low barrier navigation centers, transitional housing and supportive housing is provided in Section III – Constraints and in Program 11 in the Housing Plan.

F. Assisted Housing at Risk of Conversion
As part of the Housing Element update, state law requires jurisdictions to identify assisted lowincome rental units that are at risk of conversion to market rate housing during the 10-year period 2023-2033. Table I-18 summarizes assisted affordable units in Carpinteria. Data included in this table was obtained from the California Housing Partnership Corporation with more recent updates provided by the property managers. As seen in this table, there are no assisted developments at risk of conversion to market rate status.

Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-21 January 2024
Table I-18
Assisted Housing Units at Risk of Conversion
Project Name Project Address
Type of Governmental
Assistance
Earliest Date
Restrictions
End
Housing
Type
Number
of Units
Number of
Assisted
Units At Risk?
Beachcourt 648 Maple Street HUD Section 811 2036 Supportive 6 6 No Atrium
Apartments
4667 Carpinteria
Avenue
LIHTC, Housing Authority
Tax Exempt Bonds, City
ground lease
2036 Senior 12 12 No
Chapel Court 681 Ash Avenue USDA/HCD 2067 Farmworker
/family
28 28 No
Dahlia Court I 1300 Dahlia Court LIHTC 2041 Farmworker
/family
55 11 No
Dahlia Court II 1300 Dahlia Court HOME; CDBG
Fee Waivers
City land donation
2067 Large
family
33 32 No
Casas de las
Flores
4096 Villa Real LIHTC/HCD 2069 Large
family
43 42 No
Sources: California Housing Partnership Corp.; Santa Barbara Community Housing Corp.; People’s Self Help Housing; City of Carpinteria G. Low- and Moderate-Income Housing in the Coastal Zone The entire City of Carpinteria is within the Coastal Zone. California Government Code §65590 et seq. prohibits conversion or demolition of existing residential dwelling units occupied by low- or moderate-income persons or families unless provision has been made for the replacement in the same city or county of those dwelling units with units for persons and families of low- or moderateincome (excludes structures with fewer than three units, or fewer than 10 units for projects with more than one structure, among other exclusions). Government Code §65590(d) further requires new housing development in the Coastal Zone to provide housing units for persons and families of low- or moderate-income, or if not feasible, to provide such units at another location within the same city or county, within the Coastal Zone or within three miles thereof. As shown in Table I-19, more than 1750 units have been approved in the City since 1982 and none were required to be deedrestricted for low- and moderate-income households (the City’s Inclusionary policy only requires “workforce” housing in the above-moderate category). Several affordable housing projects have been constructed in the city, however, through the efforts of non-profit builders. Approximately 23 units occupied by low- or moderate-income households have been demolished in the Coastal Zone and 21 units have been replaced.

Table I-19
Coastal Zone Housing Units
Category Units
Number of new units approved for construction in the Coastal Zone 1982-2022 Approx.1750 Number of new units for low- or moderate-income households required to be provided either within the coastal zone or within three miles of it 0 Number of units occupied by low- or moderate-income households in the Coastal Zone authorized to be demolished or converted since January 1982 23 Number or units for low- or moderate-income households required either within the coastal zone or within three miles of it in order to replace those demolished or converted 21 Sources: City of Carpinteria; US Census
Carpinteria 2023-2031 Housing Element Technical Report I Housing Needs Assessment Revised Draft I-22 January 2024
H. Future Housing Needs
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing within each jurisdiction in Santa Barbara County for the projection period4 June 30, 2022 to February 15, 2031.

Communities then determine how they will address this need through the process of updating the housing elements of their general plans.

The RHNA for the 6th housing element cycle was adopted by the Santa Barbara County Association of Governments (SBCAG) in July 2021. The future need for housing is determined by the forecasted growth in households in a community as well as existing needs such as overpayment and overcrowding. The housing need is also adjusted to maintain a desirable level of vacancy to promote housing choice and mobility. An adjustment is also made to account for units expected to be lost due to demolition, natural disaster or conversion to non-housing uses. The sum of these factors – household growth, existing need, vacancy need and replacement need – determines the total new housing need for a community. Total housing need is then distributed among four income categories on the basis of the county’s income distribution, with adjustments to avoid an overconcentration of lower-income households in any community.

The new housing need allocated to the City of Carpinteria for the 2023-2031 planning period is 901 units, distributed by income category as shown in Table I-20. Pursuant to Government Code §65583(a)(1) it is assumed that the need for extremely-low-income households is half of the verylow-income need.

Table I-20
Regional Housing Needs 2023-2031
Very-Low Low Moderate Above-Moderate Total
286 132 135 348 901
32% 15% 15% 39% 100%
Source: SBCAG, 2021
Notes: 50% (143 units) of the VL need is assigned to the Extremely-Low-Income category pursuant to state law 4 Under state law, the “projection period” is the timeframe for determining regional housing need, while the “planning period” is the eight-year period between the due date for one housing element update and the due date for the next housing element update. The “6th cycle” planning period for jurisdictions in Santa Barbara County runs from February 15, 2023 to February 15, 2031, while the “projection period” is June 30, 2022 to February 15, 2031.

Revised Draft II-1 January 2024
II. RESOURCES AND OPPORTUNITIES
A. Land Resources
Section 65583(a)(3) of the Government Code requires Housing Elements to contain an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” A detailed analysis of vacant land and potential redevelopment opportunities has been prepared and is described in Appendix B. The results of this analysis are summarized in Table II-1 below.

As discussed in Appendix B, the requirement to demonstrate availability of lower-income sites is met primarily through zoning that allows redevelopment of underutilized sites at densities greater than 20 units/acre. In 2004 state law was amended to establish 20 units/acre as the density deemed appropriate to accommodate housing for lower-income households in suburban cities like Carpinteria. (Government Code §65583.2(c)(3)(B).) The land inventory analysis in Appendix B contains an estimate of the realistic capacity of potential sites for residential development with zoning to accommodate the City’s assigned RHNA allocation for all income levels. Program 1 – Adequate Site to Accommodate Regional Housing Needs is included in the Housing Plan to ensure that sufficient opportunities for new housing development are available to accommodate the City’s assigned needs during the planning period.

Table II-1
Land Inventory Summary
Income Category Total Very Low Low Mod Above
RHNA 2023-2031 286 132 135 348 901
Completed, Approved & Pending Projects (Table B-3) - 3 - 259 62 Net Remaining RHNA 415 135 89 639
Vacant Sites (Table B-4) - 10 5 15
Underutilized Sites with R Overlay (Table B-5) 56 47 - 103 Other Underutilized Sites (Table B-6) - 153 153 306
ADUs 84 8 48 140
Surplus (Shortfall) (275) 83 117 (75)
Source: City of Carpinteria, 2023
A discussion of public facilities and infrastructure needed to serve future development is contained in Section III.B, Non-Governmental Constraints. There are currently no known service limitations that would preclude the level of development described in the RHNA, although developers will be required to pay fees or construct public improvements prior to or concurrent with development.

B. Financial and Administrative Resources
Section 8 Rental Assistance. The County of Santa Barbara Housing Authority reports that 66 Carpinteria residents receive monthly rental assistance from the Section 8 Voucher Program, and the City of Santa Barbara Housing Authority reports 111 Carpinteria residents Revised Draft II-2 January 2024
with Section 8 vouchers, for a total of 177 vouchers currently (October 2021) being used in Carpinteria. Under this program, tenants are responsible for a rent payment based on their income, usually 30%, and the Housing Authority makes a monthly housing assistance payment to the landlord for the gap between affordable rent paid and fair market rent.

CDBG and HOME Funds. The City receives both CDBG and HOME funds from the County through a fair share formula. The following projects received CDBG and HOME funding reservations from the City’s allocation during the prior planning period (these projects also received subsidy funds from other sources):

Dahlia Court Expansion Project 33 affordable units $950,627 Chapel Court Rehabilitation 28 affordable units $50,000 Casas de las Flores 43 affordable units $150,000
United States Department of Agriculture (USDA) Funds. The USDA is an important housing resource. Carpinteria’s very-low-income homeowners are eligible to apply for loans of up to $20,000 to repair, improve or modernize their dwellings to remove health and safety hazards. The loan term is 20 years and the interest rate is 1%. Grants of up to $7,500 are available to homeowners who are 62 years of age or older and who cannot repay a loan. A loan/grant combination for up to $27,500 can be made if the applicant can repay a part of the loan. The program is known as the Rural Housing Repair and Rehabilitation Program.

The USDA also is a funding source for the preservation of the 28-unit Chapel Court housing complex. Chapel Court is owned by the Chapel Court Housing Corporation. The project has a conditional approval for a $526,000 loan from the USDA which must be matched by other funds. Peoples’ Self-Help Housing Corporation, acting as managing agent, has also applied for a Joe Serna, Jr. Farmworker Grant for the project site.

Another USDA program is the Rural Rental Housing Guaranteed Loan Program (Section 538). This program is intended to fund construction, acquisition or rehabilitation of rural multifamily housing for low-income occupants. Residents of the completed housing facility must be very-low- to moderate-income households; or elderly, handicapped or disabled persons with income not in excess of 115% of the median income of the county.

A third USDA program is the Rural Rental Housing Program (Section 515). Rural Rental Housing Loans are direct, competitive mortgage loans made to provide affordable multifamily rental housing for very-low-, low-, and moderate-income families; the elderly; and persons with disabilities. This is primarily a direct mortgage program, but its funds may also be used to buy and improve land and to provide necessary facilities such as water and waste disposal systems.

In new Section 515 projects, 95% of tenants must have very-low incomes. In existing projects, 75% of new tenants must have very-low incomes. Loans are for up to 50 years at an effective 1% interest rate. A current rate is used for the promissory note but thereafter is used only to determine maximum rent payments.

Local Housing Trust Fund. In lieu fees collected as part of the Inclusionary Housing Program 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 the affordable housing. 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 support affordable housing.

Revised Draft II-3 January 2024
Low Income Housing Tax Credits. The Low-Income Housing Tax Credit (LIHTC) Program was created by the Tax Reform Act of 1986 to provide funding assistance for low- and moderate-income housing. Each state receives a tax credit, based upon population, toward funding housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing.

Limitations on projects funded under the LIHTC program include minimum requirements that a certain percentage of units remain rent-restricted, based upon median income.

Mortgage Credit Certificates. The MCC Program, which is administered by the Housing Authority of Santa Barbara County, is a means of providing financial assistance to first-time homebuyers by allowing those homebuyers to take a specified percentage of annual mortgage interest payments as a tax credit against their federal personal income tax. The MCCs are used for the purchase of new or existing housing located within participating jurisdictions in Santa Barbara County. The MCCs are available to eligible homebuyers on a first-come, first-serve basis.

