Table of Contents
2022-4-18 Regular Meeting Agenda.pdf
Item 1 -Regional Decarbonization Framework_FINAL.pdf
Item 2 -Memo from SAC Electrification Ordinance Proposal_FINAL.pdf Item 3 - Minutes 4-4-2022.pdf
Item 4 - List of Demands.pdf
Item 6 - Task Orders for Planning Studies.pdf
Item 7 - Reopening Plan- Agenda Report.pdf
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Del Mar City Council Meeting Agenda
VIA TELECONFERENCE ONLY
1050 Camino del Mar, Del Mar, California
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us Civility Works: The Del Mar Code of Civil Discourse: Together we will promote inclusion; listen to understand; show respect; be clear and fair; and focus on the issue.
Remote Regular Meeting
VIA TELECONFERENCE ONLY
Monday, April 18, 2022 at 4:30 PM
In the interest of public health, and consistent with the provisions of Assembly Bill 361 (AB 361) and related resolutions adopted by the Del Mar City Council, the City of Del Mar is temporarily taking actions to mitigate the COVID-19 pandemic by holding City Council Meetings electronically or by teleconference. This is not an in-person meeting.
Public Participation/Comment
Members of the public can participate in the meeting by either submitting a written red dot comment via email to
[email protected] or by speaking live using the Zoom link and/or dial-in information provided below. The deadline to submit written comments is 12 p.m. on the day of the meeting and the subject line of your email should clearly state the agenda item you are commenting on. Those wishing to comment live should join the Zoom meeting when the item(s) they wish to speak on is announced or at the meeting start time for items not on the agenda.
Zoom Link: https://us02web.zoom.us/j/84790910014
Phone: (669) 900-6833
Meeting ID: 847 9091 0014
While registration is not required, staff recommends members of the public submit an optional tele-comment request form (www.delmar.ca.us/telecomment) to assist with speaker
management during the meeting. For more information please visit: www.delmar.ca.us/publiccomment.
Viewing the Meeting and Access to Agenda Materials
Members of the public can watch the meeting live on the City’s website at: http://delmar.12milesout.com/Video/Live and on Cable TV Spectrum Ch. 24, AT&T Ch. 99 starting at 4:30 PM.
Agenda materials and communications from the public on agenda items, “Red Dots”, are available on the City’s website: http://www.delmar.ca.us/AgendaCenter and a hard copy of the agenda materials are available at the Del Mar Library during their business hours.
Special Needs: In compliance with the Americans with Disabilities Act, if you need special assistance to participate remotely in this meeting, please contact the Administrative Services Department via email at [email protected] or by calling (858) 755-9313, preferably at least 48 hours in advance of the meeting if possible.
Dwight Worden
Mayor
Tracy Martinez
Deputy Mayor
Dave Druker
Council Member
Terry Gaasterland
Council Member
Dan Quirk
Council Member
Ashley Jones
City Manager
Leslie E. Devaney
City Attorney
Sarah Krietor
Acting City Clerk
Del Mar City Council Regular Meeting April 18, 2022
Agenda Page 2
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us I. CALL TO ORDER/ROLL CALL
II. CITY ATTORNEY CLOSED SESSION REPORT
III. PLEDGE OF ALLEGIANCE
IV. PUBLIC ORAL COMMUNICATIONS
Public oral communications will take place shortly after the start of the meeting. Those wishing to comment on any matter not on the agenda may join the meeting at 4:30 PM using the Zoom link and dial-in information: https://us02web.zoom.us/j/84790910014; Phone: (669) 900-6833; Meeting ID: 847 9091 0014.
V. CITY COUNCIL COMMENTS
VI. COMMUNITY ANNOUNCEMENTS
VII. CITY MANAGER’S REPORT
VIII. PRESENTATIONS
1. Presentation by the County of San Diego Regarding the Draft Regional Decarbonization Framework
Recommended Action: Staff recommends that the City Council receive a presentation from County of San Diego staff regarding the County’s draft Regional Decarbonization Framework.
Reference: Clerk’s File No. 1403-4
2. Building Electrification Presentation by the Sustainability Advisory Committee (SAC) and Proposal for Adoption of an All-Electric Reach Code Ordinance for New Construction and Major Remodels
Recommended Action: Staff recommends that the City Council receive a presentation from the Sustainability Advisory Committee Electrification Subcommittee.
Reference: Clerk’s File No. 401-4, 401-5, 401-9
IX. CONSENT CALENDAR
All items listed on the Consent Calendar are considered to be routine and will be acted upon with one motion. There will be no separate discussion of these items unless a member of the City Council, staff, or the public so requests, in which event, the item will be considered separately.
Del Mar City Council Regular Meeting April 18, 2022
Agenda Page 3
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us
3. Approval of Minutes: April 4, 2022 Regular and Special Meeting Recommended Action: Approve Minutes.
Reference: Clerk’s Minutes Book
4. Ratification of List of Demands, dated April 18, 2022 Recommended Action: Ratify the List of Demands.
Reference: Clerk’s File No. 201-3
5. Waiver of Reading of Ordinances on Agenda
Recommended Action: Waive Reading of Ordinances.
Reference: Clerk’s File No. 401-4
6. Approval of Various Phase I/II Planning Studies to Implement the City’s Housing Element
Recommended Action: Staff recommends that the City Council approve task order agreements and/or amendments with Keyser Marston Associates (KMA) and Stephen Dalton Architects (SDA) pertaining to the 6th Cycle Housing Element Housing Acceleration Program Grant (HAP Grant) agreement as follows, and authorize the City Manager to execute the documents:
1) Approve the Amended Task Order Agreement 2021-1 between the City and KMA to clarify the three scenarios and analysis underway covered by the existing agreement applicable to Phase I feasibility assessments for potential affordable housing on publicly owned sites (Attachment A). 2) Approve Task Order Agreement 2022-1 (Attachment B) with KMA for preparation of supplemental financial analysis adding four site scenarios to the Phase I analysis underway (supplemental Phase I work using HAP Grant funds - completion no later than July 31, 2022).
3) The City has an existing agreement with SDA for Phase I architectural/ zoning studies (Attachment C). Approve Task Order Agreement 2022-1 (Attachment D) with SDA for supplemental architectural work including the preparation of additional exhibits to represent the vision for production of affordable housing on publicly owned sites and demonstrate suitability of the Fairgrounds site to support housing for low income households (supplemental Phase I work using HAP Grant funds - completion no later than July 31, 2022).
Del Mar City Council Regular Meeting April 18, 2022
Agenda Page 4
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us 4) Approve Task Order Agreement 2022-2 (Attachment E) with SDA for preparation of a zoning assessment and architectural concepts for Phase II feasibility studies to facilitate development of incentives for production of deed-restricted lower income units on privately-owned properties (Phase II work using HAP Grant funds - completion no later than November 30, 2022).
5) Approve Task Order Agreement 2022-2 (Attachment F) with KMA for preparation of Phase II feasibility studies and financial analysis to facilitate development of incentives for production of deed-restricted lower income ADUs and lower income units within multiple dwelling unit development on privately-owned properties (Phase II work using HAP Grant funds - completion no later than November 30, 2022).
Reference: Clerk’s File No. 304-7
X. COUNCIL MEETING RECESS
XI. CITY COUNCIL OTHER BUSINESS
7. Update on City Phased COVID-19 Safe Reopening Plan
Recommended Action: Staff recommends that the City Council receive an update on the COVID-19 Safe Reopening Plan and provide feedback on the planned transition to Phase 2 of the Reopening Plan which is planned for June 1, 2022, including transitioning to in-person meetings beginning with the June 6, 2022, City Council meeting.
Reference: Clerk’s File No. 1104-3
XII. REGIONAL ORGANIZATION REPORTS
A Councilmember assigned as a liaison to a regional organization may make a written or oral report. State law precludes the Council from commenting on, discussing, or acting on a report unless the item of business within the report is described in the agenda.
A. 22nd District Agricultural Association Community Relations Committee (Gaasterland/Martinez)
B. Clean Energy Alliance JPA (CEA) Board of Directors (Druker/Worden) C. CSA-17 Ambulance District Advisory Board (Martinez/Druker) D. Fire Governance Board, Solana Beach/Del Mar/Encinitas (Druker/Martinez) E. League of California Cities – San Diego Chapter (Worden/Martinez) F. North County Transit District (NCTD) (Quirk/Gaasterland/Druker) G. Regional Solid Waste Association (Worden/Quirk)
H. San Diego Association of Governments Board (SANDAG)
(Gaasterland/Druker/Quirk)
I. SANDAG Borders Committee (Druker)
J. SANDAG Regional Planning Committee (Gaasterland)
Del Mar City Council Regular Meeting April 18, 2022
Agenda Page 5
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us K. SANDAG Shoreline Preservation Working Group (Worden/Gaasterland) L. San Diego Metropolitan Wastewater JPA Advisory Committee to San Diego (Quirk/Bride)
M. San Dieguito River Valley Regional Open Space Park JPA –Executive Committee (Worden/Quirk)
N. Other Regional Organization Reports
XIII. COUNCIL COMMITTEES/SUBCOMMITTEES/COMMUNITY ORG REPORTS A Councilmember assigned as a liaison to a City Committee, Council Subcommittee OR Community Organization may make a written or oral report. State law precludes the Council from commenting on, discussing, or acting on a report, unless the item of business within the report is described in this agenda.
A. Ad-Hoc Referendum Subcommittee (Gaasterland/Druker)
B. Arts Advisory Committee (Druker/Worden)
C. Clean Water Rate Project (Druker, Quirk)
D. Del Mar Community Connections (Martinez/Quirk)
E. Del Mar Village Association (Druker/Quirk)
F. Finance Committee (Gaasterland/Quirk)
G. Housing Subcommittee (Gaasterland/Martinez)
H. Human Resources Subcommittee (Druker/Worden)
I. Legislative Subcommittee (Gaasterland/Druker)
J. Long-Term Rail Relocation Subcommittee (Gaasterland/Druker) K. Measure Q Citizen Oversight Committee (Druker/Quirk) L. Parks and Recreation Committee (Druker/Worden)
M. Planning Process Subcommittee (Druker/Gaasterland)
N. Safe Rail Crossing and Bluff Stabilization Subcommittee (Gaasterland/Druker) O. Lagoon Committee (Quirk/Worden)
P. Sea-Level Rise Adaptation Plan Implementation Subcommittee (Gaasterland/Martinez)
Q. Shores Advisory Committee (Gaasterland/Martinez)
R. Solid Waste Procurement Services Ad-Hoc Subcommittee (Quirk/Worden) S. Sustainability Advisory Committee (DrukerWorden)
T. Traffic and Parking Advisory Committee (Martinez/Worden) U. Undergrounding Project Advisory Committee (Gaasterland/Quirk) V. Other Committee-Subcommittee Reports
XIV. UPCOMING AGENDA ITEMS
The following topics/items are tentatively planned for upcoming agendas. The title, wording, and planned date for these items are subject to change. Final agendas are posted at City Hall 72 hours in advance of the meetings and are also posted on our web site with the accompanying staff report. Please watch our web site:
www.delmar.ca.us for City Council Agendas.
May 2, 2022
Appointment to Finance Committee (Tentative)
Appointment to Traffic & Parking Advisory Committee (Tentative) Del Mar City Council Regular Meeting April 18, 2022
Agenda Page 6
1050 Camino del Mar, Del Mar, CA 92014 www.delmar.ca.us AB361 Continuation of Remote Public Meetings
Regional Shoreline Monitoring MOU
Introduction of Ordinance to Extend the ADU Pilot Program De Novo Hearing- DRB12-018
Report back to City Council Regarding Goals and Priorities Workshop "Wish List" Items Citywide Staffing Plan
XV. CERTIFICATION
I, Sarah Krietor, Acting City Clerk for the City of Del Mar, hereby certify that a copy of this agenda was posted at City Hall on the 13th day of April, 2022, at approximately 3:45 p.m.
___________________________________________ 4/13/2022
Sarah Krietor, Acting City Clerk Date
City of Del Mar
Agenda Report
________________________________________________________________________________________________________ City Council Action:
TO: Honorable Mayor and City Council Members
FROM: Ashley Jones, City Manager
Kristen M. Crane, Assistant City Manager
DATE: April 18, 2022
SUBJECT: Presentation by the County of San Diego Regarding the Draft Regional Decarbonization Framework
REQUESTED ACTION/RECOMMENDATION:
Staff recommends that the City Council receive a presentation from County of San Diego staff regarding the County’s draft Regional Decarbonization Framework.
DISCUSSION/ANALYSIS:
The County of San Diego requested the opportunity to present the draft San Diego Regional Decarbonization Framework (RDF) to the City Council, which provides technical and policy pathways to decarbonization in the medium-term to inform near-term policymaking in regional, county, and city governments.
The report looks at ways to reduce carbon emissions in San Diego’s regional energy system, which is defined as the total production and consumption of energy in the electric power, transportation, and buildings sectors, to align with State and national pathways to reach net zero, meaning human-caused-carbon dioxide emissions from the energy system equal human-caused carbon dioxide removal and storage with no net emissions to the atmosphere. Attached is the draft Summary for Policy Makers document, which summarizes the revised RDF Technical Report.
Murtaza Baxamusa, Program Manager for Regional Sustainability with the County of San Diego Land Use and Environment Group, will be making the presentation.
ATTACHMENTS:
Attachment A – Draft San Diego Regional Decarbonization Framework: Summary for Policy Makers (March 2022)
1 April 18, 2022 Item 01
San Diego Regional
Decarbonization
Framework
Summary for Policy Makers
March 2022
DRAFT – NOT FOR CITATION
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1 Project Team
Project Director
Gordon C. McCord
Director, SDG Policy Initiative
School of Global Policy and Strategy, University of California San Diego (UC San Diego) Project Manager
Elise Hanson, UC San Diego
San Diego County Representatives
Sarah Aghassi, Deputy Chief Administrative Officer, Land Use and Environment Group (LUEG) Murtaza Baxamusa, Program Manager for Regional Sustainability, LUEG Rebeca Appel, Program Coordinator, LUEG
Nicole Boghossian Ambrose, Group Program Manager, LUEG
RDF Technical Analysis Chapter Authors:
Study Approach
Ryan Jones, Evolved Energy Research
Geospatial Analysis of Renewable Energy Production
Emily Leslie, Montara Mountain Energy
Joseph Bettles, UC San Diego
Accelerating Deep Decarbonization in the Transportation Sector Katy Cole, Fehr & Peers
Chelsea Richer, Fehr & Peers
Eleanor Hunts, Fehr & Peers
Decarbonization of Buildings
Asa Hopkins, Synapse Energy Economics
Philip Eash-Gates, Synapse Energy Economics
Jason Frost, Synapse Energy Economics
Shelley Kwok, Synapse Energy Economics
Jackie Litynski, Synapse Energy Economics
Kenji Takahashi, Synapse Energy Economics
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2 Natural Climate Solutions and other Land Use Considerations Elise Hanson, UC San Diego
Emily Leslie, Montara Mountain Energy
Employment Impacts through Decarbonization in the San Diego Region Robert Pollin, PERI, University of Massachusetts Amherst Jeannette Wicks-Lim, PERI, University of Massachusetts Amherst Shouvik Chakraborty, PERI, University of Massachusetts Amherst Gregor Semieniuk, PERI, University of Massachusetts Amherst Key Policy Considerations for the San Diego Region
Joseph Bettles, UC San Diego
Gordon C. McCord, UC San Diego
David G. Victor, UC San Diego
Emily Carlton, UC San Diego
Local Policy Opportunity Analysis
Scott Anders, Energy Policy Initiatives Center, University of San Diego Nilmini Silva Send, Energy Policy Initiatives Center, University of San Diego Joseph Kaatz, Energy Policy Initiatives Center, University of San Diego Yichao Gu, Energy Policy Initiatives Center, University of San Diego Marc Steele, Energy Policy Initiatives Center, University of San Diego The San Diego Region as a Model
Elena Crete, UN Sustainable Development Solutions Network (SDSN) Julie Topf, UN Sustainable Development Solutions Network (SDSN) Appendix A: Summary of Statewide Energy System Modeling Ryan Jones, Evolved Energy
Appendix B: Review of Authority for Local Jurisdictions and Agencies to Influence and Regulate GHG Emissions
Joseph Kaatz, Energy Policy Initiatives Center, University of San Diego Acknowledgements: The RDF team thanks David Victor for his advisory role across the project, as well as Joseph Bettles, Tyler Spencer, Emily Carlton, and Elissa Bozhkov for research and editorial support.
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3 Summary for Policy Makers
The global scientific consensus is unequivocal: the world is in the midst of a climate crisis and our window to meaningfully reduce greenhouse gas emissions (GHGs) is closing.i Human activities and influence have warmed the atmosphere, ocean, and land through rapid accumulations of GHGs in the atmosphere and the ocean, causing rapid and alarming changes.
Global agreements, like the Paris Climate Agreement, and California executive orders recognize the immediacy of decarbonization required across industries. Where past diplomatic efforts have failed to achieve enough progress on climate change, regional models of problem-solving that account for both global commitments and local needs can emerge as a more effective approach.
The San Diego Regional Decarbonization Framework (RDF) Technical Analysis provides technical and policy pathways to decarbonization in the medium-term to inform near-term policy-making in regional, county, and city governments. The report models science-based pathways to net zero carbon emissions for the region by 2045, which is consistent with the Paris Climate Agreement and with State mandates. The pathways can provide a shared vision for the San Diego region towards collectively reducing net GHG emissions such that they align with State goals for net zero. This report is a technical analysis of how different sectors in the energy system can contribute to decarbonization, but it does not identify the “right” pathway and instead shows multiple ways forward to highlight tradeoffs, co-benefits, decision points, risks, and synergies. This analysis is meant to be constantly updated as technologies evolve or as uncertainties are resolved or clarified, and the report explores policy processes that will help jurisdictions in the region learn about uncertainties and adjust strategies in light of new information.
Study Framework and Key Policy Considerations
This report looks at ways to reduce carbon emissions in San Diego’s regional energy system, which is defined as the total production and consumption of energy in the electric power, transportation, and buildings sectors, to align with State and national pathways to reach net zero. By “net zero,” this report means that human-caused carbon dioxide (CO2) emissions from the energy system equal human-caused CO2 removal and storage and therefore do not i
Intergovernmental Panel on Climate Change (IPCC), “Climate Change 2022: Impacts, Adaptation, and Vulnerability. Summary for Policymakers.” WGII Sixth Assessment Report, February 2022. Available at:
https://report.ipcc.ch/ar6wg2/pdf/IPCC_AR6_WGII_FinalDraft_FullReport.pdf 5 April 18, 2022 Item 01
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4 contribute net emissions to the atmosphere.ii The RDF Technical Analysis does not rely on offsets outside the San Diego region to reach net zero targets. It is important to note that there are emissions from other sectors, such as waste, that were not included in this analysis.
The RDF Technical Analysis’s decarbonization pathways were modeled from larger national and State deep decarbonization scenarios to ensure that the San Diego regional pathways are aligned with Statewide pathways to decarbonization. Evolved Energy Research (EER) developed these regional models under five model cases (sometimes referred to as scenarios).iii The models of deep decarbonization, which is the process of drastically reducing carbon dioxide and other greenhouse gas emissions throughout the economy, allow for quantitative comparative analyses of regional policy options and decarbonization outcomes in different sectors. An example of EER’s modeling outputs for the energy sector show how the different model cases will affect Statewide decarbonization in both the total installed electricity capacity required (Figure 1) and the energy and industry CO2 emissions that occur through 2050 (Figure 2). Using these downscaled models is also important because local energy and transportation systems are interconnected with other regions and states, so regional jurisdictions should move in unison with other regional and state jurisdictions as they decarbonize.
Figure 1. Results for the total installed electricity capacity required in California to reach net zero Statewide emissions by 2050 under five different model scenarios in the EER model. More information about the EER model, downscaling, and model cases is available in Appendix A. ii Note that the energy system modeling only considers CO2 emissions, where the natural climate solutions and Climate Action Plan analyses consider other greenhouse gases as well, including methane, nitrous oxides, ozone, etc. These GHGs are converted to their “carbon dioxide equivalent” (CO2e) for easier comparison. iii More details on the model cases can be found in Chapter 1 and Appendix A. 6 April 18, 2022 Item 01
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5 Figure 2. Results for CO2 emissions from energy and industrial processes in California from the EER model. Colors above the x-axis represent positive emissions, and colors below represent offsetting negative emissions. The black line indicates net CO2 emissions. “Product and bunkered CO2“ is either CO2 that ends up sequestered in materials (e.g., asphalt sequesters CO2 during its production) or CO2 reductions not counted in current inventories (e.g., interstate aviation emissions reductions are not included in a single state’s emissions accounting, but intrastate aviation is).
Experts in renewable energy production, transportation, and buildings modeled technically feasible decarbonization pathways for the region to create a science-based roadmap of regional decarbonization to net zero emissions by mid-century. These models focused on proven, scalable technologies for decarbonizing the region’s largest GHG emitters (Figure 3) that are within the jurisdiction of local governments and agencies. Thus, technologies that are still in experimental or early phases were not included because they cannot immediately be deployed at scale by regional authorities. Similarly, resource deployments in State and federal waters were not included except to give context to the resource availability in the San Diego region.