State Housing Funds. In recent years California voters have approved several bond measures to provide funding assistance for affordable and special needs housing. A variety of programs are funded by these bonds, including programs targeting both owner-occupied, rental, and supportive housing. As of March 2022, available State bond-funded programs include the Multifamily Housing Program, the Veterans Housing and Homelessness Prevention Program, the Infill Infrastructure Grant Program, the Joe Serna, Jr. Farmworker Housing Grant Program, the No Place Like Home Program, and the Affordable Housing and Sustainable Communities Program. These programs are administered by HCD.5 Housing Trust Fund (HTF) of Santa Barbara County. The HTF6 is a non-profit financing initiative whose mission is to expand affordable housing opportunities for low- to middleincome residents and workers in Santa Barbara County. HTF’s primary program is a $7.6 million Revolving Loan Fund that provides direct low-cost financing to facilitate rental and home ownership housing production throughout the county. The Workforce Homebuyer Program, launched in 2012, provides down payment assistance to help low- to moderateincome households purchase a home in the community where they work, enabling a stable residence that strengthens the family and neighborhood. In partnership, the City and the Housing Trust Fund of Santa Barbara County operate a “Workforce Homebuyer Down Payment Loan Program” that helps to bridge the homeownership affordability gap for workforce homebuyers by providing 30-year deferred payment loans up to $100,000 per household to assist low- to upper-moderate-income households in purchasing a home in the City. Funds can be used for down payment and closing costs for households earn up to 200% of the Area Median Income (AMI), adjusted for household size. The loans have no current interest or principal payments, are structured with shared appreciation, and are repaid upon sale or refinancing of the home or at the end of the loan term. Funding for Carpinteria’s share of the program has been provided through the City of Carpinteria. The Housing Trust Fund of Santa Barbara County has additional monies that can be used throughout the county, including Carpinteria.

C. Energy Conservation and Sustainable Housing Development In 2006, the State Legislature passed Assembly Bill (AB) 32, The Global Warming Solutions Act of 2006, which requires the State of California to reduce “greenhouse gas” (GhG) emissions to 1990 5 https://www.hcd.ca.gov/programs-active 6 http://www.sbhousingtrust.org/ Revised Draft II-4 January 2024
levels no later than 2020. Passenger vehicles account for 31 percent of the state’s total emissions.

In 1990, greenhouse gas emissions from automobiles and light trucks were 108 million metric tons, but by 2004 these emissions had increased to 135 million metric tons.

Senate Bill (SB) 375, passed in 2008, builds on the existing regional transportation planning process, which is overseen by local officials with land use responsibilities, to connect the reduction of GhG emissions from cars and light trucks to land use and transportation policy. SB 375 asserts that, “Without improved land use and transportation policy, California will not be able to achieve the goals of AB 32.”
SB 375 has three goals: (1) to use the regional transportation planning process to help achieve AB 32 goals; (2) to use California Environmental Quality Act (CEQA) streamlining as an incentive to encourage residential projects that help achieve AB 32 goals to reduce GhG emissions; and (3) to coordinate the Regional Housing Needs Assessment (RHNA) process with the regional transportation planning process. SB 375 requires consistency between the Regional Transportation Plan (RTP) and the RHNA, which is accomplished by using a common growth forecast in both of these policy documents.

In 2021 the Santa Barbara County Association of Governments (SBCAG) adopted both an RTP and a RHNA, and local governments cooperate in the implementation of SB 375 by adopting housing elements that facilitate new housing development in a manner consistent with the growth forecast and RHNA.

Energy Conservation Opportunities
As residential energy costs rise, increasing utility bills can adversely affect housing affordability.

State of California Energy Efficiency Standards for Residential and Nonresidential Buildings were established in 1978 in response to a legislative mandate to reduce California’s energy consumption.

The standards are codified in Title 24 of the California Code of Regulations and are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. California’s building efficiency standards (along with those for energy-efficient appliances) have saved more than $100 billion in electricity and natural gas costs since 1978.7 Title 24 sets forth mandatory energy standards and requires the adoption of an energy budget for all new residential buildings and additions to residential buildings. Separate requirements are adopted for low-rise residential construction (i.e., buildings no more than 3 stories) and nonresidential buildings, which include hotels, motels, and multifamily residential buildings with four or more habitable stories. The standards specify energy-saving design for lighting, walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards, and the use of non-depleting energy sources such as solar energy or wind power. The home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations through the plan check and building inspection processes. In 2007, California developed a Green Building Standard (CALGreen) to meet the emissions reduction goals set out in AB 32. HCD has primary responsibility for implementing CALGreen provisions (which are within Title 24) for residential structures. CALGreen applies to the planning, design, operation, construction, use, and occupancy of newly constructed buildings in California.
7 https://www.energy.ca.gov/sites/default/files/2021-08/CEC_2022_EnergyCodeUpdateSummary_ADA.pdf Revised Draft II-5 January 2024
State policy requires all new residential buildings to be “net zero energy” by 2020. On August 11, 2021 the California Energy Commission adopted new energy efficiency standards for both residential and commercial buildings.

Some of the recent changes to residential standards include:
• Expanding solar photovoltaic systems and battery storage standards to reduce the grid’s reliance on fossil fuel power plants
• Encouraging electric heat pump technology and use, which uses less energy and produces fewer emissions
• Establishing electric-ready requirements when natural gas is installed • Strengthening ventilation standards to improve indoor air quality and reduce disease transmission
Other recent legislation regarding energy efficiency and conservation includes SB 350 (2015). SB 350 includes an energy efficiency target of doubling energy efficiency in buildings by 2030. In addition, AB 2722 (2016) designates polluter fees to funding transportation, affordable housing, urban forestry, energy savings, and other sustainable projects to benefit disadvantaged communities.

City Efforts to Encourage Energy Conservation
Energy conservation is an important consideration as the City evaluates housing development proposals. One of the requirements of a Development Plan submittal is a statement of energy and water conservation measures and/or devices incorporated into the construction and occupancy phases of the development. Recently approved developments have promoted energy conservation in the design of both housing and office components through the following techniques:
• Low E-glass;
• Higher R-valued insulation;
• Solar tubes and ceiling fans;
• Solar assisted water systems with tankless water heaters; • Energy efficient lights and appliances;
• Natural light;
• Solar screens;
• Efficient lighting that exceeds Title 24 standards and utilizes natural light; • An innovative water harvesting/bio-filtration/storage/reuse system that also provides storm water retention and uses a solar powered pump to send water to a restored water tower for landscape irrigation;
• Use of permeable paving blocks for drives and walks;
• Buildings designed with sustainable materials selected for durability and non-toxic maintenance, i.e.: Fly-ash concrete, FSC certified lumber; fiber cement siding, recycled steel roofing, formaldehyde-free insulation, sheathing and cabinets; Revised Draft II-6 January 2024
• Passive solar heating with thermal storage, natural lighting and natural ventilation designed to minimize fossil energy use would be incorporated within all residential structures;
• Building integrated solar electric photovoltaic systems for all units; • Energy Star appliances, heating system, water heaters, vent fans and light fixtures;
• Extra water-conserving toilets with dual flush along with low flow fixtures and instant flow water heaters;
• Units and Buildings that qualify as “Energy Star Homes” under the U.S.

Department of Energy criteria; and
• Building insulation beyond Code requirements, including 2x6 exterior walks with R-24 perimeter foundation slab insulation and R-30 roof insulation.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-1 January 2024
III. 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 III-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 III-1.

Table III-1
General Plan Residential Land Use Categories
Category 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 (LDR)
This category includes locations for low-density detached single-family residences in neighborhood settings.

0.3 to 4.6
Medium-Density Residential (MDR)
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.

4.7 to 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 (VC)
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)
Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-2 January 2024
Residential Zoning Designations
The City’s Zoning Code allows residential uses in the following districts:
• R-1 – Single Family
• PRD – 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, PRD, 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.

Single-family residential zoning is primarily located north of Highway 101 in the northwest portion of the City and in the Concha Loma neighborhood southeast of the downtown. MHP and PUD zoning is interspersed throughout the City, while PRD, CPD, CB, and M zoning are primarily located in the downtown area and M-RP zoning is concentrated on the east end of the City.

Table III-3 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 10 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 III-2 lists the City’s overlay districts.

Table III-2 Zoning Overlay Districts
Overlay District Map Designation
Coastal Appeals Area CA
Environmentally Sensitive Habitat ESH
Flood Hazard Area FH
Specific Plan S
Visitor-Serving/ Highway Commercial V
R Residential R
Whitney Site Overlay District
Ellinwood Parcel (APN 004-013-026) Overlay District
Transportation Corridor Wetland Overlay District
Vacation Rental Overlay District
ADU Beach Neighborhood Overlay District
Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-3 January 2024
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 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 are allowed on VC designated parcels.

Most of the existing parcels with an R Overlay designation are located on the west end of downtown.

The R Overlay currently allows a maximum density of 20 units per acre. The development standards including setbacks, lot coverage, and height of the Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-4 January 2024
underlying zone district apply to sites with an R Overlay. The minimum open space requirement is 20%. There is currently no affordability requirement applicable in the R Overlay other than through the City’s inclusionary housing program which encourages the development of affordable for-sale units in the above-moderate income category in an effort to provide housing for middle-income and critical workforce households. The inclusionary program applies to subdivisions of 5 or more lots.

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. In addition, per Program 1, the R Residential Overlay would also be modified to allow development at a minimum density of 20 units per acre and the City will review 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, 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 Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-5 January 2024
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: The ADU Beach Neighborhood District became effective February 2023 and requires that Accessory Dwelling Units are subject to discretionary review, as determined necessary by the Community Development Director. This provision allows 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. This overlay district applies to a residential area in the southwest portion of the City adjacent to the beach and the Carpinteria Salt Marsh.
b. Residential Development Standards
Development standards that apply to residential uses in residential zones and non-residential zones are shown in Table III-3 and Table III-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 PRD, 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 III-3 and Table III-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. Program 1 includes a commitment to review and amend the 30-foot height limit to provide greater flexibility in the design of 3-story development in multi-family zones.

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 PRD 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.” Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-6 January 2024
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:
• 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).

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-7 January 2024
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. The cumulative effect of development standards for mixed use development on non-residentially zoned parcels, such as parking requirements for multiple uses combined with height and open space requirements may be a constraint to achieving the maximum allowed density, particularly on smaller sites. These smaller non-residentially zoned parcels are concentrated in the downtown area and on the west end of the City. Many of the non-residentially zoned parcels on the west end of the City have an R Overlay which allows 100% residential development. This may alleviate some of the constraints applicable to non-residentially zoned parcels where residential is only allowed as part of a mixed use development. Program 8 includes incentives for lot consolidation. Consolidating smaller lots can help to alleviate the cumulative effect of development standards by reducing the overall proportion of a site required to be dedicated to setbacks.

The Visitor-Serving (VC) land use designation can also be a constraint to residential development.

Per the Coastal Act and General Plan policies, visitor-serving uses are prioritized on sites with this land use designation and residential uses are limited to the second story. The VC land use designation applies in the Downtown Core and on some sites along Highway 101.

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 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.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-8 January 2024
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-flores/).