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6 Figure 3. Region-wide estimates of the emissions of carbon dioxide equivalent (CO2e) measured in million metric tons. The “other” category includes emissions from industrial sources, off-road transportation, waste, aviation, water, etc., which were not considered in the RDF Technical Analysis. Note that 2035 values account for the impacts of certain State and federal actions. Source: the SANDAG 2021 Regional Plan’s Appendix X, available here:
https://sdforward.com/docs/default-source/2021-regional-plan/appendix-x---2016-greenhouse-gas-emissionsinventory-and-projections-for-the-san-diego-region.pdf?sfvrsn=8444fd65_2 Additionally, the RDF Technical Analysis highlights uncertainties in the decarbonization process and the need for ongoing planning processes that can adapt as the technology and policy landscapes evolve. For example, increased renewable energy availability from Imperial County or Mexico may affect the San Diego region’s renewable energy mix, which could avoid the need to build higher-cost renewable energy infrastructure locally. Similarly, State and/or Federal development of offshore wind could reduce the need for land-based renewable infrastructure development in the San Diego region. Therefore, the decision-making systems developed from the RDF Technical Analysis’s findings should allow for continuous updating as technology and policy landscapes change.
Key Policy Considerations
Successful decarbonization will require technical solutions as well as policy strategies that can adapt with scientific advances as well as local political and economic conditions. The RDF technical analysis provides the best assessment of least cost and most effective near-term solutions for reducing emissions in each sector. These “low-regrets” actions will be robust decarbonization actions in the near-term regardless of how uncertainty is resolved, but whether they are the best pathways over the long term is still unknown. Effective learning and policy adjustment requires that local actors – both leaders and people on the front-line – first 8 April 18, 2022 Item 01
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7 implement solutions and then engage in systematic and continuous review of results to drive meaningful learning about what works and what doesn’t. The “best” solutions and pathways can and should evolve over time as science and technology advance and as local actors learn what is effective in the San Diego context.
The RDF Technical Analysis proposes region-wide institutional governance that can facilitate continued collaboration and learning across jurisdictions.iv Organized into a Regional Steering Committee, Sector Working Groups, and Front-Line Advisors, this structure would bring together knowledgeable government officials, planning bodies, regulators, industry stakeholders, experts, and front-line workers in each sector from across the region to test, evaluate, and adjust solutions and goals. Such a structure is necessary because achieving the big changes and rapid learning needed to address climate change is a collective action problem.
Individually, local jurisdictions and agencies in the San Diego region have a limited degree of direct authority over the full suite of actions needed to decarbonize (though some may have more indirect influence). Region-wide cooperation can increase their effectiveness through clear, credible, and consistent policy signals, joint problem-solving and pooling of experience about what does and does not work, and increased leverage and capacity from combined resources. As discussed in Chapters 7 and 8, examples of regional cooperation could include setting county-wide incentives to motivate action, collecting and tracking data, conducting analyses, providing support to develop and implement policies, and convening stakeholders and working groups to develop regional strategies and monitor progress. A formal mechanism, such as a Regional Climate Action JPA, could facilitate such cooperation and, in doing so, help scale strategic thinking and decision-making around decarbonization. Figure 4 outlines an institutional process through which regional governance, informed by the technical solutions proposed in the RDF and ongoing engagement with stakeholders, can drive meaningful learning in each sector.
Within this institutional process, the RDF Technical Analysis also proposes two strategies for engaging with actors and agencies outside the region to maximize impact within the region.
First, regional decarbonization leaders will need to engage continually with outside agencies, especially at the state level, to influence policies that affect local efforts (e.g., renewable energy regulations). Second, local leaders should take advantage of the county’s technology-focused private sector and multiple university communities to establish the San Diego region as a test bed for pilot and demonstration projects. While regional-scale investments in innovation alone are not likely to have dramatic impacts on technological readiness across all sectors, local testing and deployment of technologies developed outside the county can contribute to the global effort to push the frontier of science on climate solutions. In addition to driving local iv More information on collaboration and learning across jurisdictions is available in Chapter 7. 9 April 18, 2022 Item 01
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8 emissions reductions, external engagement is an opportunity to bring outside resources and attention from State and federal policymakers to the region, with potential positive effects on the local economy.
Figure 4. RDF Technical Analysis as part of an Integrated Decarbonization Framework and an institutional structure. This structure could include regional governance bodies for the San Diego region and a conference of governments, for example.
In sum, the RDF proposes institutionalizing a highly transparent, cooperative process for eliciting new information about "what works" with deep decarbonization, comparing best practices within the county, and engaging outside the region with policymakers, industry stakeholders, and other experts contributing to the evolution of the national strategy. This is important not just to maximize local emissions reductions, but also for San Diego to influence State and federal climate policy and become an effective leader for other jurisdictions. Given that the San Diego region makes up just 0.08% of global emissions, generating followership is vital for the region to truly make an impact on mitigating climate change. 10 April 18, 2022 Item 01
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9 Decarbonizing Electricity
The RDF Technical Analysis identifies low-impact, high-quality, and technically feasible areas for renewable energy infrastructure development in the San Diego region and neighboring Imperial County. Electricity emissions accounted for approximately 20% of the 2016 Regional Greenhouse Gas Emissions Inventory for the San Diego region and are the second largest emissions source in the region (Figure 3). Decarbonizing electricity production will require substantial deployment of new renewable resources. Siting renewable energy infrastructure and facilities can have significant impacts on the environment and will require new and upgraded transmission infrastructure.
The San Diego region has sufficient available land area for wind and solar generation to approach a fully decarbonized energy system in line with the California-wide system model under the least-cost scenario. However, meeting standards for reliability will require significant, but uncertain, investments in a suite of additional resources, including excess intermittent and flexible generation, storage, and demand-side management. The region can produce the projected 2050 energy demand with local utility-scale onshore wind and solar development. However, demand for energy may be higher or lower than the renewable energy supply at a given time (for example at night or on cloudy days), so investments in additional energy storage infrastructure are necessary to supply reliable renewable energy to the region.
However, the costs of these additional resources, such as batteries and pumped storage hydropower, are highly uncertain.
The RDF Technical Analysis creates multiple site-selection scenarios for renewable energy infrastructure to inform decision-making. These scenarios include least-cost scenarios, scenarios that include Imperial County (including its geothermal potential), scenarios with different mixes of wind and solar resources (both distributed and utility scale), and brownfield sites. The primary scenarios selected utility-scale renewable energy sites from lowest to highest cost, while additional scenarios prioritize different policy goals such avoiding high conservation value lands, lands with high monetary value, lands with high carbon sequestration potential, and lands that were not already deemed developable. All scenarios include infrastructure costs expressed as the levelized cost of energy (LCOE), which is a way to compare costs across energy projects. The analysis includes the following renewable energy development scenarios:v
1. Least-cost, high local capacity (San Diego county only) (Figure 5);
2. Least-cost, high transmission deliverability (San Diego and Imperial counties) (Figure 6); v
See sections 2.4.5 and 2.4.6 for descriptions of the data and methods for site and candidate project area selection. See sections 2.5.1 and 2.5.2 for scenario results, discussion, and maps. 11 April 18, 2022 Item 01
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10 3. Minimized environmental impact (avoids areas of high conservation value) (Figure 7);
4. Minimized loss of land that has high monetary value (avoids high monetary value land) (see Chapter 2, Section 2.5.2 for figure);
5. Minimized loss of lands that naturally sequester high levels of carbon (avoids land with natural carbon sequestration potential) (see Chapter 2, Section 2.5.2 for figure);
6. Maximized development of areas that are developable (includes lands that are vacant or slated for redevelopment) (see Chapter 2, Section 2.5.2 for figure); and
7. Midrange scenario (includes a combination of developable areas in the region and nearby areas with transmission upgrades, nearby geothermal, rooftop solar, and brownfield solar and brownfield wind) (Figure 8).
Figure 5. CPA Scenario 1: San Diego region only. This analysis selects utility-scale solar and onshore wind resources from lowest to highest cost to meet projected energy demand. The three panels show the build out required by each year that would allow the region to approach full energy decarbonization by 2050. Lighter colors represent Candidate Project Areas (CPAs) that would be built earlier because they are less expensive. Blue colors are wind resources and orange/red colors are solar resources. This scenario has an average LCOE of $40.65 per megawatt hour (MWh).
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11 Figure 6. CPA Scenario 2: San Diego and Imperial counties. This analysis selects solar, onshore wind, and geothermal resources from lowest to highest cost to meet projected energy demand. These maps show build out over three time periods where colors represent build out year (lighter colors are earlier) and resources (red/orange for solar, blue for wind, and green for geothermal). The inset shows the Jacumba Hot Springs area site selection by 2050 and the area that includes the proposed/planned Jacumba Valley Ranch (JVR) sites. This scenario has an average LCOE of $42.04 per megawatt hour (MWh).
Figure 7. CPA Scenario 3: Restrict land with high conservation value. This scenario minimizes impacts to areas of high conservation value and other areas that are environmentally sensitive or important. It does not meet regional energy demand and is relatively more expensive (with an average LCOE of $84.5 per MWh). 13 April 18, 2022 Item 01
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12 The midrange scenario utilizes a mix of proven, scalable technologies that are within the jurisdictions of San Diego county, Imperial county, or regional entities to build in order to meet regional demand both in the near-term (2025) and by mid-century (shown in Figure 8). The technologies include brownfield infrastructure development (solar and wind infrastructure built on currently or formerly contaminated sites); utility-scale solar and wind in both San Diego and Imperial counties; rooftop and infill solar (where “infill solar” is defined as solar projects built in dense, urban settings); and geothermal (which is a clean, firm power source).
Figure 8. CPA Scenario 7: Mid-range Scenario 2050. This figure shows sites selected to meet the 2050 electricity demand under the mid-range scenario. In this scenario, the 2050 annual generation from new renewable sources is as follows: 12% rooftop solar, 23% brownfield solar, 0.1% brownfield wind, 6% utility scale solar on developable land in San Diego county, 0.4% utility scale wind on developable land in San Diego, 38% Imperial solar, 21% Imperial geothermal. The addition of rooftop solar and brownfield resources together results in 35% reduction in land area impacts. It meets regional energy demand but has a high average cost (average LCOE of $109/MWh) partly because of the high costs of rooftop and brownfield development.
There are some commonalities across scenarios in the results, suggesting that these might be “low-regret” renewable energy infrastructure options. These geospatial analyses have demonstrated that rooftop and infill solar can bring co-benefits to communities, and, along with brownfield development, these are low-regret strategies. Despite their relatively high costs compared to utility-scale development, they have low impacts on the environment, agriculture, and rural communities, and they have high job training opportunities near homes and urban centers. Given the high commercial interest and the relative location near planned or 14 April 18, 2022 Item 01
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13 existing renewable sites, the models selected the JVR renewable area in most scenarios. This area is favored by Statewide planning proceedings, including those by the California Independent Systems Operator (CAISO) (which is California’s grid operator) and the California Public Utilities Commission (CPUC) and may represent a low-regret scenario for utility-scale build-out. All scenarios require careful consideration of environmental justice issues and a deeper understanding of the effects that these energy developments will have on communities of concern, low-income communities, and/or disadvantaged communities.
Significant solar and geothermal availability in Imperial County is a large potential resource for San Diego that may require upgrades to the transmission network. As renewable energy infrastructure is developed in neighboring areas - such as Imperial County, Mexico, or State waters - the site selection scenarios will change in iterative energy supply and demand analyses. Similarly, as new technologies and permitting make additional renewable energy resources available (e.g., offshore wind, wave energy, etc.), the scenarios will need to be updated to account for the energy supply from those novel resources. This framework is flexible enough to account for additional renewable energy demand as it becomes available.
The region should coordinate with State agencies to ensure the reliability of the system. The San Diego region is a part of a larger energy system network, so coordination across agencies will be crucial to decision-making, planning, and implementation of renewable energy infrastructure into the future. For example, there is a State-level Integrated Resource Plan (IRP) proceeding at the CPUC. Load Serving Entities (LSEs) throughout the State are Parties to this proceeding, and local LSEs, such as San Diego Gas and Electric (SDG&E) and Community Choice Aggregators (CCAs), are required to submit their procurement plans on an annual basis. These submittals help the State anticipate potential reliability issues, and they help the CAISO plan transmission upgrades which may be needed to accommodate LSE plans and to meet climate goals. To the extent that LSE plans include local distributed generation, rooftop solar, community solar, equity-eligible contractor projects, or other specifications, this information should be indicated in LSE submissions to the CPUC. Additionally, City Council members and other government officials often serve on CCA boards and participate in procurement planning and target setting. Board members can help ensure that LSE plans are implemented for consistency with regional GHG reduction targets, as well as with State targets. This is especially important where local targets are more ambitious than State targets. Beyond the IRP, there are additional State agency proceedings which could benefit from input from local players (e.g., the CPUC Resource Adequacy proceeding, CAISO Transmission Planning Process, and the CAISO Local Capacity Requirements proceeding). In the Resource Adequacy proceeding, CPUC staff conduct analyses to ensure the reliability of the electric power grid. In the Transmission Planning Process, the CAISO conducts analyses to ensure reliability, policy compliance, and cost-effectiveness of the planned transmission system upgrades. In the Local Capacity 15 April 18, 2022 Item 01
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14 Requirements proceeding, the CAISO takes a more local approach to reliability analysis than other proceedings. For example, Section 3.3.10 of the CAISO 2022 Local Capacity Technical Study is devoted to the San Diego-Imperial Valley region. Load Serving Entities such as SDG&E and SDCP and CEA should coordinate on procurement, resource adequacy and other issues addressed in these proceedings.
The State requires a fully decarbonized electricity system by 2045 and has requirements for rooftop solar on certain new buildings. Nevertheless, there are additional opportunity areas to decarbonize beyond the State goals. Electricity decarbonization is the most common CAP measure analyzed and on average contributes more GHG reductions than any other measure.
Most CAPs include a measure to form or join a CCA program, but there are opportunities to increase CCA participation and for CCAs to commit to 100% carbon-free energy prior to the State 2045 deadline. Additionally, there are local opportunities to enhance or complement State rooftop solar requirements by adopting reach codes (or local codes that go beyond State requirements) and evaluating mandates or incentives for energy storage systems paired with rooftop solar to decrease marginal emissions during the electric system’s peak GHG emission and to increase reliability.
Additional work would be needed to make carbon-free electricity supply more accessible.
Historically, rooftop solar has been installed in higher-income neighborhoods and/or in areas with higher levels of homeownership. Numerous options exist to address the inequitable distribution of solar installations, including targeted incentives and financing. Additionally, CCA programs can maximize participation in the Disadvantaged Communities Green Tariff Program, subsidize customers in income-qualified discount programs to opt-up to 100% carbon-free electricity service options, and support inclusive financing for energy upgrades.
Legal authority to regulate energy production:vi Jurisdictions in the San Diego region have the authority to require levels of carbon-free electricity supply through CAPs and to procure carbon-free electricity supplies through a CCA and can therefore supply more carbon-free energy than required by State agencies. However, State and/or federal agencies or entities still regulate local energy supplies for reliability, which complicates fully decarbonizing the electricity supply with renewable energy. Additionally, local jurisdictions are also authorized to support alternatively fueled thermal power plants and related infrastructure that can provide low- or zero-emission electricity to meet reliability and air quality requirements (e.g., green hydrogen production and/or power plants). Local jurisdictions are also authorized to increase distributed generation through CCAs and reach codes, and to streamline permitting. Further vi See Chapter 8, section 8.7 “Decarbonize the Electricity Supply” and Appendix B for further discussion of legal authority.
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15 regulating most fossil-fueled thermal power plants emissions is limited given current State regulation and uncertainty over federal preemption.
Decarbonizing Transportation
The transportation sector is the largest contributor to regional GHG emissions. In 2016, onroad transportation emitted almost half of regional emissions. In 2035, emissions from on-road transportation are projected to account for about 41% of the total projected emissions (Figure 3).vii Statewide legislation, executive orders, and agency targets have set goals for GHG reductions in the transportation sector and the San Diego region has implemented several measures to reduce regional transportation GHG emissions, which have included a variety of vehicle miles traveled (VMT) reduction strategies and vehicle electrification strategies.
The region has a strong policy foundation for reducing emissions related to transportation.
However, current commitments through CAPs and other policies are inconsistent with the levels of reductions required by State executive orders for carbon neutrality. Even the best CAP commitments to reduce on-road transportation emissions through VMT reduction, EV adoption, and fuel efficiency strategies, if applied to the whole region, are not projected to achieve the State’s zero emissions goals.
Opportunity areas exist to accelerate EV adoption and VMT reduction based on existing regional policies and patterns of vehicle ownership, travel behavior, and land use development. These opportunity areas include CAP measures to reduce VMT and to reduce vehicle emissions. Current policies and consumer, driver, and developer behaviors are already increasing EV adoption and reducing VMT. However, there are additional opportunity areas to accelerate regional transportation decarbonization. To reduce VMT, jurisdictions can enhance transit and active transportation (biking and walking), and encourage smart growth, urban connectivity, and density by changing zoning to promote mixed-use developments, and disincentivizing parking.viii To reduce emissions, jurisdictions can identify areas for traffic calming measures, establish anti-idling requirements (especially around schools), and provide driver behavior incentives. Further, local jurisdictions have the opportunity to affect vehicle retirement, which can be prioritized in communities of concern to rapidly reduce the air pollution burden in those communities. Finally, local governments can increase use of alternative, low-carbon fuels and EVs, particularly for medium-and heavy-duty vehicles, in vii See Chapter 8, section 8.5 for a detailed analysis of CAP commitments as they relate to transportation. Note that this value includes projected EV sales changes but does not include CAP measures. viii Opportunities to increase density in in-fill areas have been identified in Chapter 3. More details on how to reduce VMT are in Chapter 8.
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16 existing and future fleets. Figure 9 shows a menu of policy opportunities to increase EV adoption, illustrating policy options that range in both effectiveness (i.e., how good the policy is at increasing EV adoption) and breadth (i.e., how many people it can reach).
Figure 9. A spectrum of policy options to accelerate EV adoption. Policies are likely to be more effective moving right and are likely to have a broader application moving down. Thus, the bottom right is predicted to be the most effective and to have the broadest application of the policy measure shown where the top left is predicted to be the least effective and to have the narrowest application of the policy measures shown.
Multiple opportunities for regional collaboration and coordination exist. The nature of onroad transportation and of existing institutional frameworks that coordinate transportation decisions suggests that regional collaboration on transportation decarbonization will be more effective than individual CAP measures. CCAs provide an example of a local mechanism, usually through Joint Powers Agreements (JPAs), that can support transportation electrification by developing programs to locally incentivize EV uptake beyond State and federal programs.
Similarly, other regional transportation decarbonization may be identified which can promote local funds for transportation decarbonization. Additionally, local jurisdictions can collaborate to assess the equity impacts of EV use versus increasing use of mass transit in various communities, and to align regional transportation equity analyses (e.g., SANDAG’s equity analyses) with CAP equity analyses (e.g., the City of San Diego’s equity analyses). 18 April 18, 2022 Item 01
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17 Legal authority to regulate transportation decarbonization:ix Local jurisdictions and agencies in the San Diego region have broad authority over transportation, based both on locally derived land use authority over planning and development and delegated authority from the State and the federal governments. These authorities can be limited or preempted by State or federal laws, as is the case with regulating fuels and tailpipe emissions. Additionally, local jurisdictions can establish climate change policies and regulations to reduce GHGs from transportation in general plans (GPs), CAPs, zoning, or transit-oriented development regulations. Further, they can require infrastructure for fuel switching in buildings (e.g., EV charging equipment), build supporting infrastructure in public right-of-ways or on public land, and support alternative fuel production and infrastructure, such as hydrogen. Local jurisdictions can regulate their own fleets through purchasing, maintaining, or changing their fleets. They also have the authority to regulate indirect transportation emissions to keep local emissions in line with federal and State air quality standards. State statutes and regulations create an opportunity to align local action that decreases costs for implementation by bringing State funded projects to the region, particularly in communities of concern, and deploying technology developed by State or federal funding. Finally, jurisdictions appear to have more legal authority through land use, transportation infrastructure siting, delegated authority, and taxation powers to reduce transportation GHGs, than represented by commitments in CAPs. Additional work by local jurisdictions would be needed to assess the limits of their authority to increase on-road transportation GHG reductions.