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.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-9 January 2024
Table III-3
Permitted Residential Uses and Development Standards – Residential Zones Type of Standard 4-R-1
6-R-1
7-R-1
8-R-1
Planned Residential
Development
PRD
Planned Unit
Development
PUD
R Overlay Mobile Home Park
MHP
Mobile Home
Subdivision

MHS/PUD
Permitted Uses
Single-family
dwellings; Small
family care
homes
Large family
care homes
(CUP)
Single-family
dwellings; Small
family care
homes
Large family care
homes (CUP)
Single-family dwellings;
Duplex, Multi-family
(townhouses,
condominiums, cluster and
community apartment
projects), subject to
Development Plan
approval; SROs with CUP
Single-family dwellings;
Rowhouses,
Townhouses,
Apartments,
Condominiums,
Modular homes, Mobile
homes on a permanent
foundation, subject to
Development Plan
approval
Single-family
dwellings, Multifamily dwellings,
subject to
Development Plan
approval
Mobile home park,
subject to
Development Plan
approval
Modular homes,
Mobile homes on a
permanent
foundation
Max. Density
(units/acre) 8.2

5.6 4.6

4.6 20 Determined when PUD
is approved 20 8.0 gross 8.2 net
Min. Parking 2 in a garage 2 in a garage
Studio/1 Bdrm: 1 covered
2 or more bdrms:
1 covered and 1 uncovered
+1 visitor space per 3 units
Studio/1 Bdrm: 1
covered
2 or more bdrms:
1 covered and 1
uncovered +1 visitor
space per 3 units
Studio/1 Bdrm: 1
covered
2 or more bdrms:
1 covered and 1
uncovered +1
visitor space per 3
units
2 (may be tandem) 2 (may be tandem)
Max. Building
Coverage 35% 35% 50% 30% Varies 75% per site 75% of indiv. site Max. Building
Height 30 feet 30 feet 30 feet 30 feet 30 feet 30 feet 30 feet Min. Net Lot Area
(sq. feet) 4,000
6,000
7,000
8,000
7,000 for newly created lots No Standard No Standard Park = 10 acres Site =3 ,600 s.f. 10-acre site
Max. FAR 40% 40% N/A N/A N/A N/A N/A
Front Setback
Greater of 40 feet
from center of
road or 10 feet
from property line
Greater of 50 feet
from center of
road or 20 feet
from property line
Greater of 50 feet from
center of road or 20 feet
from property line
No standard
Varies pursuant to
the underlying
commercial or
industrial zone
district
Park = greater of 50
feet from center of road
or 20 feet from property
line
Lot = 10 feet
10 feet
Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-10 January 2024
Type of Standard 4-R-1
6-R-1
7-R-1
8-R-1
Planned Residential
Development
PRD
Planned Unit
Development
PUD
R Overlay Mobile Home Park
MHP
Mobile Home
Subdivision

MHS/PUD
Side Setback 3 ft
10% of width, but
not less than 5 ft
or more than 10 ft
10% of width, but not less
than 5 ft or more than 10 ft No standard
Varies pursuant to
the underlying
commercial or
industrial zone
district
Park = 15 ft
Site = 5 ft 5 ft
Rear Setback 15 ft 15 ft 15 ft No standard
Varies pursuant to
the underlying
commercial or
industrial zone
district
Park = 15 ft
Site = 5 ft 10 ft
Minimum Open
Space 65% 65% 20% 20% 20% 20% 20%
Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-11 January 2024
Table III-4
Permitted Residential Uses and Development Standards – Non-Residential Zones Type of Standard CPD CB M-RP M
Permitted Residential
Uses
Dwelling units integrated as part
of overall commercial
development; Residential-only
development with R Overlay
Dwelling units integrated as
part of overall commercial
development; Residential-only
development with R Overlay
Mixed residential/industrial
use; Emergency shelters;
Residential-only
development with R
Overlay
Mixed residential/industrial use;
Residential-only development
with R Overlay
Max. Density
(units/acre) 20 20 20 20
Min. Parking
Studio/1 Bdrm: 1 covered
2 or more bdrms:
1 covered and 1 uncovered +1
visitor space per 3 units
Studio/1 Bdrm: 1 covered
2 or more bdrms:
1 covered and 1 uncovered +1
visitor space per 3 units
Studio/1 Bdrm: 1 covered
2 or more bdrms:
1 covered and 1 uncovered
+1 visitor space per 3 units;
Emergency shelters: 1
space/5 beds + 1/employee
on duty
Studio/1 Bdrm: 1 covered
2 or more bdrms:
1 covered and 1 uncovered +1
visitor space per 3 units;
Emergency shelters: 1 space/5
beds + 1/employee on duty
Max. Building Coverage No standard No standard 40% 50%
Max. Building Height 30 feet 30 feet 30 feet 30 feet
Min. Net Lot Area
(sq. feet) No standard No standard 1 acre 7,000 sf
Max. FAR N/A N/A N/A N/A
Front Setback Greater of 35 feet from center of
road or 5 feet from property line
Greater of 35 feet from center of
road or 5 feet from property line No standard 5 feet and greater than half building height Side Setback None required, except 10 feet if
adjacent to residential zoning
None required, except 10 feet if
adjacent to residential zoning No standard 5 feet and greater than half building height Rear Setback None except 10 feet if adjacent to
residential zoning
None required, except 10 feet if
adjacent to residential zoning No standard None except 2x building height if adjacent to residential zoning Minimum Open Space No standard No standard No standard No standard Landscaping 10% 5-20% depending on size of lot 30% 10%
Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-12 January 2024
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 Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-13 January 2024

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 (CDSS) 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. CDSS 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.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-14 January 2024
• 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.

AB 2339, effective January 1, 2023, added specificity regarding how local governments plan for and ensure sufficient capacity for emergency shelters in their housing elements. It requires that zoning designations that allow emergency shelters as a permitted use without a conditional use permit or other discretionary permit must allow residential uses.

The Zoning Code allows emergency shelters by-right in the Industrial/Research Park (M-RP) zone district (Figure III-1). Residential uses are also allowed in the M-RP zone district.

Consistent with Government Code Section 65583(4)(B), objective development standards for emergency shelters in the M-RP zone are as follows:
• 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. The City’s existing parking requirements for emergency shelters are 1 space per 5 beds plus 1 space for each on duty employee. This is consistent with state law, which requires sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses in the same zone. Parking for residential uses in the M-RP zone is 1 space per studio or 1 bedroom unit, 2 spaces per 2+ bedroom unit plus 1 visitor space per 3 units and industrial parking is 1 space per 500 feet of gross floor area.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-15 January 2024
AB 2339 also requires the City to demonstrate the adequacy of sites identified to accommodate emergency shelters. The site inventory includes two vacant M-RP zoned sites totaling 7.86 acres (Candidate Site 9 and a portion of Candidate Site 21, see Figure III-1). These sites are located on bus transit lines and near employment and are within 1-2 miles of health care, retail, and social services. In addition, the site inventory includes over 47 acres of underutilized M-RP zoned land.

State law specifies the land area needed for emergency shelter sites is calculated based on the most recent point in time count conducted before the start of the planning period multiplied by 200 square feet per person of land area. As discussed on p. I-20, the most recent point in time survey in Santa Barbara County was conducted on February 23, 2022 and recorded 21 people experiencing homelessness in Carpinteria. Therefore, 4,200 square feet (21 people x 200 square feet per person, or 0.096 acre) of land is needed for emergency shelters in the City. The two vacant M-RP zoned sites described above accommodate this need. In addition, the City has numerous underutilized M-RP zoned sites that also allow emergency shelters by right.

Program 11 includes a commitment to update the City’s emergency shelters standards consistent with current State law. With the implementation of 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 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.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-16 January 2024
• 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 (PRD) 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
• 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.

Carpinteria 2023-2031 Housing Element Technical Report III Constraints Revised Draft III-17 January 2024
Figure III-1
Potential Emergency Shelter Locations in the M-RP Zone District Vacant Sites

Revised Draft III-1 January 2024
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. The Coastal Commission approved the City’s Local Coastal Program Amendment and the City Council adopted the final ADU regulations, which took effect in February 2023. The City’s new Accessory Dwelling Unit (ADU) program also includes two architect-designed ADU building plans specific for Carpinteria, one 400 square feet and the other 480 square feet. These plans are 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 ADUs 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 2022 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 local building regulations detail the revisions and amendments to the Building Code that differ from state standards. These amendments are related to geotechnical review and provisions for adequate drainage to protect the public health and safety of local residents due to the potential presence of unsuitable geologic conditions. The amendments do not pose unreasonable constraints to housing cost but rather ensure new development is designed to avoid unstable geologic conditions.
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 III-2 January 2024
i. Inclusionary Ordinance
The City of Carpinteria has adopted an Inclusionary Housing Ordinance (Municipal Code Chapter 14.75) to encourage the development and availability of affordable housing in the above-moderate-income 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:
• 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 – This process applies to development proposals for properties outside the City that may be annexed into the City.

Revised Draft III-3 January 2024
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, off-street 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. • 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;
Revised Draft III-4 January 2024
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.
• 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 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. • 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 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 The City is located entirely within the Coastal zone. As such, all development is subject to applicable coastal zone regulations including the city’s certified Coastal Land Use Plan, which is combined with the City’s General Plan and its certified Implementation Programs, including the City’s Zoning Code. Multifamily housing is a permitted use in the PRD, PUD, CPD, CB and M-RP Zones. This housing type includes Revised Draft III-5 January 2024
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 addition, allowed density is determined based on gross rather than net density and constrained portions of a site may be counted toward open space requirements. In combination, these policies allow for housing development on sites even when a portion of the site may contain sensitive coastal resources. The City also has procedures for addressing sites subject to coastal hazards such as increased vulnerability to sea level rise and/or coastal flooding. By including adaptation strategies such as raising the finished floor of habitable space, residential development on sites that may be subject to these conditions can still be achieved. 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 or hazards 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 Revised Draft III-6 January 2024
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 singlefamily, 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 recently certified by the Coastal Commission includes two architect-designed ADU building plans specific for Carpinteria, one 400 square feet and the other 480 square feet. These plans are 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.

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
Revised Draft III-7 January 2024
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
An analysis of recent residential development trends indicates that approximately one-third of projects on residentially zoned sites and two-thirds of projects on non-residentially zoned sites allowing residential development were developed at less than the maximum allowed density (see Appendix B, Tables B-2 and B-3.) Developers of residential projects have requested lower densities than the maximum allowed for a variety of reasons including, in some cases, a desire to produce a certain type of unit based on market considerations (e.g., larger, family-sized units in the case of Casa de las Flores, a 43-unit low income apartment project at 4096 Via Real). In some cases, particularly for mixed use projects, parking requirements or height limitations may have been a constraint to accommodating more units on a site. In one case (4819 Carpinteria Avenue), the site has a VC Overlay which restricts residential uses to the second floor and requires visitor-serving commercial uses on the ground floor in the downtown area.

Another project involved the conversion of individual units in an existing commercial condominium unit to residential (1135 Eugenia Place). While the residential density of that development is currently low (16% of maximum density), the City anticipates additional units could be converted from commercial to residential use which would increase the residential density of the existing development.

Due to the number of new state laws promoting higher density housing and the current extreme housing need, there has recently been greater interest from property owners in maximizing the number of units through Density Bonus provisions and the proposed Residential Overlay (see Appendix B and Program 1:

Adequate Site to Accommodate Regional Housing Needs in the Housing Plan). Program 1 also commits the City to amending development standards including parking and height requirements that can be a constraint to achieving the maximum allowed density on sites.

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 homes on a permanent Revised Draft III-8 January 2024
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 III-9 January 2024

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 single-family 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 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 Revised Draft III-10 January 2024
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 treelined 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 III-6, and Development Impact Fees (DIFs) for providing services and facilities such as schools, parks and infrastructure are shown in Table III-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.

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 Revised Draft III-11 January 2024
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 very-low 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 III-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, Map/Text $10,830
Conceptual Plan Review $6,100
Conditional Use Permit $4,900
Development Plan Review $5,700
Tentative Parcel Map Review $6,700
Tentative Tract Map Review $8,100
Final Parcel Map Review $9,600
Final Tract Map 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 III-12 January 2024
Table III-6
Development Impact Fees
Revised Draft III-13 January 2024
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.