Decarbonizing Buildings
The RDF Technical Analysis studies the building mix and associated emissions from the region’s infrastructure and building sector. Direct emissions from buildings come from on-site fossil fuel combustion and contribute to regional GHG emissions, so this chapter focuses on decarbonizing buildings by eliminating their fossil fuel-based emissions by 2045. The analysis focuses on electrifying systems that are responsible for end-use emissions, like space and water heating, and using lower-carbon fuels, like biomethane and hydrogen, where electrification is not yet feasible. The analysis considers three modeled pathways to reach a carbon-free building sector by 2050: a pathway that emphasizes high electrification of fossil-fuel systems, a pathway where heat pumps are highly efficient when electrified, and a pathway where low-carbon fuels are used to reduce emissions while a slower adoption of electrification occurs.x ixSee Chapter 8, section 8.5 “Decarbonize Transportation” and Appendix B for further discussion of legal authority. x More details on the modeled pathways are available in Chapter 4, section 4.4 and elsewhere in the chapter. 19 April 18, 2022 Item 01
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18 Replacing fossil fuel-based space heating and water heating systems with electric systems should be a primary policy focus for building emission reductions. Space heating and water heating represent large shares of emissions from buildings in the San Diego region because they tend to rely on natural gas (Figure 10), so replacing these systems, as well as other fossil fuelbased systems like ovens and dryers, with electric versions will have large impacts on building decarbonization. Space and water heating are especially conducive to electrification because heat pump technologies available for both uses are more efficient than natural gas systems, providing more heating per unit of energy input. For building temperature regulation, electric heat pumps offer both heating and cooling from the same unit, making them ideal for homes that do not yet have air conditioning. Water heaters produce the most emissions in buildings, so replacing them with electrified versions will have outsized emissions reductions for the costs.
Finally, this analysis finds that costs do not differ substantially between new construction and the addition of electric units and retrofitting old appliances. Thus, regional policies should support increasing adoption of efficient heat pump-based space and water heating systems in both new and existing buildings.
Additionally, policies aimed at replacing fossil-fuel based space and water heating systems should focus on increasing uptake among low-income residents and rental building owners through assistance. Such policies would address some historic inequities in housing quality, environmental injustice, health disparities due to indoor air pollution, and/or utility costs and would ensure that low-income residents and renters are not excluded from building decarbonization goals and that they are not left paying increasingly higher gas rates.
Figure 10. Residential space and water heating energy use by fuel type (% of customer accounts) in the San Diego region. Source: DNV GL Energy Insights. 2021. 2019 California Residential Appliance Saturation Study (RASS). 20 April 18, 2022 Item 01
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19 There are several near-term actions that are low-regret for building decarbonization. First, setting “electrification-ready” or “all-electric” standards for new construction and major renovations through building energy codes will reduce costs associated with transitioning away from fossil fuels. Second, some existing fossil fuel equipment systems will only turn over once by 2050. Replacing end-of-life fossil fuel heating systems with electrified systems is low-hanging fruit. This is a near-term priority. Third, improved data gathering is a low-cost, foundational action for future policy development. More data on building emissions and decarbonization will better inform decision makers as they craft policies to address the building sector’s contributions to a net zero region.
Low-carbon gaseous fuels can be used for hard-to-electrify end uses, though research and piloting are required. Some building systems are hard to electrify, so one way to reduce GHG emissions from those systems is to use fuels that do not emit net GHGs into the atmosphere.
Similarly, such fuels can be used for these or other systems prior to electrifying them. Lowcarbon gaseous fuels could include biomethane and/or hydrogen. However, each of these alternate fuels have cost and efficiency trade-offs as well as uncertainties, so more research and piloting will be necessary before implementation.
The gas utility’s risk of not recovering its investment in assets (that is, its stranded cost risk) can be mitigated by minimizing unnecessary extensions or replacements of the gas pipeline system and by accelerating depreciation of existing utility assets. Phasing out end-use natural gas consumption in buildings can lead to stranded natural gas assets, defined as infrastructure such as a natural gas pipeline that has stopped being used before reaching the end of its useful life. For companies like SDG&E, stranded assets represent potential financial losses because of the high capital costs of creating or replacing gas infrastructure. Mitigating these stranded assets will be an important policy consideration. One tool is to minimize unnecessary extension or replacement of gas pipeline infrastructure. SDG&E invests in natural gas assets when it extends pipes to serve new customers and when it replaces old or damaged pipes and other assets. Policies like requiring all new construction to be fully electric would mitigate stranded asset losses for new pipe investments going to new customers, but this would not mitigate losses from investing in replacing aging infrastructure. Exploring and piloting non-pipeline alternatives to both new and replacement infrastructure, including electrifying end uses instead of replacing infrastructure, could identify opportunities to mitigate risk.
CAPs have relatively few measures to electrify buildings and the GHG impact of the measures is relatively low, despite their importance to regional decarbonization. Only six CAPs include measures related to building electrification and the GHG reductions in CAPs associated with efficiency and electrification are relatively low. Compared to the level of electrification needed 21 April 18, 2022 Item 01
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20 in both new and existing buildings as outlined in Chapter 4, the CAP measures fall short of the level of building decarbonization in the RDF Technical Analysis pathways.
Policies for decarbonizing new and existing buildings are crucial. 80% of the buildings that will exist in 2050 already exist, so decarbonizing these buildings will be critical to decarbonizing the building sector. While State building codes regulate alterations and additions to certain existing buildings, local policies could further encourage or require energy efficiency and electrification in many other existing buildings.xi Decarbonizing municipal buildings may be a low-regret policy because implementing cost effective measures and electrifying those buildings may help reduce operating costs and modeling these actions may encourage owners of homes and businesses to act.
There is an opportunity and a need to assess social equity considerations of building decarbonization policies. In the context of building decarbonization, there are several aspects of equity to consider, including the high proportion of renters in communities of concern, the relative lack of data and analysis related to equity and building-related policies, and potential cost implications of building decarbonization policies, particularly electrification. Additional work would be needed to develop the capacity and tools to understand and address the equity implications of building and other decarbonization policies in the San Diego region.
Legal authority to regulate building decarbonization:xii Local jurisdictions have the authority to regulate GHG emissions from building end-use of fossil fuels and other energy sources, which is the primary means of decarbonizing buildings. Local jurisdictions also act with delegated authority over the built environment to require more stringent energy codes, directly regulate air pollution emissions from buildings, and procure alternate energy supplies in public buildings.
Additional authority may come from the California Environmental Quality Act (CEQA) by setting a more stringent threshold to determine environmental impact. Local governments are preempted from establishing energy efficiency appliance standards, regulating natural gas supply, transmission, and storage, and high global warming potential refrigerants (e.g., HFCs). xi See Chapter 8, section 8.6, for more details on examples of local authorities decarbonizing existing buildings. Also see Chapter7 section 7.3.1 for a local example.
xii See Chapter 8, section 8.6 “Decarbonize Buildings” and Appendix B for further discussion of legal authority. 22 April 18, 2022 Item 01
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21 Natural Climate Solutions
The RDF Technical Analysis investigates the natural climate solutions (NCSs) available in the San Diego region and their potential to naturally sequester and store CO2 and other GHGs. NCSs are processes that protect or enhance natural and working lands’ (NWLs) ability to capture and store GHGs from the atmosphere through plants and soils. “Working lands” include agricultural lands like orchards, vineyards, pastures, etc. “Sequestration” is an annual measure of how many GHGs are removed from the atmosphere and “storage” is the total amount of GHGs that have been sequestered. Carbon storage in the region (Figure 11) is important because there are ways to prevent stored carbon from being released into the atmosphere, as occurs when land use changes from NWLs to urban areas, for example. By understanding a landscape’s carbon storage and sequestration potential, areas with high levels of stored carbon can be prevented from emitting their carbon into the atmosphere and areas with high sequestration potential can be protected.
Figure 11. Total stored carbon (measure in metric tons of carbon dioxide equivalent per hectare, or MT CO2e ha-1) estimates for the San Diego region. Warmer colors represent larger carbon stock estimates, cooler colors represent lower stock estimates, and white represents no carbon stock. 23 April 18, 2022 Item 01
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22 Regional NWLs sequester and store large amounts of carbon dioxide, but they do not sequester enough to account for human-caused emissions. NWLs can act as stronger net sinks than they currently do, though this will require investments in bolstering NCSs and minimizing carbon emissions from land and land use activities. To accurately account for net carbon land use emissions, local data need to be collected and integrated into regional carbon calculations. The region can expand annual carbon sequestration and long-term carbon storage through investing in NCSs that both increase natural sequestration and that reduce emissions from the land, such as investing in “carbon farming,” restoring and expanding “blue carbon” habitats, planting trees and other plants in urban areas, preventing wildfires, and planting trees in NWLs. Local data can improve NCS policies and management techniques and thus increase regional sequestration.
The most effective and inexpensive NCS in the San Diego region is to avoid land use change by protecting natural and working lands, except where land use change is required for other decarbonization actions, like siting renewable energy infrastructure. Existing natural and working lands are natural carbon sinks, so preventing these lands from changing into urban or built-up areas will allow for 1) continued annual sequestration and 2) prevention of one-time emissions from vegetation removal, soil disturbance, etc. This report estimates that natural annual sequestration in NWLs may be up 2 million metric tons (MMT) of CO2 under ideal circumstances and that there may be 58 MMT of CO2 stored in vegetation, woody debris, leaf litter, and soils, some of which would be released with land use change. The annual sequestration in NWLs is important to continue to build natural CO2 storage. Natural sequestration was not included in the RDF technical analysis of emissions given the focus on the energy system. Land use change will be necessary to install utility-scale renewable energy infrastructure, which will support decarbonization, and to allow housing development. It will be important to minimize land use change in the areas with the largest natural carbon stores and with the highest sequestration potential and to protect areas with high co-benefits (such as areas that provide air and water quality improvements, biodiversity protection, and public health outcome improvements).
Other important regional NCSs considered by the RDF Technical Analysis may be less effective and/or more expensive for carbon sequestration, although they yield important co-benefits.
These include carbon farming (farming practices that increase carbon sequestration and storage and minimize GHG emissions on agricultural lands), wetland protection and expansion/restoration, and urban forestry. Large-scale habitat restoration and reforestation, which were not considered in this report, are expensive and may not be effective. Wildfire prevention will also be important for emissions and numerous other economic and social reasons. Other NCS options require significant capital investments and are likely to have smaller short-term sequestration returns than preservation.
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23 NCSs offer quantifiable co-benefits beyond decarbonization. Each of the analyzed NCSs offer numerous quantifiable co-benefits. These co-benefits include, but are not limited to, improved air and water quality, improved public health outcomes, biodiversity protection, ecosystem functioning protection, increased shading in urban areas, decreased water and fertilizer requirements on farms and rangelands, improved aesthetics in urban areas, and the potential to increase environmental justice. These co-benefits should be considered when crafting and implementing policies in order to build ecological, economic, and social resilience.
Equity must be a central consideration for all NCS decisions. NCSs should be viewed through the lens of both decarbonization and equity. Whenever possible, communities of concern should be prioritized for urban greening, tree planting, climate farming, and habitat restoration because these NCSs have outsized co-benefits of improving air and water quality as well as human health. Historically, these communities have received less investment and have borne disproportionate levels of environmental harm. All efforts should be made to actively address these historic inequities.
The only quantified CAP measure relevant to this pathway is urban tree planting, but there are opportunities to implement additional NCSs in a collaborative way. Additional measures are possible under local land use authority. Tree planting measures contribute on average just over 1% of local GHG reductions in CAPs. These can be enhanced through jurisdictional collaboration. Additional NCS CAP measures are possible under existing authority and can contribute to land conservation, preservation, and restoration on natural and working lands.
Private landowners and tribal governments can also preserve land, test and fund pilot projects for carbon removal and storage and collaborate with public agencies. Collectively, there is an opportunity to expand protections for natural and working lands to fulfill the new SB 27 (2021) mandate that calls for the creation of natural and working land carbon removal and storage projects.
There are also opportunities to include local data in land management and planning as well as in CAPs. For instance, CAPs can utilize the California Air Resource Board’s (CARB’s) carbon accounting methodology in natural and working lands and universities’ data to create stronger goals and measures. Additionally, the region can implement regular carbon accounting and track changes in carbon in natural and working lands over time to understand how carbon stocks are being preserved and whether net emissions occurred due to changes in land use.
Legal authority to regulate negative emissions from natural climate solutions and land use:xiii It is unclear if local jurisdictions’ ability to use their authority over land use, zoning, land preservation, and agricultural easements extends to activities on private natural and working xiii See Chapter 8, section 8.8 “Natural Climate Solutions” and Appendix B for further discussion of legal authority. 25 April 18, 2022 Item 01
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24 land beyond land use designation that would affect GHG emissions or sequestration. The region’s land use jurisdiction is further complicated because it is composed of federal, State, tribal, and privately held land, submerged land, and waters. Various statutes and agencies regulate the different land types, with none focused on GHG emissions or sequestration as it relates to land use. State land use and regulating agencies also operate with a wide range of statutory mandates, which apply to lands under multiple jurisdictions and impact GHG emissions and accounting. California's statutes and executive orders require State land use agencies to account for GHG emissions from natural and working lands. Additionally, these State agencies are beginning to assess and regulate carbon removal and storage on these lands with significant targets in 2030. An opportunity exists for local jurisdictions to work with landowners and managers to achieve State, regional, and local goals related to natural and working lands.
Employment Impacts of Decarbonization for the San Diego Region The RDF Technical Analysis calculates the net change in jobs in the energy sector in response to the central case of the modeled decarbonization pathways from the EER model. The analysis focuses on employment changes from 2021-2030, following California’s Jobs and Climate Action Plan for 2030, to inform workforce development strategies. Additionally, this report analyzes overall average annual job creation from 2020-2050, based on the full timeline in the EER model. For phasing out fossil fuels and modeling associated job losses, the analysis focuses on the 2021-2030 period, where the central case of the EER model estimates modest reductions in fossil fuel-based activities. This is primarily due to the model’s estimates of steady natural gas consumption and a 20% decrease in oil consumption by 2030, relative to current consumption levels. The RDF Technical Analysis focuses on the quantitative impacts to employment as a result of deep decarbonization efforts in the energy, building, and transportation sectors and informs a report by Inclusive Economicsxiv on workforce development strategies.
Between 2021 – 2030, the regional decarbonization pathways would generate an average of nearly 27,000 jobs per year in the San Diego region. Through the creation of direct, indirect, and induced jobs, the RDF Technical Analysis estimates that the decarbonization pathways will create 27,000 jobs per year for the region.xv Table 1 shows that expenditures on energy xiv To access the Inclusive Economics report titled “Putting San Diego County on the High Road: Climate Workforce Recommendations for 2030 and 2050,” please visit the County of San Diego’s engagement platform and select the report for download or for commenting at https://engage.sandiegocounty.gov/rdf. xv For a more detailed accounting of these jobs, please refer to Chapter 6, section 6.3. 26 April 18, 2022 Item 01
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25 demand will create approximately 13,500 jobs between 2021 and 2030. Table 2 shows that expenditures on energy supply will create approximately 13,500 jobs between 2021 and 2030.
The RDF Technical Analysis estimates that no workers in the region’s fossil fuel-based industries will have to experience job displacement before 2030, even with contractions in fossil fuel demand. The energy supply mix in the EER model suggests that there will be small to no changes in the consumption of fossil fuels before 2030.xvi This suggests that there will not be job losses in the oil and gas sectors in the San Diego region prior to 2030.
San Diego County and local governments should begin now to develop a viable set of just transition policies for the workers in the community who will experience job displacement between 2031 – 2050. After 2030, the EER model’s central case estimates large contractions in both oil and gas. The model predicts 95% contraction rates in oil and 75% in gas by 2050. It is important for regional governments to begin to develop policies for a just transition for these workers now so that they can transition into jobs of equivalent or better quality in the clean energy economy or elsewhere.
The costs of a just transition will be much lower if the transition is able to proceed steadily rather than through a series of episodes. Under a steady transition, the proportion of workers who will retire voluntarily in any given year will be predictable, which will avoid the need to provide support for a much larger share of workers at any given time. The rate of the transition from fossil fuel to renewable energy-based jobs will impact the equity and fairness of the transition. Sudden changes and contractions would potentially result in sudden job losses, where steady changes and contractions would potentially result in fewer job losses as employees could transition to new jobs or could voluntarily retire.
Geothermal production of the five sites identified in Imperial County would generate 1,900 jobs per year over a 10-year period. Chapter 2 identifies five areas for geothermal energy production in Imperial County. This chapter’s analysis finds that there will be 1,900 jobs created per year in the Southern California region over a 10-year period for the development and operation of these five geothermal power plants. Some of these jobs may be created in the San Diego region.
xvi Details on the EER model’s Central Case, which was used here, can be found in Appendix A. 27 April 18, 2022 Item 01
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26 Table 1 Average number of jobs created in the San Diego region annually through energy demand expenditures from 2021-2030, by subsectors and technology. Figures assume 1 percent average annual productivity growth.
Investment Area
Average
Annual
Expenditure
Direct Jobs Indirect Jobs Direct Jobs +
Indirect Jobs
Induced
Jobs
Direct Jobs +
Indirect Jobs +
Induced Jobs
Vehicles $7.7 billion 3,427 1,427 4,854 1,508 6,362
HVAC $897.0 million 1,345 699 2,044 764 2,808
Refrigeration $761.9 million 1,315 491 1,806 711 2,517
Appliances $188.6 million 143 77 220 78 298
Construction $113.4 million 263 149 412 146 558
Lighting $106.6 million 177 95 272 100 372
Manufacturing $45.7 million 40 32 72 27 99
Other commercial
and residential
$38.9 million 59 30 89 33 122
Agriculture $17.2 million 144 21 165 45 210
Mining $2.4 million 1 1 2 1 3
TOTAL $9.9 billion 6,914 3,022 9,936 3,413 13,349
Source: IMPLAN 3.1
Table 2 Average number of jobs created in the San Diego region annually through energy supply expenditures from 2021-2030, by subsectors and technology. Figures assume 1 percent average annual productivity growth.
Investment Area Average Annual
Expenditure
Direct
Jobs
Indirect
Jobs
Direct Jobs +
Indirect Jobs
Induced
Jobs
Direct Jobs +
Indirect Jobs +
Induced Jobs
Fossil fuels $4.4 billion 2,538 3,777 6,315 3,805 10,120 Clean renewables $629.5 million 1,488 601 2,089 848 2,937 Transmission and
storage
$45.9 million 34 17 51 31 82
Additional supply
technologies
$45.1 million 118 35 153 57 210
Other
investments
$4.5 million 10 3 13 6 19
TOTAL $5.1 billion 4,188 4,433 8,621 4,747 13,368
Source: IMPLAN 3.1
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27 Local Policy Opportunityxvii
The RDF Technical Analysis assesses current GHG reduction commitments in Climate Action Plans (CAPs) to determine if additional activity would be needed to put the region on a trajectory to meet decarbonization goals. Additionally, it identifies opportunities for local jurisdictions in the region to take further action to support the decarbonization pathways for energy production, transportation, buildings, and natural climate solutions.
To do this, several novel analyses were conducted. First, it analyzes the authority of local governments and agencies to influence and regulate GHG emissions and summarizes the authority of key federal, State, and local agencies, and key legislation and regulation at the federal and State levels to help to clarify the ability of local governments to act to reduce GHG emissions.xviii Second, it reviews all CAPs in the region to determine how often a given measure was included in CAPs, the relative GHG impacts of CAP commitments, and the integration of social equity considerations.xix Third, it does a scenario analysis to estimate the total regional GHG reductions that would result from all adopted and pending CAPs’ commitments. It then estimates the potential GHG impact of a scenario that applies the best CAP commitments to all jurisdictions.xx This scenario analysis takes the CAP commitment for a given CAP policy category – say goals for planting trees in urban or rural areas – that will produce the single greatest relative GHG reductions and then applies that commitment to every jurisdiction in the San Diego region, regardless of current or planned commitments in that category. This may be considered the upper limit of potential GHG reductions from current CAP commitments. Finally, this chapter uses the results from these analyses, in addition to results from other research and analyses, to identify opportunities for further local action and regional collaboration in each of the four decarbonization pathways.xxi
Local jurisdictions have the authority to influence and regulate GHG emissions. Local governments can influence and regulate GHG emissions by accelerating State statutory targets and policies, adopting ordinances to go beyond State law, and using unique authority to adopt and implement policies. Local authority comes from both constitutionally derived power, which is a broad authority to promote public health, safety, or the general welfare of the community, xvii See Chapter 8 for more details.
xviii See Appendix B for more details.
xix See Chapter 8, section 8.3 for an overview and sections 8.5-8.8 for sector specific findings. These are also used to illustrate the gap between the deep decarbonization goals in Chapters 2 through 5 and the regional CAP commitments.
xx See section 8.4.
xxi These opportunities were included in each relevant section for this Executive Summary, but they are included in the sector specific section in Chapter 8.
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28 and delegated authority from State statutes. The full extent of a local jurisdiction’s power to regulate GHG emissions is unknown.xxii
Current CAP commitments are insufficient to reach decarbonization goals. Current local CAP GHG reduction commitments for transportation, electricity, and buildings contribute a relatively small portion of the total reductions needed to reach net zero GHG emissions in 2045 (Figure 12). Even if the most aggressive CAP measures are applied to all jurisdictions in the region, significant emissions would remain, mostly from natural gas building end-uses and onroad transportation (Figure 12).