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 Revised Draft III-14 January 2024
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.

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 Revised Draft III-15 January 2024
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 highcost 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.

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 8 https://cvwd.net/doc/4371/
Revised Draft III-16 January 2024
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-1 January 2024
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 5th 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 6th 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 ADUs. 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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-2 January 2024
• Mobile home preservation. Mobile homes represent approximately 14% of the City’s housing stock. The City’s Mobile Home Park Closure Ordinance, Mobile Home Rent Stabilization Program, and Mobile Home Rent Stabilization Disclosure Ordinance have ensured that many of these units remain affordable to lower-income 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. Among other things, the committee will assess senior housing needs. The committee is currently exploring potential interim and long-term service models and partnerships.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-3 January 2024
Table A-1
Housing Element Program Evaluation 2015-2022
Program Objective Timeframe Status of Program Implementation

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 Conservation 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 City 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. Inclusionary Housing 10 Inclusionary 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 Inclusionary Housing ordinance, the City had limited 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
period
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-4 January 2024
Program Objective Timeframe Status of Program Implementation

9. Regulatory Concessions and
Incentives
Facilitate construction of
affordable units
commensurate with the
City's needs throughout
the planning period
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
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 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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-5 January 2024
Program Objective Timeframe Status of Program Implementation

17. Single Family Housing Rehabilitation 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 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 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
Program
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix A – Evaluation Revised Draft A-6 January 2024
Table A-2
Progress in Achieving Quantified Objectives 2015-2022
Income Category
New Construction Rehabilitation Conservation
Objective Actual Objective Actual Objective Actual
Extremely-Low 20 2
na
1691
8602
177
860
Very-Low 19 33 1
Low 26 12 6 -
Moderate 34 2 - - - -
Above-Moderate 64 137 - - - -
Total 163 184 9 na - -

1. Section 8 units

2. Mobile homes
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-1 January 2024
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 6th 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 I-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 10 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 parcels listed in Table B-5 (APN 003-210-005, part of Underutilized Site 7) was identified as potential lower-income housing sites in two prior housing elements. It is being counted as moderate-income housing site in 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 Candidate Site 21 could be redeveloped as a mixed use site under the current M-RP zoning with 50% of units moderate-income and 50% above-moderate. No vacant or underutilized sites identified to 1 Government Code § 65583.2(c)(3)(B)
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-2 January 2024
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 B-1
Land Inventory Summary
Income Category Total Very Low Low Mod Above
RHNA 2023-2031 286 132 135 348 901
Completed, Approved & Pending Projects (Table B-3) - 3 - 259 262 Net Remaining RHNA 415 135 89 639
Vacant Sites (Table B-4) - 10 5 15
Underutilized R Overlay Sites (Table B-5) 56 47 - 103
Other Underutilized Sites (Table B-6) - 153 153 306
ADUs 67 7 38 112
Surplus (Shortfall) (292) 82 107 (103)
Source: City of Carpinteria, 2023
a. Completed, Approved, and Pending Projects
Table B-3 shows: (1) residential units completed after June 30, 2022, (2) projects that have received building permits and are under construction, (3) projects that have received all planning approvals but have not yet received final building permits, and (4) pending project currently under planning review. With the exception of three lower income units proposed as part of a pending density bonus project at 4745 Carpinteria Avenue, these units are all assigned to the abovemoderate income category based on anticipated sales price or rent. Ten of the 17 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 91% of their maximum allowed densities. Table B-3 sites with PRD zoning, which allows 100% multi-family residential were/are being developed at an average of 78% of their maximum allowed densities.

Of the 17 projects listed in Table B-3, three have been completed, three are under construction or have building permits issued, one is currently in building permit review, and five have all planning approvals and are pending building permit submittal. With the exception of the senior living facility at 5464 Carpinteria Avenue, these pending projects are 1 to 3 net units in size. Given the small size of the majority of the pending projects, phasing would likely not occur and the current entitlements do not contemplate phasing. Given these five projects’ stages in the entitlement process, all having received any required planning approvals, and the lack of any known barriers to development, the City does not anticipate any drop out of these projects and build out horizons are expected to be well within the planning period. While market conditions can be a barrier to completion of projects even after they have received City planning and/or building permits, none of the applicants for projects listed in Table B-3 have informed the City they intend to delay or abandon their projects.

Five projects identified in Table B-3, totaling 192 units are currently pending planning review.

Three of the projects are residential projects on residentially zoned sites with 1 to 3 net new units each. The two other pending projects are mixed use projects on commercially zoned sites. The project at 6380 Via Real is a revision to a previously approved project for which environmental review was previously conducted. The project at 4745 Carpinteria Avenue is redevelopment of an Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-3 January 2024
equipment yard site with a mixed use density bonus project. There are no known barriers to these projects being approved and constructed within the planning period. b. Vacant Sites
Table B-4 lists vacant parcels without significant environmental constraints where residential development is allowed. There is a limited amount of vacant residentially zoned land in the city.

Ten sites totaling 7.65 acres were identified for the site inventory. All of these sites allow 100% residential use. Sites allowing multi-family development at a density of 10 to 20 units/acre, all of which are zoned PRD, are assigned to the moderate-income 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 B-3), sites allowing 100% multi-family residential uses (i.e., those sites in with PRD zoning) are being developed on average at 78% of the maximum allowed density. The PRD zoned sites in Tables B-3 and B-4 are of similar size, with an average size of

0.21 and 0.24 acres, respectively. For the purposes of calculating realistic development potential of vacant multi-family residential sites, the City conservatively assumed they would be developed at 75% of allowed density. For single-family zoned sites, the analysis assumes one unit per lot.

While there are potential constraints on portions of the vacant sites (e.g., possible environmentally sensitive habitat, easements or flood overlays over portions of the sites), the City calculates allowed density based on gross rather than net acreage and counts areas containing sensitive habitat toward a project’s open space requirements. This allows development to avoid constraints while maximizing density. 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 75% of allowed density assumed in the analysis.
c. Non-Vacant Underutilized Sites
Residentially Zoned Sites
Excluding sites that could accommodate ADUs which are discussed below, the City conservatively has not relied on underutilized residentially zoned sites to accommodate additional housing during the planning period. While not included in the land inventory, there are numerous small residential sites that are zoned to accommodate an additional one to three units. The City anticipates that units developed on these sites would generally be affordable to moderate and above-moderate income households.

Non-Residentially Zoned Sites
Non-residential 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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-4 January 2024
• 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.

The City identified two categories of non-vacant sites, including:
• R Overlay Sites – Non-residentially zoned sites with an R Overlay that allows stand-alone residential development as well as mixed use and non-residential development. • Other Non-Vacant Sites – Non-residentially zoned sites that allow residential as part of mixed use development as well as non-residential development.

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. To identify potentially developable sites that fit either of the above categories of nonvacant sites, the City reviewed development trends on non-residentially zoned properties from 2015 to March 2023 to identify the common characteristics of these sites. (See discussion of development trends below.) Based on the common characteristics, the City developed the following list of site identification criteria to identify potentially developable non-vacant sites:

1. Existing uses 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, or vacant sites;

2. Close proximity to transit, specifically sites are within ¼ mile of a public transportation stop;

3. Close proximity to amenities, specifically sites are within ½ mile of at least two of the following: grocery stores, health care services, schools, recreation, public transportation stop, and/or employment.

4. Lack of known environmental constraints on or adjacent to the site including creeks or other environmentally sensitive habitat, flood or coastal hazards, steep slopes, and fault zones;

5. Property under single ownership and lack of known existing leases or other encumbrances that would prevent development during the planning period; and

6. Property owner expression of interest in residential development.

Each of the sites identified in Tables B-5 (Underutilized Sites) and B-6 (Candidate Opportunity Sites) meet at least three of the criteria listed above. 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 B-6. 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. The similarities between recently developed sites and the non-vacant sites included in Tables B-5 and B-6 provides substantial evidence that the existing uses on these non-vacant sites are likely to be discontinued and do not constitute an impediment to residential development. Detailed Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-5 January 2024
information on how each of the sites meet the identified criteria is included in Figures B-3 and B4.

All identified sites are located in areas designated Moderate Resource on the TCAC/HCD Composite Opportunity Map. 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.

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, 67% 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 61% of the maximum density on average. On sites with the R Overlay, 80% of projects have included residential development.

The land use controls and site improvement requirements that applied to the projects in the development trends analysis also apply to the sites identified in the site inventory. Therefore, applying development trend rates (i.e., percentage of non-residential sites developed with residential and average percent of maximum density) to the sites in the site inventory to determine the number of units that could reasonably be constructed on the sites inherently incorporates land use controls and site improvements into the build out assumptions.

Conversations with local commercial property owners and real estate professionals indicate development trends over the past eight years are expected to continue and increase during the planning period due to changing market conditions that favor residential development as compared to office and commercial development. The City has seen an increase in applications for residential development since the start of the current planning period, including nearly 200 pending residential units. One example of this market trend is illustrated by the Lagunitas project (6380 Via Real (Phase 2), see Table B-3) where the property owner has submitted an application to significantly reduce previously entitled commercial square footage on the property in favor of more multi-family residential units. As discussed in the Candidate Sites for Rezoning section below, property owners have expressed interest in having the R Overlay applied to their nonresidentially zoned sites. Letters from some of these property owners are included in Appendix C.

Trends in the city of Santa Barbara also offer insight into development and redevelopment potential. Similar to Carpinteria, the city of Santa Barbara is largely built out and most new Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-6 January 2024
development occurs on nonvacant sites.2 Santa Barbara’s adoption draft Housing Element, dated October 2023 lists examples of recent redevelopment on nonvacant sites similar to many of the sites included in Carpinteria’s site inventory:

1. Redevelopment of a multi-tenant retail and appliance store into mixed use with 78 units;

2. 89 new units constructed on the site of a former 12 unit motel and office building;