Figure 12. This graph shows the projected GHG emissions in the San Diego region from electricity, natural gas, and on-road transportation in each of the scenarios analyzed. The reference scenario, where there are no CAP commitments, only shows reductions based on State and federal laws, mandates, actions, and goals. The Current CAP Commitments scenario shows the remaining GHG emissions from a subset of total emissions if all current CAPs were applied in full as written. The Best CAP Commitment Scenario shows the remaining GHG emissions if the best CAP commitment from each policy category is applied to every jurisdiction in the region, regardless of current CAP commitments. This graph shows that no analyzed scenario will allow the region to reach net zero emissions by 2050. Note that these analyses assume no new State and federal laws, mandates, actions, and goals, and that current ones do not change at any point in this period. Further, these analyses do not include all GHG emissions for the region.
xxii See section 8.2 and Appendix B for a more detailed discussion of authority. 30 April 18, 2022 Item 01
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29 Opportunities exist for more jurisdictions to adopt additional CAP measures and strengthen existing measures. Based on the comparative analysis of CAPs, there is an opportunity for more jurisdictions to adopt CAP measures that are already adopted by some jurisdictions in the region. Similarly, based on the scenario analysis of the combined GHG impacts of CAP measures, there is an opportunity for most jurisdictions to strengthen their existing CAP measures, especially in the transportation and building sectors. These sectors produce large GHG emissions (Figure 13, right), but on average represent disproportionately low emissions reductions in CAPs in 2035 (Figure 13, left).
Figure 13. This graph shows the average contribution of each decarbonization pathway to the total GHG reduction from local CAP measures in 2035 (left) and the distribution of 2016 regional emissions by emission source (right). It shows that emissions from transportation (blue, right side) account for nearly half of regional emissions, but on average corresponding reductions from CAP commitments only represent slightly more than a quarter of local GHG reductions in CAPs (blue, left side). Similarly, electricity accounts for about a quarter of regional emissions (dark orange, right side) but associated reductions contribute on average just under half of GHG reductions from CAP commitments. Note that because emissions associated with buildings come from both onsite natural gas combustion and electricity production, the building decarbonization portion of the bar is shaded to show both light and dark orange to correspond with both natural gas buildings (light orange) and the electricity supply (dark orange).
Additional work would be needed to integrate social equity into climate planning. Based on a preliminary review, the integration of social equity in adopted and pending CAPs is limited, inconsistent, and lacks specificity. Additional work would be needed to develop the capacity and tools to understand and address the equity implications of all decarbonization policies in the San Diego region, including data collection and analysis; regional guidance documents; and regional working groups to coordinate, advise, track, and monitor how equity is being addressed in climate planning.
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30 The San Diego Region as a Model
Although the San Diego region only accounts for 0.08% of global emissions, the decarbonization efforts undertaken by the region can have a measurable impact on global emissions by generating followership among others and sharing durable innovations that can be expanded and replicated. San Diego should actively seek to make its efforts visible and communicate lessons learned in national and international fora. The creation of the San Diego Regional Decarbonization Framework can serve as a case study for other jurisdictions across the U.S. and globally to learn from and adapt in their own long-term decarbonization planning endeavors. In addition to showcasing this effort alongside various national and international fora,xxiii the UN Sustainable Development Solutions Network (SDSN) is producing a Guidebook that will serve as a toolkit for other municipalities, universities, and communities to follow the process undertaken by the County of San Diego in their own decarbonization processes.
SDSN is working to share the RDF within three horizontal levels across its networks. SDSN will share the RDF and its key findings in national meetings and fora in the United States, international groups and consortiums, and the United Nations. For example, the project was presented during the Innovate4Cities Conference in October 2021 and the inputs of this event will serve to inform the 2022 IPCC Sixth Assessment Report on impact, adaptation, and vulnerability to global climate change. These global consortiums provide an opportunity to showcase the results of this project and San Diego as a model to the world. With access to these audiences, the RDF can help inform global roadmaps and pathways to net zero.
A Guidebook for Regional Decarbonization is being prepared for use by local jurisdictions to aid in creating unique decarbonization frameworks. This Guidebook will provide background information as well as specific steps and advice on logistics, methodology, stakeholder engagement, long-term planning, and more. Although the resources within this Guidebook are relevant and applicable to decarbonization framework project teams beyond the US, frameworks being created in the context of emerging economies will likely use different approaches, perspectives, and strategies in climate action planning. This Guidebook will be free and available online at UC San Diego’s SDG Policy Initiative’s website (http://sdgpolicyinitiative.org/guidebook/) as a way to facilitate the creation of regional decarbonization frameworks and provide a practical roadmap for jurisdictions to work toward net-zero goals.
xxiii Chapter 9 and Appendix C present extensive lists of US and global consortiums that San Diego County and other jurisdictions with decarbonization frameworks can connect with, attend, and join the networks of in order to disseminate their findings across different scales.
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City of Del Mar
Memorandum
________________________________________________________________________________________________________ TO: Honorable Mayor and City Council Members
FROM: Ann Feeney and Nilmini Silvia-Send, Sustainability Advisory Committee (SAC) Electrification Subcommittee
Via Mayor Dwight Worden and Councilmember Dave Druker, SAC Liaisons DATE: April 18, 2022
SUBJECT: Building Electrification Presentation by the Sustainability Advisory Committee (SAC) and Proposal for Adoption of an All-Electric Reach Code Ordinance for New Construction and Major Remodels
In January 2020, the Sustainability Advisory Board (SAB), now the Sustainability Advisory Committee (SAC), voted unanimously to recommend that the City Council ban natural gas hookups in all new construction, both residential and non-residential. During the COVID-19 pandemic, SAC meetings were deferred due to constraints on City resources; therefore, work on this issue was postponed. However, at SAC’s January 2022 meeting the committee again voted unanimously to recommend that the City Council adopt an ordinance requiring that all new construction be all-electric. This is SAC’s top priority for the City Council’s consideration.
SAC is advocating for an electrification ordinance as a top City Council priority due to the climate emergency. The United Nations’ Intergovernmental Panel Climate Change (IPCC) report, and climate scientists around the world, are telling us that we must stop burning fossil fuels as soon as possible to slow down the increase in global warming to prevent climate disaster. We are already experiencing greatly increased wildfires, extreme weather conditions, droughts, and sea level rise, all exacerbated by the climate crisis. The City of Del Mar passed Resolution 2020-33 declaring a climate emergency and the need for accelerated action to address the climate crisis on June 15, 2020.
Another reason is the health risk of burning methane (aka “natural gas”) in our homes.
Burning methane, especially in gas stoves, has severe health consequences. The indoor air pollution (NOx, formaldehydes, small particulates) from cooking a meal on a gas stove that is not vented is often higher than would be allowed outdoors. Respiratory ailments such as asthma are high in the health risks, but many other health risks are present. Even when stoves are turned off, a recent study from Stanford showed that gas stoves leak methane. In addition, as mentioned below, it is more cost effective to make new construction all-electric, and there are State incentives for installing heat pump appliances.
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SAC Presentation – Proposed Electrification Ordinance
April 18, 2022
Building electrification involves using electric appliances instead of gas burning appliances. Heat pump water and space heaters utilize a well-established technology that is in wide use throughout the world. However, California has much lower adoption rates (~6%) of heat pump appliances than most other parts of the county. Heat pump space conditioners have the added advantage that they provide both heating and air conditioning with the same unit, which is important now that summer temperatures are rising. Induction cooktops are safer, do not produce indoor air pollutants, and are superior for cooking.
Why is SAC proposing an all-electric ordinance for new construction and major remodels? First of all, it is cost-effective. The cost of installing gas infrastructure is eliminated. In addition, especially when coupled with solar photovoltaic (PV) (which is mandated for all new homes), the monthly energy bills are significantly lower. Also, requiring heat pump water and space heating in new construction will provide contractors and installers familiarity with installing heat pump appliances, and thus they will be more likely to recommend a heat pump alternative to a gas appliance upon burn out of an old gas water heater.
Encinitas passed an all-electric ordinance last September, and we propose to use their ordinance as a model ordinance for Del Mar. SAC is ready to work with staff to prepare such a draft ordinance. Solana Beach passed an electric ordinance last December. Their ordinance also includes electric requirements for major alterations or additions (>50% remodel). San Diego Gas & Electric (SDG&E) provides free reach code assistance for cities adopting reach codes and the San Diego Building Electrification Coalition, as well as SAC, can provide free outreach and presentations for the public. 2 April 18, 2022 Item 02
CITY OF DEL MAR
CITY COUNCIL REGULAR MEETING MINUTES
APRIL 4, 2022 – VIA TELECONFERENCE ONLY
1050 Camino del Mar, Del Mar California 92014
The minutes set forth the actions taken by the City Council on the matters stated. Audio/video recordings of the City Council proceedings are retained for a period of ten years, in accordance with the City's Records Retention Schedule. Audio/video recordings, as well as written materials presented to the City Council, including Red Dots (materials provided to the City Council after the agenda has published), are available on the City’s website at www.delmar.ca.us/AgendaCenter or by contacting the Administrative Services Department at (858) 755-9313.
CALL TO ORDER
Mayor Worden called the Regular Meeting to order at 4:30 p.m.
ROLL CALL
Present: Mayor Dwight Worden; Deputy Mayor Tracy Martinez; Councilmembers Dave Druker, Terry Gaasterland, and Dan Quirk
CITY ATTORNEY CLOSED SESSION REPORT
Assistant City Attorney Christina Cameron reported that there were no recusals or reportable actions for the April 4, 2022, City Council Closed Session meeting.
PLEDGE OF ALLEGIANCE
Councilmember Druker led the Pledge of Allegiance.
PUBLIC ORAL COMMUNICATIONS
Mayor Worden opened the item to public comment and Barbara Gordon spoke.
CITY COUNCIL COMMENTS & COMMUNITY ANNOUNCEMENTS
Mayor Worden spoke about his desire for the City Council to show support for Ukraine.
Councilmember Druker reported on the La Jolla Half Marathon route through Del Mar scheduled for April 16, 2022.
CITY MANAGER’S REPORT
City Manager Ashley Jones reported on the status and publicly available information related to the Watermark Project and the City’s preparations for the La Jolla Half Marathon.
PRESENTATIONS
ITEM 1: MEASURE Q CITIZEN OVERSIGHT COMMITTEE PRESENTATION (CLERK’S FILE NO. 401-5)
City Manager Jones introduced the item. A presentation was provided by Measure Q Citizen Oversight Committee Chair Alan Lonbom.
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City Council questions focused on whether it is within the scope of the Measure Q Citizen Oversight Committee to review forecasting for the undergrounding and Shores Park project and why Measure Q sales tax revenues come in higher than non-Measure Q sales tax revenue.
There were no public speakers for the item.
CONSENT CALENDAR
Acting City Clerk Sarah Krietor read the titles of the items included on the Consent Calendar.
There were no public speakers for the consent calendar items.
IT WAS MOVED BY COUNCILMEMBER DRUKER, SECONDED BY DEPUTY MAYOR MARTINEZ TO APPROVE THE CONSENT CALENDAR ITEMS 2 THROUGH 6, 8 AND 9. (VOTE 5-0)
Ayes: Mayor Worden, Deputy Mayor Martinez, and Councilmembers Druker, Gaasterland and Quirk; Noes: 0; Absent: 0; Abstain: 0.
ITEM 2: APPROVAL OF MINUTES: MARCH 9, 2022 SPECIAL MEETING, MARCH 21, 2022 REGULAR AND SPECIAL MEETING (CLERK’S MINUTES BOOK)
Council approved the minutes, on consent.
ITEM 3: RATIFICATION OF LIST OF DEMANDS, DATED APRIL 4, 2022 (CLERK’S FILE NO. 201-3)
Council approved the list of demands, on consent.
ITEM 4: WAIVER OF READING OF ORDINANCES ON AGENDA (CLERK’S FILE NO. 401-4) Council waived the reading of ordinances, on consent.
ITEM 5: CONTINUATION OF REMOTE PUBLIC MEETINGS IN COMPLIANCE WITH GOVERNMENT CODE SECTION 54953 (ASSEMBLY BILL 361) (CLERK’S FILE NO. 401-7)
Council adopted resolution 2022-22, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF DEL MAR, CALIFORNIA, MAKING FINDINGS REQUIRED UNDER GOVERNMENT CODE SECTION 54953 RELATED TO ASSEMBLY BILL 361 IN
ORDER TO CONTINUE THE USE OF TELECONFERENCE OR A REMOTE MEETING PLATFORM TO FACILITATE REMOTE PUBLIC MEETINGS”, for the next thirty (30) days during the local emergency declared in response to the COVID-19 global pandemic, on consent.
ITEM 6: ACCEPTANCE OF A DONATION FROM THE DEL MAR FOUNDATION OF ART
NAME PLAQUES FOR THE JAMES HUBBELL SCULPTURE LOCATED AT THE DEL MAR LIBRARY (CLERK’S FILE NO. 1202-5)
Council accepted a donation from the Del Mar Foundation of two name plaques identifying the James Hubbell sculpture, entitled A River of Time, located at the Del Mar Library, on consent.
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ITEM 7: AWARD OF CONSTRUCTION CONTRACTS FOR 25TH STREET LIFEGUARD TOWER AND 17TH STREET BEACH SAFETY CENTER DOOR REPLACEMENT PROJECTS (CLERK’S FILE NO. 406-1)
The item was pulled from the consent calendar for a presentation by staff. City Council questions focused on whether marine grade protection/sealer would be used on the new doors; clarification on the cost estimates for the installation of the restroom doors; and options for reducing costs for the temporary restrooms.
IT WAS MOVED BY COUNCILMEMBER DRUKER, SECONDED BY MAYOR WORDEN TO APPROVE A CONSTRUCTION CONTRACT WITH DAVE A. WARD FOR THE 25TH STREET LIFEGUARD TOWER EXTERIOR DOOR REPLACEMENT PROJECT; APPROVE A CONSTRUCTION CONTRACT WITH SUPERIOR DOOR SYSTEMS, INC. FOR THE 17TH STREET BEACH SAFETY CENTER GARAGE DOOR REPLACEMENT PROJECT; AND AUTHORIZE THE CITY MANAGER TO
EXECUTE THE CONTRACTS AND ANY CONTRACT CHANGES THAT ARE NECESSARY TO COMPLETE THE IDENTIFIED WORK. (VOTE 5-0)
Ayes: Mayor Worden, Deputy Mayor Martinez, and Councilmembers Druker, Gaasterland and Quirk; Noes: 0; Absent: 0; Abstain: 0.
ITEM 8: PROPOSED CITY COUNCIL POLICY RELATED TO ADVISORY COMMITTEE WORK PLANS (CLERK’S FILE NO. 101-2)
Council adopted resolution 2022-23, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DEL MAR, CALIFORNIA, ADOPTING CITY COUNCIL POLICY 204 - ADVISORY COMMITTEE WORK PLANS”, on consent.
PUBLIC HEARING
ITEM 9: RESOLUTION ADOPTING THE TRANSNET LOCAL STREETS AND ROADS PROGRAM OF PROJECTS FOR FISCAL YEARS 2022-2023 THROUGH 2026-2027 (CLERK’S FILE NO. 1506-1)
City Council questions focused on clarification of the amount and use of TransNet funds used in prior years. The Mayor open and closed the public hearing. There were no public speakers. The item was moved to the consent calendar for approval.
IT WAS MOVED BY COUNCILMEMBER DRUKER, SECONDED BY DEPUTY MAYOR MARTINEZ TO ADOPT RESOLUTION 2022-24, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
DEL MAR, CALIFORNIA, ADOPTING THE TRANSNET LOCAL STREET IMPROVEMENT PROGRAM OF PROJECTS FOR FISCAL YEARS 2022-2023 THROUGH 2026-2027”, on consent.
CITY COUNCIL OTHER BUSINESS
ITEM 10: INITIAL CONSIDERATION OF AN APPEAL OF THE DESIGN REVIEW BOARD’S APPROVAL OF DESIGN REVIEW PERMIT (DRB21-018), LAND CONSERVATION PERMIT (LC21-008), AND COASTAL DEVELOPMENT PERMIT (CDP 21-012) 3 April 18, 2022 Item 03
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PROJECT APPLICANTS AND PROPERTY OWNERS: MATTHEW AND CHELSEA ZISKIN
PROJECT APPELLANTS: NIGEL HOOK AND JANET WILSON
PROJECT LOCATION: 624 8TH STREET (APN: 300-252-14-00) (CLERK’S FILE NO. 301-5)
Councilmember Druker recused himself due to his long-time professional and personal relationship with the appellant. Assistant City Attorney Christina Cameron provided an overview of the initial consideration process. A presentation was provided by Associate Planner Jennifer Gavin.
Mayor Worden disclosed that he visited the project site, previously visit the Wilson/Hook site, and watched the related Design Review Board meeting. Deputy Mayor Martinez visited the Wilson/Hook residence and reviewed the related Design Review Board meeting. Councilmember Gaasterland and Quirk previously visited the Wilson/Hook residence.
The appellant Janet Wilson presented on the issue and basis for the request for a de novo hearing.
The applicant Chelsea Ziskin presented on the issue and basis for requesting the item not be set for a de novo hearing, allowing the Design Review Board determination to be upheld.
Mayor Worden opened the item to public comment and Susan McNamara spoke.
In order for this matter to be set for a de novo hearing, two of the four Councilmembers participating in this agenda item must indicate a desire to do so. Receiving the required support of two Councilmembers, Deputy Mayor Martinez and Councilmember Gaasterland, the item was set for a de novo hearing.
ITEM 11: UPDATE REGARDING POTENTIAL REVISIONS TO CITY CAMPAIGN AND TEMPORARY SIGNAGE REGULATIONS (CLERK’S FILE NO. 303-2)
An introduction to the item was provided by City Manager Jones. A presentation was provided by Management Analyst/Acting City Clerk Sarah Krietor. Mayor Worden and Deputy Mayor Martinez provided additional comments on the proposal.
Council questions and discussion focused on time period temporary signs are allowed to be posted.
There were no public speakers for the item.
IT WAS MOVED BY COUNCILMEMBER GAASTERLAND, SECONDED BY MAYOR WORDEN TO
DIRECT STAFF TO PREPARE AND PROCESS DRAFT CODE AMENDMENTS FOR IMPLEMENTATION PRIOR TO THE NOVEMBER 2022 GENERAL ELECTION. (VOTE 5-0) Ayes: Mayor Worden, Deputy Mayor Martinez, and Councilmembers Druker, Gaasterland and Quirk; Noes: 0; Absent: 0; Abstain: 0.
ITEM 12: AMENDMENT TO CITY COUNCIL POLICY 200 PERTAINING TO THE SERVICE OF SIGNIFICANT OTHERS (CLERK’S FILE NO. 101-2)
A brief presentation was provided by Management Analyst/Acting City Clerk Krietor. 4 April 18, 2022 Item 03
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Council questions focused on the current requirement for Councilmembers to recuse from voting on the appointment of their significant other or staff; rational for the definition of immediate family member used in the revised policy; and clarification on whether the revised policy would apply to advisory committee members.
Mayor Worden opened the item to public comment and Laura DeMarco spoke.
Council discussion focused on support for the revised policy; concerns about the policy revisions including a blanket prohibition for service of family members or significant others; consideration of when a dating relationship is considered a significant other related to this policy; whether it is proper for the revised policy to disqualify adult children of City Councilmembers from serving concurrently on the Planning Commission or Design Review Board; consideration of alternative policies that apply when hiring or financial decision are being made; rational for the inclusion of the quasi-judicial Design Review Board and Planning Commission in the policy; concern about the resignation provision included in the revised policy; and clarification on language “in the same household” included in the policy.
IT WAS MOVED BY COUNCILMEMBER GAASTERLAND, SECONDED BY DEPUTY MAYOR MARTINEZ TO ADOPT RESOLUTION 2022-25, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DEL MAR, CALIFORNIA, AMENDING COUNCIL POLICY 200 COMMITTEES - CITY COUNCIL ADVISORY COMMITTEES, BOARDS, AND COMMISSIONS”, TO PROHIBIT IMMEDIATE
FAMILY MEMBERS, INCLUDING SIGNIFICANT OTHERS OR SPOUSES, OF CITY COUNCIL
MEMBERS FROM SERVING OR BEING APPOINTED TO SERVE SIMULTANEOUSLY ON THE
DESIGN REVIEW BOARD OR PLANNING COMMISSION, WITH THE EDITS TO THE RESOLUTION TO ADD A PERIOD AFTER “SIBLING” AND DELETE “IN THE SAME HOUSEHOLD”. (VOTE 4-1) Ayes: Deputy Mayor Martinez, and Councilmembers Druker, Gaasterland and Quirk; Noes: Mayor Worden; Absent: 0; Abstain: 0.