3. Four units constructed behind an existing single-family dwelling;

4. Seven new units with a lot merger and relocation of a potentially historic duplex;

5. Change of use from an existing 1950s mixed-use building to all residential with 22 net new units; and

6. Commercial building being retrofitted with a mixed-use project including 14 units.

Many of the non-vacant sites included in the City’s site inventory (see Tables B-5 and B-6) are similar to the above described recently redeveloped sites in the city of Santa Barbara as well as sites on the City’s development trends list (see Table B-2). Specifically, examples 1 and 2 in the city of Santa Barbara and development along Carpinteria Avenue in the City, including at 4675, 4819, 4285, and 4209 Carpinteria Avenue (see details in Table B-2) are examples of redevelopment of existing underutilized commercial, motel, or office sites with residential or mixed use development. These sites are similar to Underutilized Sites 1, 3, 4, 5, and 6, and Candidate Sites 3, 4, 6, 7, 10, 15, 19, 20, and 21. Examples 3 and 4 in the city of Santa Barbara involve redevelopment or intensification of development on underutilized sites with existing residential development. These are similar to Underutilized Sites 7, 8, 9, 10, and 11 and Candidate Sites 11, 16, and 18. Examples 5 and 6 above involve reuse of existing commercial structures for mixed use or residential development. These are similar to Candidate Sites 12, 13, and 14. An application for conversion of two existing commercial condominium units to residential units on a portion of Candidate Site 13 is currently pending.
2 Due to limited availability of water rights in the past, the city of Goleta has not experienced significant recent redevelopment activities.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-7 January 2024
Table B-2
Projects on Sites with Non-Residential Zoning, 2015 – 2023 Project/Address
Parcel
Size
(acres)
Prior Use
Zoning/
Max Density
(units/acre)
Project Type Status
Project
Density
(units/ac)
Residential
Units
% of
Allowed
Density
Site
Identification
Criteria Met
4285 Carpinteria Ave 0.31 Private tennis
court
CPD/R Overlay
(20)
Residential only Completed 12.9 4 67% 1, 2, 3, 5, 6
4096 Via Real 2.68 Camper Park CPD/R Overlay
(20)
Residential only Completed 16 43 80% 1, 2, 3, 4, 5, 6
5585 Carpinteria Ave 0.97 Motel CPD
(20)
Motel addition Completed n/a 0 n/a n/a
5464 Carpinteria Ave 3.76 Office CPD
(20)
Senior assisted living Completed 20.2 70 100% 1, 2, 3, 5, 6 6380 Via Real (Phase 1) 13.0 Vacant M-RP
(20)
Mixed use Completed 5.6 73 28% 1, 2, 3, 5, 6
4819 Carpinteria Ave 0.22 Gas station CB/VC Overlay
(20)
Mixed use Building Permit
Issued

9.1 2 50% 1, 2, 3, 5, 6
1222 Cravens Ln
(Underutilized Site 1)

1.87 Storage CPD/R Overlay
(20)
Commercial addition Planning Permit
Approved
n/a 0 n/a n/a
5464 Carpinteria Ave 1.81 Parking Lot CPD
(20)
Senior assisted living Planning Permit
Approved

27.6 50 138% 1, 2, 3, 5, 6
4675 Carpinteria Ave 0.11 Vacant CPD
(20)
Mixed use Planning Permit
Approved

18.2 2 100% 1, 2, 3, 4, 5, 6
700 Linden Ave 0.69 Commercial CB
(20)
Commercial adaptive
reuse/addition
Planning Permit
Approved
n/a 0 n/a n/a
6250 Via Real
(Candidate Site 4)

8.47 Storage M-RP
(20)
Commercial addition Planning Permit
Approved
n/a 0 n/a n/a
4253 Carpinteria Ave 0.26 2 SFDs CPD/R Overlay
(20)
Residential only Planning Review
Pending

19.2 5 (3 net) 96% 1, 2, 3, 5, 6
4209 Carpinteria Ave 0.26 Outdoor
Storage/Yard
CPD/R Overlay
(20)
Mixed use Planning Review
Pending

15.4 2 77% 1, 2, 3, 5, 6
6380 Via Real (Phase 2) 8.46 Vacant M-RP
(20)
Mixed use Planning Review
Pending

18.4 159 92% 1, 2, 3, 5, 6
1135 Eugenia Pl
(Ptn of Candidate Site 13)

0.80 Commercial
condos
CPD
(20)
Mixed use (convert
condos to residential)
Planning Review
Pending

2.5 2 16% 2, 3, 4, 6
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-8 January 2024
Project/Address
Parcel
Size
(acres)
Prior Use
Zoning/
Max Density
(units/acre)
Project Type Status
Project
Density
(units/ac)
Residential
Units
% of
Allowed
Density
Site
Identification
Criteria Met
4110 Via Real 2.62 Church CPD/R Overlay
(20)
Hotel Planning Review
Pending
n/a 0 n/a n/a
499 Linden Ave 1.15 Parking Lot CPD
(20)
Hotel Planning Review
Pending
n/a 0 n/a n/a
Source: City of Carpinteria, 2023
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-9 January 2024
Table B-2a
Development Trends on Sites with Non-Residential Zoning, 2015 – 2023 Project Type Number of
Projects
% of Total
Projects
Average % of
Maximum Density
All Projects on Non-Residential Zoned Sites
Residential Only 5 30% 96%
Mixed Use 6 35% 61%
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.

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(g)(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 because the City has established practices for ensuring that properties located in areas subject to coastal hazards such as flooding and sea level rise can be developed consistent with coastal and flood protection policies while achieving maximum allowed densities. (See further analysis in Environmental Constraints section below.) The City also has policies that allow and encourage clustering of development on project sites to avoid impacts to resources or other site constraints. For example, the City calculates allowed density based on gross rather than net acreage and counts areas containing sensitive habitat toward a project’s open space requirements.

This allows development to avoid constraints while maximizing density.

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. The sites with R Overlay zoning developed with residential or mixed uses between 2015 and March 2023 Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-10 January 2024
(Table B-2) and those included in the current site inventory (Table B-5), are of similar size, an average of 1.28 acres for the former and 1.21 acres for the latter. Further, all of the R Overlay sites in the development trends analysis had existing uses and were redeveloped with new residential units. Therefore, based on the development trends for sites with similar characteristics, 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.

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 in size are considered suitable for lower-income units.

All of the sites listed in Table B-5 are larger than one-half acre with allowed densities of 20 units per acre. Some sites include multiple adjacent parcels that individually are less than one-half acre.

Government Code § 65583.2(c)(2)(A) does not define “site” for purposes of the half acre threshold, nor limit the definition of site to one parcel. The City has conservatively assigned all sites smaller than one acre and all individual parcels smaller than one-half acre to the moderate-income category for purposes of the sites inventory analysis. Details on the number of units and affordability levels assumed for each parcel are included in Figure 3.

Other Underutilized Sites (Table B-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 the site identification criteria discussed 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 61% 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. 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 B6 was reduced to 35% of the total potential units for purposes of the RHNA analysis.

All of the sites listed in Table B-6 are cumulatively larger than one-half acre and allow 20 units per acre. While they may be considered suitable for lower-income housing based on the default density provisions of State law, the City has conservatively assigned 50% of the predicted units to the moderate-income category and the remaining 50% 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, Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-11 January 2024
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.

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 (Inclusionary 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. In the six months since the current ADU Ordinance became effective, the City has received 20 ADU building permit applications, of which seven have received building permits to date.

Based on methodology described in HCD’s Site Inventory Guidebook, the City conducted an analysis of regional production of ADUs to estimate the number of ADUs that would be produced in Carpinteria in the current planning period. Given the lack of historic ADU production in the City, the City used estimated ADU production in the city of Santa Barbara to estimate a “base” ADU production rate.

Regional ADU Trends Analysis
City of Santa Barbara
Estimated ADUs in planning period 629
ADUs per capita .007
ADUs per housing unit .016
Trend applied on per capita and per housing unit
basis to Carpinteria for planning period
Approx. 90-100 total or
12 annually
Based on Census 2020 ACS data for population and housing units.

Based on trends in the nearby city of Santa Barbara, the City estimates a “base” ADU production of 12 units per year or 96 units for the planning period. In addition, there is deferred demand for ADU development in Carpinteria as compared to the city of Santa Barbara where State law changes that expanded ADU production went into effect in January 2017. This deferred demand is evidenced by the fact that in the first six months the City’s current ADU regulations have been Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-12 January 2024
in place, the City has received 20 permit applications and has issued seven building permits.

Given the current trend of pending and approved ADUs over the past six months, the City conservatively estimates that in addition to the base ADU production, the annual rate of production in 2023 and 2024 will include an additional 8 units per year. Therefore, estimated ADU projection during the planning period is as follows:
96 base units + 16 deferred demand units = 112 ADUs
ADU regulations are discussed in detail in Section III 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 has also provided two architect-designed ADU building plans specific for Carpinteria: (1) 400 square feet, one-bedroom / one bathroom; and (2) 480 square feet, one bedroom / one bathroom.

These plans are pre-approved by the City’s Plans Examiner and available to residents 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. 3 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 Low Moderate Above
Moderate
17% 43% 6% 34%
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 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 to provide additional opportunities for affordable housing are identified in Table B-6. The candidate sites were identified based on the site identification criteria discussed above. Only sites that met at least three of the six criteria are included in the list. These sites are currently zoned Commercial, Industrial/Research Park, Industrial, and Agriculture and a zoning amendment is proposed to add the 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 3 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527 Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-13 January 2024
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. The City intends to implement Program 1 consistent with the Martinez v.

City of Clovis, other applicable case law and HCD regulations interpreting the requirements of Government Code § 65583.2(h) and (i) to ensure that the City has adequate sites to accommodate the City’s lower-income RHNA allocation. Program 1 includes a commitment to ensure sites rezoned with the R Overlay to accommodate the city’s RHNA shortfall will not retain underlying residential densities lower than 20 units per acre.

Cumulatively, the candidate sites have the potential capacity for over 2,000 new housing units, including 1,932 lower income 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. In addition, the City will continue to work with the Coastal Commission to ensure the rezoning program is implemented consistent with the Coastal Act.

Because the City is entirely within the Coastal Zone, pursuant to the Coastal Act, the Coastal Commission must approve the amendments to the City’s local coastal program before rezones and other zoning code amendments become effective. 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, establish 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 Figures B-2a and B-2b. Details and photos for each candidate site are provided in Figure B-4. f. Infrastructure Capacity
As discussed previously in Section III.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 be adequate to serve projected development during the 2023-2031 planning period for both the city and unincorporated areas.4
4 https://cvwd.net/doc/4371/
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-14 January 2024
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 III.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 in the site inventory 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. For example, the City calculates allowed density based on gross rather than net acreage and counts areas containing sensitive habitat toward a project’s open space requirements. This allows development to avoid constraints while maximizing density. The City also has established practices for ensuring that properties located in areas subject to coastal hazards such as flooding and sea level rise can be developed consistent with coastal and flood protection policies while achieving maximum allowed densities. Recent examples of this include the permitted residences at 4285 Carpinteria Avenue, 4716 Seventh Street, 4675 Carpinteria Avenue, 4818 Dorrance Way and 4610 Fourth Street where projects were designed to ensure finished floors were raised above the base flood elevation. These sites are similar to Underutilized Sites 8 through 11, which are subject to coastal and flood hazards. The recently completed development at 4285 Carpinteria Avenue is immediately adjacent to Underutilized Site 8.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-15 January 2024
Table B-3
Completed, Approved and Pending Projects
Project/Address APN
Parcel
Size
(acres)
Zoning Project Type
Project
Density
(units/ac)
# of Units*
% of Max
Density Status
Anticipate
d
Completio
n Date
Site
Identificati
on Criteria
Met
4285 Carpinteria
Ave
003-212-030 0.31 CPD/
R Overlay
Residential only 12.9 4 67% Completed n/a 1, 2, 3, 5, 6 1335 Vallecito
Place
003-142-032 1.26 7- R-1 Residential only 4.0 5 100% Completed n/a 1, 3, 4, 5, 6 1112 Linden Avenue 004-041-001 0.25 PRD-20 Residential only 16.0 4 (2 net) 80% Completed n/a 1, 2, 3, 4, 5, 6 650 Concha Loma
Dr
003-340-008 0.43 6-R-1 Residential only 2.3 1 100% Under Construction
2023 1, 3, 5, 6
5567 Calle Arena 003-382-014 0.17 6-R-1 Residential only 5.9 1 100% Under Construction
2023 1, 3, 5, 6
4819 Carpinteria
Ave 003-253-008

0.22 CB Mixed use 9.1 2 50% Building
Permits
Issued**
2026 1, 2, 3, 5,6
4716 Seventh Street 003-301-020 0.25 PRD-15 Residential only 12.0 3 (2 net) 100% In Building Permit
Review
2025 1, 3, 5, 6
4675 Carpinteria
Ave
003-242-007 0.11 CPD Mixed use 18.2 2 100% Planning
Permit
Approved
2025 1, 2, 3, 5, 6
4905 Eighth Street 003-311-001 0.19 PRD-20 Residential only 15.8 3 (2 net) 100% Planning Permit
Approved
2025 1, 3, 4, 5, 6
5464 Carpinteria
Ave
001-070-065 &
066

1.81 CPD Senior assisted
living

27.6 50 138% Planning
Permit
Approved
2028 1, 2, 3, 5, 6
4818 Dorrance Way 003-440-013 0.13 PRD-20 Residential only 7.7 1 50% Planning Permit
Approved
2024 1, 3, 5, 6
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-16 January 2024
Project/Address APN
Parcel
Size
(acres)
Zoning Project Type
Project
Density
(units/ac)
# of Units*
% of Max
Density Status
Anticipate
d
Completio
n Date
Site
Identificati
on Criteria
Met
4610 Fourth Street 003-431-005 0.27 PRD-20 Residential only 7.4 2 (1 net) 40% Planning Permit
Approved
2024 1, 3, 5, 6
4775 Seventh Street 003-303-018 0.17 PRD-20 Residential only 17.6 3 (2 net) 100% Planning Review
Pending
2025 1, 3, 4, 5, 6
4253 Carpinteria
Ave***
003-212-029 0.26 CPD/
R Overlay
Residential only 19.2 5 (3 net) 96% Planning
Review
Pending
2026 1, 2, 3, 5, 6
5559 Calle Arena 003-382-012 0.17 6-R-1 Residential only 5.9 1 100% Planning Review
Pending
2025 1, 3, 5, 6
6380 Via Real
(Phase 2)
001-190-097 8.46 M-RP Mixed use 18.4 159 92% Planning
Review
Pending
2028 1, 2, 3, 5, 6
4745 Carpinteria
Ave
003-251-021 0.93 CPD Mixed use 25.8 24 129% Planning
Review
Pending
2027 1, 2, 3, 5, 6
Totals 259 net units 91%****
Source: City of Carpinteria, 2023
*All units assumed to be above-moderate income category except at 4745 Carpinteria Ave 3 lower income units are pending as part of a density bonus project. **Project revisions anticipated to replace 2nd floor office with additional residential units. ***4253 Carpinteria Ave is part of Underutilized Site 8 (see Table B-5). For the purposes of the site inventory analysis, the 5 (3 net) units proposed by the pending project are counted as above-moderate units. No lower-income units are assumed for this parcel in the site inventory. ****Sites zoned to allow multi-family residential and 100% residential development (i.e., PRD zoning) are being developed at 78% of maximum allowed density.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-17 January 2024
Table B-4
Vacant Sites
Address APN Site Size (ac)
GP/
Zoning
Max. Density
(units/acre)
Realistic
Density*
Potential
Units* Constraints/Notes
Moderate-Income Sites
Palm Avenue (no address)
004-047-043 0.16 MDR/
PRD-20 20 15 2
No constraints, Identified as lowerincome site in two prior housing element cycles
Olive Avenue (no address) 003-360-017 0.21 MDR/
PRD-10 10 7.5 1 Possible ESHA onsite
Olive Avenue (no address) 003-360-015 0.41 MDR/
PRD-10 10 7.5 3 Possible ESHA onsite
190 Holly Avenue
003-481-014 0.23 MDR/
PRD-20 20 15 3
Flood control channel on portion of site,
Identified as lower-income site in 5th
housing element cycle
Eighth Street (no address)
003-252-021 0.17 MDR/
PRD-15 15 11 1
Vacant – no constraints, Identified as
moderate-income site in 5th housing
element cycle
Total – Moderate 10
Above-Moderate-Income Sites
745 Oak Avenue 003-332-002 0.20 MDR
6-R-1
7 1 1 No constraints
Sixth Street (no address) 003-325-007 0.49 MDR/
6-R-1
7 1 1 Possible ESHA onsite
447 Concha Loma Drive 003-370-005 4.89 LDR/
20-R-1
2 1 1 Possible ESHA onsite
Flood Hazard Overlay
Concha Loma Drive (no address) 003-370-010 0.78 LDR/
20-R-1
2 1 1 Access easement onsite
4634 Ninth Street 003-242-018 0.11 LDR/
4-R-1
10 1 1 No constraints
Total – Above Moderate 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 75% of allowable density for multi-family parcels and 1 unit per lot for single-family parcels.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-18 January 2024
Table B-5
Underutilized Sites
Site # APN Site Size
(ac)
GP/
Zoning
Existing
Use Max Density
(units/acre) Potential Units* Notes
Site
Identification
Criteria Met
Site 1 004-013-027 1.90 GC/
CPD/R
Self storage; adjacent to
MF 20 30 (29 net) lower
Lower value use
Adjacent to MF
Near transit
1, 2, 4, 5
Site 3 004-013-017 0.80 GC/
CPD/R
Older motel; adjacent to
Site 4 20 12 moderate
Older budget motel
Lot consolidation potential
Near transit
1, 2, 3, 4, 5
Site 4 004-013-015 1.48 VC/
CPD/R
Older multi-tenant
commercial; adjacent to
Sites 3 & 5
20 23 lower
Older buildings
Lower-value use
Lot consolidation potential
Near transit
1, 2, 3, 4, 5
Site 5 004-013-016 1.98 VC/
CPD/R
Older 124-room motel
w/large parking lot;
adjacent to Site 4
20 31 lower
Older budget motel
Large parking lot
Property owner interest in residential
conversion and has reached out to
an affordable housing provider
1, 2, 3, 4, 5, 6
Site 6 004-031-018
004-031-019 0.97 GC/CPD/R
Older tilt-up multi-tenant
commercial/light
industrial; adjacent to MF
20 15 moderate
Lower-value use
Older buildings
Partially vacant
1, 2, 3, 4, 5
Site 7
003-210-001
003-210-002
003-210-003
003-210-005
003-210-006

0.91 GC/
CPD/R/
Older SFR units
w/deferred maintenance 20 14 (6 net) moderate
Older buildings
Deferred maintenance
Adjacent to MF
Near services
1, 3, 4
Site 8
003-212-025
003-212-026
003-212-028
003-212-029
003-212-CA1
003-212-032
003-212-033
003-212-034
003-212-035
003-212-036

1.27 GC/
CPD/R
Older mixed residential &
light industrial w/ deferred
maintenance
20 16 (13 net)
moderate**
Older buildings
Deferred maintenance
1 unimproved parcel
Adjacent to MF
Near services
1, 3, 6
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-19 January 2024
Site # APN Site Size
(ac)
GP/
Zoning
Existing
Use Max Density
(units/acre) Potential Units* Notes
Site
Identification
Criteria Met
Site 9
003-212-038
003-212-039
003-212-017
003-212-018
003-212-019

1.13 GC/
CPD/R
Mixed older residential &
light industrial 20 18 (11 net) moderate
Older buildings
Deferred maintenance
Adjacent to MF
Near services
1, 2, 3
Site 10
003-212-011
003-212-012
003-212-013
003-212-021
003-212-022
003-212-023

0.69 GC/
CPD/R Older residential 20 11 (3 net) moderate
Older buildings
Adjacent to MF
Near services
1, 2, 3
Site 11
003-213-005
003-213-006
003-213-007
003-213-008
003-213-009
003-213-010
003-213-011