REGIONAL ORGANIZATION AND COUNCIL COMMITTEES/SUBCOMMITTEES/COMMUNITY
ORGANIZATION REPORTS
City Council representatives reported on the North County Transit District (NCTD), San Diego Association of Governments (SANDAG) Borders Committee, Clean Energy Alliance (CEA), Regional Solid Waste Association (RSWA), SANDAG Shoreline Preservation Working Group, Del Mar Village Association, Housing Subcommittee, League of California Cities, and San Dieguito River Valley Regional Open Space Park (JPA), Lagoon Committee, Solid Waste Procurement Service Ad-Hoc Subcommittee, Sustainability Advisory Committee, and Traffic and Parking Advisory Committee.
ADJOURNMENT
Mayor Worden adjourned the meeting at 6:38 p.m.
Sarah Krietor, Acting City Clerk
5 April 18, 2022 Item 03
DEL MAR CITY COUNCIL
SPECIAL MEETING MINUTES
APRIL 4, 2022
Via Teleconference
1050 Camino del Mar, Del Mar, California
CALL TO ORDER
Mayor Worden called the meeting to order at 3:00 P.M.
ROLL CALL
Present: Mayor Dwight Worden; Deputy Mayor Tracy Martinez; Councilmembers Dave Druker, Terry Gaasterland and Dan Quirk
CLOSED SESSION
A) Conference with Legal Counsel – Existing Litigation
North County Transit District (NCTD) – Verified Petition for Declaratory Order Surface Transportation Board Finance Docket No. 36433
Authority: Government Code Section 54956.9(d)(1)
Reportable Action: None.
B) Conference with Legal Counsel - Significant Exposure to Litigation Number of Cases: Two
Description: 1) Liabilities related to fencing at/near NCTD rails; and 2) Contractual obligations related to solid waste franchise agreement
Authority: Government Code Section 54956.9(b)
Reportable Action: None.
ADJOURNMENT
Mayor Worden adjourned the meeting at 4:11 P.M.
Sarah Krietor, Acting City Clerk
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City of Del Mar
Agenda Report
________________________________________________________________________________________________________ City Council Action:
TO: Honorable Mayor and City Council Members
FROM: Amanda Lee, Principal Planner
Karen Brindley, Planning & Community Development Director Kristen M. Crane, Assistant City Manager
Via Ashley Jones, City Manager
DATE: April 18, 2022
SUBJECT: Approval of Various Phase I/II Planning Studies to Implement the City’s Housing Element
REQUESTED ACTION/RECOMMENDATION:
Staff recommends that the City Council approve task order agreements and/or amendments with Keyser Marston Associates (KMA) and Stephen Dalton Architects (SDA) pertaining to the 6th Cycle Housing Element Housing Acceleration Program Grant (HAP Grant) agreement as follows, and authorize the City Manager to execute the documents:
1) Approve the Amended Task Order Agreement 2021-1 between the City and KMA to clarify the three scenarios and analysis underway covered by the existing agreement applicable to Phase I feasibility assessments for potential affordable housing on publicly owned sites (Attachment A). 2) Approve Task Order Agreement 2022-1 (Attachment B) with KMA for preparation of supplemental financial analysis adding four site scenarios to the Phase I analysis underway (supplemental Phase I work using HAP Grant funds - completion no later than July 31, 2022).
3) The City has an existing agreement with SDA for Phase I architectural/ zoning studies (Attachment C). Approve Task Order Agreement 2022-1 (Attachment D) with SDA for supplemental architectural work including the preparation of additional exhibits to represent the vision for production of affordable housing on publicly owned sites and demonstrate suitability of the Fairgrounds site to support housing for low income households (supplemental Phase I work using HAP Grant funds - completion no later than July 31, 2022).
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Approval of Various Phase I/II Housing Planning Studies April 18, 2022
4) Approve Task Order Agreement 2022-2 (Attachment E) with SDA for preparation of a zoning assessment and architectural concepts for Phase II feasibility studies to facilitate development of incentives for production of deed-restricted lower income units on privately-owned properties (Phase II work using HAP Grant funds - completion no later than November 30, 2022).
5) Approve Task Order Agreement 2022-2 (Attachment F) with KMA for preparation of Phase II feasibility studies and financial analysis to facilitate development of incentives for production of deed-restricted lower income ADUs and lower income units within multiple dwelling unit development on privately-owned properties (Phase II work using HAP Grant funds - completion no later than November 30, 2022).
DISCUSSION/ANALYSIS:
Since November 2021, the City has been working on important housing studies to understand potential sizing and financing for affordable housing on the State Fairgrounds and on two City-owned sites at 28th Street and the Civic Center (10th Street). These Phase I studies will provide information about what capacity of affordable housing could potentially fit, how much it would cost, and what types of tax credit programs might be applicable to facilitate financing for a prospective project. The results of these studies are scheduled to be presented to the City Council in early June 2022. The findings could then be used, consistent with housing strategies in the adopted Housing Element, to assist with efforts toward facilitating an agreement and development partnership at the Fairgrounds, as well as potential affordable housing at two City-owned sites. The data collected and materials produced are intended to be shared with the State Fairgrounds for use as part of their strategic/master planning process that is currently underway and to help inform decisions regarding incorporation of affordable housing onto their site.
The purpose of this agenda report is to seek Council approval for additional housingrelated feasibility studies that will build upon the initial Phase I work that is currently underway. The recent HAP Grant award provided an opportunity for the City to expand upon the existing analysis by incorporating four additional scenarios (for a total of seven) relating to potential development of affordable housing at the Fairgrounds and the two City-owned sites. The HAP Grant also will facilitate completion of Phase II studies to help the City evaluate the feasibility of planning, entitling, financing, and developing affordable and mixed-income housing in Del Mar and the types of incentives that may be needed to spur interest and participation from private property owners. The Phase II studies will help identify what is needed to make affordable housing viable in various contexts, including public versus private ownership and development.
The proposed Phase I/II planning studies are required to satisfy Housing Element program commitments that are intended to facilitate production of affordable housing to 2 April 18, 2022 Item 06
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Approval of Various Phase I/II Housing Planning Studies April 18, 2022
meet the City’s Regional Housing Needs Allocation (RHNA) for the 6th Cycle and meet the following objectives:
Facilitate production of housing for lower income households near jobs, services, and transit on publicly-owned sites including the State Fairgrounds (and potentially two City-owned sites) through implementation of the City’s highest priority action program (Housing Element Program 3A) to secure an agreement with the State by December 2024 for affordable housing at the State Fairgrounds property; and Create incentives to facilitate affordable housing on private property per Housing Element Programs 1D and 1I (new incentives for affordable housing in commercial and multi-unit zones) and via deed-restricted ADUs per Program 2A (new incentives for ADUs deed-restricted low income); and
Help the City obtain final certification of the 6th Cycle Housing Element from the California Department of Housing and Community Development (HCD); and Implement the HAP grant agreement by completing all work to be reimbursed per the grant by June 30, 2023. On March 21, 2022, the City Council adopted a Resolution accepting $225,000 in HAP Grant funds as allocated by the SANDAG Board of Directors on March 11, 2022. The HAP Grant is a State grant program that provides funds to local jurisdictions in the San Diego region for work completed to create incentives for the production of housing within designated Smart Growth Opportunity Areas (SGOA). The Fairgrounds and Del Mar’s downtown village are examples of SGOAs with infill opportunities for affordable housing. SANDAG issued a Notice to Proceed on April 12, 2022, allowing the City to proceed with the tasks per the HAP Grant agreement.
Phase I Studies – Supplemental Work per Grant Agreement and Housing Element The scope of services for the Phase I architectural and economic studies is set forth in a total of four task orders to be implemented through a coordinated work effort with two consultant teams. The initial 2021 task orders with KMA and SDA were executed in November 2021 and are being paid for through funds previously allocated from the General Fund as part of the approved FY 2021-22 budget. Since that time, the City was awarded $250,000 in HAP Grant funds in March 2022, with $35,000 of those funds to supplement the initial scope of services with additional Phase I exhibits and analysis. The proposed additional task orders with KMA and SDA are consistent with the HAP Grant agreement as described below.
Supplemental Financial Analysis Modeling by Keyser-Marston Associates The City has an agreement for as-needed services with KMA, which is a firm that specializes in financial analysis and consulting services work with cities and counties to 3 April 18, 2022 Item 06
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implement market-based affordable housing programs intended to result in the construction of new affordable housing and rehabilitation of existing units. Following is a description of the scope of services to be provided by KMA. Currently, KMA is in the process of preparing pro-forma cost analyses for construction and operation of affordable housing based on market data and industry experience. In developing these financial models, KMA is utilizing the architectural concepts and prototypes prepared by SDA working in collaboration with the SDA architecture team and City staff. KMA and SDA’s work will be shared with the public and City Council in a final report in June 2022, that will also identify tax credit funding program options that may be needed to make prospective affordable housing on the identified publicly-owned sites a viable concept.
To facilitate HAP Grant implementation, an amendment to existing KMA Task Order 2021-1 is requested. The amended KMA Task Order 2021-1 is needed to distinguish the scope of work initiated in November 2021 (prior to the HAP Grant) from the supplemental KMA Task Order 2022-1 that covers additional scenarios and analysis for the Phase I studies and that will be paid for utilizing HAP Grant funds as further described below:
The existing task order with KMA (KMA 2021-1) is being paid for utilizing previously allocated budget from the General Fund that covers evaluation of three site scenarios. The amended agreement will clarify that the three specific scenarios being evaluated per the initial scope of services covers a 54-unit project (family housing) on a 1-acre site at the Fairgrounds, a 3-unit project on vacant 28th Street lot, and a 4-unit project on the vacant Civic Center lot on 10th Street; and The proposed task order (KMA 2022-1) will be paid for using $25,000 in HAP Grant funds that will cover evaluation of four additional site scenarios including an 80- unit (family housing) project on a 1.5 acre site at the Fairgrounds, a 78-unit (senior housing) project on a 1.5 acre site at the Fairgrounds, and two scenarios in a scattered sites analysis (for tax credits) covering a 57 unit project (Fairgrounds 1- acre site plus 28th Street) and an 83-unit project (Fairgrounds 1.5 acre site plus 28th Street). These additional scenarios were identified as useful to help supplement the Phase I work that is already underway, particularly as these scenarios relate to the potential eligibility for various tax credit programs.
Supplemental Architectural Analysis by Stephen Dalton Architects Following is a description of the SDA scope of services:
The cost of the existing task order with SDA (SDA 2021-1) is being paid for using previously allocated budget from the General Fund, which includes zoning assessment and development of architectural concepts for a range of affordable housing development types consisting of 3-4 units (City-owned sites) and 54 units on 1-acre and 1.5-acre sites (State Fairgrounds). This study is providing information on unit types, square footage, density, parking, and space 4 April 18, 2022 Item 06
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requirements, which is then used by KMA to explore construction costs, ongoing operating costs, and financing strategies. No amendment to the existing agreement is needed.
The cost of the proposed supplemental SDA Task Order 2022-1 will be paid for using $10,000 in HAP Grant funds to cover additional tasks and preparation of exhibits relating to the Fairgrounds and City-owned sites. This work is important to support the City’s ultimate goal of convincing the State, including the 22nd District Agricultural Association (22nd DAA) and the California Department of Housing and Community Development (HCD), that the State Fairgrounds is a suitable location for affordable housing and should be pursued as a near term priority. To help secure a partnership with the 22nd DAA, this work will involve preparation of materials to represent the City’s vision for production of affordable housing to the State 22nd DAA and public; and identify that the northeastern portion of the State Fairgrounds property (where lower income housing is being contemplated) is a location that is surrounded by urban uses, and is generally within a half mile distance of transit, jobs, housing, commercial services, and schools and connected via transit to other health and governmental services. The purpose is to demonstrate that this location on the State Fairgrounds property is a suitable and desirable location for housing where prospective residents can thrive regardless of household income.
The Phase I studies are on schedule to be presented to the City Council in early June (prior to the July 31, 2022 deadline).
Phase II Studies – Per Grant Agreement and Housing Element The HAP Grant allocated $65,000 in funds for Phase II feasibility studies, including zoning assessment and economic consulting services as necessary to implement Housing Element Programs 1D (Economic studies related to Affordable Housing Overlay Zone), 1I (Economic studies to inform consideration of process streamlining and incentives to facilitate production of lower income units), and 2A (Economic studies to facilitate production of deed-restricted low-income ADUs). The studies will evaluate the feasibility of planning, entitling, financing, and developing affordable and mixed-income housing in Del Mar. This will help the City understand what will make affordable housing viable on privately owned properties on opportunity sites in various zones as set forth in the Housing Element. The proposed task orders with SDA and KMA are described below.
The proposed SDA Task Order 2022-2 is for a zoning assessment and architectural consulting services to support the Phase II feasibility studies to implement Housing Element Programs 1D and 1I by evaluating existing permit processes and development standards as necessary to inform future consideration of process streamlining and incentives that may be needed to facilitate production of lower income units. The analysis will focus on zones and locations that are identified in the Housing Element sites inventory 5 April 18, 2022 Item 06
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and programs (i.e. North Commercial, Professional Commercial, and Central Commercial). The scope of services will be paid for using $10,000 in HAP Grant funds.
The proposed KMA Task Order 2022-2 is for economic consulting services and Phase II feasibility studies to implement the required economic studies per Housing Element Programs 1D and 1I to help determine what types of incentives may be necessary to spur production of multiple dwelling unit development that includes units for lower income households. In addition, KMA will help the City determine what types of incentives may be necessary to spur production of deed-restricted low-income ADUs to implement Program 2A. The KMA studies will utilize the architectural concepts prepared by SDA for the financial analysis of the feasibility of various development prototypes. The proposed scope of services will be paid for using $55,000 in HAP Grant funds As identified within the adopted Housing Element, examples of incentives to facilitate affordable housing to be explored include, but are not limited to, exemptions from Conditional Use Permits, streamlining of lot consolidation applications, reduced parking requirements, and accommodation for increased height and floor area ratio to allow for mixed use and multiple dwelling unit development.
The Phase II studies will be completed by November 30, 2022, and presented to the City Council for consideration and direction. The intent of the Phase II studies is to help inform preparation and processing of the ordinances necessary to implement the City’s Housing Element.
HOUSING IMPACT:
The City’s 6th Cycle Housing Element is in process of certification review with HCD.
Execution of agreements to implement the 6th Cycle Housing Element will demonstrate the City’s commitment to further fair housing and facilitate completion of required tasks for 6
th Cycle Housing Element Programs 3A (Agreement for Housing on State Fairgrounds), 1D (Economic studies related to Affordable Housing Overlay Zone), 1I (Economic studies to inform consideration of streamlining and incentives to facilitate production of lower income units), and 2A (Economic studies to facilitate production of ADUs deed-restricted for low income households) early in the housing cycle during FY21- 22 and FY22-23.
FISCAL IMPACT:
If approved by the City Council, the cost of the new task order agreements covering the proposed feasibility studies, together totaling $100,000, will be covered using the funds available from the $225,000 HAP Grant that the City was awarded in March 2022. As proposed, the total budget for the Phase I/II studies, including HAP Grant funds, is $186,500. The following table shows the budget and funding source for the consulting services work to be performed per the associated Phase I/II task orders. 6 April 18, 2022 Item 06
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Consultant Task
Order
Description Budget Funding
Source
KMA 2021-1
Amended
Phase I Economic studies of
three scenarios – publicly
owned sites
$65,000 General Fund
FY 21-22
2022-1 Phase I Economic studies of
four additional scenarios –
publicly owned sites
$25,000 HAP Grant
Funds
2022-2 Phase II Economic studies –
privately owned sites
$55,000 HAP Grant
Funds
SDA 2021-1 Phase I Architectural concepts
and zoning assessment –
publicly owned sites
$21,500 General Fund
FY 21-22
2022-1 Phase I supplemental exhibits
– State Fairgrounds property
$10,000 HAP Grant
Funds
2022-2 Phase II Zoning Assessment
and Architectural concepts –
privately owned sites
$10,000 HAP Grant
Funds
$186,500
ENVIRONMENTAL IMPACT:
Pursuant to the California Environmental Quality Act (CEQA), the proposed City Council action is exempt from CEQA pursuant to the common-sense exemption (CEQA Guidelines Section 15061(b)(3)) because it can be seen with certainty that there is no possibility that authorization of the task orders may have a significant effect on the environment. Further, the 6th Cycle Housing Element has been the subject of prior environmental analysis and the requested action is consistent with the City Council’s prior determination on October 5, 2020, adopting Resolution 2020-52 for the 6th Cycle Housing Element certifying a Final PEIR (SCH No. 2020029064) and adopting a Mitigation, Monitoring, and Reporting Program (MMRP), identifying that future discretionary actions to implement the 6th Cycle Housing Element will be subject to future CEQA review.
NEXUS TO CITY COUNCIL GOALS AND PRIORITIES:
Certification and implementation of the 6th Cycle Housing Element for compliance with State Housing law is a City Council priority.
ATTACHMENTS:
Attachment A – KMA Amended Task 2021-1 KMA (Initial Phase I Economic Studies) Attachment B – Proposed KMA Task 2022-1 (Supplemental Phase I Economic Studies) Attachment C – Existing SDA Task 2021-1 (Initial Phase I Zoning/Architectural Studies) Attachment D – Proposed SDA Task 2022-1 (Supplemental Phase I Architectural) Attachment E – Proposed SDA Task 2022-2 (Phase II Zoning/Architectural Studies) Attachment F – Proposed KMA Task 2022-2 (Phase II Economic Studies) 7 April 18, 2022 Item 06
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SCOPE OF SERVICES
AFFORDABLE HOUSING FEASIBILITY ANALYSIS
TASK ORDER 2021-1
CITY OF DEL MAR
OBJECTIVE
The City of Del Mar (City) has requested that Keyser Marston Associates, Inc. (KMA) provide assistance related to feasibility assessments for potential multi-family housing developments on publicly owned sites.
As background, the City seeks to increase the potential for development of affordable housing within the community. Under the 6th Cycle Regional Housing Needs Assessment (RHNA), covering the period 2021 through 2029, the City was allocated 37 Very Low income units and 64 Low income units, for a total of 101 Lower income units. Further, the City adopted the 6th Cycle Housing Element Update (HEU) on March 25, 2021, obtained comments from the State Department of Housing and Community Development (HCD) in July 2021, and plans to consider re-adoption of its HEU in December 2021. The HEU plans for, and guides, the development of new housing opportunities within the City for the period 2021-2029. The HEU identifies potential locations and/or sites within the City for possible development of new housing opportunities in general, and Lower income housing units in particular. The HEU also includes a series of programs intended to facilitate and incentivize affordable housing development.
As KMA understands it, the City seeks an affordable housing feasibility study to evaluate the market and financial feasibility of developing new affordable or mixed-income housing on publicly owned sites. The City is contemplating potential public/private partnerships to facilitate development of mixed-income or affordable housing on these sites. The specific objective of this work scope will be to estimate the magnitude of public financial contribution that would be required to facilitate development of projects consisting of entirely affordable units (100%) and projects with a mix of affordable (20%) and marketrate units.
In response to the City’s objective, KMA has formulated the following work program. Our work scope will build on and expand our prior affordable housing work for the City, including: (1) the Del Mar “22- in-5” study (May 2018); and (2) the Nexus Study on Housing Mitigation Measures and Fees (September 2017). In addition, KMA has recently undertaken similar housing studies for the cities of Carlsbad, Encinitas, and Escondido. This recent North County affordable housing experience will enable us to undertake this assignment for the City in a more time- and cost-efficient manner.
SCOPE OF SERVICES
1. Initiation – KMA will participate in a kickoff teleconference or Zoom meeting with City staff to review the City’s objectives and collect relevant background information such as maps, plans, and
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other documents. We will review this information and follow up with City staff regarding any necessary clarifications and/or additional data needs. This initiation task will also review any other outside scopes of work that the City is conducting for site scenario planning.
2. Identification of Potential Development Prototypes, Tenure, and Affordability Levels – Via the City’s 6 th Cycle HEU, the City has tentatively identified a number of publicly owned sites for possible development of new housing opportunities in general, and Lower income housing units in particular.
City staff and the City’s urban design consultant (Urban Designer) have identified three (3) representative site scenarios for feasibility testing, as follows:
• Three (3) units on a 0.06-acre site;
• Four (4) units on a 0.10-acre site; and
• 54 units on a 1.0-acre site
For each of the three (3) representative site scenarios, we will require conceptual drawings and building area tabulations from the Urban Designer for multi-family housing development prototypes. KMA will use these prototype development concepts to test the feasibility of developing housing at various income/affordability levels.
3. Market Overview – KMA will collect and review key information for the trade area rental housing market, including land values (where appropriate), building costs, unit mix and sizes, parking ratio, monthly rents, vacancy factors, and other relevant financial parameters. This information will provide a foundation for the financial pro forma analyses in Task #4.