0.93 GC/
CPD/R
Older mixed commercial
& residential w/deferred
maintenance
20 14 (10 net) moderate
Older buildings
Deferred maintenance
Adjacent to MF
Near services
1, 2, 3
Site 12 001-170-010
001-170-130 27.53 PUD Agriculture & Driving range
n/a 41 lower***
Pending application for resort
development. Includes 41-unit
lower-income affordable
housing development to be
leased to, and operated by
People’s Self Help Housing.
1, 2, 3, 5, 6
Totals 39.59
124 net lower,
70 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 and individual parcels included in sites that are smaller than one-half acre to the moderate-income category. Based on development trends during the prior planning period, the City also assumed the realistic development potential for sites with the R Overlay would be 80% of the maximum allowed density of 20 units/acre. **Pending project for 5 (3 net) above-moderate units on APN 003-212-029 (see Table B-3); 16 (13 net) potential moderate-income units assumed on remainder of site for purposes of the site inventory analysis. ***Based on project description for submitted Development Plan application. These units are not included in the site inventory.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-20 January 2024
Table B-6
Candidate Opportunity Sites Summary
Site #/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min-Max
Density
Total
Potential
Units with
R Overlay
Potential
Lower-Income
Units with R
Overlay*
Existing Use Current
Mixed Use
Potential
(units)**
Notes &Site
Identification Criteria
Met
Site 1
No Address 001-080-040 4.54 AG, OSR A-10 AG, OSR R Overlay 20-25 90 90 Agriculture No buildings Lot consolidation potential
Near transit & services
Property owner interest
Previously-approved by
City for MFR
(Criteria 1, 3, 5, 6)
001-080-002 8.24 AG A-10 AG R Overlay 20-25 164 164 Agriculture 001-080-030 3.11 AG A-10 AG R Overlay 20-25 62 62 Agriculture Subtotal 15.81 316 316 0
Site 2
5800 Via Real 001-080-041 14.09*** AG A-10 AG R Overlay 20-25 200 200 Agriculture Low value buildings Lot consolidation potential
Near transit & services
Previously-approved by
City for MFR
(Criteria 1, 3, 5, 6)
001-080-035 2.11 AG A-10 AG R Overlay 20-25 42 42 Agriculture Subtotal 16.74 242 242 0
Site 3
1000 Bega Way 001-180-006 4.46 RDI M-RP RDI R Overlay 20-25 89 89 Industrial Research
Lot consolidation potential
Near transit & MF
(Criteria 2, 4, 5) 1010 Bega Way 001-180-041 4.47 RDI M-RP RDI R Overlay 20-25 89 89 Industrial Research
Subtotal 9.68 178
(175 net)
178
(175 net)
118
(115 net)
Site 4
6250 Via Real 001-180-064 2.05 RDI M-RP RDI R Overlay 20-25 41 41 Storage Older, lower-value buildings
Lot consolidation potential
Near transit & MF
(Criteria 1, 2, 4, 5)
6250 Via Real 001-180-065 2.14 RDI M-RP RDI R Overlay 20-25 42 42 Storage 6250 Via Real 001-180-066 2.14 RDI M-RP RDI R Overlay 20-25 42 42 Storage 6250 Via Real 001-180-067 2.14 RDI M-RP RDI R Overlay 20-25 42 42 Storage Subtotal 8.47 167
(166 net)
167
(166 net)
103
(102 net)
Site 6
6385 Cindy Lane 001-190-025 4 RDI M-RP RDI R Overlay 20-25 80 80 Industrial Research
Vacant buildings
Older, lower-value
buildings
Near transit
1005 Mark Avenue 001-190-068 1.69 RDI M-RP RDI R Overlay 20-25 33 33 Industrial Research
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-21 January 2024
Site #/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min-Max
Density
Total
Potential
Units with
R Overlay
Potential
Lower-Income
Units with R
Overlay*
Existing Use Current
Mixed Use
Potential
(units)**
Notes &Site
Identification Criteria
Met
6388 Rose Lane 001-190-073 1.01 RDI M-RP RDI R Overlay 20-25 20 20 Industrial Research
Lot consolidation potential
(Criteria 1, 2, 4)
1013 Mark Avenue 001-190-084 1.24 RDI M-RP RDI R Overlay 20-25 24 24 Industrial Research
6382 Rose Lane 001-190-086 2.67 RDI M-RP RDI R Overlay 20-25 53 53 Industrial Research
Subtotal 10.58 210 210 129
Site 7
6390 Cindy Lane 001-190-023 2.25 RDI M-RP RDI R Overlay 20-25 45 45 Industrial Research
Vacant buildings
Older, lower-value
buildings
Near transit
Lot consolidation potential
(Criteria 1, 2, 4)
6392 Via Real 001-190-091 1.25 RDI M-RP RDI R Overlay 20-25 25 25 Industrial Research
001-190-092 1 RDI M-RP RDI R Overlay 20-25 20 20 Industrial Research
001-190-093 1 RDI M-RP RDI R Overlay 20-25 20 20 Industrial Research
Subtotal 5.51 110 110 67
Site 8
1000 Mark Ave 001-190-099 1.28 RDI M-RP RDI R Overlay 20-25 25 25 Industrial Research
Older buildings
Near transit
Under-utilized parking lot
Lot consolidation potential
(Criteria 1, 2, 4, 5)
001-190-100 1 RDI M-RP RDI R Overlay 20-25 20 20 Industrial Research
6402 Cindy Lane 001-190-101 1.23 RDI M-RP RDI R Overlay 20-25 24 24 Industrial Research
001-430-011 6.51 RDI M-RP RDI R Overlay 20-25 130 130 Industrial Research
Subtotal 10.02 199 199 122
Site 9
001-430-008 4.49 RDI M-RP RDI R Overlay 20-25 89 89 Vacant No buildings Near transit
(Criteria 1, 2, 5)
Subtotal 4.49 89 89 55
Site 10
5320 Carpinteria
Ave
001-070-058 1.08 GC CPD GC R Overlay 20-25 21 21 Commercial Older buildings Vacant space
Near transit & services
Adjacent to MF
(Criteria 1, 2, 3, 4, 5)
Subtotal 1.08 21 21 13
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-22 January 2024
Site #/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min-Max
Density
Total
Potential
Units with
R Overlay
Potential
Lower-Income
Units with R
Overlay*
Existing Use Current
Mixed Use
Potential
(units)**
Notes &Site
Identification Criteria
Met
Site 11
003-280-005 0.03 GC CPD GC R Overlay 20-25 0 0 Vacant Older buildings Vacant parcel
Lot consolidation potential
Near transit & services
Adjacent to MF
Development interest
(Criteria 1, 2, 3, 5)
5437 Carpinteria
Ave
003-280-017 1.95 GC CPD GC R Overlay 20-25 39 39 Residential Apartments
Subtotal 1.98 39
(25 net)
39 (25 net)
24 (10 net)
Site 12
1160 Eugenia Pl 003-162-009 1.93 GC CPD GC R Overlay 20-25 38 38 Commercial Older buildings Vacant buildings
Lot consolidation potential
Near transit & services
Adjacent to residential
Development interest
(Criteria 1, 2, 3)
1145 Eugenia Pl 003-162-011 1.59 GC CPD GC R Overlay 20-25 31 31 Commercial 1155 Eugenia Pl 003-162-012 1.15 GC CPD GC R Overlay 20-25 23 23 Commercial Subtotal 4.66 92 92 57
Site 13
1101 & 1135
Eugenia Pl
003-870-CA1 0.80 GC CPD GC R Overlay 20-25 16 16 Commercial condos
Older buildings
Near transit & services
Interest in residential use
(Criteria 1, 2, 3, 4)
Subtotal 0.80 16 16 10
Site 14
003-860-CA1 1 GC CPD GC R Overlay 20-25 20 20 Commercial condos
Older buildings with
vacancies
Near transit & services
(Criteria 1, 2, 3, 4) 1065 Eugenia Pl 004-041-011 0.16 GC CPD GC R Overlay 20-25 3 0 Commercial 1056 Eugenia Pl 004-041-012 0.25 GC CPD GC R Overlay 20-25 5 0 Commercial 1090 Eugenia Pl 004-041-015 0.47 GC CPD GC R Overlay 20-25 9 0 Commercial Subtotal 1.88 37
(35 net)
20 (19 net)
23 (21 net)
Site 15
4602 Carpinteria
Ave
004-039-002 0.40 GC CPD GC R Overlay 20-25 8 0 Commercial Lower-value buildings Parcels for sale
Lot consolidation potential
Development interest
Near transit & services
(Criteria 1, 2, 3, 6)
4610 Carpinteria
Ave
004-039-009 1.14 GC CPD GC R Overlay 20-25 22 22 Commercial 4620 Carpinteria
Ave
004-039-010 0.91 GC CPD GC R Overlay 20-25 18 18 Commercial Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-23 January 2024
Site #/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min-Max
Density
Total
Potential
Units with
R Overlay
Potential
Lower-Income
Units with R
Overlay*
Existing Use Current
Mixed Use
Potential
(units)**
Notes &Site
Identification Criteria
Met
Subtotal 2.45 48 40 30
Site 16
4621 Carpinteria
Ave
003-242-002 0.22 GC CPD GC R Overlay 20-25 4 0 Commercial &
Manufacturin
g
Older low-value buildings
Near transit & services
Parcel for sale
(Criteria 1, 2, 3)
4631 Carpinteria
Ave
003-242-003 0.33 GC CPD GC R Overlay 20-25 6 0 Commercial & Residential
4643 Carpinteria
Ave
003-242-026 0.11 GC CPD GC R Overlay 20-25 2 0 ResidentialSFD Subtotal 0.67 12
(9 net)
0 (0 net)
8 (5 net)
Site 18
003-151-017 0.16 GC CPD GC R Overlay 20-25 3 0 Vacant & Residential
Lot consolidation potential
Older low-value buildings
Near transit & services
Development interest
(Criteria 1, 2, 3, 5, 6)
1095 Holly Avenue 003-151-018 0.20 GC CPD GC R Overlay 20-25 4 0 ResidentialSFD 4760 Carpinteria
Ave
004-039-007 1.10 GC CPD GC R Overlay 20-25 22 22 Commercial Subtotal 1.47 29
(28 net)
22 (22 net)
18 (17 net)
Site 19
5201 Sixth Street 004-105-010 2.35 GI M GI R Overlay 20-25 47 47 Industrial Lot consolidation potential Older low-value buildings
Pending vacancy
Near transit & services
(Criteria 1, 2, 3, 4, 5)
546 Walnut Street 004-105-006 0.94 GC CPD GC R Overlay 20-25 18 18 Commercial Subtotal 3.29 65 65 40
Site 20
592 Palm Avenue 003-360-012 0.19 GC CPD GC R Overlay 20-25 3 0 Commercial Lot consolidation potential Older low-value buildings
Near transit & services
Adjacent to MF
(Criteria 1, 2, 3)
586 Palm Avenue 003-360-013 0.23 GC CPD GC R Overlay 20-25 4 0 Commercial 510 Palm Avenue 003-360-016 0.35 GC CPD GC R Overlay 20-25 7 0 Commercial Subtotal 0.77 14
(11 net)
0 (0 net)
9 (6 net)
Site 21
6155 Carpinteria
Ave
001-180-040 2.94 RDI M-RP RDI R Overlay 20-25 58 58 Industrial Older low value building Vacant parcel
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-24 January 2024
Site #/
Address
APN Site Size
(ac)
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning
Min-Max
Density
Total
Potential
Units with
R Overlay
Potential
Lower-Income
Units with R
Overlay*
Existing Use Current
Mixed Use
Potential
(units)**
Notes &Site
Identification Criteria
Met
6175 Carpinteria
Ave
001-180-032 3.37 RDI M-RP RDI R Overlay 20-25 67 67 Vacant Pending vacant building Near transit
Development interest
(Criteria 1, 2, 5, 6)
Subtotal 6.31 125 125 78
TOTALS 116.04 2,090
(2,063net)
1,951
(1,932 net)
903
(876 net)
Source: City of Carpinteria, 2023
*All parcels over one-half acre are assumed 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 61% of maximum allowed density based on recent trends for development on sites with non-residential zoning. See Table B-2a and discussion in Section c. Non-Vacant Underutilized Sites. ***For the purposes of the site inventory analysis, pursuant to the definition of “site” in Government Code Section 65583.2(c)(1)(B), a 10 acre portion of the 14.09 acre parcel is a candidate for rezoning with the R Overlay to accommodate lower income housing. The 10 acre site can be assumed to accommodate 200 lower income units based on minimum density of 20 units/acre with R overlay.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-25 January 2024
Figure B-1a
Underutilized Sites Map
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-26 January 2024
Figure B-1b
Underutilized Sites Map
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-27 January 2024
Figure B-2a
Candidate Opportunity Sites Map
Site Moved to
Pending Projects List
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-28 January 2024
Figure B-2b
Candidate Opportunity Sites Map
Site Moved to
Pending Projects List
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-29 January 2024
Figure B-3
Underutilized Sites Details
Underutilized Site 1 – 1222 Cravens Lane
Source: Google Earth
Site Suitability
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
Site Overview
Size: 1.90 ac
Potential Units: 30 (29 net)
Income Target: Lower Income
Existing Use: Self-storage
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-30 January 2024
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 (I/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. 30 units @ 80% of max density
(29 net)
Site Constraints:
• Adjacency to U.S. Highway 1011
Owner Interest:
• Unknown at this time
1 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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-31 January 2024
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 30 (29 net)
Source: Santa Barbara County ArcGIS
Looking northeast from Via Real & Cravens Lane Source: Google Earth Looking northwest from Vial Real Source: Google Earth
004-013-027
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-32 January 2024
Underutilized Site 2 – Intentionally omitted
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-33 January 2024
Underutilized Site 3 – 4160 Via Real
Source: Google Earth
Site Suitability
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
Existing Use:
• Motel
• 2-story 52-room building built in 1960s
• Improvement to Land Value (I/L) Ratio: 2.7
Site Overview
Size: 0.80 ac
Potential Units: 12
Income Target: Moderate Income
Existing Use: Motel
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-34 January 2024
2 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.