4. Financial Pro Forma Analyses – For each of the three (3) development site scenarios/prototypes identified above, KMA will prepare financial pro forma models with variations in terms of affordability levels, as described below:
Affordability Level Tenure Parameters
100% Market-Rate Rental
One (1) base case 100% market-rate pro forma model for
each prototype/site
Mixed-Income
without Tax Credits
Rental
For the 1.0-acre prototype/site, KMA will test up to three (3) alternative Area Median Income (AMI) levels (20% of total unit count)
A mixed-income scenario is not assumed for the 0.06-acre and 0.10-acre sites due to the small number of units on each site
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Affordability Level Tenure Parameters
100% Affordable
without Tax Credits
Rental
For each prototype/site, one (1) 100% affordable housing financial pro forma model with up to three (3) alternative Area Median Income (AMI) levels financed without Tax
Credits
100% Affordable
with Tax Credits
Rental
For the 1.0-acre prototype/site, one (1) 100% affordable housing financial pro forma model financed with 9% Tax
Credits; and one (1) 100% affordable housing financial pro forma model financed with 4% Tax Credits
A tax credit scenario is not assumed for the 0.06-acre and
0.10-acre sites due to the small number of units on each site.
The pro forma analysis for each prototype will include estimates of development costs, rental income and expenses, value upon completion, targeted developer return, and/or potential funding sources. The outcome of each pro forma analysis will yield estimates of the residual land value supported by each development prototype. In some cases, the residual land value conclusion will be a negative number, indicating that the project has a financing gap even if the public agency contributes the land at no cost. The financing gap represents the City subsidy, or public financial contribution, that would be required for a given project to be feasible.
5. Presentation of Draft Findings – KMA will participate in a meeting or teleconference with City staff to review the findings of the feasibility analyses. Based on feedback from the City, KMA will make appropriate changes to the financial models and summary tables.
6. Report – Following the City’s feedback, KMA will prepare an executive summary format memorandum report (Report) that summarizes the KMA assumptions, analysis, and findings. The financial pro forma models will be included as appendices to the Report. Our Report will be submitted in three (3) successive versions: Administrative Draft, Draft, and Final.
7. Response to Comments – The City may receive questions or comments from other City staff, City officials, and/or other parties related to the KMA Report. As needed, KMA will review these questions or comments and prepare written responses or clarifications as appropriate.
8. City Council Meeting – KMA will prepare for, and attend, one (1) public meeting and/or workshop.
Preparation will include presentation materials, handouts, and/or response to comments from public officials and/or stakeholders. If requested, KMA will also prepare and present an overview of affordable housing feasibility analyses in general, typical financial parameters including project costs and funding sources, and recent range of local public financial contribution per affordable unit for transactions throughout the County.
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Budget
The KMA budget requirement for the Scope of Services is $65,000. We propose to undertake this work program on a time-and-materials basis in accordance with the billing rate schedule in our Consulting Services Agreement dated October 2, 2017 and amended on October 2, 2020.
Our budget includes:
• Participation in a maximum of five (5) virtual meetings or teleconferences with City staff and/or other parties.
• Attendance at one (1) public meeting.
• No other meetings/teleconferences with public officials. • If requested, additional meetings, including preparation and follow-up time, would be charged in accordance with KMA hourly billing rates in our Agreement with the City. • One (1) Administrative Draft, one (1) Draft, and one (1) Final version of the KMA Report, in PDF format only.
Schedule
KMA anticipates completion of the Scope of Services no later than July 31, 2022.
Limitations
In accepting this proposal, the City represents, acknowledges, and agrees that:
1. KMA is not advising or recommending any action be taken by the City with respect to any prospective, new, or existing municipal financial products or issuance of municipal securities (including with respect to the structure, timing, terms, and other similar matters concerning such financial products or issues);
2. KMA is not acting as a Municipal Advisor to the City or any other public agency and does not assume any fiduciary duty hereunder, including, without limitation, a fiduciary duty to the City pursuant to Section 15B of the Exchange Act with respect to the services provided hereunder and any information and material contained in KMA’s work product; and
3. The City shall discuss any such information and material contained in KMA’s work product with any and all internal and/or external advisors and experts, including its own Municipal Advisors, that it deems appropriate before acting on the information and material.
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SCOPE OF SERVICES
AFFORDABLE HOUSING FEASIBILITY ANALYSIS
TASK ORDER 2021-1
CITY OF DEL MAR
OBJECTIVE
The City of Del Mar (City) has requested that Keyser Marston Associates, Inc. (KMA) provide assistance related to feasibility assessments for potential multi-family housing developments on publicly owned sites.
As background, the City seeks to increase the potential for development of affordable housing within the community. Under the 6th Cycle Regional Housing Needs Assessment (RHNA), covering the period 2021 through 2029, the City was allocated 37 Very Low income units and 64 Low income units, for a total of 101 Lower income units. Further, the City adopted the 6th Cycle Housing Element Update (HEU) on March 25, 2021, obtained comments from the State Department of Housing and Community Development (HCD) in July 2021, and plans to consider re-adoption of its HEU in December 2021. The HEU plans for, and guides, the development of new housing opportunities within the City for the period 2021-2029. The HEU identifies potential locations and/or sites within the City for possible development of new housing opportunities in general, and Lower income housing units in particular. The HEU also includes a series of programs intended to facilitate and incentivize affordable housing development.
As KMA understands it, the City seeks an affordable housing feasibility study to evaluate the market and financial feasibility of developing new affordable or mixed-income housing on publicly owned sites. The City is contemplating potential public/private partnerships to facilitate development of mixed-income or affordable housing on these sites. The specific objective of this work scope will be to estimate the magnitude of public financial contribution that would be required to facilitate development of projects consisting of entirely affordable units (100%) and projects with a mix of affordable (20%) and marketrate units.
In response to the City’s objective, KMA has formulated the following work program. Our work scope will build on and expand our prior affordable housing work for the City, including: (1) the Del Mar “22- in-5” study (May 2018); and (2) the Nexus Study on Housing Mitigation Measures and Fees (September 2017). In addition, KMA has recently undertaken similar housing studies for the cities of Carlsbad, Encinitas, and Escondido. This recent North County affordable housing experience will enable us to undertake this assignment for the City in a more time- and cost-efficient manner.
SCOPE OF SERVICES
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1. Initiation – KMA will participate in a kickoff teleconference or Zoom meeting with City staff to review the City’s objectives and collect relevant background information such as maps, plans, and other documents. We will review this information and follow up with City staff regarding any necessary clarifications and/or additional data needs. This initiation task will also review any other outside scopes of work that the City is conducting for site scenario planning.
2. Identification of Potential Development Prototypes, Tenure, and Affordability Levels – Via the City’s 6 th Cycle HEU, the City has tentatively identified a number of publicly owned sites for possible development of new housing opportunities in general, and Lower income housing units in particular.
KMA will work with City staff and the City’s urban design consultant (Urban Designer) to select up tohave identified three (3) representative site scenarios for feasibility testing. These are expected to include three project sizes: , as follows:
• Three (3-4 affordable) units on a site less than 10,000 SF; 54 affordable0.06-acre site; • Four (4) units on a 0.10-acre site; and
• 54 units on a 1.0-acre site
; and 54 affordable units on a 1.5-acre site, respectively. For each of the three (3) representative site scenarios, we will require conceptual drawings and building area tabulations from the Urban Designer for multi-family housing development prototypes. KMA will use these prototype development concepts to test the feasibility of developing housing at various income/affordability levels.
2.3.Market Overview – KMA will collect and review key information for the trade area rental housing market, including land values (where appropriate), building costs, unit mix and sizes, parking ratio, monthly rents, vacancy factors, and other relevant financial parameters. This information will provide a foundation for the financial pro forma analyses in Task #4.
3.4.Financial Pro Forma Analyses – For each of the three (3) development site scenarios/prototypes identified above, KMA will prepare financial pro forma models with variations in terms of affordability levels, as described below:
Affordability Level Tenure Parameters
100% Market-Rate Rental
One (1) base case 100% market-rate pro forma model for
each prototype/site
Mixed-Income
without Tax Credits
Rental
For eachthe 1.0-acre prototype/site, KMA will test up to three (3) alternative Area Median Income (AMI) levels
(20% of total unit count)
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Affordability Level Tenure Parameters
A mixed-income scenario is not assumed for the 0.06-acre and 0.10-acre sites due to the small number of units on each site
100% Affordable
without Tax Credits
Rental
For each prototype/site, one (1) 100% affordable housing financial pro forma model with up to three (3) alternative Area Median Income (AMI) levels financed without Tax
Credits
100% Affordable
with Tax Credits
Rental
For the 1.0-acre prototype/site, one (1) 100% affordable housing financial pro forma model forfinanced with 9%
Tax Credits; and one (1) 100% affordable housing financial pro forma model financed with 4% Tax Credits
A tax credit scenario is not assumed for the 0.06-acre and
0.10-acre sites due to the small number of units on each prototype/site.
The pro forma analysis for each prototype will include estimates of development costs, rental income and expenses, value upon completion, targeted developer return, and/or potential funding sources. The outcome of each pro forma analysis will yield estimates of the residual land value supported by each development prototype. In some cases, the residual land value conclusion will be a negative number, indicating that the project has a financing gap even if the public agency contributes the land at no cost. The financing gap represents the City subsidy, or public financial contribution, that would be required for a given project to be feasible.
4.5.Presentation of Draft Findings – KMA will participate in a meeting or teleconference with City staff to review the findings of the feasibility analyses. Based on feedback from the City, KMA will make appropriate changes to the financial models and summary tables.
5.6.Report – Following the City’s feedback, KMA will prepare an executive summary format memorandum report (Report) that summarizes the KMA assumptions, analysis, and findings. The financial pro forma models will be included as appendices to the Report. Our Report will be submitted in three (3) successive versions: Administrative Draft, Draft, and Final.
6.7.Response to Comments – The City may receive questions or comments from other City staff, City officials, and/or other parties related to the KMA Report. As needed, KMA will review these questions or comments and prepare written responses or clarifications as appropriate.
7.8.City Council Meeting – KMA will prepare for, and attend, one (1) City Councilpublic meeting and/or workshop. Preparation will include presentation materials, handouts, and/or response to
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comments from public officials and/or stakeholders. If requested, KMA will also prepare and present an overview of affordable housing feasibility analyses in general, typical financial parameters including project costs and funding sources, and recent range of local public financial contribution per affordable unit for transactions throughout the County.
Budget
The KMA budget requirement for the Scope of Services is $65,000. We propose to undertake this work program on a time-and-materials basis in accordance with the billing rate schedule in our Consulting Services Agreement dated October 2, 2017 and amended on October 2, 2020.
Our budget includes:
• Participation in a maximum of five (5) virtual meetings or teleconferences with City staff and/or other parties.
• Attendance at one (1) City Councilpublic meeting.
• No other meetings/teleconferences with public officials and/or attendance at public meetings.. • If requested, additional meetings, including preparation and follow-up time, would be charged in accordance with KMA hourly billing rates in our Agreement with the City. • One (1) Administrative Draft, one (1) Draft, and one (1) Final version of the KMA Report, in PDF format only.
Schedule
KMA anticipates completion of the Scope of Services (Tasks #1-#5) within 180 calendar days from Task Order authorization and receipt of all background information.no later than July 31, 2022.
Limitations
In accepting this proposal, the City represents, acknowledges, and agrees that:
1. KMA is not advising or recommending any action be taken by the City with respect to any prospective, new, or existing municipal financial products or issuance of municipal securities (including with respect to the structure, timing, terms, and other similar matters concerning such financial products or issues);
2. KMA is not acting as a Municipal Advisor to the City or any other public agency and does not assume any fiduciary duty hereunder, including, without limitation, a fiduciary duty to the City pursuant to Section 15B of the Exchange Act with respect to the services provided hereunder and any information and material contained in KMA’s work product; and
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3. The City shall discuss any such information and material contained in KMA’s work product with any and all internal and/or external advisors and experts, including its own Municipal Advisors, that it deems appropriate before acting on the information and material.
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SCOPE OF SERVICES
AFFORDABLE HOUSING FEASIBILITY ANALYSIS
TASK ORDER 2022-1
CITY OF DEL MAR
OBJECTIVE
The City of Del Mar (City) has requested that Keyser Marston Associates, Inc. (KMA) provide assistance related to feasibility assessments for potential multi-family housing developments on publicly owned sites.
Pursuant to Task Order 2021-1 under our Consulting Service Agreement dated October 2, 2017 and amended on October 2, 2020 (Agreement), KMA is currently under way with analyzing the market and financial feasibility of selected affordable housing or mixed-income housing development scenarios on publicly owned sites. As part of this effort, City staff and the City’s urban design consultant have identified three (3) representative site scenarios/prototypes as the basis for KMA’s financial pro forma analyses. To supplement the Task Order 2021-1 analysis, the City has requested that KMA analyze the feasibility of additional development and financing scenarios. In response to the City’s request, KMA has formulated the following work program.
SCOPE OF SERVICES
1. Identification of Additional Potential Development Prototypes, Tenure, and Affordability Levels – Via the City’s 6th Cycle HEU, the City has tentatively identified a number of publicly owned sites for possible development of new housing opportunities in general, and Lower income housing units in particular. City staff and the City’s urban design consultant (Urban Designer) have identified an additional four (4) representative site/prototype scenarios for feasibility testing, as follows:
• Standalone Projects - 80 units for families on a 1.50-acre site and 78 units for seniors on a 1.50- acre site
• Scattered Sites - 57 family units on scattered sites totaling 1.06 acres; and 83 family units on scattered sites totaling 1.56 acres
For each of the four (4) representative site/prototype scenarios, we will require conceptual drawings and building area tabulations from the Urban Designer for multi-family housing development prototypes. KMA will use these prototype development concepts to test the feasibility of developing housing at various income/affordability levels.
D R A F T
Attachment B
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2. Financial Pro Forma Analyses – For each of the four (4) development site scenarios/prototypes identified above, KMA will prepare financial pro forma models with variations in terms of affordability levels, as described below.
Affordability Level Tenure Parameters
100% Market-Rate Rental
One (1) base case 100% market-rate pro forma model for
the two standalone prototypes
Mixed-Income
without Tax Credits
Rental
For the two standalone prototypes, KMA will test up to
three (3) alternative Area Median Income (AMI) levels
(20% of total unit count)
100% Affordable
without Tax Credits
Rental
For the two standalone prototypes, one (1) 100%
affordable housing financial pro forma model with up to three (3) alternative Area Median Income (AMI) levels
financed without Tax Credits
100% Affordable
with Tax Credits
Rental
For each standalone and scattered site scenario, one (1) 100% affordable housing financial pro forma model
financed with 9% Tax Credits; and one (1) 100% affordable housing financial pro forma model financed with 4% Tax
Credits
The pro forma analysis for each prototype will include estimates of development costs, rental income and expenses, value upon completion, targeted developer return, and/or potential funding sources. The outcome of each pro forma analysis will yield estimates of the residual land value supported by each development prototype. In some cases, the residual land value conclusion will be a negative number, indicating that the project has a financing gap even if the public agency contributes the land at no cost. The financing gap represents the City subsidy, or public financial contribution, that would be required for a given project to be feasible.
3. Presentation of Draft Findings – KMA will participate in a meeting or teleconference with City staff to review the findings of the feasibility analyses. Based on feedback from the City, KMA will make appropriate changes to the financial models and summary tables.
4. Report – As part of the Task Order 2021-1 scope of services, KMA will prepare an executive summary format memorandum report (Report) that summarizes the KMA assumptions, analysis, and findings.
Under this Task Order, the KMA assumptions and findings from the analysis of the four (4) additional development prototypes will be summarized and incorporated into the Report. The financial pro forma models from the four (4) additional development and financing scenarios will also be included as appendices to the Report.
D R A F T
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5. Response to Comments – The City may receive questions or comments from other City staff, City officials, and/or other parties related to the KMA Report. As needed, KMA will review these questions or comments and prepare written responses or clarifications as appropriate.
6. City Council Meeting – KMA will prepare for, and attend, one (1) public meeting and/or workshop.
Preparation will include presentation materials, handouts, and/or response to comments from public officials and/or stakeholders. If requested, KMA will also prepare and present an overview of affordable housing feasibility analyses in general, typical financial parameters including project costs and funding sources, and recent range of local public financial contribution per affordable unit for transactions throughout the County.
Budget
The KMA budget requirement for the Scope of Services is $25,000. We propose to undertake this work program on a time-and-materials basis in accordance with the billing rate schedule in our Agreement.
Our budget includes:
• Participation in a maximum of three (3) virtual meetings or teleconferences with City staff and/or other parties.
• Attendance at one (1) public meeting.
• No other meetings/teleconferences with public officials. • If requested, additional meetings, including preparation and follow-up time, would be charged in accordance with KMA hourly billing rates in our Agreement with the City. • Findings from the analysis of the additional development and financing scenarios incorporated into one (1) Administrative Draft, one (1) Draft, and one (1) Final version of the KMA Report, in PDF format only.
Schedule
KMA anticipates completion of the Scope of Services no later than July 31, 2022.
Limitations
In accepting this proposal, the City represents, acknowledges, and agrees that:
1. KMA is not advising or recommending any action be taken by the City with respect to any prospective, new, or existing municipal financial products or issuance of municipal securities (including with respect to the structure, timing, terms, and other similar matters concerning such financial products or issues);
D R A F T
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2. KMA is not acting as a Municipal Advisor to the City or any other public agency and does not assume any fiduciary duty hereunder, including, without limitation, a fiduciary duty to the City pursuant to Section 15B of the Exchange Act with respect to the services provided hereunder and any information and material contained in KMA’s work product; and
3. The City shall discuss any such information and material contained in KMA’s work product with any and all internal and/or external advisors and experts, including its own Municipal Advisors, that it deems appropriate before acting on the information and material.
D R A F T
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1050 Camino Del Mar, Del Mar, CA 92014 | 858.755.9313 | www.delmar.ca.us November 24, 2021
Stephen Dalton Architects SENT VIA EMAIL
Attn: Stephen Dalton
2201 San Dieguito Drive
Del Mar, CA 92014
[email protected]
RE: TASK ORDER 2021-1 & NOTICE TO PROCEED FOR ARCHITECTURAL SERVICES
RELATED TO AFFORDABLE HOUSING FEASIBILITY STUDIES
This Task Order 2021-1 and Notice to Proceed (NTP) is issued pursuant to the terms and conditions contained in the as-needed Consulting Services Agreement between the City of Del Mar and Stephen Dalton Architects (Consultant), the term for which is December 7, 2020 to December 7, 2023.
Consultant will prepare housing feasibility designs for the project scenarios as described in the scope of work in the attached Proposal for Architectural Services-Del Mar Housing dated November 1, 2021. This task order amount is not to exceed $21,500 with project completion no later than April 30, 2022.
The primary contact for this NTP and invoicing is Joseph Smith, Planning & Community Development Director, at [email protected] and (858) 704-3642.
Please sign and return an original copy of this NTP to Sarah Krietor, Management Analyst, City of Del Mar, 1050 Camino del Mar, Del Mar, CA 92014 and email a PDF copy to [email protected].
Approved by: Accepted by:
_________________________ 11/24/2021___ _______________________________________ Ashley Jones Date Stephen Dalton Date
Interim City Manager Principal Architect
cc: Joseph Smith, Planning and Community Development Director Attachment: 11/1/2021 Proposal for Architectural Services- Del Mar Housing 11/29/21
Attachment C
21 April 18, 2022 Item 06
November 1, 2021
City of Del Mar / Joseph Smith
1050 Camino del Mar
Del Mar, CA 93014
Phone: (858) 704-3642
RE: Proposal for Architectural Services – Del Mar Housing Dear Joseph,
Thank you for considering Stephen Dalton Architects to provide Feasibility Study services to aid the City in evaluating housing opportunities with an emphasis on affordable housing development. I am confident that our team can help you discover the potential of various scenarios in Del Mar.
Project Understanding
Provide Feasibility Studies to determine project viability generally for potential site scenarios. We will provide a separate Feasibility Study for each scenario studied.
Scope of Work / Feasibility Study
The Feasibility Study will evaluate a range of affordable housing developments consisting of 3-4 units, and 54 units on 1-acre and 1.5-acre sites.
A Attend (1) kick-off meeting or call with the CLIENT to review goals, budget, schedule and requirements, and to arrive at a mutual understanding of the Project Requirements.
B Evaluate the potential site scenarios determine the unique aspects of the potential sites and surrounding context.
C Review local coastal program, zoning and code requirements to determine project limitations imposed by the Governing Authority and to ascertain procedures and permits required for the Project.
D Prepare one (1) conceptual site study per scenario to determine the overall footprint and development parameters for affordable projects based on current trends including a target unit mix and configurations, unit tabulations, massing study, site and floor plans, common areas and amenities, building heights, FAR and lot coverage tabulations, and parking count and layout.
E Meet with Client to review progress and receive input. One (1) meeting.
F Finalize the conceptual site study to incorporate Client comments and issue final documents. (1) Revision is included.
G Provide narrative summarizing conceptual site studies and describing project opportunities & constraints.
22 April 18, 2022 Item 06
Architect’s Responsibilities
Our services will be performed as is consistent with professional skill and care and the orderly progress of the Project.
Client Responsibilities
You will provide full information regarding the Project Requirements (including objectives, schedule, budget, constraints, criteria, and site requirements).
Compensation
Compensation to the Architect for Basic Services shall be a Fixed Fee as follows:
Study 1: 3-4 units on site less than 10,000 SF $6,500
Study 2: 54 units on 1 acre and 1.5 acre site $15,000
Additional Services
Services not listed in the Scope of Work will be considered Additional Services.
Compensation for Additional Services shall be on an Hourly basis at the rates listed in the Hourly Fee Schedule (below).
Hourly Fee Schedule
Additional and hourly services will be billed at the following rates:
Principal Architect $185 / hour
Senior Project Manager $165 / hour
Architect 3 $145 / hour
Architect 2 $125 / hour
Architect 1 $105 / hour
Job Captain $95 / hour
Designer 2 $85 / hour
Designer 1 $75 / hour
Intern $55 / hour
With your acceptance I will prepare a formal agreement for your signature. I look forward to working with you and I am available to answer any questions you might have.
Sincerely,
Stephen Dalton,
Principal Architect, SDA, Inc.
CA License No. C-25166
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April 13, 2022
City of Del Mar / Amanda Lee
1050 Camino del Mar
Del Mar, CA 93014
Phone: (858) 704-3642
RE: Proposal for Architectural Services –
Task Order 2022-1 – SUPPLEMENTAL PHASE I STUDY EXHIBITS
DM AFFORDABLE HOUSING FEASIBILITY ON PUBLICLY OWNED SITES (PROJECT)
Dear Amanda,
Thank you for considering Stephen Dalton Architects to provide Feasibility Study services to aid the City in evaluating housing opportunities with an emphasis on affordable housing development. I am confident that our team can help you discover the potential of various s cenarios in Del Mar.
Scope of Work
Preparation of Supplemental Exhibits: Create area ma p exhibits demonstrating proximity of the State Fairgrounds housing site being studied in relation to facilities, services, and amenities in the area including transportation, shopping, jobs, schools, and health/government services. Four (4) exhibits are included.
Architect’s Responsibilities
Our services will be performed as is consistent with professional skill and care and the orderly progress of the Project.
Client Responsibilities
You will provide full information regarding the Project Requirements (including objectives, schedule, budget, constraints, criteria, and site requirements).
Compensation
Compensation to the Architect will be a Fixed Fee of $4,500.
Additional Services
Services not listed in the Scope of Work will be considered Additional Services.
Compensation for Additional Services shall be on an Hourly basis at the rates listed in the Hourly Fee Schedule (below). The scope of work and additional services per this Task Order agreement shall cumulatively not exceed a total of $10,000.
Attachment D
24 April 18, 2022 Item 06
Hourly Fee Schedule
Additional and hourly services will be billed at the following rates:
Principal Architect $185 / hour
Senior Project Manager $165 / hour
Architect 3 $145 / hour
Architect 2 $125 / hour
Architect 1 $105 / hour
Job Captain $95 / hour
Designer 2 $85 / hour
Designer 1 $75 / hour
Intern $55 / hour
With your acceptance I will prepare a formal agreement for your signature. I look forward to working with you and I am available to answer any questions you might have.
Sincerely,
Stephen Dalton,
Principal Architect, SDA, Inc.
CA License No. C-25166
25 April 18, 2022 Item 06
April 13, 2022
City of Del Mar / Amanda Lee
1050 Camino del Mar
Del Mar, CA 93014
Phone: (858) 704-3642
RE: Proposal for Architectural Services
Task Order 2022-2
PHASE II ZONING ASSESSMENT/ARCHITECTURAL SERVICES
DM AFFORDABLE HOUSING FEASIBILITY ON PRIVATELY OWNED SITES (PROJECT)
Dear Amanda,
Thank you for considering Stephen Dalton Architects to provide Feasibility Study services to aid the City in evaluating housing opportunities with an emphasis on affordable housing development. I am confident that our team can help you discover the potential of various scenarios in Del Mar.
Scope of Work
1. Zoning Assessment: Evaluate the development standards in existing zones and advise staff on changes to the development regulations that would incentivize affordable housing under the City’s density bonus provisions. Zones to asses s in the analysis include North Commercial Zone, Professional Commercial Zone, Central Commercial Zone, Del Mar Plaza Specific Plan, and RM-South Zone.
2. Feasibility Study: In consultation with the CLIENT, identify three sites (one per zone) in the North Commercial, Professional Commercial, and Central Commercial zones from the Housing Element sites inventory for site specific analysis. Prepare a feasibility study to determine likely unit count, floor area, height, and parking layout. Show comparison betw een existing zoning standards and the anticipated development standards for a viable density bonus project. Three (3) site specific studies are included.
Architect’s Responsibilities
Our services will be performed as is consistent with professional skill and care and the orderly progress of the Project.
Client Responsibilities
You will provide full information regarding the Project Requirements (including objectives, schedule, budget, constraints, criteria, and site requirements).
Attachment E
26 April 18, 2022 Item 06
Compensation
Compensation shall to the Architect will be a Fixed Fee as follows:
Code Analysis $3,000
Feasibility Study $4,500
TOTAL $9,500
Additional Services
Services not listed in the Scope of Work will be considered Additional Services.
Compensation for Additional Services shall be on an Ho urly basis at the rates listed in the Hourly Fee Schedule (below). The scope of work and additional services per this Task Order agreement shall cumulatively not exceed a total of $10,000.
Hourly Fee Schedule
Additional and hourly services will be billed at the following rates:
Principal Architect $185 / hour
Senior Project Manager $165 / hour
Architect 3 $145 / hour
Architect 2 $125 / hour
Architect 1 $105 / hour
Job Captain $95 / hour
Designer 2 $85 / hour
Designer 1 $75 / hour
Intern $55 / hour
With your acceptance I will prepare a formal agreement for your signature. I look forward to working with you and I am available to answer any questions you might have.
Sincerely,
Stephen Dalton,
Principal Architect, SDA, Inc.
CA License No. C-25166
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SCOPE OF SERVICES
ECONOMIC STUDY OF THE CITY’S 6TH CYCLE HOUSING ELEMENT
CITY OF DEL MAR
OBJECTIVE
The City of Del Mar (City) has requested that Keyser Marston Associates, Inc. (KMA) provide assistance related to an economic study of Housing Element programs and incentives.
As background, the City seeks to increase the potential for development of affordable housing within the community. Under the 6th Cycle Regional Housing Needs Assessment (RHNA), covering the period 2021 through 2029, the City was allocated 37 Very Low income units and 64 Low income units, for a total of 101 Lower income units. Further, the City adopted the 6th Cycle Housing Element Update (HEU) on March 25, 2021, obtained comments from the State Department of Housing and Community Development (HCD) in July 2021, and plans to consider re-adoption of its HEU in December 2021. The HEU plans for, and guides, the development of new housing opportunities within the City for the period 2021-2029. The HEU identifies potential locations and/or sites within the City for possible development of new housing opportunities in general, and Lower income housing units in particular. The HEU also includes a series of programs intended to facilitate and incentivize affordable housing development.
As KMA understands it, the City seeks an economic study of the viability of affordable housing development based on selected housing incentive programs in the 6th Cycle HEU. In response to the City’s objective, KMA has formulated the following work program. Our work scope will build on and expand our prior affordable housing work for the City, including: (1) the Del Mar “22-in-5” study (May 2018); and (2) the Nexus Study on Housing Mitigation Measures and Fees (September 2017). In addition, KMA has recently undertaken similar housing studies for the cities of Carlsbad, Encinitas, and Escondido. This recent North County affordable housing experience will enable us to undertake this assignment for the City in a more time- and cost-efficient manner.
SCOPE OF SERVICES
1. Economic Viability of Affordable Housing Development under Selected HEU Programs – KMA will undertake an assessment of the economic viability of affordable housing development based on the incentives offered in HEU Programs 2A, 1I/1J, and 1D. For each Program, we will gather supporting market and financial information required to prepare a feasibility assessment, prepare illustrative financial models, and determine its overall viability. Our specific approaches to evaluate these HEU Programs are outlined below.
Attachment F
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HEU Program 2A: Extend and Enhance the City’s Existing Accessory Dwelling Unit (ADU) Incentive Pilot Program
HEU Program 2A – Under HEU Program 2A, the City seeks to further enhance and expand participation in the ADU incentive program. Currently, the program grants a 500-square-foot (SF) floor area ratio (FAR) bonus in exchange for a 30-year affordable ADU or Junior ADU (JrADU). The program is set to expire in May 2022 unless extended by the City Council. The City’s target is 15 deed-restricted Low income ADUs by 2029. To date, the 500-SF floor area bonus has only yielded one Low income ADU. HEU Program 2A is intended to promote greater awareness of the ADU incentive program to property owners. The City also seeks to evaluate the ADU incentive program to explore additional incentives and/or program components that will further support the development of Low and Moderate income ADU’s and JrADU’s.
KMA will prepare illustrative financial models for up to four (4) scenarios testing the cost/benefit impact to a property owner that might consider development of a Low income ADU on lots, including: (a) 10,000 SF (i.e., R1-10); (b) 7,000 SF (i.e., R2); (c) 8,000 SF (i.e., RM-South); and (d) 5,000 SF (i.e., R1-SB or RM-West). Our scenarios will consider a variety of residential home vs. lot sizes as well as a range of incentives. Based on this evaluation, KMA will determine the overall viability of the ADU incentive program and potential enhanced incentives that are likely to increase development of deed-restricted Low income ADUs.
HEU Program 1I: Establish Streamlining and Incentives for Affordable Housing HEU Program 1J: Establish Program for Coordination with Affordable Housing Developers HEU Program 1D: Affordable Housing Overlay Zone
HEU Program 1I – Under HEU Program 1I, the City and its urban design consultant (Urban Designer) will evaluate the City’s current regulatory provisions for residential development in the Municipal Code and identify any potential constraints to the development of affordable housing.
The City/Urban Designer will specifically identify and evaluate constraints to affordable housing development and propose specific methods and strategies that address and remove identified constraints that may inhibit the production of affordable housing. Potential results from HEU Program 1I may include consolidated permit processing, entitlement exemptions, streamlined review processes, fee subsidies, payment deferrals, and/or other methods. The City has identified approximately 20 target properties as the main focus for incentives that will support development of additional affordable housing. HEU Program 1I also seeks to explore potential incentives for projects that provide a greater number of affordable housing units than the City’s Affordable Housing Mitigation Requirements.
HEU Program 1J – Under HEU Program 1J, the City proposes to regularly reach out to the San Diego Housing Federation (SDHF) and affordable housing developers. The intent is to engage 29 April 18, 2022 Item 06
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stakeholders with experience developing affordable housing in mutually beneficial way. This will enable the City to gain insight toward developing realistic strategies and incentives to create affordable housing. It will also establish a system of regular communication and public outreach to help connect interested developers with information on the latest incentives and resources available for affordable housing projects within the City.
HEU Program 1D – Under HEU Program 1D, the City seeks to evaluate the potential to create an Affordable Housing Overlay Zone (AHOZ) to encourage property owners of selected properties to pursue permit applications to accommodate dwelling units for Lower income households on their respective properties. The intent of the proposed AHOZ is to pair up properties with opportunity for affordable housing with targeted incentives to spur private development of affordable housing.
As part of the evaluation, the City intends to undertake the following (among other steps):
• Consider locations where there is a demand for affordable housing based on existing employment land uses
• Assess whether it is feasible to expect the private market to develop affordable housing on these sites based on existing market conditions
• Solicit interest from property owners and input from stakeholders • Identify existing barriers or limitations that should be considered (e.g., height, FAR, setbacks, lot coverage, and parking) as incentives or regulatory concessions to facilitate production of affordable units
KMA will conduct a series of financial pro forma models for multi-family housing development to test the economic viability of affordable housing developments using potential incentives developed under HEU Programs 1I, 1J, and 1D. We will review the constraints identified by City staff and the City’s Urban Designer and work with both parties to identify and evaluate potential incentives to offset these constraints. We will also conduct informal surveys with SDHF representatives and affordable housing developers to share information related to the City’s Housing Element implementation efforts, the preliminary findings of the constraints evaluation, and the potential incentives identified by the City/Urban Designer for further study. We will solicit feedback on the proposed incentives, as well as other issues and concerns raised by affordable housing developers regarding the feasibility of planning, entitling, financing, and developing affordable and mixed-income housing in the City.
The KMA financial pro forma models will test the economic viability of developing multi-family housing in general, and affordable housing in particular, using the proposed incentives and/or AHOZ. The City has identified approximately 20 opportunity sites in the Del Mar Plaza (Plaza 30 April 18, 2022 Item 06
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Specific Plan), L’Auberge Hotel (Hotel Specific Plan), other hotels in the VC zone, and existing multi-dwelling unit (MDU) development in the RM-South, RM-East, and R2 zones. KMA will review the constraints and potential AHOZ incentives identified by City staff and the City’s Urban Designer. In consultation with City staff and the Urban Designer, KMA will select up to six (6) properties for detailed feasibility testing from the approximately target 20 properties considered for incentives on lots including: (a) less than 0.25 acre; (b) 0.5 acre; (c) 1.0 acre; (d)
1.5 acre; and (e) mixed-use with hotel and multi-unit. For each of the six (6) scenarios, we will require conceptual drawings and building area tabulations from the Urban Designer for multifamily housing development prototypes that reflect the potential AHOZ incentives under consideration. Using this information, KMA will prepare financial pro forma models with variations in terms of affordability levels, as described below:
Affordability Level Tenure Parameters
100% Market-Rate Rental One (1) base case 100% market-rate pro forma model for each prototype/site
Mixed-Income Rental
For each prototype/site, KMA will test up to three (3)
alternative affordable housing set-asides and Area
Median Income (AMI) levels
100% Affordable Rental One (1) 100% affordable housing financial pro forma model for each prototype/site
The pro forma analysis for each prototype will include estimates of development costs, rental income and expenses, value upon completion, targeted developer return, and/or potential funding sources. The outcome of each pro forma analysis will illustrate the feasibility, in terms of residual land value, of each development prototype. Residual land values can then be measured against recent comparable land sales in the trade area to draw conclusions about financial feasibility and estimate any remaining financing gap. The financing gap represents the City subsidy that would be required for a given project to be feasible. We will summarize our findings across the distinct opportunity sites and conclude regarding the overall potential for the identified incentives and/or AHOZ to reduce development costs, enhance project feasibility, and increase production of affordable housing.
2. Approaches to Facilitate Affordable Housing Transactions – KMA will review potential approaches for the City to kickstart development of new affordable and/or mixed-income housing on target properties (approximately 20 properties identified for HEU Program 1I) and/or the potential AHOZ (HEU Program 1D). These may include a menu of approaches such as: (a) site acquisition, (b) Requests for Proposal to developers/property owners, (c) affordable housing fund NOFAs, (d) ground leases or sales of property, (e) developer outreach, (f) gap financing contributions, and/or other approaches. KMA will prepare a matrix overview that describes each approach, provides recent examples in other jurisdictions, and identifies key action steps. 31 April 18, 2022 Item 06
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3. Presentation of Draft Findings – We will present our draft technical analysis and findings to City staff for review and comment.
4. Report – Following the City’s feedback, KMA will prepare an executive summary format memorandum report (Report) that summarizes the KMA assumptions, analysis, and findings.
Our financial illustrations and financial pro forma models will be included as appendices to the Report. Our Report will be submitted in three (3) successive versions: Administrative Draft, Draft, and Final.
5. Response to Comments – The City may receive questions or comments from other City staff, City officials, and/or other parties related to the KMA Report. As needed, KMA will review these questions or comments, and prepare written responses or clarifications, as appropriate.
6. City Council Meeting – KMA will prepare for, and attend, one (1) City Council meeting.
Preparation will include presentation materials, handouts, and/or response to comments from public officials and/or stakeholders.
Budget
The KMA budget requirement for the Scope of Services is $55,000. We propose to undertake this work program on a time-and-materials basis in accordance with the billing rate schedule in our Consulting Services Agreement dated October 2, 2017 and amended on October 2, 2020.
Our budget includes:
• Participation in a maximum of five (5) virtual meetings or teleconferences with City staff and/or other parties.
• Attendance at one (1) City Council meeting.
• No other meetings/teleconferences with public officials and/or attendance at public meetings. • If requested, additional meetings, including preparation and follow-up time, would be charged in accordance with KMA hourly billing rates in our Agreement with the City. • One (1) Administrative Draft, one (1) Draft, and one (1) Final version of the KMA Report, in PDF format only.
Schedule
KMA anticipates completion of the Scope of Services (Tasks #1-#3) within 180 calendar days from Task Order authorization and receipt of all background information. 32 April 18, 2022 Item 06
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Limitations
1. KMA is not advising or recommending any action be taken by the City with respect to any prospective, new or existing municipal financial products or issuance of municipal securities (including with respect to the structure, timing, terms and other similar matters concerning such financial products or issues);
2. KMA is not acting as a Municipal Advisor to the City or any other public agency and does not assume any fiduciary duty hereunder, including, without limitation, a fiduciary duty to the City pursuant to Section 15B of the Exchange Act with respect to the services provided hereunder and any information and material contained in KMA’s work product; and
3. The City shall discuss any such information and material contained in KMA’s work product with any and all internal and/or external advisors and experts, including its own Municipal Advisors, that it deems appropriate before acting on the information and material. 33 April 18, 2022 Item 06
City of Del Mar
Agenda Report
________________________________________________________________________________________________________ City Council Action:
TO: Honorable Mayor and City Council Members
FROM: Ashley Jones, City Manager
Sarah Krietor, Management Analyst/Acting City Clerk
DATE: April 18, 2022
SUBJECT: Update on City Phased COVID-19 Safe Reopening Plan REQUESTED ACTION/RECOMMENDATION:
Staff recommends that the City Council receive an update on the COVID-19 Safe Reopening Plan and provide feedback on the planned transition to Phase 2 of the Reopening Plan which is planned for June 1, 2022, including transitioning to in-person meetings beginning with the June 6, 2022, City Council meeting.
EXECUTIVE SUMMARY:
Staff have continued to closely monitor all aspects of the COVID-19 pandemic (COVID19), and the City has been evaluating and adjusting its practices, safety measures, and service delivery methods to optimize operations throughout the pandemic. As circumstances related to COVID-19 evolve and continue to improve, and public health guidance continues to change, the City’s COVID-19 Safe Reopening Plan (Reopening Plan) has been updated to reflect current status, requirements and guidance related to the pandemic (Attachment A). During Phase 1 of the Reopening Plan, the City had the opportunity to evaluate service delivery methods and those lessons learned have been incorporated into the updated Reopening Plan. This agenda report summarizes the background and the City’s current operations under Phase 1 of the Reopening Plan and provides an overview of the planned implementation of Phase 2, to begin on June 1, 2022 for City Council review and feedback. It should be noted that City staff will continue to monitor the status of the virus, particularly in the San Diego region, and will make adjustments to the timing for Phase 2 implementation as may be needed.
BACKGROUND:
The City Council declared a local emergency in response to the COVID-19 Global Pandemic on March 14, 2020. From March 2020 through July 1, 2021, City Hall was closed to the public, the City offered public services remotely, and expanded its emergency response and preparedness programs to address the COVID-19 pandemic.
Critical and essential, Fire and Lifeguard safety services, Public Works field operations, and other governmental services, such as building inspections, parking enforcement, and 1 April 18, 2022 Item 07
City Council Agenda Report
Update on COVID-19 Safe Reopening Plan
April 18, 2022
code enforcement, have taken place in-person throughout the pandemic with additional safety measures in place.
Specifically, COVID-19 safety policies and procedures were adopted in order to promote a safe work environment for City staff and the public, which included the development of a robust COVID-19 Prevention Program (CPP), as required by CalOSHA Emergency Temporary Standards, and related policy documents.
On June 7, 2021, the City Council reviewed the City’s COVID-19 Safe Reopening Plan (Reopening Plan) and provided feedback regarding the contents and implementation of the plan. The reopening plan includes three phases: Phase 1 - Limited in-person public services with COVID-19 safety protocols; Phase 2 - Full services with COVID-19 safety protocols; and Phase 3 - full operations will resume without COVID-19 protocols when it is safe to do so based on federal, State, and local guidance.
Summary of Phase 1: In-Person Services Resumed – July 1, 2021 to Present Under Phase 1 of the Plan, the City reopened to the public for limited in-person services on July 1, 2021. City Hall has been staffed at half-capacity and all services, including payments, Planning and Building counter services, and general customer service inquires, are offered remotely. General walk-in and payment services, including parking citations, Planning and Building fees, and all other payments, are available in-person Monday through Friday during normal business hours.
In-person Planning and Building Services have been offered on a walk-in basis Monday and Wednesday from 1:00 to 5:30 pm with remote phone and Zoom meetings available by appointment during normal business hours. Site inspections to assess private view impacts and other consistency issues by members of the Design Review Board (DRB) and Planning Commission (PC) have taken place on a voluntary basis.
All City public meetings have continued to take place remotely over Zoom, and City advisory committees resumed quarterly meetings via Zoom in January 2022.
The Public Works administrative offices have remained closed to the public, with nonfield staff working variable hours onsite and remotely to offer public services. Community Services/Lifeguard staff have continued to provide general and safety services, but the administrative offices at the Beach Safety Center have been closed to the public, with all emergency services, such as first aid, being provided on the first floor.
The Powerhouse Community Center reopened for private events in July 2021, and outdoor gatherings and private events have been permitted at City parks and beaches via operational permits. Non-profit private events at the Civic Center resumed in September 2021. The City’s Community Services Department has developed and implemented guidelines for gatherings and events at City facilities, parks, and beaches based on California Department of Public Health guidance. 2 April 18, 2022 Item 07
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Update on COVID-19 Safe Reopening Plan
April 18, 2022
DISCUSSION/ANALYSIS:
The City originally planned to implement Phase 2 of the Reopening Plan on September 1, 2021, which was dependent upon a demonstrated continued improvement in public health circumstances. However, due to the Delta and Omicron variants, Phase 1 was extended and remains in place at this time. Based on the current improved status of the virus and public health circumstances, and return to full in-person services by most, if not all, cities in the County, staff plans to transition to Reopening Plan Phase 2 effective June 1, 2022, as described in more detail below.
City Hall Services & Staffing
During Phase 1, the City transitioned to a hybrid service model for many services where in-person service options are available in addition to remote services, most of which were not available prior to the COVID-19 pandemic. Due to the public’s demonstrated preference for convenient remote services, such as making payments and holding Planning applicant meetings, Phase 2 has been updated to reflect these changes in customer expectations and the City’s service delivery methods. Phase 2 envisions continuing with remote services for payments, Planning and Building counter services, and general inquires with in-person services available as described below.
Allowing applicants to schedule remote Planning and Building pre-submittal or project check-in meetings has been well received by the public. Most meetings are now taking place remotely by appointment, and with the City’s transition to electronic plan submittals finalized just prior to the start of the pandemic, the City has seen a sharp reduction in the number of in-person visitors during Planning counter hours. As such, Phase 2 continues with limited Building and Planning counter hours on Monday and Wednesday from 1:00- 5:30 pm, with remote or in-person appointments available during normal business hours.
Additionally, building inspections will continue to take place during normal business hours.
Similar to pre-COVID-19 protocol and practice, most DRB/PC site inspections will be expected to occur in-person by members with COVID-19 safety precautions in place.
COVID-19 waivers for site visits will remain in place for members and homeowners during Phase 2.
In Phase 2, all City payments may be processed remotely or in-person during normal business hours. Online payments for planning fees and business licenses will be available following the implementation of e-Trakit (Tier 1 priority project) which is expected to occur in Fall 2022 and will be convenient for the public and more efficient for the City.
Internal and external in-person business meetings at City Hall will be allowed to resume, with remote Zoom meetings continuing to be an equally acceptable or in some cases preferred practice. Additionally, the City Manager plans to formalize a telework policy to allow staff who are able to telework in their roles to continue to do so as a normal practice up to two days a week (with supervisor approval and demonstrated performance). The City Council discussed and acknowledged the benefits of a partial telework model when the Reopening Plan was discussed in June 2021, which includes positive environmental 3 April 18, 2022 Item 07
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Update on COVID-19 Safe Reopening Plan
April 18, 2022
impacts and a non-monetary benefit to staff. Adoption of a permanent telework policy by the City Manager will support the City in recruiting and retaining highly qualified employees, especially given the challenges associated with the current labor market.
During the COVID-19 pandemic, City Hall has seen a particularly sharp reduction in the number of public visitors and inquires on Fridays. Following layoffs and budget cuts, City Hall and Public Works administrative staff did not directly serve the public on Fridays from July 2020 to June 30, 2021. During this time, the City continued with a half-staffing model on Fridays (where approximately 50% of staff are working and the other half has the day off) with City employees working to catch up on assignments and priority items but were not directly serving the public in-person. During this time, the City did not receive any known public complaints regarding the Friday closures, which are common for cities throughout the County, and it proved to be a highly efficient workday for staff.
As part of the Phase 2 reopening, it is recommended that the City return to the “remote Friday model,” where City Hall is closed to the public and non-field staff works remotely, which would begin on Friday, June 3, 2022. Having City Hall closed on Fridays would result in a small positive environmental impact and would be a non-monetary benefit to employees, who would have time to prioritize non-customer facing critical work assignments. The City Hall main line would be forwarded to a voicemail that would be monitored for urgent calls. Non-urgent calls would be returned promptly on Monday. This practice could be revisited and adjusted at any time should issues arise.
Public Works Administrative Offices & Beach Safety Center After assessing the very limited pre-COVID in-person services provided to the public at the Public Works Administrative Offices, small size of the office, and lack of an actual public counter separating staff from the public, staff recommends the public hours at the Public Works Administrative office be discontinued and services be provided to the public remotely or in-person by appointment during business hours moving forward. Prior to COVID-19, members of the public would infrequently stop by Public Works to inquire about the City’s bench program or a Public Works projects, such as paving, all of which can be more efficiently handled over the phone or by appointment. Deliveries and pickup of construction water meters would continue to be scheduled with on-site staff.
In Phase 2, the Beach Safety Center first floor will remain open to the public for inquires, medical aids, and other necessary public contacts. However, Community Services Department staff, including Lifeguards, will continue to assist the public in the open-air garage or outdoors whenever possible. The second floor of the Beach Safety Center will remain closed to the public in Phase 2.
Optional Use of Face Coverings
Use of face coverings by staff and the public has been required consistently at City facilities since March 2020. All City staff are currently either vaccinated and boosted or have an accommodation agreement in place, which includes weekly testing for COVID4 April 18, 2022 Item 07 City Council Agenda Report
Update on COVID-19 Safe Reopening Plan
April 18, 2022
19. At this time, no State or local public health guidance or CalOSHA Emergency Temporary Standard requires the use of face coverings when indoors in office settings.
Additionally, most, if not all, other public agencies in the region no longer require the use of face coverings in public spaces.
As part of the Phase 2 reopening to begin on June 1, 2022, the City plans to move to a “mask optional” model, where mask wearing will continue to be highly encouraged but optional, for employees and members of the public at City facilities. In accordance with California Department of Public Health requirements, any employee or member of the public wishing to wear a face covering may do so and masks will continue to be available to employees and members of the public at City facilities. Staff recognizes that Del Mar is a unique community that serves all populations, including vulnerable populations. As mentioned in this report, remote services will continue to be available for members of the community who prefer that option or who are uncomfortable coming to a City facility once masking is no longer required.
Private Events & Meetings at City Facilities
Private events at the Powerhouse Community resumed in July 2021, and non-profit events at the Civic Center resumed in September 2021. In Phase 2, events at the Powerhouse Community Center, Civic Center, beaches, and parks will continue to operate following California Department of Public Health guidance that is in place at the time of the event. Event hosts have the option to require use of masks, to collect vaccination or negative test information from guests, or to reduce event size, but are not required to do so in accordance with current California Department of Public Health guidance.
Prior to COVID, local non-profits listed in the Civic Center Operations Plan were permitted to use City conference rooms and the Town Hall for meetings, pending availability. Staff recommends resuming this practice in Phase 2. City Hall staff would be available to assist non-profits with scheduling meetings, pending meeting room availability.
Transition Back to In-Person Public Meetings
City public meetings have been taking place remotely since March 2020, and the City has well-established practices for facilitating public comment and participation on agenda items. While the Governor’s Office issued a series of Executive Orders waiving provisions of the Brown Act to allow for remote meetings early in the pandemic, Assembly Bill 361 was signed into law on September 16, 2021, allowing public entities to continue with remote public meetings during the declared state of emergency due to the COVID-19 pandemic. Under AB361, the City Council has been adopting resolutions every 30 days making the finding that meeting in-person would pose an imminent risk to the health and safety of attendees.
Staff has evaluated the public health circumstance related to the COVID-19 pandemic and recommends the City Council consider resuming in-person public meetings 5 April 18, 2022 Item 07
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Update on COVID-19 Safe Reopening Plan
April 18, 2022
beginning with the June 6, 2022, City Council meeting. This approach is in line with other public entities in the region who have resumed primarily meeting in-person. Additionally, AB361 gives agencies the flexibility to resume remote meetings if the public health circumstances warrant. At this time, staff is seeking direction from the City Council on the timing for resuming in-person public meeting.
Hybrid public meetings are not recommended for Del Mar due to the cost of specialized equipment needed, additional staff needed to support hybrid meetings, and complicated logistics of integrating in-person and remote participants. As always, “Red Dots” (written communications on agenda items) can be submitted by members of the public wishing to comment on agenda items who cannot or prefer not to attend in-person meetings.
FISCAL IMPACT:
There is no fiscal action to be taken by the City Council for this agenda item.
ENVIRONMENTAL IMPACT:
The proposed City Council action does not constitute a “project” under the definition set forth in California Environmental Quality Act (CEQA) Guidelines Section 15378 because it will not have a potential to result in a direct or indirect physical change in the environment and is, therefore, not subject to CEQA. No further action under CEQA is required.
NEXUS TO CITY COUNCIL GOALS AND PRIORITIES:
This is an operational item and is not included in the City Council’s list of Goals & Priorities.
ATTACHMENTS:
Attachment A – Updated City of Del Mar COVID-19 Safe Reopening Plan 6 April 18, 2022 Item 07
CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
A. INTRODUCTION
On March 14, 2020, the Del Mar City Council declared a local emergency in response to the COVID-19 Global Pandemic. Since that time, the City’s emergency preparedness and emergency response programs and services have continued uninterrupted as required essential services. The City’s emergency preparedness and emergency response programs expanded to address the COVID-19 pandemic and many new safety protocols, policies and procedures were adopted in order to promote a safe and healthy work environment for City staff and the public during this time.
The purpose of the City of Del Mar COVID-19 Safe Reopening Plan (Reopening Plan) is to develop the necessary protocols to ensure a safe environment for City employees and members of the public at City Hall and other City facilities during the COVID-19 pandemic as federal, State, and local guidelines allow for in-person services to resume.
The Reopening Plan reflects current regulations and follows best practices, guidance and legal requirements for implementing social distancing, use of facial coverings, sanitation protocols, and other safety measures such as staggered shifts for employees and a modified schedule for in-person services. The Reopening Plan will be updated periodically to reflect changes to federal, state or local public health orders or related regulations.
The reopening of City Hall and other City facilities will take place in three phases, which are described in greater detail in this Reopening Plan:
PHASE 1: Limited in-person public services with COVID-19 safety protocols will begin July 1, 2021; and
PHASE 2: Full services with COVID-19 safety protocols beginning June 1, 2022; and PHASE 3: Full operations without COVID-19 protocols will be implemented when it is safe to do so based on federal, State, and local guidance.
In addition to this Reopening Plan, the City has already adopted a robust COVID-19 Prevention Program (CPP), as required by CalOSHA Emergency Temporary Standards, and related policy documents to prevent the spread of COVID-19 and maintain a safe and healthy environment at City facilities. The City’s Community Services Department has also developed guidelines for gatherings and events at City facilities, parks, and beaches based on California Department of Public Health guidance.
B. PHASED REOPENING OF CITY HALL AND OTHER CITY FACILITIES PHASE 1: LIMITED IN-PERSON PUBLIC SERVICES
City Hall Staffing
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CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
Phase 1 of the Reopening Plan will begin on July 1, 2021, when City Hall will officially reopens to the public for limited in-person services with onsite staffing at half capacity.
The July 1, 2021, date aligns with the anticipated orders from Governor Newsom in midJune for a reopening of the State and will coincide with the end of the fiscal year, which will bring an end to staff furloughs and other employee concessions.
Currently, the majority of City employees are primarily teleworking, and City Hall and other City facilities are closed for in-person services. During Phase 1 of the reopening, City Hall will be staffed at half-capacity, with in-person services available on specific days/times.
All City staff will continue to self-screen for symptoms of COVID-19 and take their temperature when entering a City facility. Efforts will be made to allow City staff to maintain social distancing of six feet between occupied workstations, and employees will be required to continue wearing masks in the workplace based on CalOSHA requirements. During this phase of reopening, meetings will primarily continue to be held over Zoom or the phone, and not in-person.
Public Works and Beach Safety Center Staffing
The Public Works administrative building will remain closed to the public due to the small size of the public offices. Public Works field staff will continue to work on-site, and nonfield staff will continue to work remotely and onsite as-needed, and will be available to the public via phone, email and Zoom. The Beach Safety Center will also remain closed to the public except for emergency services, such as first aid, that will continue to be offered in the lower level or outdoors whenever possible. Community Services/Lifeguard staff will continue to provide general and safety services to the public at the beach, outdoors at the Beach Safety Center, and over Zoom or the phone. As use of the Powerhouse or Civic Center for in-person events becomes possible, staff will be available by appointment to meet with perspective applicants to tour the facilities and discuss event planning.
Limited In-Person Public Services
During Phase 1, all services will continue to be offered remotely as has been the case throughout the pandemic. In addition to remote services, limited in-person public services will also be offered as further described below.
Planning and Building Services
Prior to the COVID-19 pandemic, the Planning & Community Development Department began transitioning to an entirely electronic, paperless plan submittal and review process.
This process was being implemented at the same time as the COVID-19 pandemic hit, requiring closure of public facilities and employees to work remotely.
The electronic plan review process has been an overwhelming success and has resulted in increased efficiency, reduced costs related to storing and maintaining paper records, and a streamlined submittal and review process for the public. The entire development review process can now be done electronically, from the Citizens’ Participation Program (CPP) process through building permit issuance.
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CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
With the reopening of City Hall, the Planning & Community Development Department will continue to maintain the electronic plan submittal and review process as was envisioned pre-COVID-19. Paper application and plan submittals will no longer be accepted.
In Phase 1, Planning and Building Services will be offered on a walk-in basis during limited counter hours on Monday and Wednesday from 1:00 pm - 5:30 pm. Remote counter service and general customer services will continue to be provided every day of the week via phone, email, and Zoom. Building inspections will continue to take place Monday through Friday based on the number of inspection requests received and the availability of the inspectors. Inspections may be scheduled over the phone, email or during Building Services counter hours.
Code Enforcement
The City’s Code Enforcement Officer will continue to be available to the public via phone and email during Phase 1. In-person code enforcement services and site visits will take place on an as-needed basis, which will be scheduled by the Code Enforcement Officer.
General Walk-In and Payment Services
During Phase 1, City Hall will be open to the public for general inquiries and to make payments on a walk-in basis Monday through Friday during normal business hours.
Remote payment services will also continue to be available over the phone. This includes payments for utilities, parking citations and permits, planning and building fees, business licenses and other miscellaneous payments.
Public Meetings - Civic Center
Pursuant to the State of California Executive Order N-25-20 City Council, Design Review Board, Planning Commission and other public meetings, such as those associated with the Citizens’ Participation Process, have been taking place remotely over Zoom since March 2020. In Phase 1, public meetings will continue be held entirely remotely over Zoom with public participation available via written comment and/or telephonic participation. The Civic Center will remain closed for in-person public meetings during this time.
Site Inspections – Planning Commission & Design Review Board During Phase 1, site inspections to assess private view impacts and other consistency issues by members of the Design Review Board (DRB) and Planning Commission (PC) will resume on a voluntary basis. “Voluntary basis” means at the discretion of the committee member/commissioner and homeowner. If a committee member and/or homeowner does not consent to a site inspection, the current remote process utilizing videos and photos will continue to be used.
Committee members/commissioners will follow COVID-19 prevention best practices and guidelines when conducting site inspections including use of facial covering, social distancing and self-screening for symptoms related to COVID-19 prior to conducting an inspection. Information on the City’s protocols for conducting in-person, site inspections 9 April 18, 2022 Item 07
CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
will be provided to all members of the DRB and PC, and homeowners involved in a development application.
Powerhouse Community Center
The Powerhouse Community Center will reopen for private events during Phase 1 with the first private event being held in late July 2021. All events will follow established California Department of Public Health safety guidelines and protocols for events and gatherings including requirements for testing and/or vaccinations prior to events, defined guest lists, assigned seating, and event size limitations. Events will continue to be scheduled based on Community Services Department staffing, capacity, and facility availability. Staff capacity to support events will increase in Fiscal Year 2021/22 with the rehiring of an Administrative Assistant for the Department before the end of FY 2020/21, and the rehiring of a Facilities Coordinator or similar position in September/October 2021.
Beach and Park Operation Permits
Outdoor gatherings and/or private events are permitted at City parks and beaches, which are required to adhere to established safety guidelines and protocols based on California Department of Public Health guidance.
PHASE 2: RESUME FULL-SERVICES WITH COVID-19 PROTOCOLS IN PLACE The City will enter Phase 2 of the Reopening Plan on June 1, 2022, which is subject to change based on federal, State and local guidance.
In-person Planning and Building Services counter hours will continue to be Monday and Wednesday from 1:00 pm – 5:30 pm. Remote Planning and Building meetings will be available by appointment during business hours. Code Enforcement services will reopen to the public on a walk-in basis subject to the Code Enforcement Officer’s availability.
Due to low customer demand, City Hall will be closed to the public on Fridays and staff will transition to a “remote Friday model” beginning on June 3, 2022.
Public hours at the Public Works administrative offices will be discontinued and services will be provided to the public remotely or in-person by appointment during business hours moving forward.
The first floor of the Beach Safety Center will reopen to the public on a walk-in basis.
However, Community Services Department staff including Lifeguards will continue to assist the public in the open-air garage or outdoors whenever possible. The second floor of the beach safety center is not open to the public.
Local non-profits listed in the Civic Center Operations Plan will be permitted to use City conference rooms and the Town Hall for meetings, pending availability in Phase 2.
Public Meetings - Civic Center
Starting with the June 6, 2022 City Council meeting, the City will resume in-person public meetings at the Civic Center for the City Council, Design Review Board, Planning 10 April 18, 2022 Item 07
CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
Commission, and advisory committees with appropriate safety protocols in place. Safety measures may include social distancing and use of facial coverings for members/commissioners, staff and the public, pending Council direction.
Site Inspections - DRB/PC
In Phase 2, the City’s Design Review Board Members and Planning Commissioners will return to their pre-COVID-19 practices for site inspections to assess private view impacts and other consistency issues with safety protocols in place. Similar to pre-COVID protocol, most inspections will be expected to occur in-person by members of the DRB/PC.
Powerhouse Community Center/Civic Center Events
Private events at the Powerhouse Community resumed in July 2021 and non-profit events at the Civic Center resumed in September 2021. In Phase 2, events at the Powerhouse Community Center and Civic Center will continue to operate following California Department of Public Health guidance that is in place at the time of the event. Event hosts have the option to require use of masks, to collect vaccination or negative test information from guests, or to reduce event size, but are not required to do so in accordance with current California Department of Public Health guidance.
Prior to COVID, local non-profits listed in the Civic Center Operations Plan were permitted to use City conference rooms and the Town Hall for meetings, pending availability. Staff recommends resuming this practice in Phase 2. City Hall staff would be available to assist non-profits with scheduling meetings, pending meeting room availability.
Beach and Park Operation Permits
The City will continue to permit and regulate outdoor gatherings at City parks and beaches during Phase 2 following appropriate guidelines and protocols.
PHASE 3: FULL OPERATIONS WITHOUT COVID-19 PROTOCOLS
While there is no planned date for returning to full pre-COVID City operations at this time, the City will prepare for a full reopening without COVID-19 protocols when it is safe to do so based on State and local guidance.
C. SAFETY MEASURES AND PROTOCOLS
During Phase 1 and Phase 2 of the Reopening Plan, safety measures and protocols, including encouraging social distancing when possible, optional use of facial coverings, sanitation and disinfecting, health screening for employees will all be utilized to ensure City Hall is a safe and healthy environment for the public and City staff.
The City’s safety procedures related to COVID-19 are included in the COVID-19 Prevention Program (CPP) which is regularly updated based on CalOSHA Emergency Temporary Standards as well as the City’s current practices.
Related Documents
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CITY OF DEL MAR
UPDATED COVID-19 SAFE REOPENING PLAN
The COVID-19 Safe Reopening Plan described here works in conjunction with the City’s CPP and related City policies all of which are regularly reviewed and updated in accordance with the most recent federal, State and local guidance. • COVID Prevention Program (CPP)
• Temperature & Symptom Screening – Administrative Policy 222 • Individual Responsibility in the Workplace- Administrative Policy 223 • Medical Privacy Related to COVID-19 Policy – Administrative Policy 224 • Memorandum – Expectations of Managers & Supervisors Related to COVID-19 • Social Distancing and Sanitation Protocols (Required County of San Diego Public Health Document)
• Disinfecting Protocol for City Hall Communal Spaces and Individual Workstations • Building and Planning Inspection Protocols and Guidance During COVID-19 • DRB/PC Site Inspection Guidance and Waiver During COVID-19 • Event and Gathering Permit Conditions
• Release and Waiver of Liability/Assumption of Risk Agreement for Exposure to Communicable Diseases Including COVID-19
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