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 @ 80% of max density
Site Constraints:
• Adjacency to U.S. Highway 1012
Owner Interest:
• Unknown at this time
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-35 January 2024
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
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
004-013-017
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-36 January 2024
Underutilized Site 4 – 4180 Via Real
Source: Google Earth
Site Suitability
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
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 (I/L) Ratio: 1.29
Site Overview
Size: 1.48 ac
Potential Units: 23
Income Target: Lower Income
Existing Use: Commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-37 January 2024
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. 23 units @ 80% of max density
Site Constraints:
• Adjacency to U.S. Highway 1013
Owner Interest:
• Unknown at this time
• Partially vacant / listed for lease
3 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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-38 January 2024
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 23
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
004-013-015
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-39 January 2024
Underutilized Site 5 – 4200 Via Real
Source: Google Earth
Site Suitability
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
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 (I/L) Ratio: 1.23
Site Overview
Size: 1.98 ac
Potential Units: 31
Income Target: Lower Income
Existing Use: Motel
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-40 January 2024
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; however, for the purposes of the site
inventory analysis, build out of approx. 31 units at
80% of max density was assumed
Site Constraints:
• Adjacency to U.S. Highway 1014
Owner Interest:
• Owner has expressed interest in redevelopment or
conversion for affordable housing
• Owner has contacted affordable housing provider
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-41 January 2024
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
Source: Santa Barbara County ArcGIS
Looking north from Via Real Source: Google Earth
004-013-016
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-42 January 2024
Underutilized Site 6 – 4188 Carpinteria Avenue
Source: Google Earth
Site Suitability
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
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 (I/L) Ratio:
o 004-031-018: 1.28
o 004-031-019: 0.24
Site Overview
Size: 0.97 ac
Potential Units: 15
Income Target: Moderate Income
Existing Use: Commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-43 January 2024
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. 15 units @ 80% of max density
Site Constraints:
• Adjacency to U.S. Highway 1015
Owner Interest:
• Unknown at this time
• Partially vacant / listed for lease
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-44 January 2024
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 13 2
Source: Santa Barbara County ArcGIS
Looking west from Carpinteria Avenue from east
side of site
Source: Google Earth
Looking east from Carpinteria Avenue from west
side of site
Source: Google Earth
004-031-018
004-031-019
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-45 January 2024
Underutilized Site 7 – 1023, 1035, 1041 & 1043 Plum Street Source: Google Earth
Site Suitability
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
Site Overview
Size: 0.91 ac
Potential Units: 14 (6 net)
Income Target: Moderate Income
Existing Use: Single-family
residential & vacant
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-46 January 2024
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. 14 units (6 net) @ 80% of max
density
Site Constraints:
• Adjacency to U.S. Highway 1016
Owner Interest:
• Unknown at this time
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-47 January 2024
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
Plan

GC GC GC GC GC
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 3 (2 net) 2 (0 net) 4 (2 net) 2 (2 net) 3 (0 net) Source: Santa Barbara County ArcGIS
Looking southwest from north end of Plum
Street
Source: Google Earth
Looking northwest from Carpinteria Avenue &
Plum Street
Source: Google Earth
All APNs 003-210-xxx
-002
-003
-006
-005
-001
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-48 January 2024
Underutilized Site 8 – 4209, 4213, 4237, 4241 & 4253 Carpinteria Avenue Source: Google Earth
Site Suitability
Site Details:
• 1.27 acres
• 5 parcels under separate ownership
o Parcels 003-212-025, -026, -029 & CA1 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
Site Overview
Size: 1.27 ac
Potential Units: 21 (16 net)
Income Target: 13 net Moderate & 3
net Above-Moderate
Income
Existing Use: Residential & Light
industrial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-49 January 2024
Existing Use:
• Single & Multi-family Residential, & Industrial / Commercial o 003-212-025: Industrial / Outdoor storage; no
permanent structures
§ Pending application for 4 units and commercial
space
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 Pending project to replace 2 existing SFDs with 5 new residential units, assumed to be above-moderate units
in site inventory analysis003-212-CA1: 5 commercial /
industrial condominium units; 1-story concrete tilt-up
warehouses, 720 sq. ft. ea. built in 1988.
• Improvement to Land Value (I/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-CA1: 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. 20 units (15 net) @ 80% of max density Site Constraints:
• 20’ sewer easement along rear of property
• Subject to coastal hazards per City‘s Sea Level Rise Vulnerability Assessment and Adaptation Project
Owner Interest:
• Owner support for residential infill
• Pending multi-family residential and mixed-use commercial / residential applications on multiple lots
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-50 January 2024
Site Details
Address 4209 Carpinteria
Ave
4213 Carpinteria
Ave
4241 Carpinteria
Ave
4253 Carpinteria
Ave
4237 Carpinteria
Ave
APN 003-212-025 003-212-026 003-212-028 003-212-029 003-212-CA1 Site Size (ac) 0.26 0.24 0.26 0.26 0.25
Existing Use Industrial/
Outdoor storage
SFD 2-Unit
Apartment
2 SFDs Commercial
condos &
warehouse
Current General
Plan

GC GC GC GC GC
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 4 (3 net) 4 (2 net) 5 (3 net)* 4
*Pending project for 5 above-moderate units at 4253 Carpinteria Avenue (see Table B-3).

Source: Santa Barbara County ArcGIS
Looking northeast from Estero Way Source: Google Earth
Looking southwest from Carpinteria Avenue Source: Google Earth All APNs 003-212-xxx
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-51 January 2024
Underutilized Site 9 – 4311, 4315, 4327, 4337 & 4351 Carpinteria Avenue Source: Google Earth
Site Suitability
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
Site Overview
Size: 1.13 ac
Potential Units: 18 (11 net)
Income Target: Moderate Income
Existing Use: Residential &
Commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-52 January 2024
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. 18 units (11 net) @ 8% of max
density
Site Constraints:
• 20’ sewer easement along rear of property
• Subject to coastal hazards per City‘s Sea Level Rise
Vulnerability Assessment and Adaptation Project
Owner Interest: Unknown at this time
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-53 January 2024
Site Details
Address 4311 Carpinteria
Ave
4315 Carpinteria
Ave
4327 Carpinteria
Ave
4337 Carpinteria
Ave
4351 Carpinteria
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
Apartment
(2 units)
2 SFDs Commercial,
Residential
Apartment
(1 unit)
SFD
Current General
Plan

GC GC GC GC GC
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) 5 (3 net) 5 (4 net) 4 (3 net) Looking southwest from Carpinteria Avenue Source: Google Earth Source: Santa Barbara County ArcGIS Looking southeast from Carpinteria Avenue Source: Google Earth -038 -039
-017
-018
-019
All APNs 003-212-xxx
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-54 January 2024
Underutilized Site 10 – 4371, 4383 & 4399 Carpinteria Avenue & 917, 935 & 945 Pear Street
Source: Google Earth
Site Suitability
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
Site Overview
Size: 0.69 ac
Potential Units: 11 (3 net)
Income Target: Moderate Income
Existing Use: Residential
Owner Interest: Unknown
Included in Prior
Housing
Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-55 January 2024
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 (I/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. 11 units (3 net) @ 80% of max
density
Site Constraints:
• 20’ sewer easement along rear of property
• Subject to coastal hazards per City‘s Sea Level Rise
Vulnerability Assessment and Adaptation Project
Owner Interest: Unknown at this time
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-56 January 2024
Site Details
Address 945 Pear St 935 Pear St 917 Pear St 4371
Carpinteria
Ave
4383
Carpinteria
Ave
4399
Carpinteria
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
Apartments
2-Units
Apartment

SFD SFD SFD SFD
Current General
Plan

GC GC GC GC GC GC
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) 2 (1 net) 1 (0 net) 1 (0 net) Source: Santa Barbara County ArcGIS
Looking northwest from south end of Pear
Street
Source: Google Earth
Looking southwest from Carpinteria Avenue &
Pear Street
Source: Google Earth
-011
-013
-012
-022
-023
All APNs 003-212-xxx
-021
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-57 January 2024
Underutilized Site 11 – 4401, 4415, 4425 & 4427 Carpinteria Avenue & 910, 934 & 948 Pear Street
Source: Google Earth
Site Suitability
Site Details:
• 0.93 acres
• 7 parcels under separate ownership
o Parcels 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
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
Site Overview
Size: 0.93 ac
Potential Units: 14 (10 net)
Income Target: Moderate Income
Existing Use: Residential &
commercial
Owner Interest: Unknown
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-58 January 2024
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:
o 003-213-005: 5.25
o 003-213-006: 0.14
o 003-213-007: 0.23
o 003-213-008: 1.33
o 003-213-009: 8.01
o 003-213-010: 0.09
o 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. 14 units (10 net) @ 80% of max
density
Site Constraints:
• 20’ sewer easement along rear of property
• Subject to coastal hazards per City‘s Sea Level Rise
Vulnerability Assessment and Adaptation Project
Owner Interest: Unknown at this time
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-59 January 2024
Site Details
Address 4427
Carpinteria
Ave
910 Pear St 934 Pear St 948 Pear St 4401
Carpinteria
Ave
4415
Carpinteria
Ave
4425
Carpinteria
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
(ac)

0.17 0.14 0.11 0.12 0.12 0.12 0.14
Existing
Use
SFD SFD SFD Vacant Restaurant Commercial
office
SFD
Current
General
Plan

GC GC GC GC GC GC GC
Current
Zoning

CPD/R 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 20 du/ac Potential
Units
3 (2 net) 2 (1 net) 2 (1 net) 2 2 1 2 (1 net)
Source: Santa Barbara County ArcGIS
Looking southwest from Carpinteria Avenue Source: Google Earth Looking southeast from Carpinteria Avenue &
Pear Street
Source: Google Earth
-011
-010
-005
-008
-006
-009 -007
All APNs 003-213-xxx
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-60 January 2024
Underutilized Site 12 – 5885 & 5669 Carpinteria Avenue
Source: Google Earth
Site Suitability
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
Site Overview
Size: 27.53 ac
Potential Units: 41
Income Target: Lower Income
Existing Use: Golf range,
agricultural fields
Owner Interest: Yes, application filed
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-61 January 2024
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 (I/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)
• Portion of site subject to coastal hazards per City‘s Sea Level Rise Vulnerability Assessment and Adaptation Project Owner Interest:
• Owner written support for hospitality / residential mixeduse 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 (+1 manager’s unit); mix of 1, 2, & 3-
bedroom units
o Rentals restricted to households making 30% to
60% of AMI
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-62 January 2024
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
Source: Santa Barbara County ArcGIS
Looking southeast from Carpinteria Avenue Source: Google Earth Looking southwest from Carpinteria Avenue Source: Google Earth 001-170-013
001-170-010
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-63 January 2024
Figure B-4
Candidate Sites Details
Candidate Site 1 – Via Real
Source: Google Earth
Site Suitability
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
Existing Use:
• Avocado farm
• No structures on site
• Improvement to Land Value (I/L) Ratio:
o 001-080-040: 0.08
Site Overview
Size: 15.81 ac
Potential Units: 316
Income Target: Lower Income
Existing Use: Agriculture
Owner Interest: Yes
Included in Prior
Housing Element
Cycle:

No
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-64 January 2024
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. 50-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 1017
• Parcels 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
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.

Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-65 January 2024
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
Plan

AG, OSR AG AG
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
Source: Santa Barbara County ArcGIS
Site 1 looking west from Via Real Source: Google Earth
001-080-040
001-080-030
001-080-002
Carpinteria 2023-2031 Housing Element Technical Report Appendix B – Residential Land Inventory Revised Draft B-66 January 2024
Candidate Site 2 – 5800 Via Real
Source: Google Earth
Site Suitability
Site Details:
• 16.74 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
Existing Use:
• Container plant nursery
• 4,000 square foot packing house (age unknown) & misc. temporary hoop houses
• Improvement to Land Value (I/L) Ratio:
o 001-080-041: 0.18
o 001-080-035: 0
Existing Zoning & Potential Buildout:
• Agriculture (AG-10)
Site Overview
Size: 16.74 ac
Potential Units: 242
Income Target: Lower Income
Existing Use: Agriculture
Owner Interest: Yes
Included in Prior
Housing Element
Cycle: