Solana Beach City Council
May 10, 2023

Currently, the plans show existing fences and walls to remain and in compliance with the requirements of SBMC 17.20.040(O) and

17.60.070(C). If the Applicants decide to modify any of the fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to comply with the Municipal Code.

Water Efficient Landscape:

The project is not subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. According to SBMC Section

17.56.040, the regulations apply to modified landscape areas that exceed 500 square feet. The proposed project does not include any modification to landscape areas. As a condition of approval, should the Applicants decide to modify more than 500 square feet of aggregate landscape area, they would be required to prepare a conceptual landscape plan for review by the City’s third-party landscape architect and approval by City Council under a Modification to the DRP. In addition, A condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section

17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as
proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects.

The property is located within the LMR Zone as are the
properties located in the immediate surrounding neighborhood on Santa Bartola, Santa Alicia, and Santa Cecelia. These properties are developed with a mix and one-and two-story single-family residences that were constructed in a planned development prior to the City’s incorporation.
b. Building and Structure Placement: Buildings and structures shall be sited and designed to minimize adverse impacts on the Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

surrounding properties and designed in a manner which visually and functionally enhance their intended use and complement existing site topography. Multi-family residential buildings shall be sited to avoid crowding and to allow for a functional use of the space between buildings.

The proposed project includes a 754 square-foot addition southeast of the existing residence, consisting of 377 square feet on the first floor and 377 square feet on the second floor. The addition would be located entirely within the buildable area.

Other improvements include reconstructing the flat roof over the legal nonconforming garage to construct a gable roof with a maximum height of 15 feet.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.

The proposed project does not include any modification to existing landscape areas or proposal of new landscape areas.

As a condition of approval, should the Applicants decide to modify more than 500 square feet of aggregate landscape area, they would be required to prepare a conceptual landscape plan for review by the City’s third-party landscape architect and approval by City Council under a Modification to the DRP. In addition, a condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

The two required off-street parking spaces would be located within the existing legal nonconforming garage, which is accessed by the existing driveway on the east side of the Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

property from Santa Bartola. Pedestrian access to the property would be maintained from the existing walkway as well as access around both sides of the residence to the rear yard. e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The Applicants are proposing approximately 46 cubic yards of excavation for footings to construct the two-story addition. All excavated soil would be exported offsite. There will be no visible change to the existing grade with the project.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).

A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

The project consists of the construction of an addition to a singlefamily residence with an attached garage on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of approval, the Applicants will be required to pay the City’s Park Impact Fee.

III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

have been obtained prior to or concurrently with the development review permit.

All required permits are being processed concurrently with the Development Review Permit, including the Structure Development Permit and Minor Exception.

IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.

The Applicants shall obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.

B. In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SDP process. Story poles were installed depicting the proposed square footage addition, and a Story Pole Height Certification was certified by a licensed land surveyor on November 23, 2022, showing a maximum building height of 23.18 feet (244.83 feet above MSL) above the existing and proposed grade. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by January 23, 2023. No applications for View Assessment were received.

Since the SDP Notice was mailed, Staff proceeded with drafting Ordinance 530 to allow nonconforming garage roofs to be modified under a Minor Exception. The Applicants requested to include the reconstruction of the garage roof to the proposal and waive the requirement to install story poles for that portion of the project.

The City Council found the minor change would have no likelihood of impairing a view and approved the SDP Waiver.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 23.18 feet above the proposed grade or 244.83 feet above MSL.

C. In accordance with Section 17.68.030 (Minor Exceptions) of the Solana Beach Municipal Code, the City Council finds the following:

Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

The existing attached three-car garage is legal nonconforming as it encroaches approximately five feet into the required 25-foot front yard setback, and the Applicants propose to remove the flat roof and reconstruct a 4:12 pitch gable roof with a maximum height of 14 feet, 3 inches. Pursuant to SBMC Section 1768.030(C)(1)(c)(i-vii), the proposal meets the following eligibility requirements for the Minor Exception, Nonconforming Garage Roofs:
i. The Residential Building Record (RBR) from the County Assessor shall verify that the garage was legally constructed.

The Applicants provided an RBR that identifies the existing residence, and specifically the garage, as having been built legally and prior to the City’s incorporation.
ii. The existing floor plan shall verify that the existing garage currently accommodates the two (2) 9-foot by 19-foot off-street parking spaces required for the single-family residence and has not been converted into habitable space.

The garage currently accommodates the two required off-street parking spaces.
iii. The portion of the new roof located in the front yard setback shall not exceed 15 feet in height measured from the existing finished surface of the garage.

The existing roof is flat, and the Applicants are requesting to remove the existing roof and construct a replacement 4:12 pitch gable roof with a maximum height of 14.25 feet (or 231.08 feet above MSL). iv. There shall not be any second-story addition of habitable area above the portion of the garage located in the front yard setback.

No additional habitable area is proposed above the existing garage. v. The portion of the garage located in the front yard setback may include non-habitable storage within the roof structure with a minimum vertical clearance of 7 feet above the finished surface of the garage.

New attic area is proposed in the roof structure and the garage will maintain eight-foot vertical clearance.
vi. The existing footprint of the garage shall not be expanded within the front yard setback.

Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

The footprint of the exterior walls will not be modified. vii. The surrounding exterior walls of the garage shall be allowed to be structurally modified to the extent deemed necessary by the Building Official in order to structurally support the new roof and/or meet current building codes, however, the plate height of the garage shall not be increased within the front yard setback.

The existing plate heights would not be increased, and the exterior walls will not be modified unless deemed necessary by the Building Official.

Pursuant to SBMC Section 1768.030(F), the City Council finds the following:

1. That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the general plan and intent of this title.
[To be completed based on Council findings]

2. That the granting of the minor exception will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity.
[To be completed based on Council findings]
V. CONDITIONS:

Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:

A. Community Development Department Conditions:

I. Conditional approval of the Minor Exception to reconstruct the nonconforming garage roof is subject to Ordinance 530 going into effect 30 days after adoption. Should Ordinance 530 not be adopted, the project would need to be revised to remove all modifications to the garage roof and comply with nonconforming regulations in order to proceed with building permit issuance.

II. The Applicants shall pay required Fire Mitigation, Park Development and Public Use Facilities Impact Fees, as established by SBMC Chapter 15.60, Chapter 15.65, Chapter 15.66, and Resolution 2018- 147.

III. The Building Permit plans must be in substantial conformance with the Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

architectural plans presented to the City Council on May 10, 2023, and located in the project file with a submittal date of May 1, 2023.

IV. Prior to requesting a framing inspection, the Applicants shall be required to submit a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with City Council approval on May 10, 2023, and that the maximum height of the proposed addition will not exceed 23.18 feet above the proposed grade or 244.83 feet above MSL, which is the maximum proposed structure height reflected on the project plans.

V. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and

17.60.070 (Fences and Walls).

VI. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.

VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.

VIII. Should the Applicants propose to modify more than 500 square feet of landscape area, the project shall comply with the Water Efficient Landscape Ordinance (SBMC Chapter 17.56) and a Modification to the DRP will be required.

IX. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

X. Construction vehicles shall be parked on the subject property at all times when feasible. If construction activity prohibits parking on the subject property, the Applicants shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on Santa Luisa and minimize impact to the surrounding neighbors.

XI. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City.

IV. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.

B. Engineering Department Conditions:

I. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below frontage improvements being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a) The construction of the proposed modified SDRSD G-14A driveway approach.
b) Construction of any damaged sidewalk panels or curb and gutter, as directed by the City Inspector.

II. The Applicants shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Security Deposit/Final Inspection of the Building Permit. The EMRA shall be recorded against this property for all private improvements in the Public Right-Of-Way including but not limited to:
a. Modified G14A Driveway.

III. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.

IV. Construction fencing shall be located on the subject property unless the Applicants have obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.

C. Fire Department Conditions:

I. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles per the 2019 California Fire Code Chapter 5 Section 503.4 and 503.2.1.

II. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2019 California Fire Code Chapter 5 Section 505.1.

III. Class “A” Roof: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department and per the 2019 California Building Code Chapter 15 Section 1505.

D. City Council Conditions:

I. (To be added later if necessary.)
V. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

VI. EXPIRATION
The Development Review Permit for the project shall expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.

VII. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants regarding litigation Resolution 2023-063
DRP22-009/SDP22-007/MEC23-001
424 Santa Bartola – Bernier-Fleck

issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.

NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 10th day of May, 2023, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk

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PROPOSED

ADDITION
EXTG. THREECAR GARAGE
(E) GRASS
{E) BRICK COtlCRETE -.

PATIO
(E) SECOND FLOOR DECK
23450, FT
424 SANTA BARTOLA
(El TWO-STORY S.F.R.
(E) SECOND FLOOR DECt
126S0 Fi
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SANTA BARTOLA , -------------------------------------'isPROPOSED SITE PLAN 1/8" = 1'-{Y'

BMP LEGEND
D!RECTION OF LOi ORA!NAGE
MATERIALS & WASTE MANAGEMENT 8Mh:
~ gl~~~~l;~~J~r~~G:s~LT FENCE TO PREVE!lT ILLIC!T
I SC-3 & 4 I COVERED MATERIAl STORAGE
~ COVERED DUMPSTER
S!TE CONTROL BMPs:
~ MAINTAIN NATURAL DRAINAGE PATHWAYS AtiO

HYDROLOGIC FEATURES
Dill
Dill
~
[JQTI
CONSERVE NATURAL AREAS, SOILS. ANO VEGETATION

MINIMIZE IMPERVIOUS AREA

MINIMIZE SOIL COMPACTION
!MPERV!OUS AREA OJSPERS!ON - ROUTE RUNOFF

FROM IMPERVIOUS SURFACES SUCH AS HARDSCAPE,
DR!VEWA YS AND ROOFS TO PERV!OUS AREAS

RUNOFF COLLECTION- COLLECT AND STORE RUNOFF

AT THE SOURCE TO MINIMIZE THE TRANSPORT OF

RUNOFF AND POLLUTANTS HARVESTING AND USING
PRECIPITATION- COLLECT RUNOFF !N RAIN BARRELS

OR CISTERNS

LANDSCAPING WITH NATIVE OR DROUGHT TOLERANT

SPECIES

DEMO WALL SUMMARY
EX!STINGWALlSTO
BE Rft-AOVED
EXISTING WP.US
TOREMA!N
183'·3'
lOTA!.WAtL
lENGlH
12%DEMO 88% TOREMAJN
:mOFlR 26'·11/'.l
19%DEMO 8l%lOREMAlN
FOR FULL CA!.CS, SEE DEMO Pl.ANS

AREA TOTALS
SOFT
• SOFT
SOFT
SOFT
SOFT
SOFT
SOFT
SOFT
SOFT
SCOPE OF WORK:
~JEW MUD ROOM eDSQ FT
t:EW LAUNOl?Y 45SO FT
t~EW BEDROOM Cnf 37050 FT
195:m FT
NEW MASTER CLOSEi
BEDROOM •.:;ntx SPACE RECOt~Fl~URAT!O~l 145 SQ FT
NE\'i GARAGE PE-TRUSS ¢04.SQ F;
TOTAL 1566 SQ F:-
I
I
OWNER
Phone ?55€C3 ::f,:""':,
Email :-:r.'_5ERrE:::::'h'hl'.J-:"/ .. 1AI:.. CO(!

OWNER IS FINANCIALLY RESPONSIBLE PARTY FOR SEWER AND WATER FEES

VICINITY MAP

APPLICABLE CODES
THIS PROJECT SHA!.L COMPLY WITH THE FOLLOWING CODES
2019 CALIFORNIA RESIDENTIAL CODE
2019 CAUFOIW!A B.ECTR1CA!. CODE
2019 CAUF~NIA GREEtl aUILOl~lG CODE
Xll9 CALIFORtllA MECHANICAL CODE
2019 CAl!FORtnA PLUMMiG CODE
2019 CAUFORHIA ENERGY EFFICIENCY STAUOAROS
J)J9 CAUFORNIA aurLOlllG CODE
2019 CALIFORNIA FIRE COOE

DEFERRED SUBMITTALS
N/A

PROJECT DATA APN
LE.GAL DESCRIPTION

LOT AREA

YEAR BUILT

OCCUPANCY

CONSTRUCTION TYPE
DEVELOPMENT REGULATIONS ZONE ___________ _
HE!GHTUM!T _________ _

LOT COVERAGE

SETBACK
OVERLAY ZONE tMRd

SETBACK TABLE
LCCA110t<
SQ FT
/t;lERiO?
510CYAt:0
Lt1'1,10F7 ,'l/N lffT-SFT ,5-lfl
li~S
11:::1:'TAAO
1 PARKING
;;-;,-::;H1.sn-e:12n, R1:SH1,BS-6l/2!N
A ~HE NUr,1BEP' OF PAP.WJG 5PACES REQUIRED FOR EACH LAtm :JSE /2 P,..Rr:J~{G 5DACES1
B iHE TOiAL IK!MaEr OF PAPrtNG SP,.tc:;s PP:OVIOEC. ('..?i C iP.E NUM!!ER: Of P.:::GuALP- C.t-P Sf'ACES PF'.OVIDW. r:::J D WE ~WM1'EP CF LOAC•~IG SPACES PP.OV!CEO- (OJ
E TOTAL PP.OJECT SITE A,;:f,t. • {l300 SG Hi
F YErllCLE USE ftPEA 1VL:A). SH SEC"fOfJ J-.B o~ iHE OFF-STRE~ PAP.ut<G Oi:~JGN MAt'OU..\L lANDSCAPit~G • (OJ
G EXISllt'>G lAf.OSCAPING TO f;~JlAIN
I
I

PROJECT NOTES
l. CAa[NET OIMBlSIONS ARE PiELIMltlARY {JMEt~ilONS lO aEFJtlAllZED ey CAaltm MAl::Ei ANO APPROVED BY HOMEOWN!:i. CAalNET STYLE, DECORATIVE DEIAILS /E.G. CORaElS, POSTS, MOLDlt~GSJ. Atm All Flt~ISHES TO aE Flt~AUZEO eY HOMEOWNER WITH LARS DESIGN COOSULTANT

2. A REASONABLE ALLOWM1CE ON .All DlMEHSIOtJS SHALL BE ALLOWED.

3. REQUESTING EXEMPTION FROM STORY POLE· NO VIEWS OBSTRUCTED.

4. NO LANDSCAPE PlAN REQUIRED. LANDSCAPING UNDER 500 SQFT.

PROJECT RELATIONSHIP TO ADJACENT AREAS:
l ADJACENT LANO USES ANO ZO~iE
NORTH: RESIDENTIAL l. lMRd EAST: li:ESIOEtHIAl t. lMRd
SOUTH: RESIDENTIAL & LMRd WEST: RE510HITIAL t. LMRd

2. APPROXIMATE HE!GHT OF STiUCTURES IN THE SURROUNDING tlEIGHWRHOOO I OF STOi'IE5, APl"iOX. HBGHi OF ADJACENT 8UllO!NGS ..VlD RAtlGE Of HEIGHT IN t~EIGH80RHOOO): !}5 FI. TO 25 Ft, 1 & 2STOR!ESJ GRADING:
l. ~·
EX!$TING
PAVED AREA 4<!31 SO. FL
LANDSCAPED AREA: 2663 SQ f1
uma.11"ROVED AREA 3306 SQ, FT

2. TOPOGRAPHY AtlO GRADING
tJEW PROPOSED
375 SO.Fl
000 SO.FT.
·375 SQ.Fi
TOTAl
4806 SQ.Fi
2663 SQ.Fi
2131 SO.Fl
o PERCENT Of SITE Pi;:f:VIOUSLY GRADED QOATE OF GRADltlG ACTIVITY tll6 IF ARER JULY 1, 1985. TOTAL M10UtH ltl CUBIC YAli!'OS .tiL6 B AMOUNT Of GRADltlG IN CU8JC YARDS PROtOSED 0 C. AMOUNT OF GRADltlG OF SlOi>ES ltl EXCBS OF 251."itlCUNATION Q 0 SLOl"ECLASSIFlCATIOtt COASTAL MUFf/ltRAtlD aLUFf/CAtlYON R!Mtli6

E AREA TO GRADED Q SQ FT
F. VOLUME OF EXCAVATIO~! FOR FOOnt-3S .«£ CU81C 'l'AROS G VOLUME OF EXCAVATIOH FOR RE-COMPACRa-I Q CU8!C YARDS
H VOLUME Of CUTTltlG fU2 CU8/C YARDS, MAXlf,lUM
CUT SLO,-E RAUO.>.r-m HEIGHT r£ I VOLUME OF Fill Q cua1c YARDS. M~IMUM i'lll SLOPE RATIO Q AND HElGHTQ
J VOLUME Cf SOil lMPORTEO/EXP◊li:TEO (SPECl~'l'J !i&. K RETAJtll~~G WALL/SI LHJGTH H. HEIGHT FROr.4 EXISTltlG GRADE Fi HBGHT FROM FltlAL GRADE Q FT -
~

LOT COVERAGE
t~mHAtOSCAl"ED Ai.:EA
NOtt-lRRIGATED LAtllSCAPE
IRRJGAT8) lAHNCAl"E
WATER fEATURB

DECORATIVE HAROSCAPE
TOlAl lOT AREA
APf:.AQFWQRr'.

IRRIGAH:D LANDSCAPE
WATEPFEATUR6
08:0RATIVE HARDSCAPE
AGGREGATE LAt/DSCAPE AREA
'-'i)15Qfl
~
3306 so fl
2663 SQ FT
0 SO.FT

O SQ FT
10400SOfT
~
0 S:,F!
0 SQ Fl

O SO FT
0 SO FT
"2!t ilO CHANGE TO REMA!!BlG LANDSCAPED AREAS

SHEET INDEX
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PROPOSED MRST FLOOR PtN-./
PP.OP05B) SECOND FLOOR PtAt~
PROPOSED - 01M FAR FLOOP. PLAN
1 WOFPLA:;
EXTEH1CP ElEVATio:-.is
A-5 '. EXTERIOR ELEVATIOHS
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PROPERTY LINE

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PROPERTY UNE
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THE PlN~S l. SPECIFICATIONS CONTAINED HEREIN WERE DESIGNED fOR THE EXCLUSIVE USE OF LARS REMODEUNG l. DESIGN. All IDEAS, DES!GNS,MRANGEMENTS, AND PlANS INDICATED OR PRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE THE SOlE PROPERlY OF LARS REMODELING l. DESIGN. THEY WERE CREA18), EVOLVED, AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH WRHTEN
IDEAS DESIGNS, ARRANGEMENTS OR PLANS SHAU SE USED SY OR DISCLOSED TO ANY OTHER PERSON, F!RM, OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF LARS REMODEUNG t. DESlGN. FlllNG THESE DRAWINGS OR SPECIFICATIONS WITH ANY PUBLIC AGENCY IS NOT PUSLICAitON OF THE SAME, AND NO COPYING. REPRODUCT!ON, OR USE THEREOF IS PERM!SSIBlE WITHOUT THE CONSENT OF LAAS REMODEllNG t. OESlGN. m
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TIM BERNIER & BETH FLECK

HOUSE REMODEL
424 SANTA BARTOLA • SOLANA BEACH • 92075
S.Y.S.B
29',W'
43' .g··
MASTER BEDROOM B'-if CLG
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www .larsremodel.com
5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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REVISION DATE

GENERAL PLAN NOTES
b st6RY POLE #3:
18'-5"TALL
~ 24r•5"MSL
]
og~OLE#4:
!::J:1&I,
~
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STORY POLE :fS:
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STORY POLE FRONT ELEVATION (SOUTH) 3/16" = l'-0'
25'-0" HEIGHT UMli
WIRE QR LINE FOR ------~..f,-1(1
--- ~E ~ID~LJ~ I -
STORY POLE #1: 18'-5"TAµ
240'-S"MSL
------------
STORY POLE - LEFT ELEVATION (WEST) 3/16" = I '-0'
/
STORYPOLE#3:18'-5"TALL
240'-5" MSl
~
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0 __ HEIQH~~!~g. ~
- ~2?_0;,. ~
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I
--- ~-~·6;, ~
@G~~-Di-• ~
_ HEIGH~~;~g. ~
-- 12?.°J., ~
STORY PO #3: 17-7"TA
239'-7"MSL
a--~---- STORY POLEfS:
14'-J"TALL
236"-J"MSL
--- -1.t!D.::;•~·6;, ~
~1STLEVEL PLT. HT. ~ 8'-0"
STORY PQLE #4:
9'·1"TALL
231'-l"MSL
=

75.00'
- N63°35'24"E-- - - --- - --- - -- - - 7
200'EL.
202' El.
204'El.
:
~ ---------~~ ~ ~ 206' EL.
l.---"20:'.::BCC:'E:::.L._ ~----------
{E) WOOD TRELUS
& PATIO TO REMAIN
\
214'El.
216'EL
220'EL
222'EL.
2lB'EL __

TOP OF SLOPE
(E) GRASS
(E) SECOND FLOOR DECK
424 SANTA BARTOLA
EXTG. TWO-STORY S.F.R.

MAIN HOUSE
~J1£-IN#6
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\ MAINHOUSE
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(E) SECOND FLOOR OED.
5'-0"
SY.S,B
D
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EXTG. THREECAR GARAGE

W/(N) ROOF
14' -8" /
220'EL.

STORY POLE#&:
!::.!:!All
231'-l~MSL __,

75.00'
N 63° 35' 24" E
(E) CONC DRIVEWAY
\
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(E) ENTRY PATIO
(E)SITEWALL
HE!GHT: 5'-ff
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HEIGHT 2'-7' ~
{E)GRASS
'I.- (EJWATERMETER

SANTA BARTOLA
(E)SITEWALL
HEIGHT·S'..(J'
b '°
(El GRASS
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\__ !E) SIDEWALK & CURB
STORY POLE PLOT PLAN 1/8"= l'-0"

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
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0 5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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REVISION DATE
PROJECT CONSULTft.Ni

JENNIFER CAVANAUGH

DRAWN BY
J. MATTOON

CHECKED BY

DEBBIE WAGGAMAN
DATE
05/19/2022
SCALE
As indicated
JOB NO
2105040
A-1.2

SHEET TITLE

STORY POLE PLOT
PLAN
(E) RETAINING.~

WALL TO REMAIN ----
SY.S.B
D
D
10' • 11"
(E) WOOD iRELUS
&. PATIO TO REMAH~
!1' -11 1/2" (I]
ll'-111/'T
(E) WOOD PATIO

TO BE REMOVED
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l IT] ·1
!T-5'' {I]
[£]
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IE) LIVING ROOM
Mo,
L..'..J
ff-O"ClG
(El """"QOM ONF IJ'-O"CLG
{El GRASS
1ST FLR. DEMO WALL LEGEND & CALCS DEMO SCOPE OF WORK WA!.l [Ifil
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EXISI!NG WAU.S TO
BE REMOVED '--'-'-"-'
~
__ EX!ST!NGWA!.LS r_o_rn_,_~-"--------< fOTAlWA!.LlENGTH ~ ~ (El BEDROOM ONE 23'-3"
25'-8"
11'-111/T 11'-lll/2"
17'-5" 17'.S'
27'-!0l/T 27'-101/'Z'
21'·01/'Z" 21'-01/2"
26'-3"
ITEMS TO BE REMOVED:

SUOING GLASS DOOR
FLOORiNG

INTERIOR DOOR

FRAMING & DRYWALL, PER PLAN
B (El THREE-CAR GARAGE
ITEMS TO BE REMOVED:

WASHER t. DRYER
• ROOF FRAMING&. ROOF MATERIALS
TOTAL 25'-B"
12%0EMO
183'-3" 208"-11"
□ (E) BRICK CONCRETE PATIO o
55'-6 l/7'
l 1/2"
0 26'-r!I!)
,_ 4'-10!/7' IT] , .. o· ,. 5'-]" I 3'-0" !, 3'-3" ! 3'-Q" ,. 5'-8)/Z' IT]
{OJ AOTI-1 ~••c IJ'·O"ClG
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I (NOWORK) I
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88%10REMAJN
@] jtJ) WiNDOW/ DOOR W/TH!N EXiG O?EN!NG, NOT COU~JTEO TOWARDS DEMO 8' - 6 l/2"

GENERAL PLAN NOTES
! EXISW,G LANDSCAPING/SPRINKLERS TO REMAIN euT WILL BE IMPACTED

BY CONSTRUCTION REPAIR OR REWORK OF EXISTING
LANDSCAPING/SPRIN.:LERS IS EXCLUDED
2 ALL IRRIGATION MlD ORAl~J LINES N07 PREVIOUSLY REMOVED BY

HOMEOWNERS WILL BE CUT AND CAPPED AT THE DISCRETION OF LARS OR ITS TRADE PARTNERS RAIN GUTTERS \-'/ILL BE CUT AT CLOSEST PO!N:- NEAR TtE IN
3 ALL DIMENSIONS AP.E TO EXTERIOR OF WALL

EXISTING / DEMO KEY NOTES
[jJ
[I]
!]J REMOVE B>:ICK. COLUMMS. l FAc;:ADE !GARAGE WAU)
w
(I] REMOVE &
(I] COVER l PROTECT EX!ST!UG VAN!TY CAf!H~S

FRAMING
~ 1
8 ,, 1' 121 0
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REMOVE MASTER CLOSET COMPLETE (WAU ATTACH::0 TO VAN1iY
TOREM,'.!t~/
REMOVE t. SAVE IE/ TOILET
[!J ~~;~~~~(!:'.! DRYWALL & FRAMtt~G TO ACCOt,V.-IOOATE NEW (IQ} RE.1..IOVE NOt>l-e:'>RfNG WALL
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DEMO MAIN FLOOR PLAN 1/1.":;;: l'-0"
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[D REMOVt WROUO.-fl IRO1"< GATe
[s] REMOVE SiUCCO AT 2M) FlOOP WA~l 70 ACCOMMOO.&..iE !N! iRUSSES

WALL LEGEND
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REVISION ! DATE

DEBBIE WAGGAMAN
CATE
05/19/2022
As indicated
JO!!NO
2105040
5'-0"
4'-6" 8'-0"
IT] @]
{EJBQ..6 6

SUOJIGOOORS
G]S. ~b
M G -0
B
{El MASTER BEDROQM 8'-0" CLG
'" !:? G
B
{El MASTER BATH 8"-0" CLG
D
{E) SECOND FLOOR DECK
43'-7"@]
8' -0 1/2" 2'-0"
IT]
• {El BATH TWO o'~ 7"-6"CLG
8'-CfCLG
E)201
o-suocF
~ :d
@~
~
I IE) SECOND fltOR DECK
13'-0 l/2" 2' -0" 6' -0"
IT] IT]
SETBACK UNE I"
l"----_ __.l~I §
"'

DEMO - SECOND FLOOR PLAN
1/4"; l'-0"
6'-0"
{El BEQRQQM TWO e·-0· CLG

I (NOWORK) I
i!;j_QQ
J2!~~:-~
{El BEDROQM THREE 8'-0' CLG
I {NOWORK) I
2ND FLR. DEMO WALL LEGEND & CALCS
@ill 26'-ll/2" 26'-11/7'
@II 43'-/
[B 27'-71/'Z 27'-71/7'
1---+--------------------; 43"-5"
TOTAL: 26'-11/2" 114'-71/Z'
l9%0EMO 81%TOREMAlN
B

DEMO SCOPE OF WORK
{El MASTER BATHROOM
ITEMS TO BE REMOVED:

TILE FLOORING
• INTERIOR DOOR
• FRAMING & DRYWALL PER PLAN
{El MASTER BEDRQOM
ITEMS TO BE REMOVED:
• FLOORING
• FRAMING & DRYWALL PER PLAN
{El HALLWAY
ITEMS TO BE REMOVED:
• FLOORING [TOP OF STAIRS TO BEDROOM FOUR)
• INTERIOR DOORS {INTO CLOSETS)
f"cl {N) WINDOW/ DOOR WITHIN EXTG.OPEN!NG, NOT COutJTED TOWA-1DS DEMO ~ .__=----------1 ~ {El BEDRQQM FQUR/FLEX SPACE ITEMS TO BE REMOVED:

S.Y.S.6.
3'-5"
IT]
ml
G s
"
8 FLOORING
• CLOSETDOOR
GENERAL PLAN NOTES l. ALL DIMENSIONS ARE TO EXTERIOR OF WALL

EXISTING / DEMO KEY NOTES
IT] :~~~~rJ~:;~~:ss~E~~)DRYWALL & FRAMING AT THE NEW
m :~6~~; Epx;::~E~~i~~~~~~G, EAVES, DRYWALL, & FRAMING
[1J REMOVE BRICK, COLUMNS, & FAt;ADE [GARAGE WALL)
(TI REMOVE & SAVE EX!ST!NG GARAGE DOORS & OPENERS
m REMOVE & SAVE WATER HEATER !FOR TEMP PURPOSES)
fIJ COVER & PROTECT EXISTING VANITY CABINET
(TI :~~~i;l~:STER CLOS!:i COMPLETE (WALL ATTACHED TO VANITY fI] REMOVE & SAVE (EJ TO!LET
[TI REMOVE {E) DRYWALL & FRAMING TO ACCOMMODATE NEW

OPENING
[!ill REMOVE NON-BEARING WALL
[ill REMOVE WROUGHT IRON GATE
[j] f~~E~E STUCCO AT 2ND FLOOR WALL TO ACCOMMODATE (N)

WALL LEGEND
{N)2>.6'NALlw/STUDS·A 16"0-C.& 1/Z'GYP.5D
ON 50TH Slc}ES
(EJ 2x WAU TO BE REMOVi:O
{E) 2x.t WALl TO REMAIN
!E)2x.6WALlTOREN\AlN

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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I REVISION DATE
PROJECT CONSUUANi

JENNIFER CAVANAUGH
DRAW~l BY
J. MATTOON

CHECKED BY

DEBBIE WAGGAMAN
DATE
05/19/2022
SCA!.E
As indicated
JOB NO
2105040
A-2.1
SHEfiTITlE

DEMO / EXISTING

FLOOR PLAN
jE) RETAINING
WALL TO REMAlt~

G)----- - -
@-
@---
S,Y.S.B
8'-5"
:[EIG'5MHESf I
(N) :XCAMI=>
i ECEC7P.ICAL ' ....._,_
:PAtlEl i I .
□
/Ei WOOD TRELLJS t. PATIO iO REMAIN
□
A-6.0
6'-0" 4'-0 1/2"
; IEI

PROPOSED
1/4" = 1'·0"
□
(E) GRASS
□ D
(E) BRICK CONCREiE PATIO
INI LIVING ROOM 8'-0" ClG
(EJSOFflT
!E')SOff:7
□

MAIN FLOOR PLAN

O DOOR SCHEDULE CHANGES THAT OCCUR TO THE WINDOW & DOOR SCHEDULES AFTER CONTRACT WILL RESULT IN A CHANGE ORDER. STRUCTURAL ENGINEERING AND EXECUTION OF CONSTRUCTION

DOCUMENTS WILL NOT PROCEED UNTIL WINDOW AND ODOR CHANGE ORDERS HAVE BEEN I APPROVED BY THE CLIENT.

SYM, 1 SIZE QTY. DESCRIPTION LI-FACTOR SHGC TYPE FINISH TEMPERED 2668 FIRE RATED, SLAB DOOR (OR EQUIVALENT}, PAINT GRADE, EXTERIOR DOOR PAINTED No

PRE-HUNG DOOR AT SIDE OF GARAGE
i 2 2668 SOLID-CORE, "COLONIST' PANEL (OR EQUIVALENT), PAINT GRADE, INTERIOR DOOR PAINTED No

PRE-HUNG DOOR WI FINGER JOINT JAMB
4668 "COLONIST' PANEL (OR EQUIVALENT), PAINT GRADE, BY-PASS DOOR BYPASS DOOR PAINTED No UNIT
6068 M!LGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR GLASS, 0.3 0.22 SLIDING DOORS FIBERGLASS No EXTERIOR/INTERIOR: WHITE
I 6 3068 SCUD-CORE, "COLON1sr· PANEL {OR EQUIVALENT}. PAINT GRADE, 0.3 0.22 GLASS DOOR PAINTED No

PRE-HUNG DOOR WI FINGER JOINT JAMS I
5068 ,.COLONISr' PANEL DOUBLE POCKET DOOR, PAINT GRADE DBL POCKET PAINTED No DOOR
3068 SOUQ..CORE, "COLONISr' PANEL (OR EQUIVALENT), PAINT GRADE, INTERIOR DOOR PAINTED No

PRE-HUNG DOOR WI FINGER JOINT JAMB
0 WINDOW SCHEDULE CHANGES THAT OCCUR TO THE WINDOW & DOOR SCHEDULES AFTER 1•

CONTRACT WILL RESULT IN A CHANGE ORDER STRUCTURAL ENGINEERING AND

EXECUTION OF CONSTRUCTION DOCUMENTS WILL NOT PROCEED UNTIL W!NDOWAND DOOR CHANGE ORDERS HAVE BEEN APPROVED SY THE CLIENT. i SYM
A
C
I D
!EJ3030
XO, SUCI€~
(EJ2'-7° ,Ol.l ..... (Ol'tt,•Q
SIZE QTY.
2640
5016
6036
5016
/El KITCHEN
8'-{;"'ClG
! {NOWORr'.) I
ARCH
(E) F P
(EJ BR!C! CONCRETE PAHO
D

DESCRIPTION
M!LGARD TUSCANY OR SIMONTON VINYL, LOW•E, CLEAR
GLASS, EXTERIOR/INTERIOR: WHITE
MfLGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR
GLASS, EXTERIOR/INTERIOR: WHITE
M!LGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR

GLASS, EXTERIOR/INTERIOR WHITE

MILGARD TUSCANY OR SIMONTON VINYL, LOW-E, TINTED
GLASS, EXTERIOR/INTERIOR. WHITE
{EJ2"7° Wt.'Al!Eo<'tNN:.;
(EJJ1'•'
OlJ111000'1
0 SY.S.8
8'-61/T
I
I
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I
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=~
LI-FACTOR SHGC AREA TYPE GRIDS HEAD HEIGHT TEMPERED I 0.3

0.3 0.3

0.3 0.22 10SF SH NO 6'- 8"

0.23 8 SF XO· NO 6'·8" SLIDER

0.23 21 SF XO- NO 6'-8" SLIDER

0.23 8SF XO- NO 6'-8" SLIDER
PROPOSED KEY NOTES ~ IN) T!LE FLOORING, PER SELECTIONS
(@ /NJ CARPET FLOORING. PER SElECTIONS
Yes
No
No
No
~ ir~l:t~r:;N~RADE BA.SE MOlDJNG NOT TO EXCEED!," IN HEIGHT, PER ~ !NJ INTERIOR PA1NT, PER SELECTIONS
~ r,!lc:LS~~~5:r~~~ite:~~T~~S CMlNSS, COUNTERTOP, l. 6" @_j jt~) AlDER STAIN GRADE UPPER CA81NEiS, PER SELECTIONS Q£D !t~l LAUNDRY SINK & FAUCET /SUPPLIED BY HOMEOWNERS) [NJ W"-SHER It. DRYER /SUPPLIED eY HOMEOWN!:RS) PROVIDE HOT l>. ~ ;~~~o~:~\~6~~fR~~~~ v~~~6R;:i?r6~~;~~~~ . :~~ RU~,l
SHAll "EI ◄' WITH NO MORE THAN 2-90 DEG BENDS
Q;§f) (N) GAS UNE FOR fNJ DRYER & WATER HEATER lOCAT!ON ~ tcid~T~~~LON {75,0001'1U/HRJ WATER HfAll:R ATEXISllNG G:IT[) !NJ GAS llNE TO ATTJC FOR RELOCATED FURNACE, VERIFIED IN FIELD (TI} /N) FREE-STANDING TUB W/ rue FILLER (SUPPLIED BY HOMEOw;-.iERS) ~ {E) iO!LET TO BE REINSTALLED
~ ~~{;~ii~~:r SURROUN!) SET OFF FROM HOOR -48' TALL, PER Q0I) {t~j ltJSULATION l DRYWALL AROUND PERIMETER OF GARAGE ~ i~~~Ui!~~::~r6:rs~~~::~ ~~~~~~E~:~~rCHA~~ICAL
Q;}I:J [N) MECHAN!CAL SHAFT
~ ALL {NJ EXTERIOR 2x4 WALLS 10 HAVE R-15 lf~SUlAllOH
c:EI£) (Nj 5/S" TYPE 7' GYP.SUM BOARD ON Tri!S SIDE OF WAll ~) g6~'1~::T~~~~ c;~:fi~:~1~~~~~~~6~6~~1NG FWURES
(NJ TiOLET. PER SELECTIONS

FLOOR PLAN NOTES
WAU OiMENSIOtlS TO FACE Or STUD/fDN
SEE ELECTRICAL PLt..t-4 FOR LOCAil:)/J Of SMOKEANC
CARB0t{ t,10tlOXIDE DETECTORS Atm EXHAUSi FANS
All 0IMHGIONS ARE MEASUP.EO FROM lP.~ FRM.W~O
FOP PtUt...1&1t,G, APPUAt./CES AtlD .,i..CCE5YJRl' LOCATtOt!S AtD c.1,B1t~ET LAY Cl.I'/. PL~ASE REFEREfJCE INTEF'!QR D~5tGN DP.,i..Wtf!GS {!0-SHEETSJ FO? OIME~lS!OtiS Atn OISCREPANC!~S FOUND !tJ ~H;.S PLA~1 SET ,l,,N:) THE ftHER!OP DES!Gt, DRAWINGS SHAU et BPOUGHT TO lHE AH!:IITIO!! OF L.i,P.S REMODEW-.IG !. CES!GN BEFORE Pl?OCEEC!t~G WITH Y:ORt.

ClEARAt~CE
CWTER OF 10:LET
TO WALL GP CABl~l!:i5
PEP PLA'~
.,- WA ti OF.' c,1,.ems

WALL LEGEND
ftJ)2,;.(Vf,O.:.t...,nTi.lc~ .. l~tO(: l 1/TOYP ~o
O'.i !N!H'IOJ> ilC,£ L sr.rcco ot-; t\18'",0P
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5925 KEARNY VILLA
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SAN DIEGO, CA 92123
LICENSE #616035
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REVISION DATE
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JENNIFER CAVANAUGH

J MATTOON
CHECtEObl

DEBBIE WAGGAMAN
05/19/2022
SCALE
As ind1ca!ed
JC!UO
2105040
A-3.0

PROPOSED FIRST

FLOOR PLAN
0-
S.Y.S.B
G)---
@---
0---
0---
lliJ..Qff!Q;
~
6'-0''CLG.
(NI MASTER CLOSET
~
8'-0''CLG
4"!1Z'
[NI RE-TRUSS ROOF
c6
/El MASTER BEDROOM
~
8'-UCLG.
7'-9"
s·-r 2'-T
0 0
(NI MASTER BATH 8'-0"ClG
@@D
D D
4"/12"

IN) RE-TRUSS ROOF
(E) SECOND FLOOR DECK
~ :-o§
::.~
!::!.~
(El BATH TWO :: 7'-6"CLG.
illJ:!fil
~
8'-0'CLG
4 r--7
I I el
I I JATTIC I I ACCESS; 4
I I L __ @ _j
'!EJ2._65
OM F R FLEX SPA E 8'-0"CLG
!El SECOND FLOOR DECK
PROPOSED - SECOND LEVEL FLOOR PLAN 1/4"= l'-0"
I CHANGES THAT OCCUR TO THE WINDOW. COOR SCHEDULES AFTER CONTRACT WILL RESULT 0 DOOR SCHEDULE IN A CHANGE ORDER STRUCTURAL ENGINEERING AND EXECUTION OF CONSTRUCTION

DOCUMENTS WILL NOT PROCEED UNTIL WINDOW AND DOOR CHANGE ORDERS HAVE BEEN APPROVED BY THE CLIENT.

SYM SIZE QTY, DESCRIPTION /U-FACTORf SHGC I TYPE I FINISH I TEMPERED I I
1 2668 1 FIRE RATED, SLAB DOOR (OR EQUIVALENT), PAINT GRADE, EXTERIOR DOOR PAINTED No

PRE-HUNG DOOR AT SIDE OF GARAGE
2 2668 2 SOL!D-CORE, "COLONIST" PANEL (OR EQUIVALENT), PAINT GRADE, INTERIOR DOOR PAINTED No

PRE-HUNG DOOR WI FINGER JOINT JAMB
3 4668 2 "COLONIST" PANEL (OR EQUIVALENT), PAINT GRADE, BY-PASS DOOR BYPASS DOOR PAINTED No UNIT
5 6068 1 &ANY OR SIMONTON VINYL, LOW-E, CLEAR GLASS, 0.3 0.22 SLIDING DOORS FIBERGLASS No TERIOR: WHITE
6 3068 1 "COLONIST' PANEL (OR EQUIVALENT), PAINT GRADE, 0.3 0.22 GLASS DOOR PAINTED No OR W/F!NGERJOINT JAMB
7 5068 1 ~COLONISr' PANEL DOUBLE POCKET DOOR, PAINT GRADE DBL POCKET PAINTED No DOOR
8 3068 1 SOLID-CORE, "COLONtsr· PANEL (OR EQUIVALENT), PAINT GRADE, INTERIOR DOOR PAINTED No

PRE-HUNG DOOR WI FINGER JOINT JAMB
0 WINDOW SCHEDULE
SYM. SIZE QTY, DESCRIPTION
A 2640 MILGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR
GLASS, EXTERIOR/INTERIOR: WHITE
5016 MlLGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR
GLASS, EXTERIOR/lNTER!OR: WHITE
C 6036 MILGARD TUSCANY OR SIMONTON VINYL, LOW-E, CLEAR
GLASS, EXTERIOR/INTERIOR: WHITE
D 5016 MILGARD TUSCANY OR SIMONTON VINYL, LOW•E, TINTED GLASS, EXTERIOR/INTERIOR: WHITE
(E) 6040
XO•SLOER
5' -0"
m BEDROOM TWO S.Y.SB.
8'-0" CLG

I /NO WORI'/ I
(El CLO.
!E)BQ.68
.J..P>Na.S'il',•,H
[El BEDROOM THREE 8'-0" ClG.

I {NO WORt~) I
(E)6050
XO-SUPfJ!

CHANGES THAT OCCUR TO THE WINDOW & DOOR SCHEDULES AFTER CONTRACT W1LL RESULT JN A CHANGE ORDER STRUCTURAL ENGINEERING AND

EXECUTION OF CONSTRUCTION DOCUMENTS WILL NOT PROCEED UNTIL W1NDOWAND DOOR CHANGE ORDERS HAVE BEEN APPROVED BY THE CLIENT.

LJ..FACTOR
0,3

0.3 0,3

0.3 SHGC AREA TYPE GRIDS HEAD HEIGHT TEMPERED

0.22 10SF S.H. NO 6'-8" Yes

0.23 SSF XO· NO 6'-8" No SUDER

0.23 21 SF XO· NO 6'-8" No SUDER

0.23 SSF XO· NO 6'-8" No SUDER

PROPOSED KEY NOTES
Gill) (NJ TILE FlOORING, PER SELECT!ONS
@_D {NJ CARPET FLOORING, PER SELECTIONS
~ i~l:ci~~RADE BASE MOLDING NOT TO EXCEED 5" IN HEIGHT. PER ~ {NJ !NTER!OR PAINT. PER SELECTIONS
@D ~~c~Ls~~~~~~~:~~~iiisCABINETS, COUNTERTOP, & 6"
~ {NJ ALDER STAIN GRADE UPPER CABINETS. PER SELECTIONS
~ !NJ LAUNDRY S!NK & FAUCET !SUPPLIED BY HOMEOWNERS)
!N) WASHER & DRYER {SUPPLIED BY HOMEOWNERS] PROVIDE HOT & (tQ[) ;;>~~D;~,\6~~~~~;Dv~:::~R;~oT~~~:~~~~ :~~ RUN
SHALL BE 14' W!TH NO MORE THAN 2-90 DEG. BENDS
@) (N) GAS LINE FOR INJ DRYER & WATER HEATER LOCATION
Q;Th) t~d;'.T~A~LON !75,ooo BTU/HRJ WATER HEATER AT EXISTING ~ (NJ GAS UNETO ATTIC FOR RELOCATED FURNACE, VERIFIED IN FIELD ~ (N) FREE-STANDING TUB W/ TUB FILLER (SUPPLIED BY HOMEOWNERS) G}I:) [El TOILET TO BE REINSTALLED
cEID ~~l;~~;:5
LL SURROUND sET OFF FROM FLOOR 48'' TALL PER
~ (NJ INSULATION & DRYWALL AROUND PER!MSER OF GARAGE
@) i~6
~ui~;~di6:1s~~~1
1~~ ~~~~~~E~;N~JECHANICAL
(Ef.?) {N) MECHANICAL SHAFT
(ill) ALL fN) EXTERIOR 2:x:4 WALLS TO HAVE R-15 INSULATION @) !N) 5/8" TYPE 'X' GYPSUM BOARD ON THIS SIDE OF WALL
@) r6~~:;r~:~~ ~~::~~~~iH~p~~~~~~~~~~ING FIXTURES,
~ {N) TIOLET, PER SELECTIOt-!S
FLOOR PLAN NOTES ALL DIMENSIONS SHALL BE F!ELD VERIFIED, ANY DISCREPANCIES

AFFECTING PROJECT LAYOUT SHALL BE BROUGHT TO THE ATTENTION OF LARS REMODELING AtlD DES!GN AND THE ISSUES RESOLVED
PR!OR TO PROCEEDING WITH THE WORK !N QUESTION

REFER TO SITE PLAN FOR SITE AND UTILITY INFORMATION
WALL D!MENS!ONS TO FACE OF SiUD/FDN
SEE ELECTR!CAL PLAN FOR LOCATION OF SMOKE AND
CARBON Mrn~OXIDE DETECTORS AND EXHAUST FANS

ALL DIMENSIONS ARE MEASURED FROM THE FRAMING
FOR PLUt.,\BING, APPLIANCES AND ACCESSORY LOCATIONS AMO CABINET LAYOUT, PLEASE REFERENCE INTERIOR DES!GM DRAWINGS {ID-SHEETS) FOR DIMENS!ONS. AMY OJSCREPArJCIES FOUND IN THIS

PLAN SET AND THE INTERIOR DESIGN DRAWINGS SHALL BE BROUGHT TO THE ATTENi!ON OF LARS REMODELING & DESIGN BEFORE
PROCEEDING W!TH WORK
f-AIK CLE.A.RANCE

CENTER OF TOILET
TO WALL OR CAelNET~
PER PLA~l
r- WALL OR CABINET

PER OLAN

WALL LEGEND
(N)2x.4WA1.Lw/STUDS~ 16"0C.& 1/'Z'GYP.8D
ON INTER!OR SIDE l STUCCO ON EXTERIOR
{NJ2x4WA1.Lw/STUDS 1;, 16'"0.C l 1/Z'GYP.8D

ON BOTH SIDES
(N) 2,:;6WA!.t w/STUDS $ 16"0.C, t. l/Z'GYP, SD

ON BOTH SIDES
IN) 2x6WA:.lw/STUDS $ 16"0.C t. 1/'Z'GYP.8D

ON INTERIOR SIDE & STUCCO ON EXTERIOR
{E) 2x WALL TO BE RE/.10½:D
{E) 2x4 WALL TO REMAIN
(El 2x6 WAU TO REMAIN
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(8581 279-63(XJ
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REVISION DATE

PROJECT CONSULTANT

JENNIFER CAVANAUGH

DRAWN SY
J. MATTOON

CHECKED BY

DEBBIE WAGGAMAN
DATE
05/19/2022
SCALE
As indicated
JOB NO
2105040
SHEET

PROPOSED SECOND

FLOOR PLAN
5"-ff'
SYS B
D D
D D
3r- 10 1/2"
EXTG.

THREE-CAR GARAGE
(E)GRASS
58'-01/2"
55' -0
(EJ BRICK CONCRETE PATIO
26'-2"
EXTG.

TWO-STORY S.F.R.
(1142 SQ.FT.)
I
DI
PROPOSED - DIM. FAR MAIN FLOOR PLAN 3/16" 1'-CY'
8'-6 1/7'
E !.SB

PROPOSED
3/16"= l'-0"
45'-71/T
(E) SECOND FLOOR DECK
58' -0 1/7'
Sff-01/T
43'-i'
EXTG.

TWO-STORY S.F.R.
(1144 SQ.FT.)
!E) SECOND FLOOR DECK
DIM. FAR SECOND LEVEL FLOOR PLAN

AREA TOTALS
TOTAL PKO?OSE::) flOOP AHA 3313 SQ Fi

WALL LEGEND
5'-0"
S.Y.S.8.
s
0 0
1\1

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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@---I
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S,Y.S.B
5'-0"
S.Y.S.B.

D
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& PATIO TO REMAIN
3 A-6.0
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ROOF PLAN 1/4"= l'-0"
D
D
~ l,)
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0 l,) "' @I)
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{E) RIDGE
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- a~
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2' -0"
O.H

PROPOSED KEY NOTES
/E) TWO-STORY RESIDENCE
!N) ADDITION
!E) ROOF TO REMA!N
!N)TRUSSES PER STRUCTURAL CONCRETETILE ROOF
- ESR 2778 OR
EQ. W/ RADIANT BARRIER & R-38 INSULAT!ON
(NJ 2X6 FASCIA BOARDS, TO MATCH (E) RESIDENCE
(N) RAIN GUTTER
{NJ TRUSSES PER STRUCTURAL CONCRETE TILE ROOF· ESR 2778 OR EQ. OVER 8'JTIRE 3-CAR GARAGE
(E) RA!N GUTTER TO REMAIN

GENERAL PLAN NOTES
l FRAMER TO VERIFY DIMENSIONS & PLATE HEIGHT PRIOR TO ORDERING

TRUSSES
ROOF ATTIC VENT CALC.

ROOF AREAS 0
AREA
- SQ. FL= 378 SQ FL-"'

VENT CALCULATION
ROOFAREA· 378SQ.FT_/15Q: 2.52SQ FT (REQU!REDPERCODE)
CONVERT TO SQ. JN

2.52 SQ. FT, x 144 = 362.BSSQ. IN (REQUIRED VENTILATION) O"HAGJN VENT {FLAT) :S 72.0SQ. IN (NFVA) EACH
362.88 SQ IN / 72.0 = 5.04 VENTS REQUIRED ( 6 VENTS PROVIDED)

VENTS REQUIRED
ROOF AREAS 0
AREA
- SQ FT "" 657 SQ. FT =

VENT CALCULATION

TOTAL VENTS

PROVIDED
ROOF AREA. 657 SQ FT./ 150 = 4.38 SQ FT. (REQUIRED PER CODE)

CONVERT TO SO IN
4,38 SQ. Fi. x 144 = 630.72 SQ !N. (REQUIRED VENTILATION) O'HAGIN VENT (FLAT) :I no SQ. !N jNFVA) EACH
360.72SQ !N. /72.0""- 8.76 VENTS REQUIRED (9VENTSPROVIDED)

VENTS REQUIRED
NOTE

TOTAL VENTS

PROVIDED
ATTIC VENTILATION OPENINGS SHALL BE COVERED WITH CORROSIONRESISTANT METAL MESH WITH 1/16" MINIMUM TO MAXIMUM OPENINGS SECTION R8Cl6 1
ROOF ATT!C VENTS 8 GARAGE ARE OPTIONAL
VENT
- O'HAGIN ATT!C VENTS - MODEL: LOW PROFILE FLAT
• O'HAG!N UNE
- FLAME AND EMBER RESISTANT
Q {N)VENi

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
°'
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REVISION DATE

PROJECT CONSULTANT

JENNIFER CAVANAUGH
DRAWN!lY
J.MATTOON
CHECKED !lY

DEBBIE WAGGAMAN
DATE
05/19/2022
SCALE
As indicated
JOB NO
2105040
SHEET
A-4.0
SHEETl!TlE

ROOF PLAN
,ri
-- PROPOSED ADDITON ! EXiSilNG RESIDENCE --
_______ I_
1 J
6 PROPOSED FRONT ELEVATION (NORTH) 1/4" ~ 1'-0"
25'...(f' HEIGHi LIMIT
®]
~
PROPOSED LEFT ELEVATION (WEST) 1/4"= l'-0'
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NTS
___ 2NJ;)-:·~·~;, ~
~ 1ST LEVEL PLT. HT. ~
8'-0"
-2liD:{'~·~. ~
I ST LEVEL PL~; ~~:, ~
i,·~·6·· ~ @GRADE
-0' - 6"
r:

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PROPOSED KEY NOTES
(gQj_) !E) TWO-STORY RESIDENCE
(BQv (E)ROOFTOREMAJN
~ (N) EXTERIOR WALL PER PLAN, STUCCO COLOR t. TEXTURE TO

MATCH EXISTING
~ (NJTRUSSE5 PER STRUCTURAL CONCRETE TILE i:IOOF - E.5R 2778 OR EQ. W/ RADIANT BAARIER t. R-38 INSULATION
RE-INSTALLATION OF EXIS!TING GARAGE DOORS
(N) STUCCO AIWUNO PERIMETER OF GARAGE
/N) TRUSSES PER STRUCTURAL CONCRETET!LE ROOF- ESR 2778 OR EQ. OVER ENTIRE 3-CAR GARAGE
{E) FASCIA BOARD
!NJ 2X6 FASCIA BOARD, TO MATCH (E) RESIDENCE WI MEiAL DRIP

EDGE& GUTTER
(E)WALL
(NJ EXTERIOR WALL PER PLAN. STUCCO COLOR t.. TEXTURE TO

MATCH EXISTING
(NJ RAIN GUTTER
JE) WOOD TRELLIS & PATIO TO REMA!N

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
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REVISION DATE

EXTERIOR

ELEVATIONS
vi
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PROPOSED REAR ELEVATIQN (SOUTH) 1/4" = l'-0'' -- PROPOSED ROOF [ EXISTING RESIDENCE -- ______ __.L___ _
25'-a' HEIGHT LIMIT
I_
PROPOSED RIGHT ELEVATION (EAST) 1/4" = l'-0''
-- EXISTING RESIDENCE I PROPOSED AODITON --
(EJ
---',_-- - ===-=-
I
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;;'. L- ______ ,, -0- ______ "_'. _______________ _
1 5" - ,o--,(
I -,1<--,f- l LEGAL NON-CONFORMING
I
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SITE SECTION NTS
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___ 2NQ. LEVEL PLL
17'-l"
~
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B
- llSTLEVEL PLT. HT. ~ 8'-0"

PROPOSED KEY NOTES
@Ql) (E) TWO-STORY RESIDENCE
(TI@ (E) ROOF TO REMAIN
~ (NJ EXTERIOR WALL PER PLAN, STUCCO COLOR & TEXTURE TO MATCH EXIST!NG
~ (N)TRUSSES PER STRUCTURAL CONCRETE TILE ROOF - ESR 2778 OR EQ. W/RADIANTBARRlER & R-38 INSULAT!ON
(gfil) RE-INSTALLATION OF EXISITING GARAGE DOORS
~ (N) STUCCO AROUND PERIMETER OF GARAGE
~ (N) TRUSSES PER STRUCTURAL CONCRETE TILE ROOF - ESR 2778 OR EQ. OVER ENTIRE 3-CAR GARAGE
~ (E) FASC!A BOARD
@;Q£l (N) 2X6 FASCIA BOARD, TO MATCH (E) RESIDENCE W/ METAL DRIP

EDGE& GUTTER
@I§:') /E)WALL
(IITI} {N) EXTERIOR WALL PER PLAN, STUCCO COLOR & TEXTURE TO

MATCH EXISTING
~ (NJ RAIN GUTTER
@) (El WOOD TRELL!$ & PATIO TO REMAIN

REMODELING & DESIGN
(858) 279-6300
www .larsremodel.com
5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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1 REVISION DATE
2105040
A-5.1
SHEHTITlE

EXTERIOR

ELEVATIONS
IN) CLASS 'A' AT t•EVI CONSTRUCTION
TilE ROOF E.sR 2778 OREO.
;cl
I r {V.U'. CONVENTIONAL OR TRUSS FRAMING)
SECTION 1 - (INTERIOR SIDE WEST) 1/4" 1'-0"
IE) THREE-CAR GARAGE tr-ff ClG
SECTION 2 - (INTERIOR SIDE EAST) 1/4" = 1'-0"
I fNOWORK) I

I (NOWORK) I

IN) ATTIC SPACE
vi ;cl
I
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~ - ~- ~2?_o;, ~ I
I
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n I I ST LEVEL PLT. HT. ~ 8'-0"
__ H_EIQH~;!~g. ~
_2ND LEV~ P
1 L;: ~;;, ~
~
@G_~_D6~' ~

INSULATION VALUES
ROOF: R•38
EXTERIOR WALLS R•15
INTERIOR WALLS R-13
FLOORS R-19
SEE TITLE 24 FOR R-VAUES, IF CONFLICTING INFORMATION rs FOUND TITLE-24 VALUES TAKE PRECEDENCE (858) 279-6300
www .larsremodel.com
5925 KEARNY VILLA
ROAD
SAN DIEGO, CA 92123
LICENSE #616035
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ATTACHMENT 3
ORDINANCE 530

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF SOLANA BEACH, CALIFORNIA, ADDING SECTION

17.68.030(C)(1)(c)(i-vii) TO THE SOLANA BEACH

MUNICIPAL CODE THAT WOULD ALLOW FOR

MODIFICATIONS TO ROOF STRUCTURES OF LEGAL

NONCONFORMING GARAGES THAT ENCROACH INTO

THE REQUIRED FRONT YARD SETBACK AND ARE

LOCATED IN THE LOW-MEDIUM RESIDENTIAL ZONE

NORTH OF LOMAS SANTA FE DRIVE AND EAST OF THE
INTERSTATE 5 FREEWAY
WHEREAS, on April 26, 2023, the City Council of the City of Solana Beach held a noticed public hearing on this proposed ordinance; and
WHEREAS, the City of Solana Beach has a General Plan and Zoning Ordinance established in compliance with California Government Code Title 7, Planning and Zoning Law; and
WHEREAS, the City Council of the City of Solana Beach finds that modifications to the Zoning Ordinance, consistent with California Government Code Title 7, are reasonably necessary from time to time; and
WHEREAS, the General Plan Land Use Element adopted by the City Council established Policy LU-1.1 to “encourage the development and protection of healthy residential neighborhoods by ensuring sensitive transitions between those neighborhoods and adjoining areas and preventing deterioration through rehabilitation and maintenance efforts”; and
WHEREAS, the City Council of the City of Solana Beach found Ordinance 530 to be consistent with the adopted General Plan; and
WHEREAS, the City Council of the City of Solana Beach found Ordinance 530 to be exempt from the California Environmental Quality Act (CEQA) because there would be no development or physical change that would result from the adoption of Ordinance 530; and
WHEREAS, the decision is based upon the evidence presented at the hearing and any information the City Council gathered by viewing the applicable areas as disclosed at the hearing;
NOW THEREFORE, the City Council of the City of Solana Beach does ordain as follows:

Ordinance 530
Minor Exception for Nonconforming Garages

Section 1. All of the above statements are true; and
Section 2. Chapter 17.68 is hereby amended and Section 17.68.030(C)(1)(c)(i-vii) is hereby added to the Solana Beach Municipal Code, to read as follows.

17.68.030(C)(1)(c) Nonconforming Garage Roofs
c. Nonconforming Garage Roofs. The director may allow the roof structures of legal nonconforming garages that encroach into the required front yard setback and are located in the Low-Medium Residential (LMR) Zone north of Lomas Santa Fe Drive and east of the Interstate 5 Freeway to be reconstructed and/or modified provided that the following requirements are met:
i. The Residential Building Record (RBR) from the County Assessor shall verify that the garage was legally constructed.
ii. The existing floor plan shall verify that the existing garage currently accommodates the two (2) 9-foot by 19-foot off-street parking spaces required for the single-family residence and has not been converted into habitable space.
iii. The portion of the new roof located in the front yard setback shall not exceed 15 feet in height measured from the existing finished surface of the garage.
iv. There shall not be any second-story addition of habitable area above the portion of the garage located in the front yard setback. v. The portion of the garage located in the front yard setback may include non-habitable storage within the roof structure with a minimum vertical clearance of 7 feet above the finished surface of the garage. vi. The existing footprint of the garage shall not be expanded within the front yard setback.
vii. The surrounding exterior walls of the garage shall be allowed to be structurally modified to the extent deemed necessary by the Building Official in order to structurally support the new roof and/or meet current building codes, however, the plate height of the garage shall not be increased within the front yard setback.
//
//
Ordinance 530
Minor Exception for Nonconforming Garages

Section 6.35.090 Severability
The provisions of this chapter are declared to be severable and if any provision, sentence, clause, section or part of this chapter is held illegal, invalid, unconstitutional or inapplicable to any person or circumstances, such illegality, invalidity or unconstitutionality or inapplicability shall not affect or impair any of the remaining provisions, sentences, clauses, sections or parts of this chapter or their application to persons and circumstances.”
EFFECTIVE DATE: This Ordinance shall be effective thirty (30) days after its adoption. Within fifteen (15) days after its adoption, the City Clerk of the City of Solana Beach shall proceed with publication pursuant to the provisions of Government Code §36933.

INTRODUCED AND FIRST READ at a meeting of the City Council of the City of Solana Beach, California, on the 26th day of April, 2023; and THEREAFTER ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, on the _____ day of ____, 2023, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSTAIN: Councilmembers –
ABSENT: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.2.

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: May 10, 2023
ORIGINATING DEPT: Community Development Department
SUBJECT: Adoption of Revised 6th Cycle Housing Element Update BACKGROUND:

The City of Solana Beach (City) General Plan provides strategic planning for community sustainability and evaluates, defines, and sets goals for development preservation and rehabilitation of distinct neighborhoods and commercial areas. The General Plan was initially adopted in 1988 and it has been amended throughout the years. The State requires periodic updates to reflect changes in the community and current laws. State Housing Element Law (Article 10.6 of the Government Code (Sections 65580-65590)) requires the City Council to adopt a Housing Element as part of the City’s General Plan to accommodate the City’s regional housing need allocation (RHNA). California Government Code Section 65588(b) requires the City to prepare an update to the Housing Element for the 2021 – 2029 6th Cycle planning period. The City has prepared the 6th Cycle Housing Element Update (Housing Element) that assesses the City’s housing needs, inventories the resources and constraints relevant to meeting those needs, and provides a program of scheduled actions the City will take to implement the Housing Element’s policies, goals, and objectives.

This item is before Council to review and discuss the changes requested by the California Department of Housing and Community Development (HCD), consider adoption of the Revised 6th Cycle Housing Element (Attachment 1) and if adopted, authorize the submittal of the document to HCD for certification.

DISCUSSION:

Housing element law, enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. The law acknowledges that, in order for the private market to adequately May 10, 2023
Revised 6th Cycle Housing Element Adoption

address housing needs and demand, local governments must adopt land use plans and regulatory systems which provide opportunities for, and do not unduly constrain, housing development.

Given the fact that the City is largely built out and has very few vacant parcels available for development, the City relies on nonvacant sites to accommodate the housing need for lower-income households. To accommodate the City’s need at each of the different income levels, the City has analyzed sites within the City’s general commercial, special commercial, and high-density residential zones. The City has also evaluated recent projects on non-vacant sites that have redeveloped within commercially zoned areas that have included residential units. Those projects, including the zoning, the existing use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B2 of the Final Revised 6th Cycle Housing Element1. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-4.

The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, is provided in Table B-4. This analysis is based on information readily available to the City and can be found through online research. The City has included information that property owners have shared regarding individual sites. As shown in Table B-4, some sites in the inventory show no “Existing Building Square Footage” but are not marked as “Vacant” due to existing parking lot/paving. Additionally, on some candidate sites, the City has identified only the surface parking area with existing uses to remain on which housing may be developed without redevelopment of the existing non-residential use. As evidenced below, the City has a history of redevelopment of non-vacant sites in which the existing use is either abandoned or accommodated within a mixed-use configuration as is the case at 625 Valley Avenue where the existing dentistry use was relocated into the new building. The City has made the assumption within the inventory that development will likely continue to occur in this manner, with existing uses either accommodated within the 20% assumption for non-residential uses or replaced by residential uses.

Many residential development and mixed use (residential/commercial) projects have been constructed within the City’s general and special commercial zones. In all instances these projects could have developed more residential units than were ultimately completed. The City’s zoning code regulations did not prohibit additional residential development, rather the property owners chose to develop non-residential uses in conjunction with the residential uses on site. All projects completed within the general commercial and special commercial zones within the past twenty years have included a residential component. These projects show that the City has a past performance of developing residential units within the general and special commercial zones. As all of these uses retained a small commercial component, the City has 1 All Table references are of the Final Revised 6th Cycle Housing Element unless otherwise specified.

May 10, 2023
Revised 6th Cycle Housing Element Adoption

included a residential development factor of 0.8 to accommodate for the inclusion of commercial uses in such redevelopment.

The Housing Plan section outlines actions the City will take to promote the development of affordable units within the downtown and commercial areas of the City. Based on the information provided in Table B-2, the City has created a development example classification system for sites with characteristics that are applicable to those within the candidate sites inventory. The intent of this classification system is to draw parallels from past development and local knowledge and trends in development to the potential future development of the candidate housing sites identified. These classifications are based on actual past development that has occurred within the City and, while some comparisons may not be an exact match for the sites identified, they show a strong correlation with the understanding that every parcel is unique in terms of site characteristics, existing use, ownership, and other factors which can affect future development. All example developments in Table B-2 completely replaced the uses and structures that were existing on site.

The same approach is anticipated for the candidate sites in the City’s inventory with the exception of the parcels on the Lomas Santa Fe Plaza and Towne Center West shopping centers on Lomas Santa Fe Drive, each of which primarily anticipate redevelopment of existing surface parking lots. This is in line with many southern California regional trends which re-envision shopping centers and malls as lifestyle centers where regional and neighborhood serving retail uses complement housing for a more walkable development. Recent local San Diego County examples were also analyzed and used as examples within Appendix B of the 6th Cycle Housing Element.

In addition to the completed development projects shown in Table B-2, the City has received applications for potential future development within the City’s High Density Residential zones, which the City has identified in the sites inventory. Sites identified to meet the City’s very-low and low income RHNA were selected based on their ability to meet the default density of 20 dwelling units per acre and the AB 1397 size requirements of at least half an acre but not greater than ten acres. While several sites identified in the City’s sites analysis do not meet this requirement, the City has a history of developing residential uses on parcels in the downtown area that are less than half an acre. This shows the sites were selected based on their realistic viability to accommodate lower income housing within the 2021-2029 planning period. This includes an evaluation of vacant land within the City (Table B-2) as well as underutilized sites that may provide the potential for redevelopment to accommodate residential at higher densities.

As previously noted, the City is almost entirely built out, with much of the limited vacant land within the City containing steep slopes or other characteristics which make it difficult to develop. As such, most sites identified within the housing element are on non-vacant parcels. As described herein, the City has a history of developing residential units on non-vacant parcels. The City further engaged property owners and May 10, 2023
Revised 6th Cycle Housing Element Adoption

developers that provided support of the City’s Sites Inventory and policies that support residential development on non-residential sites and/or non-vacant.

In accordance with Government Code section 65585(b), the 6th Cycle Housing Element Update was posted to the City’s website and circulated for a 30-day public review beginning October 22, 2020, and ending on November 23, 2020. After responding to public comments, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review on December 18, 2020.

The February 16, 2021, letter from HCD further requested changes to Housing Programs including, but not limited to, accessory dwelling units (ADUs), actions to further development of housing for extremely low-income households and households and individuals with special needs, conservation and improvement of existing affordable housing stock, promotion and affirmatively further fair housing, and quantify objectives for rehabilitation and conservation and preservation of housing. The City has incorporated each of HCD’s specific requirements identified in the February 16, 2021 and July 21, 2021 letters and email comments/feedback received on February 23, 2022, September 13, 2022, and January 23, 2023 into the revised draft Housing Element. The revised draft Housing Element was recirculated for a 7-day public review beginning February 23, 2023, and ending on March 2, 2023, and then was resubmitted to HCD for its review on March 3, 2023, in accordance with State Law.

On April 7, 2023, the City received a letter from HCD providing its findings regarding the draft Housing Element as revised, which concluded that the revised draft Housing Element meets applicable statutory requirements and that the Housing Element will substantially comply with the State Housing Element Law when it is adopted, submitted to, and approved by HCD.

Upon adoption of the Revised 6th Cycle Housing Element by City Council, the document will be submitted to HCD for certification.

CEQA COMPLIANCE STATEMENT:

The proposed Project is exempt under State CEQA Guidelines §15061(b)(3) common sense exemption, because the Project involves policies, programs, and actions to meet the City’s RHNA allocation that either would not cause a significant effect on the environment or were previously analyzed adequately in the Solana Beach General Plan EIR (SCH No. 1987071508). Given their nature and scope, the proposed Housing Element Update programs and policies would not result in physical environmental impacts. Additionally, the Housing Element Update does not grant any development entitlements or authorize development beyond what is allowed under the City’s current General Plan and Zoning Code (Municipal Code Title 17). Future housing development pursuant to the Housing Element Update would be subject to compliance with the established regulatory framework, namely federal, state, regional, and local (i.e., General Plan policies, Municipal Code, Standard Conditions) regulations. Moreover, future housing development pursuant to the Housing Element Update would be subject to further discretionary review or approval by the City, including environmental review May 10, 2023
Revised 6th Cycle Housing Element Adoption

under CEQA. Based on these factors, it can be seen with certainty that there is no possibility that the proposed 2021-2029 Housing Element Update would have a significant effect on the environment; therefore, the 2021-2029 Housing Element is exempt from CEQA under the common sense exemption.

The City’s consultant, Kimley-Horn Associates, has prepared a Technical Memorandum and a Policy and Program Analysis in support of the findings for exemption. Those documents are included as Attachments to the staff report (Attachments 4, 5 & 6).

FISCAL IMPACT:

There is no fiscal impact as a result of this item.

WORK PLAN:

ITEM A.1 – Community Character, Land Use & Planning
OPTIONS:
• Approve Staff recommendation to adopt the 6th Cycle Housing Element and submit the document to the California Department of Housing and Community Development for certification.
• Deny Staff recommendation and provide alternative direction.

DEPARTMENT RECOMMENDATION:

Staff recommends that the City Council adopt Resolution 2023-058 adopting the Revised 6th Cycle Housing Element and submitting the document to the California Department of Housing and Community Development for certification.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation
_________________________
Gregory Wade, City Manager
Attachments:

1. Final Revised 6th Cycle Housing Element

2. Resolution 2023-058

3. HCD Letter of Conditional Approval
City of Solana Beach
Housing Element 2021-2029
Draft (February 2023)
City of Solana Beach
2021-2029 Housing Element Update
i
Table of Contents
SECTION 1: INTRODUCTION
A. Role of the Housing Element.................................................................................................................... 1-2 B. State Policy and Authorization................................................................................................................. 1-2

1. Background................................................................................................................................................... 1-2

2. State Requirements ...................................................................................................................................... 1-2

3. Regional Housing Needs Assessment (RHNA)............................................................................................... 1-4

4. Relationship to Other General Plan Elements............................................................................................... 1-4

5. Public Participation....................................................................................................................................... 1-5

6. Data Sources................................................................................................................................................. 1-6

7. Housing Element Organization..................................................................................................................... 1-7 SECTION 2: COMMUNITY PROFILE
A. Population Characteristics....................................................................................................................... 2-2

1. Population Growth ....................................................................................................................................... 2-2

2. Age Characteristics....................................................................................................................................... 2-3

3. Race/Ethnicity Characteristics...................................................................................................................... 2-4 B. Economic Characteristics ......................................................................................................................... 2-5

1. Employment and Wage Scale....................................................................................................................... 2-6 C. Household Characteristics........................................................................................................................ 2-9

1. Household Type and Size .............................................................................................................................. 2-9

2. Household Income ...................................................................................................................................... 2-11 D. Housing Problems...................................................................................................................................2-14

1. Overcrowding ............................................................................................................................................. 2-15

2. Overpayment (Cost Burden) In Relationship to Income.............................................................................. 2-16 E. Special Needs Groups.............................................................................................................................2-17

1. Seniors........................................................................................................................................................ 2-17

2. Persons with Physical and Developmental Disabilities............................................................................... 2-18

3. Large Households ....................................................................................................................................... 2-21

4. Single-Parent Households........................................................................................................................... 2-21

5. Farmworkers............................................................................................................................................... 2-22

6. Extremely Low-income Households and Poverty Status............................................................................. 2-22

7. Homeless .................................................................................................................................................... 2-24

8. Students...................................................................................................................................................... 2-26 F. Housing Stock Characteristics .................................................................................................................2-26

1. Housing Growth.......................................................................................................................................... 2-26

2. Housing Type .............................................................................................................................................. 2-26

3. Housing Availability and Tenure................................................................................................................. 2-27

4. Housing Age and Condition ........................................................................................................................ 2-29

5. Housing Costs and Affordability ................................................................................................................. 2-30 SECTION 3: HOUSING CONSTRAINTS, RESOURCES, AND FAIR HOUSING A. Nongovernmental Constraints................................................................................................................. 3-2 City of Solana Beach
2021-2029 Housing Element Update
ii
Land Costs and Construction Costs............................................................................................................... 3-2 Availability Financing.................................................................................................................................... 3-2 Economic Constraints................................................................................................................................... 3-3 B. Governmental Constraints....................................................................................................................... 3-4 Land Use Controls......................................................................................................................................... 3-4 State Density Bonus Law .............................................................................................................................. 3-6 Residential Development Standards............................................................................................................. 3-7 Growth Management Measures ................................................................................................................ 3-13 Specific Plans.............................................................................................................................................. 3-14 Provisions for a Variety of Housing Types................................................................................................... 3-15 Housing for Persons with Disabilities.......................................................................................................... 3-22 Development Fees ...................................................................................................................................... 3-24 Inclusionary Housing and Provisions for Affordable Housing..................................................................... 3-29 On-/Off-Site Improvements.................................................................................................................... 3-34 Building Codes and Enforcement ........................................................................................................... 3-34 Local Processing and Permit Procedures................................................................................................ 3-34 State Policies and Regulations ............................................................................................................... 3-37 C. Infrastructure Constraints....................................................................................................................... 3-37 Water Supply and Wastewater Capacity.................................................................................................... 3-38 Stormwater Management.......................................................................................................................... 3-39 Fire and Emergency Services ...................................................................................................................... 3-40 Police Services............................................................................................................................................. 3-41 D. Environmental Constraints ..................................................................................................................... 3-41 Geologic and Seismic Hazards.................................................................................................................... 3-41 Flooding...................................................................................................................................................... 3-43 E. Housing Resources.................................................................................................................................. 3-45 Residential Sites Inventory.......................................................................................................................... 3-45 Above Moderate and Moderate Income Sites............................................................................................ 3-45 Sites Suitable for Lower Income Housing.................................................................................................... 3-46 Development of Non-Vacant Sites and Converting to Residential Uses..................................................... 3-53 F. Financial Resources ................................................................................................................................ 3-58 Section 8 Housing Choice Voucher.............................................................................................................. 3-58 Community Development Block Grants (CDBG) ......................................................................................... 3-59 HOME Investment Partnership Program (HOME) ...................................................................................... 3-59 Infrastructure and Facilities........................................................................................................................ 3-59 Energy Conservation................................................................................................................................... 3-59 Title 24 and Solana Beach Climate Action Plan .......................................................................................... 3-59 Solana Energy Alliance ............................................................................................................................... 3-60 G. Affirmatively Furthering Fair Housing (AFFH) Analysis........................................................................ 3-61 Needs Assessment ...................................................................................................................................... 3-62

2. Analysis of Local, State and Federal Data………………………………………………………………………………..……………3-63

3. Discussion of Disproportionate Housing Needs……………………………………………………………………..……………..3-84

4. Displacement Risk....................................................................................................................................... 3-98

5. Summary of Fair Housing Analysis ........................................................................................................... 3-115 H. Evaluation of Previous Housing Element .......................................................................................... 3-116 Evaluation of Progress towards Meeting Coastal Zone Requirements..................................................... 3-117

1. 2.

3. 1.

2. 3.

4. 5.

6. 7.

8. 9.

10. 11.

12. 13.

1. 2.

3. 4.

1. 2.

1. 2.

3. 4.

1. 2.

3. 4.

5. 6.

7. 1.

1. City of Solana Beach
2021-2029 Housing Element Update
iii
Evaluation of Adopted Housing Element Goals and Programs................................................................. 3-117 Quantified Objectives in Past Housing Element Cycles............................................................................. 3-117 SECTION 4: HOUSING PLAN
A. Housing Goals.......................................................................................................................................... 4-2 B. Housing Policies and Programs ................................................................................................................ 4-3 C. Summary of Quantified Objectives ......................................................................................................... 4-23

APPENDICES
Appendix A: Review Of Past Performance………………………………..…………………………………………………………….……….A-1 Appendix B: Candidate Sites Analysis……………………………………………………………..………………….………………..………….B-1 Appendix C: Summary Of Community Engagement……………………………………………..………………………………..…………C-1 Appendix D: Glossary Of Housing Terms…………………………………………….…………….……………………………….…………….D-1

2. 3.
0031
Introduction
City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-2
Section 1: Introduction
A. Role of the Housing Element The Housing Element is one of the seven state mandated elements included in the City of Solana Beach’s General Plan. The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Each eight-year planning cycle, the City is allocated a specific number of housing units called the Regional Housing Needs Allocation (RHNA). The RHNA quantifies current and future housing growth within a City. Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate Solana Beach’s Regional Housing Need Assessment (RHNA) goals as determined by the San Diego Association of Governments (SANDAG).

B. State Policy and Authorization

1. Background
As a mandated Element of the Solana Beach General Plan, the Housing Element must meet all requirements of existing state law. Goals, programs and policies, and quantified objectives developed within the Housing Element are consistent with state law and are implemented within a designated timeline to ensure the City accomplishes the identified actions as well as maintains compliance with state law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with state law, HCD’s review and certification is required before a local government can adopt its housing element as part of its overall General Plan

2. State Requirements
California State Housing Element Law (California Government Code Article 10.6 and Section 65588) establishes the requirements for the Housing Element. Each local government in the state must adopt a Housing Element and review and revise it no less than once every eight years.

The California Legislature identifies overall housing goals for the state to ensure every resident has access to housing and a suitable living environment; section 65588 of the California Government Code states the following Housing Element goals:
a. The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. b. The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
c. The provisions of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government.
d. Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-3
Table 1-1 summarizes State Housing Element requirements and identifies the location in this document where these requirements are addressed.

Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of employment trends. Section 65583.a Section 2-B Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Section 3-E Analysis and documentation of the City’s housing
characteristics, including cost for housing compared to ability to pay, overcrowding, and housing condition.

Section 65583.a Section 2-D
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a Appendix B Analysis of existing and potential governmental constraints upon the maintenance, improvement or development of
housing for all income levels.

Section 65583.a Section 3-B
Analysis of existing and potential nongovernmental (private sector) constraints upon
maintenance, improvement or development of
housing for all income levels.

Section 65583.a Section 3-A
Analysis concerning the needs of the homeless. Section 65583.a Section 2-E.7 Analysis of special housing needs: handicapped,
elderly, large families, farm workers, and female-headed households.

Section 65583.a Section 2-E
Analysis of opportunities for energy conservation
with respect to residential development. Section 65583.a Section 3-F.5-7 Identification of Publicly Assisted Housing
Developments. Section 65583.a Section 3-E
Identification of Units at Risk of Conversion to
Market Rate Housing. Section 65583.a Section 3-E
Identification of the City’s goal relative to the
maintenance, improvement, and development of
housing.

Section 65583.a Section 4-B
Analysis of quantified objectives and policies
relative to the maintenance, improvement, and
development of housing.

Section 65583.b Section 4-C
Identification of adequate sites that will be made
available through appropriate action with
required public services and facilities for a variety
of housing types for all income levels.

Section 65583.c(1) Appendix B
Identification of strategies to assist in the
development of adequate housing to meet the
needs of low and moderate-income households.

Section 65583.c(2) Section 3-E.3
Description of the Public Participation Program in
the formulation of Housing Element Goals, Policies,
and Programs.

Section 65583.d Appendix C
Description of the Regional Housing Needs
Assessment (RHNA) prepared by the San Diego Association of Governments.

Section 65583.e Section 3-E
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Section 3-G
City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-4
Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Review of the effectiveness of the past Element,
including the City’s accomplishments during the
previous planning period.

Section 65583.f Appendix A
Source: State of California, Department of Housing and Community Development.

The City of Solana Beach’s current Housing Element was last amended in 2014 for the 5th cycle for the 2014 to 2021 planning period; the 6th Cycle Housing Element will plan for the 2021-2029 planning period. Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting and type of policies that must be contained in the City’s 2021-2029 Housing Element. The contents of this Housing Element comply with these amendments to State housing law and all other federal, State and local requirements.

3. Regional Housing Needs Assessment (RHNA)
California’s RHNA is a methodology for determining future housing need within the state, by income category, and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of HCD. The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs), in the City of Solana Beach’s case, this agency is SANDAG.

In accordance with Section 65583 of the California Government Code, SANDAG then delegates a “fair share” of housing need to its member jurisdictions. The RHNA allocation is then divided amongst four income categories, which are benchmarked on the County of San Diego’s median income for a family of four. Table 1-2 below identifies the four income categories by which the City’s RHNA allocation is divided.

Table 1-2: San Diego County Income Categories
Income Category Percent of Median Family Income (MFI)
Very Low Income 0-50% MFI
Low Income 51-80% MFI
Moderate Income 81-120% MFI
Above Moderate Income >120% MFI
For the 2021-2029 planning period the City of Solana Beach is allocated a total of 875 units, including:
• 316 units affordable to very low-income households
• 159 units affordable to low-income
• 160 units affordable to moderate-income
• 240 units affordable to above-moderate income

4. Relationship to Other General Plan Elements
The Housing Element is one Element (Chapter) of the Solana Beach General Plan. The goals, policies, actions, and programs described in the Housing Element relate to and are consistent with the other Elements of the Solana Beach General Plan. The City’s Housing Element focuses on programs and policies that support the preservation, improvement, and development of housing to meet the existing and projected future needs of its population.

The Housing Element relates to development policies contained in the Land Use Element, which designates the proposed general distribution, general location, and extent of the uses of the land for housing, business, industry, open space, and other uses. The Land Use Element also includes the standards of housing density (dwelling units per acre) and building intensity (Floor Area Ratio) established for various land use designations identified in the plan. By City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-5
designating areas for residential development, the General Plan identifies limits on densities and types of housing units constructed in the City. The Land Use Element identifies lands designated for a range of commercial and office uses creating employment opportunities for various income groups. The presence and potential for job growth affects the current and future demand for local housing at the various income levels in the City.

The Circulation Element of the General Plan also relates to the Housing Element. The Circulation Element is intended to better balance the needs of all roadway users by making enhancements to existing circulation facilities to establish a comprehensive multi-modal system that facilitates more walking, cycling, and transit use. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.

The Housing Element has been reviewed for consistency with the City’s other General Plan components, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan. As portions of the City’s General Plan may be amended in the future, the Housing Element will be reviewed to ensure internal consistency is maintained.

5. Public Participation
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is provided below.

As part of the 6th Cycle Housing Element Update process, the City of Solana Beach has conducted extensive public outreach activities beginning in 2019. Participation was encouraged through a variety of activities and tools in order to engage multiple segments of the Solana Beach community. During the first stage of outreach a comprehensive Housing Element Update webpage was created on the City’s website, an in-person workshop was held at City Hall, and flyers and factsheets were provided to the community in print and available on the Housing Element webpage .

Th second round of outreach built upon the participation in the first round and included informational flyers available in Spanish and English, a virtual workshop where Spanish translation was available but not requested, an online survey to gather additional input, and opportunities to review the draft documents. Outreach activities and events are described in detail below. All information relating to the project is available on the Housing Element Update website page located on the City’s website and the page is updated regularly to include new information as it becomes available.

Outreach for the 6th Cycle Housing Element to the Solana Beach community, includes the following actions:

Community Workshop#1 - The City of Solana Beach conducted a Community Workshop at City Hall on Thursday, March 5, 2020. The purpose of the meeting was to provide information on the Housing Element update process and to gather input and ideas from the public that will shape the goals, policies and programs in the Housing Element.

The workshop included a PowerPoint presentation as well as an interactive feedback session to answer the following questions:
• What are the biggest challenges to housing in Solana Beach? • What types of programs or assistance could the City provide to facilitate housing? • What other opportunities or ideas do you have to address Housing issues in Solana Beach? There were a number of common themes expressed by participants during the workshop. These themes ranged from challenges relating to the high cost of land and limited remaining undeveloped areas within the City to participants wanting to see an emphasis on accessory dwelling units and mixed-use development. The comments provide great insight into the areas of opportunity that are addressed within the Housing Element. Appendix C contains a summary of all public comments regarding the Housing Element received by the City during the update process.

City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-6
Community Workshop #2 – The City conducted a second community workshop on October 15, 2020 virtually, using Zoom; Spanish translation was available for the workshop but was not requested. The workshop was advertised through flyers in both English and Spanish and on the City’ Housing Element Update webpage. The workshop is available for viewing at https://www.ci.solana-beach.ca.us/housingelement. During the workshop, participants were provided with an overview of the current status of the update process, information on previous outreach efforts, and information on each section of the Draft Housing Element. The workshop also directed participants to take an online housing survey and to provide comments on the Pubic Review Draft.

As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.

Online Community Survey – On October 15, 2020 the City of Solana Beach launched an online community survey to gather additional feedback regarding the Housing Element Update. Participants were asked to consider potential policies and programs to include in the Housing Element, as well as potential housing types and opportunities for housing in the City. The survey also solicited feedback regarding potential barriers to housing access and constraints to the development of housing.

City Council Study Session – On October 28, 2020, the City held a City Council Study Session. During the study session, the project team provided a presentation to the Solana Beach City Council with an overview of the Public Review Draft Housing Element and Housing Element update process to date. Community members had the opportunity to give public comments and several were received by the City.

Community Workshop #3 – On November 12, 2020, the City hosted a third community workshop.

Project Website – The City made diligent efforts to be transparent with the community regarding the Housing Element Update process, including the creation of a centralized source for all information.

Fact Sheets – In an effort to inform the public of the Housing Element Update process and the different components, the City created a fact sheet that provided information on the process, timeline, the City’s local RHNA allocation, and different methods for obtaining more information. This fact sheet was translated into Spanish as well.

6. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include, but are not limited to:
• 2000 and 2010 Census
• American Community Survey
• Regional Analysis of Impediments to Fair Housing (AI) • Regional Forecast by the San Diego Association of Governments (SANDAG), 2019 • Point-in-Time Homeless Census by the Regional Task Force on the Homeless, 2019 • Home Mortgage Disclosure Act (HMDA) lending data
• California Department of Economic Development
• California Employment Development Division Occupational Wage data, 2019 • Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2012-2016
• San Diego Apartment Association Survey, 2019
The data sources represent the best data available at the time this Housing Element Update was prepared. The original source documents contain the assumptions and methods used to compile the data.

City of Solana Beach
2021-2029 Housing Element
Section 1: Introduction Page 1-7

7. Housing Element Organization
This Housing Element represents the City’s policy program for the 2021-2029 6th Planning Period. The Housing Element is comprised of the following Chapters:

Chapter 1: Introduction contains as summary of the content, organization and statutory considerations of the Housing Element;
Chapter 2: Community Profile contains an analysis of the City’s population, household and employment base, and characteristics of the housing stock;
Chapter 3: Housing Constraints and Resources examine governmental and non-governmental constraints on the production, maintenance, and affordability of housing and provides a summary of housing resources, including sites identification, funding and financial considerations, and an analysis of fair housing; Chapter 4: Housing Policy Plan addresses Solana Beach’s identified housing needs, including housing goals, policies and programs.

Appendices provides various appendices with supplementary background resources including:
• Appendix A – Review of Past Performance of 5th Cycle Housing Element Programs • Appendix B – Adequate Sites Analysis
• Appendix C – Community Engagement Summary
• Appendix D – Glossary of Housing Terms
Community Profile
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-2
Section 2: Community Profile
This Community Profile for the City of Solana Beach provides an overview of the City’s housing and population conditions. The Community Profile lays the foundation for the Housing Element’s policies by describing and assessing the factors and characteristics that contribute to the supply and demand for housing in Solana Beach. Specifically, the Community Profile describes the community’s population, employment, economic, and household characteristics.

Special Needs groups and housing stock characteristics are also described.

The data used for this community profile has been collected using the most current available from the San Diego County Association of Governments (SANDAG), 2010 U.S. Census, 2013-2017 American Community Survey, the California Department of Finance, the California Employment Development Department, the California Department of Education and other currently available real estate market data.

A. Population Characteristics The characteristics of Solana Beach inform the planning process and help establish policies for current and future needs of the City. Population characteristics affect current and future housing demand in the City. Population growth, age composition, and race/ethnicity influence the type and extent of housing needed and the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and local trends that affect housing needs.

1. Population Growth
Solana Beach is a small coastal community in the San Diego Region, with an estimate population of 13,367 residents.

The 2010 American Census reported that from 2000 to 2010 Solana Beach’s population declined by about one percent. Compared to surrounding cities, the one percent population decline is modest relative to Del Mar’s 14 percent decline and Carlsbad’s 66 percent increase in population in those ten years. SANDAG’s Regional Growth Forecast data (Table 2-1) shows Solana Beach is projected to grow fourteen percent from 2010 through 2050, from 12,867 to 14,870. The increase in population compares closely to neighboring jurisdiction, which are projected to grow from ten to sixteen percent through 2050.

Table 2-1: Population Growth (2000-2050)
Jurisdictions
Population Percent Change
2000
Actual
2010
Actual
2012
Projected
2020
Projected
2035
Projected
2050
Projected
2000 -
2010
2012-
2050
Oceanside* 161,029 167,086 169,319 177,840 188,597 189,377 3.8% 12% Carlsbad* 78,247 105,328 107,674 118,450 124,351 124,518 34.6% 16% Encinitas* 58,014 59,518 60,346 62,908 65,264 66,670 2.6% 10% Solana Beach* 12,979 12,867 13,000 13,367 14,207 14,870 -0.9% 14% Del Mar 4,389 4,161 4,194 4,399 4,672 4,732 -5.2% 13%
San Diego City 1,223,400 1,307,402 1,321,315 1,453,267 1,665,609 1,777,936 6.9% 35% San Diego
County 2,813,833 3,095,313 3,143,429 3,435,713 3,853,698 4,068,759 10.0% 29% Represents an estimate from the SANDAG 2050 Regional Growth Forecast. *North coastal cities in San Diego County.

Sources: Bureau of the Census (2000-2010) and SANDAG Regional Growth Forecast Update (2013).

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-3

2. Age Characteristics
The age composition of a community is an important factor in evaluating housing needs because housing demand within the market is often determined by the preferences of certain age groups. Conventionally, young adults and seniors tend to favor apartments, low to moderate-cost condominiums, and smaller or more affordable single-family units because they tend to live on smaller or fixed incomes and have smaller families. While the middle-aged demographic, persons between 35-years and 65-years, makes up a major portion of buyers, as well as the market for moderate to high-cost apartments and condominiums because they generally have higher incomes and larger families. As population moves through different stages of life, housing is required to accommodate new or adjusted needs. In order to produce a well-balanced and healthy community, where needs are met, it is essential that a community be provided with appropriate housing to accommodate needs of all ages.

As shown in Figure 2-1, in 2017, majority of Solana Beach’s population (54.6 percent) falls into middle age, 25 years to 64 years, category. The data in Figure one shows a slightly reduced middle age population, from 58.3 percent in 2000 to 54.6 percent in 2017, a 6.3 percent change. The data also shows an increasing population of 65 years or over from seventeen percent to about 23 percent, a 31.7 percent increase. Figure 1 also exemplifies a decline in population under the age 18 from 17.9 percent to 16.2 percent. An aging population in a community is important to note because of the changing or additional needs in housing costs, accessibility and accommodations that an aging population may require.

Figure 2-1: Age Distribution in Solana Beach (2000 – 2017) Source: United States Census Bureau, 2000 and 2010 and American community Survey, 5-Year Estimates, 2017.

The data in Table 2-2 compares the age distribution of Solana Beach to San Diego County and surrounding jurisdictions. According to American Community Survey 2017 estimates, the Solana Beach population of 65+is approximately 10% higher than San Diego County. However, an older population is not abnormal in North County when comparing age demographics to surrounding communities. In Del Mar, 25 percent of the population is age 65 years and over, the highest percentage in the North County region; in Oceanside, Carlsbad and Encinitas the population 65 years and over is above fifteen percent, higher than the County and City of San Diego of about twelve percent. In Solana Beach, the population under the age of 18 is lower than the county by about seven percent. The population of people age 18 to 24 is 5.3 percent lower than the County.

Under 18 18 to 24 25 to 44 45 to 64 65+
2000 17.9% 6.5% 30.9% 27.4% 17.3%
2010 18.5% 5.7% 27.3% 29.8% 18.7%
2017 16.2% 6.4% 26.1% 28.5% 22.8%
0%
5%
10%
15%
20%
25%
30%
35%
•
•
•
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-4
Table 2-2: Age Characteristics / Age Distribution (2017) Jurisdiction Under 5 5 to 17 18 to 24 25 to 44 45 to 64 65 years + Oceanside 6.4% 15.0% 10.1% 28.1% 25.2% 15.1%
Carlsbad 6.0% 17.4% 6.4% 24.3% 29.8% 16.0%
Encinitas 5.5% 15.0% 5.7% 26.5% 30.4% 16.9%
Solana Beach 3.9% 12.4% 6.4% 26.1% 28.5% 22.8%
Del Mar 1.7% 10.3% 1.3% 25.0% 36.2% 25.6%
San Diego 6.3% 14.2% 11.7% 32.6% 23.3% 12.0%
San Diego County 6.5% 15.7% 10.9% 29.5% 24.5% 12.9%
Source: American Community Survey, 5-Year Estimates, 2017.

3. Race/Ethnicity Characteristics
Racial and ethnic composition of a community is important to understand and analyze the implications for housing to the extent that different racial and ethnic groups have different household characteristics, income levels, and cultural backgrounds which may affect their housing needs, housing choice and housing types.

The American Community Survey data (shown in Table 2-3) reports Solana Beach’s White population to be 12.6 percent higher than San Diego County. The City of Solana Beach’s demographics (shown in Figure 2-2) show a significantly smaller percentage of residents who are Black compared to the County of San Diego (0.6 percent compared to five percent). Similarly, the percentage of the population within Solana Beach who is Asian is less than half of the overall County’s percentage of the population who is Asian (5.1 percent compared to 11.7 percent). Both the Native Hawaiian/Other Pacific Islander and American Indian/Alaska Native populations are each below one percent of the total population (0.4 and 0.6 percent respectively). Of San Diego’s total population, 33.4 reported Hispanic or Latino, nearly triple the 11.5 percent who reported Hispanic or Latino in Solana Beach. Overall, Solana Beach’s White population is a higher percentage than the County’s, with less overall diversity than the County.

Figure 2-2: Racial Ethnic Composition (2017)
Source: American Community Survey, 5-Year Estimates, 2017.

White Black
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other Race
Two or
More
Races
Hispanic or
Latino
Solana Beach 83.4% 0.6% 0.9% 5.1% 0.2% 4.6% 5.3% 11.5%
San Diego County 70.8% 5.0% 0.6% 11.7% 0.4% 6.3% 5.1% 33.4% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
■
■
--- - I - -- -
.I
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-5
In addition to comparing Solana Beach’s demographics to the County of San Diego, the data in Table 2-4 tracks the racial and ethnic demographics over the course of about 20 years, from 2000 to 2017. The American Community Survey data reports the racial and ethnic composition of Solana Beach from 2000 to 2017, showing the trends and changes in the City. The data shows that Solana Beach’s population has been primarily White between 2000 and 2017, however, the White population has shown a modest decline by about four percent overall. While the Black population percentage remains virtually unchanged, under one percent of the total population from 2000 to 2017, the Asian population increased from 3.5 percent in 2000 to 5.1 percent in 2017. Of Solana Beach’s total population in 2000, about fifteen percent identified as Hispanic or Latino, whereas in 2017 the Hispanic or Latino population decreased to 11.5 percent in 2017.

Table 2-4: Solana Beach Racial/Ethnic Composition (2000-2017) Race/Ethnicity 2000 2010 2017
Percent
Change 2000
to 2010
Percent
Change 2010
to 2017
White 87.0% 85.8% 83.4% -1.4% -2.8%
Black 0.5% 0.5% 0.6% 0.0% 20.0%
American Indian and
Alaska Native 0.4% 0.5% 0.9% 25.0% 80.0%
Asian 3.5% 4.0% 5.1% 14.3% 27.5%
Native Hawaiian or
Other Pacific Islander 0.1% 0.1% 0.0% 0.0% -100.0%
Some Other Race 5.6% 5.7% 4.6% 1.8% -19.3%
Two or More Races 2.9% 3.4% 5.3% 17.2% 55.9%
Hispanic or Latino 14.8% 15.9% 11.5% 7.4% -27.7%
Source: United States Census Bureau, 2000 and 2010 and American Community Survey, 5-Year Estimates, 2017.

The racial and ethnic composition of a population may affect housing needs because of cultural preferences associated with different racial/ethnic groups. Cultural influences may reflect preference for a specific type of housing; additionally, race and ethnicity tend to correlate with other characteristics such as location choices, mobility, and income. In Solana Beach, most of the population is white, and poverty primarily affects the City’s Black and American Indian or Alaskan Native residents, with 17.3 percent and twenty percent living below the poverty level respectively (shown in Figure 2-6). Race and ethnicity as they correlate with income and poverty, are important in recognizing housing needs trends and housing availability.

B. Economic Characteristics Reporting and analyzing economic characteristics of a community is an important component of the Housing Element because the data provides valuable insight of the community’s ability to accessthe housing market as well as financial restraints consistent with housing needs and accommodations. Incomes associated with different types of employment and the number of workers in a household affect housing affordability and choice. Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community. Local employment growth is linked to local housing demand, and the reverse being true when employment contracts.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-6

1. Employment and Wage Scale
For a City to achieve a healthy balance between jobs and housing, it is important to consider employment, wage and occupational characteristics and growth changes. Based on the SANDAG Sub-regional Growth Forecast (Table 2-5), San Diego County can expect a 17.6 percent employment growth from 2020 to 2050. Solana Beach is expected to grow 18.7 percent between 2010 and 2050, but only about 8 percent from 2020 to 2050. Though the job growth in San Diego County (34.4 percent) outpaces Solana Beach, nearby counties are shown to experience similar growth rates. Solana Beach’s neighbor to the North, Encinitas, is shown to experience a 15.2 percent job growth from 2010 to 2050. Del Mar, to the south, projects a significantly lower job growth rate (6.6 percent).

Table 2-5: Job Growth (2010-2050)
Jurisdiction 2010 2020 2050 % Change
2010-2050
Numeric Change
2010-2050
Carlsbad 64,956 77,431 85,718 32.0% 20,762
Del Mar 4,431 4,542 4,725 6.6% 294
Encinitas 25,643 27,276 29,542 15.2% 3,899
Oceanside 41,142 48,208 54,091 31.5% 12,949
Solana Beach 7,417 8,156 8,802 18.7% 1,385
San Diego County 1,421,941 1,624,124 1,911,405 34.4% 489,464 Source: SANDAG Series 13 Subregional Growth Forecast, 2013.

Table 2-5 shows Solana Beach to generate a total of 1,385 jobs between 2010 and 2050, an 18.7 percent increase overall, higher than the neighboring Cities, with similar demographics and populations, of Del Mar and Encinitas. The 2010 to 2050 employment growth of 18.7 percent in Solana Beach is slightly higher to its population growth (15.5 percent 2010 to 2050 population growth) shown in Table 1. In 2035, Solana Beach is projected to have 19.4 jobs per developed employment acre, which total 8,536 jobs available for a projected population of 11,809 (persons 18 years or over). In 2050, there are a projected 8,802 jobs available for a projected 12,247 persons over the age of 18.

Analyzing the employment by sector in a city is important in understanding growth changes, income and wages, and access to different types of housing, as well as what housing needs maybe be present. Solana Beach is a moderate to high income community (see Table 2-11), which may be attributed to the high percent of persons in the professional, scientific, management, and administrative services Industries, an estimated 21.7 percent in 2010 and 23.6 percent in 2017. The data in Table 2-6 shows a large increase (211.4%) in agriculture, forestry, fishing and hunting, and mining from 2010 to 2017, as well as a in retail (104.5%). The data also reports a fifty percent decrease in public administration roles, and a twenty percent drop in the arts, entertainment, recreation and hospitality sectors. Education, healthcare and social services as well as professional, scientific, management and administration make up majority of the positions in Solana beach in 2017 (39.5 percent combined).

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-7
Table 2-6: Employment by Sector in Solana Beach (2017)
Industry Sector
2010 2017 Percent
Change
2010-2017
# of people
employed
% of City
Employment
# of people
employed
% of City
Employment
Agriculture, forestry, fishing and
hunting, and mining 35 0.5% 109 1.5% 211.4%
Construction 359 5.5% 364 5.1% 1.4%
Manufacturing 365 5.6% 454 6.3% 24.4%
Wholesale trade 254 3.9% 232 3.2% -8.7%
Retail trade 396 6.1% 810 11.3% 104.5%
Transportation and warehousing,
and utilities 111 1.7% 202 2.8% 82.0%
Information 327 5.0% 201 2.8% -38.5%
Finance and insurance, and real
estate and rental leasing 644 9.9% 761 10.6% 18.2%
Professional, scientific,
management, and administrative
services
1,409 21.7% 1,689 23.6% 19.9%
Education services, health care,
and social assistance 1,108 17.1% 1,140 15.9% 2.9%
Arts, entertainment, recreation,
accommodation, and food services 963 14.8% 767 10.7% -20.4% Other services (except public
administration) 279 4.3% 309 4.3% 10.8%
Public Administration 236 3.6% 117 1.6% -50.4%
Total 6,486 100% 7,155 100% 10.3%
Source: American Community Survey, 5-Year Estimates, 2010 and 2017.

In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is essential to understanding current housing affordability and needs, as well as projected needs. According to the American Community Survey Data, (Table 2-7) Solana Beach experienced just below a four percent unemployment rate in 2017, the lowest unemployment rate in the North County region. The data reports San Diego County to have about a seven percent unemployment rate in 2017, and surrounding jurisdictions to have unemployment rates ranging from 3.9 in Del Mar to 6.6 percent in Oceanside.

Table 2-7: Unemployment Rate (2017)
Jurisdiction Unemployment rate*
Oceanside 6.6%
Carlsbad 5.2%
Encinitas 4.9%
Solana Beach 3.8%
Del Mar 3.9%
San Diego 7.0%
San Diego County 7.1%
*Population 16 years and over
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-8
Table 2-8 displays average annual wage data for occupations compiled by the California Employment Development Department (EDD) for the San Diego Metropolitan Statistical Area in 2019. Professional and health services occupations, including managers, doctors, attorneys, architects, and engineers were among the highest paying professions in the region. In addition to the traditionally higher paying occupations, computer and mathematical occupations averaged over $100,000 in the County, and making careers in tech higher paying than healthcare, architecture and engineering occupations. Education and financial occupations generally offer high to moderate pay scales while the food preparation and retail sales offer lower wages. Compared to County statistics, the City of Solana Beach’s residents benefitted from higher paying jobs and a lower unemployment rate. According to the data in Table 6, majority of Solana Beach’s residents maintain mid to high level paying occupations.

Table 2-8: Mean Salary by Occupation in San Diego County Occupation Salary
Management $131,550
Legal $125,772
Healthcare Practitioners and Technical $97,702
Architecture and Engineering $98,760
Computer and Mathematical $101,629
Life, Physical and Social Sciences $86,073
Business and Financial Operations $80,510
Education, Training and Library $66,335
Arts, Design, Entertainment, Sports and Media $61,635
Construction and Extraction $58,011
Protective Services $58,798
Community and Social Service $57,077
Installation, Maintenance and Repair $53,025
Sales $43,543
Office and Administration Support $43,266
Production $42,499
Transportation and Material Moving $38,450
Healthcare Support $38,858
Building, Grounds Cleaning, and Maintenance $33,718
Personal Care and Service $31,530
Farming, Fishing and Forestry $32,872
Food Preparation and Serving Related $26,380
Source: California Employment Development Division, Occupational Wage data, 2019.

Section 2: Community Profile Page 2-9
City of Solana Beach
2021-2029 Housing Element Update
C. Household Characteristics
A household is considered all persons who occupy a housing unit, as defined by the Census; this may include single persons living alone, families related through marriage, blood or adoption, domestic partnerships and unrelated individuals living together. Not all housing is considered a housing unit including, nursing facilities, residential care facilities, dormitories, and other group living, as well as the persons living with them are not considered a household.

Information on household characteristics assists understanding growth and determining the housing needs of a community. Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single parent households, or low and extremely low-income households. For example, if a City has a prominent aging population, who are homeowners but live on fixed incomes, it may consider implementing a home beautification assistance program.

1. Household Type and Size
According to the American Community Survey 2017, there were 1,111,739 total households in San Diego County. Of those households, 5,744– less than one percent– were in Solana Beach. Compared to surrounding jurisdictions, Solana Beach is one of the smallest communities, being only larger than Del Mar, which has 2,157 households. The data in Table 2-9 breaks down characteristics the total households of Solana Beach and its surrounding communities.

Nearly half of all the Households in Solana Beach were married-couple families, similar to both the County and nearby jurisdictions. Just under six percent of the households were female headed with no husband present, about half of the eleven percent female headed households in San Diego County. The data also reports that 44.6 percent of all households reported non-family; an abnormally high number compared to 32.8 percent reported in the County and as low as 29.2 percent in Carlsbad to 41.8 percent in Del Mar, of nearby jurisdictions.

Table 2-9: Household Characteristics
Jurisdiction
Marriedcouple
Family
Households
% of Total
Households
Female
Household,
No
Husband
Present
% of Total
Households
Non-Family
Household
% of Total
Households
Total
Households
Oceanside 31,652 51.1% 7,115 11.5% 20,142 32.5% 61,978
Carlsbad 24,617 56.9% 4,576 10.6% 12,626 29.2% 43,281
Encinitas 13,026 53.6% 1,560 6.4% 8,698 35.8% 24,284
Solana
Beach 2,608 45.4% 331 5.8% 2,559 44.6% 5,744
Del Mar 1,060 49.1% 75 3.5% 901 41.8% 2,157
San Diego 221,461 44.5% 56,305 11.3% 196,653 39.6% 497,189 San Diego
County 556,665 50.1% 133,696 12.0% 364,949 32.8% 1,111,739 Source: American Community Survey, 5-Year Estimates, 2017.

Figure 2-3 displays the data in Table 9, with the addition of householder ages 65 and above. Previously noted in Figure 1, Solana Beach has a growing population over the age of 65. In 2000, the population 65 years and over was 17.3 growing to 22.8 percent in 2017. A high percentage of persons over 65 years contributes to a higher percentage of Senior headed households. About sixteen percent of all households in Solana Beach are senior headed.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-10
Figure 2-3: Solana Beach Household Characteristics in Percent (2017) Source: American Community Survey, 5-Year Estimates, 2017.

Table 2-10 shows that between 2000 and 2010, Solana Beach experienced a five percent decrease in total households and a 1.6 percent increase from 2010 to 2017. Overall Solana Beach has experienced a less than one percent decrease in total households from 2010 to 2017. The data shows that both the married-couple households and the female households with no husband present have slightly decreased from 2000 to 2017. However, the percentage of householders 65 years and over, or senior headed households, has steadily increased; jumping from 10.4 percent in 2000 to 11.5% in 2010 then increasing again to 16.1 percent in 2017.

Table 2-10: Changes in Household Types
2000 Percent 2010 Percent 2017 Percent
Total Households 5,754 100.0% 5,650 100.0% 5,744 100.0% Married-couple
Family Households 2,723 47.3% 2,730 48.3% 2,608 45.4%
Female Household,
No Husband Present 389 6.8% 360 6.4% 331 5.8%
Non-family
Household 2,474 43.0% 2,367 41.9% 2,556 44.6%
Householder 65
Years and Over 599 10.4% 647 11.5% -- 16.1%
Source: American Community Survey, 5-Year Estimates, 2017.

Household size is an indicator of one source of population growth and an indicator of the character households, which represent the most basic unit of demand for housing. Although there can be more than one family in a housing unit, the measure of persons per household provides an indicator of the number of persons residing in a household Married-couple Family
Households
Female Household, No
Husband Present NonFamily Household Householder Age 65 orAbove Solana Beach 45.4% 5.8% 44.6% 16.1%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
I
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-11
organizing unit and the number of persons living in a housing unit. Average household size can be both a result and indicator of housing affordability and other household economic conditions.

Table 2-11 displays the average number of persons per household in North County San Diego as well as San Diego city and the County as a whole. The American Community Survey reports Solana Beach to have an average household size of 2.33 persons in 2017. The average household size of Solana Beach is smaller than the 2.87 average for the County. However, the average household size of surrounding communities is similar, ranging from 2.01 persons per households in Del Mar to 2.81 persons per household in Oceanside.

Table 2-11: Average Household Size
Jurisdiction Average Persons per
Household
Oceanside 2.81
Carlsbad 2.60
Encinitas 2.56
Solana Beach 2.33
Del Mar 2.01
San Diego 1.37
San Diego County 2.87
Source: American Community Survey, 5-Year Estimates, 2017.

2. Household Income
Household income is directly connected to affordability, as household income increases, it is more likely that the household can afford market rate housing units, larger units and/or pursue ownership opportunities. As household income decreases, households tend to pay a disproportionate amount of their income for housing. This may influence increased incidence of overcrowding and substandard living conditions.

The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the HUD Area Median Family Income (HAMFI) of San Diego County;  Extremely Low-income: households earning up to 30 percent of the HAMFI  Very Low-income: households earning between 31 and 50 percent of the HAMFI  Low-income: households earning between 51 percent and 80 percent of the HAMFI  Moderate Income: households earning between 81 percent and 120 percent of the HAMFI  Above Moderate Income: households earning over 120 percent of the HAMFI Combined, the extremely low, very low, and low-income groups are referred to as lower income.1 Comprehensive Housing Affordability Strategy (CHAS) estimates based on 2006-2016 American Community Survey (ACS) data used below. In 2017, approximately 76 percent of Solana Beach households earned moderate or above moderate incomes (Table 2-12), while 24 percent of households had incomes in the extremely low, very low, and low-income levels. 1 Federal housing and community development programs typically assist households with incomes up to 80 percent of the HAMFI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent HAMFI as moderate income (compared to low-income based on State definition).

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-12
Table 2-12: Households by Income Category in Solana Beach (2013-2017) Income Category (% of County AMFI) Households Percent
Extremely Low (30% HAMFI or less) 330 5.7%
Very Low (31 to 50% HAMFI) 355 6.2%
Low (51 to 80% HAMFI) 695 12.1%
Moderate or Above (over 80% HAMFI) 4,365 76%
Total 5,745 100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013- 2017.

Household incomes in Solana Beach are significantly higher than the County, yet comparable to incomes in surrounding communities. The American Community Survey data reports that the median income in San Diego County was $70,588 in 2017 (Figure 2-4). In the same year, Solana Beach reported an average income of $103,864, similar to Encinitas’ median income of $103,842 and Carlsbad’s median income of $102,722. Solana Beach’s median income represents its high volume of professional residents in moderate to high paying jobs (Tables 6 and 8). The data in Table 2-13 shows that Solana Beach’s median reported income in 2017 was 32 percent higher than the County’s median income, a common trend in the North County region.

Figure 2-4: Median Household Income by City (2017)
Source: American Community Survey, 5-Year Estimates, 2017. $61,778.00
$102,722.00 $103,842.00 $103,864.00
$122,563.00
$70,588.00 $71,535.00
$-
$20,000.00
$40,000.00
$60,000.00
$80,000.00
$100,000.00
$120,000.00
$140,000.00
Oceanside Carlsbad Encinitas Solana Beach Del Mar San Diego City Median Income Median Income of San Diego Region -
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-13
Table 2-13: Median Household Income
Jurisdiction Median Income
Percent
Above/Below
Regional Median
Oceanside $61,778 -14.3%
Carlsbad $102,722 31.3%
Encinitas $103,842 32.0%
Solana Beach $103,864 32.0%
Del Mar $122,563 42.4%
San Diego $71,535 1.3%
San Diego County $70,588 --
Source: American Community Survey, 5-Year Estimates, 2017.

The data displayed in Figure 2-5 shows the majority of households in Solana Beach (63.5 percent) had an income of $75,000 or higher. Majority of residents made above $100,000 per year in 2017, with 21.6 percent households making $100,000 to $149,999 and 32.5 percent of households making $150,000 or more. On the other hand, just 7.7 percent of households made less than $24,000 and 13.5 percent made $25,000 to $49,999. Overall, the majority of Solana Beach’s households have moderate to high incomes.

Figure 2-5: Solana Beach Income Breakdown by Category
Source: American Community Survey, 5-Year Estimates, 2017. < $24,999,

7.7%
$25,000 -
$34,999,

6.2%
$35,000 -
$49,999,

7.3%
$50,000 - $74,999,

15.5%
$75,000 -
$99,999,

9.4%
$100,000 - $149,999,

21.6%
> $150,000 ,

32.5%
>75,000,

63.5%
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-14
D. Housing Problems The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD provides detailed information on housing needs by income level for different types of households in Solana Beach. The most recent available CHAS data for Solana Beach was published in August 2019 and was based on 2006-2016 ACS data. Housing problems considered by CHAS included:
 Units with physical defects (lacking complete kitchen or bathroom);  Overcrowded conditions (housing units with more than one person per room);  Housing cost burdens, including utilities, exceeding 30 percent of gross income; or  Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.

The types of problems in Solana Beach vary according to household income, type, and tenure (Table 2-14). These include:
 In general, owner-households had a lower level of housing problems (16 percent) than renter-households (22.6 percent).
 Approximately seven percent of owner households reported having a severe housing problem, whereas almost sixteen percent of renters reported a severe housing problem.  Overall, 38.6 percent of all households reported at least one housing problem and 22.8 percent of all households reported at least one severe housing problem.

Table 2-14: Housing Problem Overview
Housing Problem
Overview* Owner Percent Renter Percent Total Percent
Household has at least 1
of 4 Housing Problems 920 16.0% 1,300 22.6% 2,220 38.6% Household has none of 4
Housing Problems 2,385 41.5% 1,085 18.9% 3,470 60.3%
Cost Burden not available,
no other problems 25 0.4% 40 0.7% 65 1.1%
Total 3,325 57.8% 2,425 42.2% 5,750 100%
Severe Housing Problem
Overview** Owner Percent Renter Percent Total Percent
Household has at least 1
of 4 Severe Housing
Problems
400 7.0% 910 15.8% 1,310 22.8%
Household has none of 4
Severe Housing Problems 2,900 50.4% 1,470 25.6% 4,370 76.0% Cost Burden not available,
no other problems 24 0.4% 40 0.7% 65 1.1%
Total 3,325 57.8% 2,425 42.2% 5,750 100%
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2012- 2016.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-15

1. Overcrowding
A combination of low incomes and high housing costs forces households to live in overcrowded conditions. “Overcrowding” is generally defined as a housing unit occupied by more than one person per room in house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding can indicate that a community does not have an adequate supply of affordable housing, especially for large families.

Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline can often spread geographically and impact the quality of life and the economic value of property and the vitality of commerce within a city. The combination of lower incomes and high housing costs result in many households living in overcrowded housing conditions.

Table 2-15: Overcrowding by Tenure
Tenure Total
Overcrowded
Housing Units
(1.01-1.5
persons/room)
Percent
Severely
Overcrowded
Housing Units
(>1.5 persons/room)
Percent
Owner Occupied 3,368 27 0.47% 0 0.0%
Renter Occupied 2,376 15 0.26% 28 0.49%
Total 5,744 42 0.73% 28 0.49%
Source: American Community Survey, 5-Year Estimates, 2017.

Because of Solana Beach’s demographic profile (older population, smaller household, higher income) overcrowding has not been a reported issue. According to the American Community Survey, shown in Table 2-15, less than one percent of owner-occupied households reported overcrowding (more than one person per room) and no owneroccupied households reported severe overcrowding (more than 1.5 persons per room). Of the renter-occupied households, less than one percent reported overcrowding or severe overcrowding. Only 1.2 percent of all households reported any kind of crowding, nearly five percent less than San Diego County. Additionally, overcrowding was less of an issue in Solana Beach than many of its neighbors, where Oceanside experienced 4.8 percent reported overcrowding and 3.4 percent in Encinitas. Overall, overcrowding in the North County area is reported as less of a problem than in San Diego County as a whole.

Table 2-16: Overcrowded Housing Units
Jurisdiction Total Overcrowded
Units Percent
Oceanside 2,997 4.8%
Carlsbad 892 2.1%
Encinitas 816 3.4%
Solana Beach 70 1.2%
Del Mar 0 0%
San Diego 31,411 6.3%
San Diego County 72,686 6.5%
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-16

2. Overpayment (Cost Burden) In Relationship to Income
State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a household’s budget.

Understanding and measuring overpayment for housing in a community is an indicator of the dynamics of demand and supply.

Per the Housing and Urban Development CHAS report, show in Table 2-17, 3,189 households or about half of Solana Beach’s households reported some type of overpayment. About 15 percent of owners experienced a cost burden over 30 percent and only about 6 percent of owners reported a cost burden of 50 percent or greater. The data in Table 17 show that renters were importunately affected by cost burden, where 20.4 percent reported a 30 percent or higher burden and 13.5 percent reported a 50 percent or high cost burden.

Table 2-17: Summary of Housing Overpayment
Income by Cost
Burden*
Owner Renter Total
Households
with Cost
Burden
% of
Tot.

HH
Cost
Burden
> 30%
% of
Tot.

HH*
Cost
Burden
> 50%
% of
Tot.

HH
Cost
Burden
> 30%
% of
Tot.

HH
Cost
Burden
> 50%
% of
Tot.

HH
Household
Income is lessthan or = 30%65 1.1% 55 1.0% 255 4.4% 240 4.2% 615 10.7% Household
Income >30% to
less-than or =
50% HAMFI
99 1.7% 95 1.7% 275 4.8% 250 4.3% 719 12.5%
Household
Income >50% to
less-than or =
80% HAMFI
135 2.3% 95 1.7% 355 6.2% 235 4.1% 820 14.3%
Household
Income >80% to
less-than or =
100% HAMFI
120 2.1% 50 0.9% 205 3.6% 35 0.6% 410 7.1%
Household
Income >100%
HAMFI
465 8.1% 60 1.0% 85 1.5% 15 0.3% 625 10.9%
Total 884 15.4% 355 6.2% 1,175 20.4% 775 13.5% 3,189 55.5% *% of tot. HH = Percent of Total Households in Solana Beach *Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

Note: HAMFI = HUD Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2012- 2016.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-17
E. Special Needs Groups Certain households may have more difficulty in finding adequate and affordable housing due to special circumstances, therefore, it is important to understand the demographics of persons with special needsto recognize how it influences the housing needs within a community. Special needs populations include seniors, persons with disabilities, femaleheaded households, large households, and farm workers. In addition, many often have lower incomes because of their conditions. Table 2-18 displays the data for persons with special needs in Solana Beach.

Table 2-18: Special Needs Groups
Special Needs Groups # of People or
Households
Percent of Total
Population/
Households
Senior Headed Households 1,067 18.6%
Households with Seniors (65 years
and over) 2,190 38.1%
Seniors Living Alone 926 16.1%
Persons with Disabilities 861 6.5%
Large Households (5 or more
persons per household) 197 3.4%
Single-Parent Households 267 4.6%
Single-Parent, Female Headed
Households with Children (under 18
years)
119 2.1%
People Living in Poverty 656 4.9%
Farmworkers 109 0.8%
Homeless* 80 ---
* Total number of people includes counts for Solana Beach and surrounding jurisdictions, including Del Mar, Encinitas and San Diego.

Source: American Community Survey, 5-Year Estimates, 2017

1. Seniors
The senior population, generally defined as those 65 years of age and over, has several concerns: limited and fixed incomes, high health care costs, transit dependency, and living alone. Specific housing needs of the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that includes a planned service component.

A limited income for many seniors, often makes it difficult to find affordable housing. Table 2-19 compares Solana Beach’s senior population to San Diego County and nearby cities. The data reports than in Solana Beach 22.8 percent of the population is age 65 or over, 3,040 persons. Among the senior population, 926 living alone, and 2,190 households have persons 65 years and over living in them (Table 2-18). Furthermore, about 18 percent of all households in Solana Beach were seniors headed households. In 2017, ACS reported 12.9 percent of San Diego County’s population to be age 65 or over, about half of Solana Beach’s Senior population. The North County Cities all report a higher senior population than the County, Del Mar’s being the highest at 25.6 percent. In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabilities (Table 20).

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-18
Table 2-19: Persons Ages 65 and Over
Jurisdiction Population
Count Percent
Oceanside 26,461 15.1%
Carlsbad 18,082 16.0%
Encinitas 10,582 16.9%
Solana Beach 3,040 22.7%
Del Mar 1,109 25.6%
San Diego 166,922 12.0%
San Diego
County 425,217 12.9%
Source: American Community Survey, 5-Year Estimates, 2017.

Table 2-20 displays the tenure of Solana Beach and surrounding jurisdictions for residents 65 and over. There are currently more owner-occupied housing units than renter-occupied housing units in all the jurisdictions listed below.

In Solana Beach, owner-occupied housing units make up 81% of all senior occupied housing units, with the remainder being renter-occupied units.

Table 2-20 Tenure of Persons Ages 65 and Over
Jurisdiction Owner-Occupied
Housing Units
Renter-occupied Housing
Units Occupied Housing Unit
Del Mar 636 75 711
Encinitas 5,248 2,133 7,381
Solana Beach 1,627 375 2,002
San Diego 73,515 30,626 103,841
San Diego County 191,062 67,286 258,348
Source: American Community Survey, 5-Year Estimates, 2019

2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units as well as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict mobility, or make self-care difficult. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Additionally, some residents suffer from disabilities that require living in a supportive or institutional setting.

Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes within Federal and State income limits, especially those households not in the labor force. Furthermore, many lower income persons with disabilities are likely to require housing assistance and services. Housing needs for disabled persons are further compounded by design issues and location factors, which can often be costly. For example, special needs of households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior design features.

Housing opportunities for persons with disabilities can be addressed through the provision of affordable, barrier-free housing. Rehabilitation assistance can be targeted toward renters and homeowners with disabilities for unit modification to improve accessibility.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-19
The 2017 ACS identifies six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self-care disability and independent living disability. The Census and the ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
 Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?  Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?  Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions?  Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?  Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? According to the 2017 ACS, shown in Table 2-21, majority of persons in Solana Beach with a disability reported having an ambulatory disability (30.2 percent). Twenty-three percent of persons with a disability reported having independent living difficulties, which could be an effect of the generally older population of Solana Beach. The 2017 ACS data reports that 18.3 percent of persons with a disability had a cognitive difficulty and 17.6 percent had a hearing difficulty.

Among the persons with reported disabilities, 1,120 were 65 years and older, about 70 percent of reported disabilities.

Only about five percent of documented disabilities were reported for persons under the age of eighteen, and a 24.6 percent were persons aged 18 to 64. Overall, of the total population in Solana Beach 6.5 percent are reported to have at least one disability (Table 2-18).

Table 2-21: Disability Status of Residents in Solana Beach Disability Type
Under 18
with a
Disability
18 to 64
with a
Disability
65 years
and Over
with a
Disability
Total
Percent of
Population
with
Disability
Percent of
Total
Population
Population with
a Hearing
Difficulty
0 54 228 282 17.6% 2.1%
Population with
a Vision
Difficulty
5 17 34 56 3.5% 0.4%
Population with
a Cognitive
Difficulty
46 111 136 293 18.3% 2.2%
Population with
an Ambulatory
Difficulty
17 88 378 483 30.2% 3.6%
Population with
a Self-care
Difficulty
17 35 64 116 7.3% 0.9%
Population with
an independent
Living Difficulty
-- 90 280 370 23.1% 2.8%
Total 85 395 1,120 1,600* 100.0% --
*This number may double count as some persons report having one or more disabilities, therefore this total number differs from the total number of persons with a disability in Table 18.

Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-20
Developmental Disabilities
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by the Developmental Disabilities Assistance and Bill of Rights Act of 2000, a “developmental disability” is a severe, chronic disability of an individual that:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;  Is manifested before the individual attains age 22;
 Is likely to continue indefinitely;
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self- sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Solana Beach has approximately 21 individuals aged 0 – 17 and 29 individuals 18 years and older identified as having a developmental disability by the State Department of Developmental Services (DDS) in December 2020. This is a total of 50 individuals, which represents approximately 0.4% of the total population for the City. While the 21 individuals aged 0 – 17 likely live with family, it is important that housing for the 21 adults with developmental disabilities be planned for by the City. To address the needs of this population, the City has included Program 4C to accommodate the approval of group homes, ADA retrofit efforts, ADA compliance and/or other measures through the implementation of Title 24.

The San Diego Regional Center (SDRC) is a focal point in the community for persons with developmental disabilities living in San Diego and Imperial Counties. The SDRC provides community resources and services to residents with developmental disabilities by assisting in locating affordable housing opportunities, employment opportunities, and overall enhancing quality of individual’s daily living experiences through access to necessary services. The SDRC has five main Area Offices, with the Carlsbad (North County Office), being the closest to Solana Beach. The SDRC has a wide range of resources available both in person at their Area Offices as well as online at http://sdrc.org/. The SDRC does not post statistics relating to individuals assisted per jurisdiction but does have an extensive list of service providers who they partner with to provide services to residents. The following service providers located within Solana Beach are listed on the 2021 SDRC Vendor List.
• Behavioral Autism Therapies, LLC
• Real Connections Child Development
Institute
• Solana Beach Child Development Center
• MFG, Inc.
• Strength Collectives, LLC
• Evans, Amber Pawlowski
• Andrews Speech and Language
• At Play Occupational Therapy Services, Inc.
• Hartmann Barrett, Brooke
• Himstreet, Christine E ST
• Kids on the Go Therapy
• Rise Physical Therapy
• Segal Speech and Language Therapy
• Strides Physical Therapy, Inc.
• College Nannies & Tutors #1
• Access to Success ILS
• Kelly-Danssaert, Joanne
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-21

3. Large Households
Large Households are defined as households consisting of five or more persons. Such households comprise special needs groups because many communities have a limited supply of adequately sized and affordable housing units. To save for other necessities such as food, clothing and medical care, it is common for lower income large households to reside in smaller units with inadequate number of bedrooms, which frequently results in overcrowding and can contribute to fast rates of deterioration.

Securing housing large enough to accommodate all members of a household is more challenging for renters, because multi-family rental units are typically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that a large family will experience overcrowding in comparison to smaller families. Additionally, throughout the region, larger single-family homes, whether to rent or own, are generally not affordable to most lower income households.

The 2017 ACS reported a small percentage of large households in Solana Beach. Table 2-22 displays the data for large households, showing that under four percent of total households in Solana Beach were large households. Among large households in Solana Beach, majority were owner occupied, 177; while just twenty were renter occupied.

Overall, Solana Beach has a small percentage of large households to accommodate.

Table 2-22: Large Households by Tenure
Household
Size Owner Percent Renter Percent Total Percent
5-Person
Household 130 2.2% 9 0.1% 139 2.4%
6-person
household 20 0.3% 10 0.2% 30 0.5%
7-or-more
person
Households
27 0.5% 1 0.01% 28 0.5%
Total 177 3.1% 20 0.3% 197 3.4%
Source: American Community Survey, 5-Year Estimates, 2017.

4. Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for affordable and accessible day care, health care, and other supportive services. Many female-headed households with children are susceptible to having lower incomes than similar two-parent households. Single, female mothers often face social marginalization pressures that often limit their occupational choices and income earning potential, housing options and access to supportive services.

The data in Table 2-23, gathered from the 2017 ACS, shows that under five percent (267) of all households are singleparent households in Solana Beach. Of the 267 single parent households, 119 are reported female headed, no male present and 148 are male headed, no female present. Overall, the data shoes that there are no single-parent households living in poverty.

Table 2-23: Single Parent Households

Single ParentMale, No Female
Present
Single ParentFemale, No Male
Present
Single Parent
Households
Living in Poverty
Single Parent
Households
Percent of Total
Households
Solana Beach 148 119 0 267 4.6%
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-22

5. Farmworkers
The Agricultural sector is one of the largest industry sectors in California and employs 422,430 persons as of 20192.

Farm workers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work. Farm workers have special housing needs because they earn lower incomes than many other workers and move throughout the year from one harvest location to the next.

Data for farm and agriculture workers is compiled by county within California; the most recent available data comes from the Census of Agriculture, 2017 report produced by the United States Department of Agriculture, National Agricultural Statistics Services. According to the Hired Farm Labor – Workers and Payroll report, there were a total of 2,202 farms and 12,335 hired farm laborers in San Diego County in 2017. The data also identifies a total of 764 migrant farmworkers3
. On average, farmworkers in the San Diego region earn about $32,800 per year, this is about 46 percent of the San Diego County median income (See Figure 4 above), therefore, farmworkers are generally within the lowincome household category. Currently, there are a reported less than one percent of the population employed in agriculture, forestry, fishing and hunting, and mining occupations in Solana Beach. The City has several plant and tree nurseries and ornamental horticultural businesses which employ residents identified within the agricultural sector.

The City’s efforts to plan for future housing available to lower-income residents encompasses the current identified need for residents in the agricultural sector.

6. Extremely Low-income Households and Poverty Status
2012-2016 Comprehensive Housing Affordability Strategy (CHAS) data indicates there were approximately 700 lowincome households and 445 very low-income households. Very low-income households are those households that earn 50 percent or less of the median family income (MFI) for San Diego County. Extremely low-income households are those households which earn less than 30 percent of the MFI. There are approximately 435 extremely low-income households in Solana Beach (renters and owners). Table 2-24 below, includes data characterizing affordability and cost burden for various income groups.
2 California Agriculture Employment Maps, California Employment Development Department, 2019. 3 United States Department of AGricuklture, National Agriculture Statistics Services, Census of Agriculture, California, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-23
Table 2-24: Housing Problems for All Households by Tenure Income by Housing Problem
Owner
Household has at
least 1 of 4 Housing
Problems
Household has none
of 4 Housing
Problems
Cost Burden not
available, no other
Housing Problem
Household Income is less-than or = 30% 65 30 25
Household Income >30% to less-than or = 50%
HAMFI 100 70 --
Household Income >50% to less-than or = 80%
HAMFI 140 200 --
Household Income >80% to less-than or = 100%
HAMFI 125 170 --
Household Income >100% HAMFI 490 1,915 --
Total 920 2,385 25
Income by Housing Problem
Renter
Household has at
least 1 of 4 Housing
Problems
Household has none
of 4 Housing
Problems
Cost Burden not
available, no other
Housing Problem
Household Income is less-than or = 30% 255 20 40
Household Income >30% to less-than or = 50%
HAMFI 275 -- --
Household Income >50% to less-than or = 80%
HAMFI 355 10 --
Household Income >80% to less-than or = 100%
HAMFI 250 60 --
Household Income >100% HAMFI 165 995 --
Total 1,300 1,085 40
Total Households (Owner and Renter) 2,220 3,470 65
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2012-2016.
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Note: HAMFI = HUD Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

According the 2017 ACS, 656 persons were reported to be living in poverty, about 4.9 percent of the population.

Figure 2-6, displays the percent of persons living in poverty by race or ethnicity and Hispanic or Latino origin, based on own race/ethnicity.

The lowest percentage of people living in poverty was the population who identified as White, with just 4.1 percent of all persons who identified White living in poverty. American Indian and Alaska native was the highest percent of persons living in poverty at 20 percent of the total American Indian and Alaska native population living in poverty.

Additionally, both the Black or African American and Asian populations were disproportionately affected by poverty as 17.3 percent of the Black or African American population in the City reported living in poverty and 10.9 percent of the Asian population in the City reported living in poverty. The Native Hawaiian and other Pacific Islander population shows no persons living in poverty; however, it should be noted that no people within Solana Beach reported their race/ethnicity as Native Hawaiian/other Pacific Islander.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-24
Figure 2-6: Percent below Poverty Level, by Race and Hispanic or Latino Origin in Solana Beach Source: American Community Survey, 5-Year Estimates, 2017.

7. Homeless
Throughout the country and the San Diego region, homelessness has become an increasingly important issue in light of the current economic conditions. Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower and moderate-income persons (especially extremely low-income households), reductions in public subsidies to the poor, and the deinstitutionalization of the mentally ill.

State law mandates that municipalities address the special needs of homeless persons within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) has recently been updated, the following list the updated descriptions for homeless and the changes in the definition from HUD:
 People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days), and were in shelter or a place not meant for human habitation immediately prior to entering that institution.  People who are losing their primary nighttime residence, which may include a motel or hotel or a doubledup situation, within 14 days and lack resources or support networks to remain in housing. HUD had previously allowed people who were being displaced within 7 days to be considered homeless. The proposed regulation also describes specific documentation requirements for this category.  Families with children or unaccompanied youth who are unstably housed and likely to continue in that state.

This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.

4.1%

17.3%

20.0%

10.9%

0.0%

5.2%

8.2%

5.2%
0%
5%
10%
15%
20%
25%
White Black or
African
American
American
Indian and
Alaska
Native
Asian Native
Hawaiian
and Other
Pacific
Islander
Some other
race
Two or more
races
Hispanic or •
Latino origin
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-25
 People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence.

This definition does not include persons living in substandard housing (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends.) The Regional Task Force on the Homeless (RTFH) is San Diego County’s leading resource for information on issues of homelessness. The RTFH promotes a regional approach as the best solution to ending homelessness in San Diego County. RTFH compiles data from a physical Point-In-Time (PIT) count of sheltered (emergency and transitional) and street homeless persons. 2018 was the last year in which the San Diego County WeAllCount Annual Report identified Solana Beach separately from surrounding jurisdictions. In the 2018 count, the population of sheltered and unsheltered people experiencing homelessness in Solana Beach was none. The 2019 Count was conducted on January 25, 2019 and the results are shown in Table 2-25. Oceanside had the largest homeless population of the North County coastal cities. Due to the way the survey was conducted, Solana Beach’s homeless population includes homeless persons in the surrounding cities of Encinitas, San Dieguito, and Del Mar.

The City of Solana Beach participates in meetings with RTFH to discuss approaches to assisting persons experiencing homelessness within the region as well as surveys to assist RTFH in determining the needs of persons experiencing homelessness within the community. The City will continue to partner with RTFH to address issues related to homelessness within the community as outline in Program 4H.

Table 2-25: Homelessness in Solana Beach and Surrounding Cities Jurisdiction Unsheltered Sheltered Total % of County
Oceanside 242 166 408 5.4%
Carlsbad 94 53 147 1.9%
Solana Beach* 47 33 80 1.1%
San Diego 2,283 2,604 4,887 64.1%
San Diego County 3,971 3,648 7,619 100%
* Total number of people includes counts for Solana Beach and surrounding jurisdictions, including Del Mar, Encinitas and San Diego
Source: San Diego Regional Task Force on the Homeless (RTFH), WeAllCount Survey Results, 2019.

According to RTFH, the San Diego region’s homeless population can be divided into two general groups: (1) urban homeless, and (2) rural homeless, including farm workers and day laborers who primarily occupy the hillsides, canyons and fields of the northern regions of the County. It is important to recognize that homeless individuals may fall into more than one category (for example, a homeless individual may be a veteran and a substance abuser), making it difficult to accurately quantify and categorize the homeless. RTFH reports the San Diego Region has seen an increase in the average length of time people reside in emergency shelters. The report shows that over 40 percent of the people who exit shelter move on to stable living conditions, but 26 percent return to homelessness within two years.

The North County region of San Diego experiences a reduced amount of homelessness compared to San Diego City and the County as a whole (Table 2-24). The City of Solana Beach (including nearby cities) has the lowest count of homeless persons in the North County region, 47 unsheltered and 33 unsheltered, a total of 80 homeless persons.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-26

8. Students
The college student population in the area is another significant factor affecting housing demand. Solana Beach is located near the University of California, San Diego, San Diego State University, the University of San Diego, California State University at San Marcos, Point Loma Nazarene University, Palomar College, Mesa College and Mira Costa College. According to the 2013-2017 ACS, 696 persons, about 5.2 percent of Solana Beach’s population, were enrolled in college or graduate school, of total persons enrolled in college or graduate school 456 were females (65.5 percent).

While many of the City’s college students reside with their parents, some students reside in Solana Beach in their own independent housing and a general lack of affordable housing is often a factor in a student’s decision to move elsewhere after graduation.

F. Housing Stock Characteristics The characteristics of the housing stock, including growth, type, availability and tenure, age and condition, housing costs, and affordability are important in determining the housing needs for the community. This section details the housing stock characteristics of Solana Beach to identify how well the current housing stock meets the needs of its current and future residents.

1. Housing Growth
According to the 2017 ACS, between 2000 and 2010, the Solana Beach housing stock was estimated to grow from 6,456 to 6,540 units, a 1.3 percent growth shown in Table 25. From 2010 to 2017, Solana Beach experienced a 1.9 percent housing growth. The Overall housing growth in the Northern Coastal County areas has been limited; when compared to adjacent cities, Solana Beach experienced the lowest percent of housing growth as Carlsbad saw a 32 percent growth from 2000 to 2010 and another 5.5 percent increase in housing stock from 2010 to 2017. Additionally, smaller cities, such as Del Mar saw a 9.3 percent growth from 2010 to 2017.

Table 2-26: Housing Unit Growth Trends
Jurisdiction 2000 2010 2017 Percent Change
2000 to 2010
Percent Change
2010 to 2017
Oceanside 59,581 64,435 66,715 8.1% 3.5%
Carlsbad 33,798 44,673 47,119 32.2% 5.5%
Encinitas 23,843 25,740 26,321 8.0% 2.3%
Solana Beach 6,456 6,540 6,665 1.3% 1.9%
Del Mar 2,557 2,596 2,838 1.5% 9.3%
San Diego 469,689 516,033 533,973 9.9% 3.5%
San Diego County 1,040,149 1,164,786 1,195,868 12.0% 2.7% Source: U.S. Census Bureau, 2000 and 2010 and American Community Survey, 5-Year Estimate, 2017.

2. Housing Type
Table 2-27 provides characterization of the housing stock in Solana Beach and San Diego County per the 2013-2017 American Community Survey. The 2013-2017 American Community Survey indicates that single-family detached homes are the predominant housing type in both Solana Beach and San Diego County. However, Solana Beach proves to provide a diverse assortment of housing. Single-family housing units make up about 45.7 percent of Solana Beach’s housing stock and multi-family units make up 38.9 percent of the housing stock. Mobile homes make up under one percent of the total housing stock.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-27
Table 2-27: Total Housing Units by Type
Jurisdiction Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes Total Units
Solana Beach 3,051 992 2,596 26 6,665
San Diego
County 613,113 112,939 426,053 42,614 1,195,868
Source: American Community Survey, 5-Year Estimates, 2017.

3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure defines if a unit is owner-occupied or renter-occupied. Tenure is an important market characteristic as it relates to the availability of housing product types and length of tenure. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition, and age of the householder.

In 2017, Solana Beach’s occupied housing was nearly split evenly between owners and renters. Owners made up 58 percent of occupied housing units, majority in single-family detached housing (2,334). Just sixteen percent of single family detached units were occupied by renters, where nearly 80 percent of multi-family units were occupied by renters. All occupied mobile homes in the City were owner occupied.

Table 2-28: Occupied Housing Units by Type and Tenure
Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes Total Occupied Units Owner
Occupied 2,334 600 408 26 3,368
Renter
Occupied 451 336 1,589 0 2,376
Total 2,785 936 1,997 26 5,744
Source: American Community Survey, 5-Year Estimates, 2017.

As shown in Table 2-29, owner-occupied households had a slightly higher average household size than renteroccupied households in 2017. The average owner-household size in 2017 was 2.41, whereas renter-occupied units average 2.21 persons per household. Additionally, overall household size is smaller than both the County’s average of 2.87 persons and the nearby jurisdictions ranging from 2.56 in Encinitas to 2.81 in Oceanside. The smaller household sizes could be due to the large number of seniors and senior headed households and smaller number of persons under 18 years in the City.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-28
Table 2-29: Average Household Size by Tenure
Jurisdiction
Owner
Occupied
Household Size
Renter
Occupied
Household Size
Average
Household Size
Oceanside 2.73 2.91 2.81
Carlsbad 2.67 2.47 2.60
Encinitas 2.68 2.36 2.56
Solana Beach 2.41 2.21 2.33
Del Mar 2.19 1.80 2.01
San Diego 2.80 2.66 2.72
San Diego County 2.89 2.85 2.87
Source: American Community Survey, 5-Year Estimates, 2017.

Vacancy rates are an important housing indicator because they indicate the degree of choice available. High vacancy rates usually indicate low demand and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owners trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and moderate-income households to find housing. Vacancy rates of between two to three percent are usually considered healthy for single-family or ownership housing, and rates of five to six percent are usually considered healthy for multifamily or rental housing. However, vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local and regional market.

The data displayed in Figure 2-7 shows that Solana Beach has a vacancy rate of 13.8 percent, lower than Del Mar’s 24 percent, but nearly double the County’s vacancy rate and higher than nearby jurisdictions.

Figure 2-7: Vacancy Rates by Jurisdiction
Source: American Community Survey, 5-Year Estimates, 2017.

Oceanside Carlsbad Encinitas Solana Beach Del Mar San Diego San Diego County
Vacancy Rate 7.1% 8.1% 7.7% 13.8% 24.0% 6.9% 7.0%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%
City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-29
Table 2-30 displays the breakdown of type of vacant units in Solana Beach. Seasonal, recreational and occasional use units have the highest count of vacancy at 681 units, meaning that many of the vacant homes in Solana Beach are primarily seasonal vacation homes. There were 45 rented but unoccupied units in 2017 and 16 sold but unoccupied units. In addition, there were zero units vacant for migrant workers and only 88 units available for sale and for rent combined in 2017.

Table 2-30: Vacant Housing Units by Type in Solana Beach Type of Housing Estimate
For rent 88
Rented, not occupied 45
For sale only 0
Sold, not occupied 16
For seasonal, recreational or occasional use 681
For migrant workers 0
Other vacant 91
Total 921
Source: American Community Survey, 5-Year Estimates, 2017.

4. Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. For example, housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc.

Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs.

According to the data displayed in Figure 2-8, there was a housing stock boom from 1970 to 1978, with 46.2 percent of all housing built during this time. Between 1980 and 1989, a smaller number of homes were built but overall a large percentage of homes were built during the mid to late 20th century. Only about 4 percent units in Solana Beach built after 2000, and about 2 percent in 2014 or later. Typically, a large proportion of older housing would indicate that most of the City’s housing stock could require major rehabilitation. However, due to the City’s higher than average median household income and housing values, owner-occupied housing is generally well maintained no reported instances of substandard living/housing conditions. From 2019 to 2020 a total of 80 code enforcement reports were filed related to dilapidated properties or property maintenance. All 80 code enforcement reports related to yard and property maintenance. The City had one property (771 Santa Florencia) go into receivership due to poor housing conditions approximately 15 years ago. The City facilitated the process of bringing that unit into compliance with then current codes prior to its sale to a private party. The housing unit remains in good standing at the time of adoption of this housing element.

The City has identified two apartment properties located at 250 S. Sierra Avenue (13 units) and 305 S. Sierra Avenue (10 units) and will outreach to the property owners regarding rehabilitation grant opportunities. Working with these property owners, the City will assess the potential to rehabilitate/replace a portion of the units within these apartment buildings. The City anticipates potential rehabilitation of twenty (20) units should funding sources become available.

This represents less than one percent of the units within the City of Solana Beach. The City has accounted for these rehabilitation efforts in the Quantified Objectives in Table 4-1.

City of Solana Beach
2029 Housing Element Update - 2021
30 - Page 2 Section 2: Community Profile
: Housing Stock Age 8- 2 Figure
Year Estimates, 2017. - Source: American Community Survey, 5 Housing Costs and Affordability 5.
community. This section summarizes the cost and Housing costs reflect the supply and demand of housing in a affordability of the housing stock to Solana Beach’s residents. than is significantly lower shows the median home value in Solana Beach was $1,103,900 in 2017. Value 13- 2 Table . Encinitas higher than 28% Del Mar’s median home value of $2,000,000, Solana Beach’s median home value is Additionally, Solana Beach’s median home value is about 56 percent higher than the County’s median home value of $484,900.
by Community Value Home : Median 13- 2 Table
Home Value Median Jurisdiction
423,100 $ Oceanside
713,600 $ Carlsbad
862,300 $ Encinitas
1,103,900 $ Solana Beach
2,000,000 $ Del Mar
523,600 $ San Diego
484,900 $ San Diego County
Estimates, 2017. Year - , 5 Source: American Community Survey The primary source of information on rental costs in the San Diego region is the San Diego County Apartment Association (SDCAA). SDCAA conducts two surveys of rental properties per year. For the spring 2019 survey, 6,000 roperty owners and managers throughout San Diego County. Responses were surveys were sent out to rental p received from 23,000 units. Although this survey sampled a broad variety of rental housing, it was not a scientific sampling.

Built
2014 or
later
Built
2010 to
2013
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier

2.5% 1.8% 10.6% 8.4% 46.2% 20.6% 5.3% 2.7% 0.1% 1.6% Solana Beach 0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
t I t .

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-31
Table 2-32 shows that in the fall of 2018, average monthly rents in Solana Beach ranged from $2,043 for a onebedroom apartment to $2,770 for a three-bedroom apartment. In Spring of 2019, the average rent for a one-bedroom apartment increased from $2,043 to $2,099, and the rent for larger apartments increased moderately from $2,391 for a two bedroom in 2018 to $2,443 in 2019 and from $2,770 to $2,820 for a three bedroom. Average costs of rent in Spring of 2018 ranged from $1,500 for a studio to $2,712 for a three-bedroom.

Table 2-32: Average Monthly Rental Rates in Solana Beach Unit Type Properties
Surveyed
Spring 2019
Average
Monthly Rent
Spring 2019
Average
Rent/Sq. Foot
Fall 2018
Average
Monthly Rent
Spring 2018
Average
Monthly Rent
Studio 0/0 $0 $0.00 $0 $1,500
1 Bedroom 77/1 $2,099 $3.10 $2,043 $1,985
2 bedrooms 91/1 $2,443 $2.66 $2,391 $2,331
3+ Bedrooms 8/1 $2,820 $2.69 $2,770 $2,712
Source: Southern California Rental Housing Association, San Diego 2019 Vacancy and Rental Rate Survey, March 2019.

Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment.

The Federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, the California Department of Housing and Community Development (HCD) developed income limits, based on the HUD Area Median Family Income (HAMFI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents in San Diego County are shown in Table 2-33.

The data shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-31) and market rental rates (Table 2-32) to determine what types of housing opportunities a household can afford.

Extremely Low-income Households
Extremely low-income households earn less than 30 percent of the County HAMFI – up to $22,500 for a one-person household and up to $34,700 for a five-person household in 2019. Extremely low-income households cannot afford market-rate rental or ownership housing in Solana Beach without assuming a substantial cost burden.

Very Low-income Households
Very low-income households earn between 31 percent and 50 percent of the County HAMFI – up to $37,450 for a one-person household and up to $57,800 for a five-person household in 2019. A very low-income household can generally afford homes priced between $174,500 and $269,500, adjusting for household size. A very low-income household at the maximum income limit can afford to pay approximately $936 to $1,445 in monthly rent, depending on household size. Given the high cost of housing in Solana Beach, persons or households of very low-income could not afford to rent or purchase a home in the City.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-32
Low-income Households
Low-income households earn between 51 percent and 80 percent of the County’s HAMFI - up to $59,950 for a oneperson household and up to $92,450 for a five-person household in 2019. The affordable home price for a low-income household at the maximum income limit ranges from $239,500 to $430,750. Based on the asking prices of homes for sale in 2019 (Table 2-24), ownership housing would not be affordable to low-income households. A one-person lowincome household could afford to pay up to $1,499 in rent per month and a five-person low-income household could afford to pay as much as $2,311. Low-income households in Solana Beach would not be able to find adequately sized affordable apartment units (Table 2-25).

Moderate income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s HAMFI – up to $111,850, depending on household size in 2019. The maximum affordable home price for a moderate-income household is $338,000 for a one-person household and $521,250 for a five-person family. Moderate income households in Solana Beach would not be able to purchase a home in the City. The maximum affordable rent payment for moderate income households is between $1,813 and $2,796 per month. Appropriately-sized market-rate rental housing is generally affordable to households in this income group.

City of Solana Beach
2021-2029 Housing Element Update
Section 2: Community Profile Page 2-33
Table 2-33: Affordable Housing Costs (2019) San Diego County Annual Income
Affordable Monthly Housing Cost Utilities Allowances, Taxes, and Insurance Affordable
Purchase Price Rent Sale Rent Sale Taxes/
Insurance
Extremely Low-income (30% of HAMFI)
1-Person $22,500 $563 $563 $119 $180 $84 $105,000
2-Person $25,700 $643 $643 $152 $220 $96 $120,000
3-Person $28,900 $723 $723 $222 $261 $108 $135,000
4-Person $32,100 $803 $803 $237 $323 $120 $149,750
5-Person $34,700 $868 $868 $271 $364 $130 $162,000
Very Low-income (50% of HAMFI)
1-Person $37,450 $936 $936 $119 $180 $140 $174,500
2-Person $42,800 $1,070 $1,070 $152 $220 $161 $199,500
3-Person $48,150 $1,204 $1,204 $222 $261 $180 $224,500
4-Person $53,500 $1,338 $1,338 $237 $323 $201 $249,500
5-Person $57,800 $1,445 $1,445 $271 $364 $217 $269,500
Low-income (80% HAMFI)
1-Person $59,950 $1,499 $1,499 $119 $180 $225 $279,500
2-Person $68,500 $1,713 $1,713 $152 $220 $257 $319,500
3-Person $77,050 $1,926 $1,926 $222 $261 $289 $359,000
4-Person $85,600 $2,140 $2,140 $237 $323 $321 $399,000
5-Person $92,450 $2,311 $2,311 $271 $364 $347 $430,750
Moderate Income (120% HAMFI)
1-Person $72,500 $1,813 $1,813 $119 $180 $272 $338,000
2-Person $82,850 $2,071 $2,071 $152 $220 $311 $386,000
3-Person $93,200 $2,330 $2,330 $222 $261 $350 $434,000
4-Person $103,550 $2,589 $2,589 $237 $323 $388 $482,750 5-Person $111,850 $2,796 $2,796 $271 $364 $419 $521,250 Source: San Diego Housing Commission, Allowances for Tenant-Furnished Utilities and Other Services Report and California Department of Housing and Community Development, 2019 Income Limits and Kimley Horn and Associates Assumptions: 2019 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on San Diego County Utility Allowance.

Constraints, Resources,
and Fair Housing
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-2 Section 3: Housing Constraints, Resources and
Fair Housing
A variety of constraints affect the provisions and opportunities for adequate housing in Solana Beach. Housing constraints consist of both governmental constraints, including but not limited to development standards and building codes, land use controls, and permitting processes; as well as, nongovernmental or market constraints, including but not limited to land costs, construction costs, and availability of finances. Combined, these factors create barriers to availability and affordability of new housing, especially for lower and moderate-income households.

A. Nongovernmental Constraints
Nongovernmental constraints largely affect the cost of housing in Solana Beach and can produce barriers to housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, financing and lending, construction costs, and the availability of labor, which can make it expensive for developers to build any housing, and especially affordable housing. The following highlights the primary market factors that affect the production of housing in Solana Beach.

Land Costs and Construction Costs
High land costs are a significant constraint to the development of affordable and middle-income housing in the City of Solana Beach. Land cost represents a significant cost component in residential development. There are significant fluctuations in land costs per square foot depending on location.

While the City contains numerous vacant properties, an April 20, 2020, web search revealed that less than 100 units were listed for sale, majority of the parcels zoned for single-family residence. Current housing data shows that the price of single-family residences ranged from $889,000 for a three bed and two bath unit (1,072 sf) to $2,545,000 for a three bed and 2 baths(2,124 sf). Beach front property with similar square footage is listed for as much as $2,599,000 and homes with higher square footage reach $4,200,000 and $5,500,000. The limited supply and high cost of vacant land poses the largest constraint to the construction of affordable housing, especially affordable housing in Solana Beach. High land costs have a demonstrable effect on the cost of housing in Solana Beach, as the price of housing is directly related to the costs of acquiring land.

The cost of construction is another major factor in the price of housing. The International Code Council (ICC) provides estimates for the average cost of labor and materials for typical Type VA wood-frame housing. Estimates are based on “good-quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In August 2019, the ICC estimated that the average per square-foot cost for good-quality housing in the San Diego region was approximately $117 for multi-family housing and $129 for single-family homes.

Construction costs for custom homes and units with extra amenities, run even higher. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Solana Beach.

Availability Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Additionally, availability of financing affects a person’s ability to purchase or improve

1. 2.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-3 a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to residents of a community. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in Solana Beach.

Table 3-1 below displays the disposition of loan applicationsfor the county of San Diego, per the 2016 Home Mortgage Discloser Act report. Given the relatively high rate of approval for home purchase, improvement, and refinance loans, home financing is generally available and not considered to be a significant constraint to the provision and maintenance of housing in Solana Beach.

Table 3-1: Disposition of Loan Applications – San Diego County Applications by Loan Type Total Percent
Approved
Percent
Denied
Percent
Other
Conventional Purchase 20,129 77.6% 5.2% 17.2%
Government-Backed Purchase1 6,721 72.8% 5.6% 21.5%
Home Improvement 1,875 78.0% 7.9% 14.2%
Refinancing 14,015 72.8% 7.3% 19.8%
Notes: Percent approved includes loans approved by the lenders whether or not they are accepted by the applicant Percent Other includes loan applications that were either withdrawn or closed for incomplete information.

1. Government-backed loans include loans insured or guaranteed by the Federal Housing Administration (FHA), Veteran Administration (VA), and Farm Service Agency (FSA)/Rural Housing Services (RHS).

Source: HMDA data, 2017.

Economic Constraints
Market forces on the economy and the trickle-down effects on the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates.

A 2020 California Association of Realtors (CAR) report found that homes on the market in San Diego County cost an average of $670,000 in February 2020, a seven percent increase year to year change. According to the CAR First Time Buyer Housing Affordability Index, from 2018 to 2019 the median value of a home in San Diego County was $556,750 with monthly payments (including taxes and insurance) of $2,880, requiring an average qualifying income of $86,400.

However, in the City of Solana Beach, homes and cost of living was significantly higher. According to March 2020 data from Zillow, the median cost of a home in Solana Beach is $1,475,031. According to research conducted on Zillow.com, the median price of a home in Solana Beach increased nine percent from 2018 to 2020 ($1,200,000 to $1,310,000), and they are expected to rise another 0.4 percent moving into 2021. The same report found that the median list price per square foot in Solana Beach is $790, which is higher than the San Diego-Carlsbad Metro average of $390.

Solana Beach’s home value index ($1,480,000) outpaced nearby coastal cities such Encinitas ($925,000) and Carlsbad ($785,100). The high cost of land and increasing home prices in Solana Beach can be seen as a constraint to the development of and access to housing, particularly the development of and access to affordable housing.

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-4 B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing cost and availability.

While the City of Solana Beach has limited control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing create barriers to housing.

Land Use Controls
In the State of California, cities are required to prepare a comprehensive, long term General Plan to guide future development. The Land Use Element of the General Plan establishes land uses and density of development within the City of Solana Beach and is consistent with the City’s Municipal Code. In 1976 California Legislature enacted the Coastal Act which created a mandate for coastal cities and counties to manage the conservation and development of coastal zone areas. Solana Beach is located entirely within the State’s Coastal Zone, therefore, in accordance with the Coastal Act requirements, the City developed a Local Coastal Program (LCP) which provides additional guidelines for development.

The Land Use Element in the City of Solana Beach’s General Plan and the City’s LCP set forth policies and regulations for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City. The LCP and Zoning Ordinance, each of which is consistent with the Community Plan, identify the following residential categories and their existing allowed densities:
 Estate Residential (ER-1, ER-2) (Max. 2 units/net acre)  Low Residential (LR) (Max. 3 units/net acre)
 Low Medium Residential (LMR) (Max. 4 units/net acre)
 Medium Residential (MR) (Max. 7 units/net acre)
 Medium High Residential (MHR) (Max. 12 units/net acre)  High Residential (HR) (Max. 20 units/net acre)
In addition to residential categories, Solana Beach also allows residential uses in commercial zones when integrated into a mixed-use development. Residential uses in commercial zones are also subject to additional limitations such as specific guidelines for placement of units, floor area ratio, and additional review. Commercial zones that allow residential uses include the following:
 General Commercial (C) (Max. 20 units/net acre)
 Special Commercial (SC) (Max. 20 units/net acre)
 Light Commercial (LC) (Max. 12 units/net acre)
These categories accommodate development of a wide range of housing types in Solana Beach. Most future residential development will occur as in-fill housing on existing lots due to the built-out nature of the City.

Furthermore, maintaining the existing residential categories is important for ensuring compatibility between the new and existing housing.

1. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-5 Scenic Area Overlay Zone (SAOZ)
The purpose of the Scenic Area overlay zone is to regulate the development in areas of high scenic value to preserve and enhance the scenic resources present within and adjacent to such areas and to assure the exclusion of incompatible uses and structures. All projects within the zone require a Development Review Permit (DRP). Submittal requirements for applications for Development Review Permits in the overlay zone can be found within Title 17, Section 68 (for DRP regulations) and Title 17, Section 48 (for SAOZ regulation) of the City’s Municipal Code. The Scenic Area overlay includes some sites identified within the City’s sites inventory along the Highway 101 corridor. The SAOZ is not considered a constraint to the development of housing currently as recent development applications indicate that proposed projects are able to meet density assumptions and (per HCD guidance) the requirements for development within the SAOZ are clearly stated in the section of the City’s Municipal Code identified in this section.

Hillside Overlay Zone (HOZ)
The purpose of the Hillside overlay zone is to restrict the grading of natural slopes with an inclination of 25 percent or greater in order to achieve the following:
 Preserve the natural topography and scenic qualities of the city;  Protect native coastal sage/chaparral and grassland habitat;  Preserve existing watersheds; and
 Reduce the potential for environmental hazards including soil erosion, siltation of coastal wetlands, landslides, adverse impacts due to runoff, and other impacts which could affect the public health, safety and general welfare.

All projects within the zone require a Development Review Permit. Submittal requirements for applications for Development Review Permits in the overlay zone can be found within Title 30 of the City’s Municipal Code. The HOZ primarily applies to the hillside areas along the coast and small portions of residential zones. The HOZ is not considered a constraint to the development of housing as none of the City’s identified candidate sites are within the HOZ.

Floodplain Overlay Zone
The purpose of the Floodplain overlay zone is to ensure that any permitted development within the 100-year floodplain of the San Dieguito River Valley will not constitute an unreasonable, undesirable, or unnecessary obstruction to flood flow and that such development will not adversely affect coastal wetlands, riparian areas, or other sensitive habitat areas within the floodplain. All projects within the zone require a Development Review Permit.

Submittal requirements for applications for Development Review Permits in the overlay zone can be found within Title 30 of the City’s Municipal Code. The Floodplain overlay zone intends to protect residents from environmental hazards and protect and conserve the land. The Floodplain Overlay Zone is a small area located in the southern portion of the City. Only one site identified to meet the City’s moderate income RHNA need is partially located within this zone. This floodplain area applicable to this site does not affect the viability of the site identified and the capacity of the site considers the minimal floodplain constraints. The Floodplain Overlay Zone is not considered a constraint to housing in Solana Beach.

Scaled Residential Overlay Zone (SROZ)
The purpose of the Scaled Residential overlay zone is to preserve and enhance the existing community character and aesthetic quality of the City of Solana Beach, by providing regulations to ensure and protect the character of established residential neighborhoods; and by preserving the traditional scale and seaside orientation of residential areas in the City of Solana Beach. The requirements of the overlay zone primarily apply to Low-Medium Residential City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-6 Medium Residential zones west of Interstate 5. The development standards set forth by the Scaled Residential zone include but are not limited to the following:
 Floor Area Ratio (FAR) must comply with a four-tiered standard.  Required parking within garages is excluded from the FAR calculation.  The floor area of any basement portion of a residential building will follow standards based on whether the basement has exposed sides or no exposed sides.
 Bay windows may extend into the setback given that they will not exceed three feet by four feet by two feet (depth).
 Three level building facades are prohibited.

Development standards applicable to projects within the SROZ can be found within Title 30 of the City’s Municipal Code. The SROZ does not apply to any of the site the City has identified to meet their lower income RHNA need. A number of sites identified to meet the City’s moderate and above moderate income RHNA needs are within the SROZ, but development in these areas primarily consists of single-family development which is consistent with the goals and standards of the SROZ.

State Density Bonus Law
Density bonuses are another way to increase the number of dwelling units otherwise allowed in a residentially zoned area. The City’s Zoning Ordinance identifies the purpose of the Density Bonus Ordinance to provide density bonuses or equivalent financial incentives for the provision of affordable housing and implement the housing element of the Solana Beach General Plan. Density bonus provisions do not apply to senior citizen and senior congregate care housing projects that utilize alternative density bonus provisions. This City’s Density Bonus ordinance was most recently amended through Ordinance No. 392 in January 2009.

Density Bonuses may be awarded to applicants who agree to construct at least one of the following:
 Ten percent (10%) of the total units of a housing development for lower income households;  Five percent (5%) of the total units of a housing development for very low-income households;  A senior citizen housing development; or
 Ten percent (10%) moderate income housing in a common interest development; provided, that all of the units in the development are offered to the public for purchase.

If an applicant exceeds the percentages mentioned above, the applicant shall be entitled to an additional density bonus above 20 percent calculated as follows:
 For each one percent (1%) increase above ten percent (10%) in the percentage of units affordable to lower income households, the density bonus shall be increased by one and one-half percent (1.5%), up to a maximum of thirty-five percent (35%) for the total project;  For each one percent (1%) increase above five percent (5%) in the percentage of units affordable to very low-income households, the density bonus shall be increased by two and one-half percent (2.5%), up to a maximum of thirty-five percent (35%) for the total project;  For each one percent (1%) above ten percent (10%) in the percentage of units affordable to moderate income households, the density bonus shall be increased by one percent (1%), up to a maximum of thirtyfive percent (35%) for the total project.

Each housing developments is entitled to only one density bonus, density bonuses from more than one category may not be combined, additionally, density bonus provisions do not apply to senior citizen and senior congregate care

2. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-7 housing projects that utilize alternative density bonus provisions. An applicant with a development which qualifies for density bonus may also submit a proposal for additional incentives. Additional incentives may include, but are not limited to, reductions in restrictions on building standards, parking requirement, or approval of mixed-use development in conjunction with housing development. Qualifications for additional incentives include:
 One additional incentive for projects that include at least 10 percent of the total units for low income households, at least 5 percent for very low-income households, or at least 10 percent for moderate income households in a common interest development where all units are offered for purchase.  Two additional incentives for projects that include at least 20 percent of the total units for low income households, at least 10 percent for very low-income households, or at least 20 percent for moderate income households in a common interest development where all units are offered for purchase.  Three additional incentives for projects that include at least 30 percent of the total units for low income households, at least 15 percent for very low-income households, or at least 30 percent for moderate income households in a common interest development where all units are offered for purchase.

Residential Development Standards
Residential development standards allow cities to dictate the standards and regulations associated with development in order to maintain community compatibility and to provide well-designed housing options for the community. The City of Solana Beach requires a variety of regulations and restrictions for new developments, those pertaining to the construction of housing are described below and specific requirements can be found in Table 3-2. The City’s current development standards are accessible to the general public on the City’s website. The City’s Municipal Code islocated on the City’s website which provides a listing of all relevant development standards applicable to development in the City.

Minimum Lot Sizes
Minimum lot sizes and dimensions (width and depth) correspond to their residential density categories such that application of these standards will allow planned density to be achieved. For example, the LR Low Residential zone requires a minimum lot size of 14,000 square feet (sf) per dwelling unit (du) to achieve a maximum of 3 du/acre (43,560 sf/3 = 14,000 sf). However, to achieve a higher density, minimum lot area is reduced as in the MHR MediumHigh Residential Zone which allows 5,000 square feet lot area to achieve a density of 8 du/acre (43,560 sf /8 du = 5,000 sf/du). While minimum lot sizes, achieve appropriate densities per the desired housing type, all residential zones also allow one Accessory Dwelling Unit on lots with existing or proposed single-family homes or multi-family developments. Therefore, minimum lot size and lot dimension standards do not constrain the ability to achieve planned densities.

Setbacks
Minimum setback or yard requirements vary among the residential zones. The primary purposes of imposing setbacks is to ensure adequate air and light between properties, to ensure adequate on-site access and circulation, to provide opportunities for private open space areas (yards), and to separate uses between properties to minimize conflicts and potential life/safety hazards. Generally speaking, setbacks are tied to lot size, meaning smaller lots have lower minimum setbacks, and larger lots require larger “yards.” While it is possible that setback requirements may inhibit maximum density from being realized in some cases, there is enough flexibility in the current ordinances that setback requirements do not constitute a significant constraint on residential development. Setback requirements have been considered in the City's calculation of realistic site capacity.

Lot Coverage and FAR
Lot coverage and floor area ratio (FAR) standards are intended to control bulk, mass, and intensity of a use. Lot coverage limits a building’s footprint and is defined as the percentage between the ground floor area of building(s)

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-8 and the net area of a lot. FAR limits the total usable floor area and is expressed as a ratio between the bulk floor area of building(s) and gross lot area. Floor area ratio is a supplementary device that under some conditions improves upon (but does not necessarily replace) the traditional means of relating bulk of building to land, to other buildings in the vicinity, and to public facilities. It permits variable dimensions within an over-all volume limit, and it offers a way of predicting the ratio of persons to a unit of land in office building districts of high land use intensity.

In the residential-only zones maximum floor area ratio ranges depending on desired density and requirements. For example, in the LR zone maximum lot coverage is 60 percent for the first 5,000 square feet, 30 percent for each additional square foot between 5,000 and 20,000, and 15 percent for additional square footage above 20,000.

However, in the higher density zones such as MHR and HR maximum floor area ratio jumps to 75 percent. As applied to residential development, these standards may only limit the size of dwelling units, and do not limit the number of units, which is an expression of density (that is, zoning). FAR, combined with height limitations, can potentially prevent maximum density from being achieved in certain cases.

Maximum Building Height
All properties within the City of Solana Beach are located within the Coastal Zone as defined in the California Coastal Act. Therefore, the City’s Local Coastal Program, as approved by the California Coastal Commission, restricts the maximum building height within the City to 25 feet in residential zones. Additionally, in the MHR and HR residential zones, maximum building height may be increased to 30 feet pursuant a Development Review Permit or 35 feet pursuant a conditional use permit, as deemed appropriate. This figure is compatible with, and often more generous, than other nearby coastal jurisdictions; for example, the City of Encinitas restricts most building heights to 22 feet.

Solana Beach is considered a built-out City, as many of its neighboring coastal cities which have more restrictive building heights, therefore, building height regulations in Solana Beach have not been considered an impediment to the development of housing within the City.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-9 Table 3-2: Residential Development Standards in Solana Beach - Dimensions Residential Zone Dimensions Construction Standards
Community Plan (Zone) Min. Lot
Size (sf)
Street
Frontage
Width
(Interior)
Width
(Corner) Depth Max. FAR Max Height (feet)
Estate Residential (ER-1) 40,000 100’ 100’ 100’ 150’ 60%1 25 Estate Residential (ER-2) 20,000 80’ 80’ 85’ 150’ 60%1 25 Low Residential Zone
(LR) 14,000 65’ 65’ 70’ 100’ 60%1 25
Low Medium Residential
Zone (LMR) 10,000 60’ 60’ 65’ 100’ 60%1 25
Medium Residential
Zone (MR-East) 6,000 60’ 60’ 65’ 100’ 60%1 25
Medium Residential
Zone (MR-West) 5,000 50’ 50’ 55’ 100’ 60%1 25
Medium High
Residential (MHR) 5,000 50’ 50’ 55’ 100’ 75% 252
High Residential Zone
(HR) 10,000 60’ 60’ 65’ 100’ 75% 252
North Rios Specific Plan As allowed under the North Rios Specific Plan.

Tangaroa Estates
Specific Plan As allowed under the Tangaroa Estates Specific Plan.

Highway 101 Corridor
Specific Plan As allowed under the Highway 101 Corridor Specific Plan.

FAR= Floor Area Ratio

1. 60% for the first 5,000 sf of lot area, 30% for each additional sf of lot area between 5,000 and 20,000 sf, and 15% for each additional sf of lot area above 20,000 sf.

2. Pursuant to a Development Review Permit the max. building height for may be increased to 30 feet and pursuant to a Conditional Use Permit, limited height increases to a max. of 35 feet for civic uses may be allowed.

Minimum yard dimensions for the (ER-1), (ER-2), (LR), (LMR), (MR), (MHR), and (HR) zones shall be determined by the setback designator indicated on the City of Solana Beach official zoning map, on file with the city clerk and available at the department of community development. All yards shall be measured from the property line and/or road rightof-way as follows:

Table 3-3: Residential Development Standards in Solana Beach - Setbacks Setback
Designator
Front Yard
(feet)
Side Yard
Interior (feet)
Side Yard
Street (feet)
Rear Yard
(feet)
A 35 15 10 50
B 25 10 10 40
C 25 10 10 25
D 25 5 10 25
Note: Setback Designators are assigned in the City’s Zoning Map, Figure 3 below.

Source: City of Solana Beach Zoning Ordinance.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-10 Figure 3-1: City of Solana Beach Zoning Map
City of Solana Beach
OFFICIAL ZONING MAP Last Update May2007
DLJ Estate Residential
~
1 DU/Acre
Estate Residential
~
1-2 DU/Acre
LowResidential
3DU/Acre
Low-Medium
Residential
4 DU/Acre
Medium Residential
5-7DU/Acre
Medium-High
Residential
8-12DU/Acre
- High Residential
13-20DU/Acre
DLJ Special Commercial
DLJ Light Commercial
- General Commercial
- Light Industrial
-
Inset A
Office Professional
Public/ Institutional
Road Right-Of-Way
Low Residential /
Specific Plan
Open Space
Recreation/
Specific Plan
Open Space/
Recreation

SAN DIEGO
COUNTY
(Unincorporated)
6,
N
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-11 Parking Standards
In addition to the development standards identified in Table 3-3, Solana Beach requires a certain number of covered spaces for two family and multifamily rental apartments as well as an additional space for all accessory dwelling units.

Guest parking is also required for multi-family housing at a ratio of one space for every four units. The Solana Beach Municipal Code provides additional direction for parking standards and regulation, such as when a garage or parking lot is converted or used for purposes other than parking, the required amount of parking shall be provided on the site consistent with the design standards of this chapter.

Table 3-4: Parking Requirements for Residential Uses
Unit Type Number of Spaces Required
Single-family dwellings 2 Spaces
Two-family dwellings, multiplefamily dwellings and mobile homes1 -- Studios/efficiency
units/single room
occupancy

1.5 Spaces
Two or more bedrooms 2 Spaces
Additional guest parking 1 uncovered space for each 4 units Mobile home parks
2 covered spaces per unit within an
enclosed garage and 1 uncovered
guest space for each 4 units.

Group residential
1 space for each resident in
accordance with total permitted
occupancy plus 1 guest space for each
4 residents of permitted occupancy.

Accessory dwelling units 1 space in addition to those required for primary residence.

Residential day care 2 spaces in addition to those required for primary use.

Residential care facilities 2 spaces in addition to those required for primary residence.

1. (For rental apartments - a minimum of 50 percent of required parking spaces shall be covered)
Typically, the cost associated with garage parking construction can be viewed as a constraint to affordable housing development, particularly for multi-family housing. However, the City’s parking regulations are not a significant constraint because the number of required parking spaces for duplexes and multi-family projects varies by the number of bedrooms. Furthermore, affordable housing projects that qualify for a density bonus can request application for additional incentives which can be provided in the form of reduction of parking requirements. While off-street parking standards can affect planned residential density, especially for small lots and in-fill areas, this potential constraint is mitigated by the incentives and flexible standards described above.

Development Standards – Sample Application
Table 3-5 and Figure 3-2 below outline the basics of a Sample Development Project within the General Commercial Zone. The purpose of this is to demonstrate the viability of mixed-use projects within the General Commercial zone.

The current development standards in place for the General Commercial zone, including building height, have not City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-12 limited projects within the City to date. This development uses the City’s current definition of net acreage and is typical of the majority of parcels located within the City’s downtown area that have been identified within the Sites Analysis for the Housing Element (Appendix B).

The analysis shows that a sample 2-story mixed-use development on a 0.51-acre parcel, implementing the development standards found within the Highway 101 Specific Plan and the City’s Municipal Code, can produce 10 residential units ranging from 1 to 2 bedrooms, with an average size of 920 square feet. This is well in excess of the City’s minimum unit size of 650 square feet. This analysis accounts for the required parking (18 spaces), entry and exit drive aisles, and additional landscaping which is not a requirement of mixed-use projects within the General Commercial Zone. Per the Municipal Code, the sample project does not require any setbacks and thus has a 0’ lot line condition proposed.

As required in the City’s Municipal Code, 40 percent of the building size is reserved for residential uses, while the remaining 60 percent could be utilized for entry/exit corridors, stairways, a leasing office, commercial space, or back of house areas. This example represents one potential development scenario and shows that the existing development standards, including building height, are not an impediment to obtaining the full 20 dwelling units per acre density. This example is for illustrative purposes only and does not represent an actual development or parcel within the City.

Table 3-5: Sample Development Project (General Commercial Zone) Project Characteristics Allowed Development
Example Notes
Total Parcel Size 22,000 SF 22,000 SF
Total Building SF 26,400 SF 23,000 SF 11,500 SF per story Building Height 26'/2 stories 2 stories
Setbacks 0' all setbacks --
Total Residential Component (40%
of gross allowable floor area) 10,560 SF 9,200 SF
6,500 SF is the minimum needed
to accommodate 10 residential
units
Density 20 du/ac 20 du/ac
Anticipated Residential Units -- 10 (5 1bd, 5 2
bds)
Average Unit Size Min. 650 SF 920 SF
Parking Required 18 spaces 18 spaces Surface parking (50% required to be covered)
Parking Spaces/Drive Aisle Space -- 8,450 (470 SF
per space)
Typical Parking Space (200 SF)
Drive aisle width behind space
(100')
Remaining 3,050 for entry/exit
drive aisle
Open Space/Landscaping None Required 2,050 SF Parking lot landscaping (5' islands/drive aisle buffer)
Total Ground Floor Area Used -- 22,000 SF
Note: The bolded numbers combined represent the required project components on the ground level.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-13 Figure 3-2: Sample Development Project (General Commercial Zone) Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. In 1998 Solana Beach citizens voted into law Ordinance No. 251, which requires a public vote on all City Council approved General Plan amendments meeting the following threshold requirements:
 A 2.5 gross acre size;
 An increase in the amount of potential building space allowed by 50,000 square feet; or  An increase in potential traffic generation by 25 percent or ten percent during peak hours.

More recently, in the General Election of 2000, Solana Beach’s voters passed Proposition T, known as the “Community Protection Act” which requires voter approval to change, alter, or increase General Plan land use categories.

Proposition T amended the General Plan to specify that without approval by a majority of voters in the City, no General Plan Amendment, including a Specific Plan adoptions or changes, shall be adopted if they would:
 Change, alter, or increase the General Plan Residential Land Use Categories, or  Change any land use designation to any other, except changes to land already designated residential and which clearly result in a reduction in intensity or density of said land use designated as residential.

Both Proposition T and Ordinance No. 251 require a public vote for general plan amendments affecting land use, with the exception of amendments necessary to comply with state or federal law. Proposition T does not interfere with rights to obtain density bonuses (which do not require a general plan amendment), or limit rights or other entitlements available under affordable housing law. The 2021-2029 Housing Element does not anticipate the need to rezone any land within Solana Beach, therefore Proposition T will not be triggered.

- - - ------ 90' ------- - - 30'
~ ~
"----
Total Lot Size: 22,000 SF
Building Foot print : 11,500 SF
Parking Lot/ Drive Aisle: 8,450 SF
Landscaping/Walkways: 2,050 SF
>------------------- 220' ---------------------<

4. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-14 Specific Plans
North Rios Specific Plan
The North Rios Specific Plan, approved February 18, 1997, allows for the development of approximately 10 acres of previously underdeveloped land located at the northeast corner of Rios Avenue and Patty Hill Drive in the City of Solana Beach. The Specific Plan consists of a residential development which intends to create a “livable” neighborhood through the implementation of sensitive street and lot design.

The North Rios Specific Plan outlines the development regulations and guidelines, streetscape treatment, view preservation components, and implementation measures applicable to development of the project, which includes development of approximately 24 single-family residences on individual lots. Since adoption of the specific plan, these dwelling units have been constructed and currently remain as of September 2020.

Tangaroa Estates Specific Plan
The Tangaroa Estates Specific Plan, adopted September 3, 1996, permits the proposed residential development of a single parcel of land of approximately six acres in size. The subject land is located at the northern terminus of Rios Avenue in the City of Solana Beach, County of San Diego, California. The specific plan permits the development of nine single-family residential dwelling units, with an average lot size greater than 14,000 square feet. The specific plan permits a residential density three units per net acre with a maximum of nine lots.

These units are located directly north of the North Rios Specific Plan area. Since adoption of the specific plan, these dwelling units have been constructed and currently remain as of September 2020.

Highway 101 Corridor Specific Plan
The Highway 101 Corridor Specific Plan is a plan for physical development and redevelopment of this important roadway area that defines Solana Beach. The Plan provides a set of guidelines and regulations for directing development within the 163-acre project area. The purpose of the Specific Plan is to provide for new development and redevelopment to achieve a physical environment along the Highway 101 corridor that is cohesive and representative of the unique character of Solana Beach.

The Specific Plan carries out the goals and objectives of the Solana Beach General Plan through its identification of a development plan which complements General Plan policy, while implementing area-specific development standards and design guidelines. Additionally, the Specific Plan and the Zoning Ordinance are designed to work together in the Highway 101 corridor to implement General Plan policy for this area. As such, certain development standards contained in the Specific Plan are tailored to the unique character of the Highway 101 corridor and supersede those contained in the Zoning Ordinance. The Specific Plan designates ten land uses; commercial and industrial usesinclude, General Commercial, Light Commercial, Office/Professional, Planned Industrial, and Special Commercial. Residential development consists of single-family low medium residential (approximately four units per acre), single-family medium residential (up to seven units per acre), and single-family/multi-family medium high residential (up to 12 units per acre). For other standards, the Specific Plan refers directly to those contained in the Zoning Ordinance. Residential development standards for the Highway 101 Corridor Specific Plan are shown in Table 3-6.

5. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-15 Table 3-6: Highway 101 Residential Development Standards Development Standard
Designated Zone
Residential
Low Medium and
Medium
Residential
Medium High
Minimum Lot Area (a) 10,000 SF 6,000 SF
Front Setback 25’ 20’
Side Setback 10’ 5’
Rear Setback 25’ 25
Max. FAR N/A N/A
Height Limit* 25’ 30’
Parking Refer to Zoning Ordinance
Landscaping Refer to Zoning Ordinance
* Building height greater than 16 feet is subject to View Assessment Process.

Source: Highway 101 Specific Plan
Provisions for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels. Table 3-7 below summarizes the City’s zoning provisions for various types of housing. Permitted, conditional, and prohibited residential uses are indicated as follows:
 “P” indicates the use shall be a permitted use in the zone.  “PL” indicates the use shall be permitted subject to the limitations set forth in the individual zone.  “C” indicates the use is subject to a conditional use permit issued by the director of community development.  “CC” indicates the use is subject to a conditional use permit issued by the city council.  “E” indicates the use shall be prohibited within the zone.

6. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-16 Table 3-7: Permitted, Conditional, and Prohibited Uses in Solana Beach Housing Type
Residential Zones Commercial/Industrial/Professional Zones Er-1 Er-2 LR LMR MR MHR HR C SC LC OP PI LI
P = Permitted Use | PL = Permitted subject to Limitations |C = Conditional Use Permit issued by Community Development Director| CC = Conditional Use Permit issued by City Council | E = Prohibited Single-family
Dwelling P P P P P P P E E E E E E
Two-Family
Dwellings
(duplex)

E E E E P P P PL PL PL E E E
Multiple-Family
Dwellings
(condos,
townhomes,
apartments)

E E E E P P P PL PL PL E E E
Residential/
Mixed Use
Buildings

E E E E E E E PL PL PL E E E
Residential Care
Facilities (6 or
fewer persons

P P P P P P P P P E E E E
Residential Care
Facilities (7 - 12
persons)

C C C C C C C C C E E C E
Residential Care
Facilities (13 or
more persons)

CC CC CC CC CC CC CC CC CC E E CC E
Family Day Care
Homes (6 or
fewer persons)

P P P P P P P P P E E E E
Group
Residential
Facilities

E E E E E C C CC E E E E E
Senior Citizen/
Congregate Care
Housing

E E E E CC CC CC E E E E E E
Mobile Home
and
Manufactured
Housing
(individual lots)

PL PL PL PL PL PL PL E E E E E E
Mobile Home
Parks CC CC CC CC CC CC CC E E E E E E
Guest Houses PL PL PL E E E E E E E E E E
Accessory
Dwelling Units PL PL PL PL PL C C E E E E E E
Caretaker Units E E E E E E E PL PL PL PL C PL
Home
Occupations PL PL PL PL PL PL PL PL PL PL E E E
Live/Work Uses E E E E E E E C E E E E E
Emergency
Shelters E E E E E E E P E E E C E
*Permitted as an accessory to an allowed use
Source: City of Solana Beach, Zoning Ordinance, accessed April 2020.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-17 Single-family
Any building designed and used to house not more than one family including all domestic employees of such family.

Single-family use is permitted in all residential zones in the City.

Two-Family Dwellings
Any building designed and used to house two families living independently of each other on the same legal lot.

Dwelling units may be attached or detached. Minimum separation between principal structures on the same lot is 15 feet. Duplexes are permitted in the MR, MHR, and HR zones, and they are permitted with limitations in the C, SC, and LC zones.

Multi-family
Any building designed and used to house three or more families living independently of each other on the same legal lot. Dwelling unit may be attached or detached. Minimum separation between principal structures on the same lot is 15 feet. This includes apartment houses, townhomes, and condos. Currently, multi-family housing is permitted in the MR, MHR, and HR zones and permitted with limitations in the C, SC, and LC zones.

Residential/Mixed Use Buildings
Any buildings designed and used to house one or more families living independently of each other in addition to one or more principal nonresidential uses permitted by the zone. Residential/Mixed Use is permitted with limitations in the C, SC, and LC zones.

Residential Care Facilities
Any family home, group care facility, or similar facility for 24-hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living that is licensed by the State of California Department of Social Services or the Department of Alcohol and Drug Programs. Small residential care facilities serve six or fewer persons. Large residential care facilities serve seven or more persons. Residential care facilities designed for six persons or fewer are permitted in all residential zones and the C, SC and LC zones. Residential care facilities designed to for seven to twelve persons are conditionally permitted in all residential zones and the C, SC, and PI zones. Residential Care Facilities designed for thirteen or more persons are conditionally permitted in all residential zones and the C, SC, and PI zones.

Employee Housing
As part of the City’s 5th Cycle Housing Element, the City included Program 6H which states that the City would review the current regulations for compliance with the Employee Housing Act, particularly sections 17021.5 and 17021.6 of the Health and Safety Code regarding farmworker housing and make amendments to the City’s regulations as necessary. The City conducted this review during the 5th cycle and believes that the current code, while it does not explicitly state compliance with Sections 17021.5 and 17021.6 of the Health and Safety Code regarding farmworker housing. Program 1L states that the City will revise the City of Solana Beach Municipal code to define employee housing and ensure that the City’s code meets the requirements of Section 17021.5 and 17021.6 of the Health and Safety Code.

Family Day Care Homes
A day care facility for six or fewer children. Family Day Care homes include infant centers, preschools, and extended day care facilities. Family Day Care Homes are permitted in all residential zones and the C and SC zones.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-18 Farmworker Housing
The City has a very small portion of land designated for agriculture uses. According to the American Community Survey, less than two percent of Solana Beach’s workforce was employed in the farming industry. Therefore, there is no need for farmworker housing in Solana Beach. However, the City’s overall efforts to provide and maintain affordable housing opportunities will help to provide housing for any farmworkers that may choose to reside in the City.

Group Residential Facilities
Any fraternity, sorority, boarding house, retirement homes or other residential occupancy of living units by groups of seven or more persons, exclusive of residential care facilities, single room occupancy hotels and senior congregate care housing. Group Residential Facilities are conditionally permitted in the MHR, HR, and C zones.

The City of Solana Beach’s Municipal Code defines Group Residential as housing which accommodates 7 or more persons, while 6 or fewer persons is treated as a single-family residential use. For instance, a group home of 6 or people would require two parking spaces per the City’s requirements of single-family residential uses. The parking requirement for Group Residential is one space for each resident in accordance with the total permitted occupancy plus one guest space for each four residents of permitted occupancy. The City of Solana Beach has not had an applicant express that the existing parking standards present a constraint or have resulted in a project not being developed. The City has created Program 3F to amend the Municipal Code regarding Group Residential to be consistent with State law.

The City analyzed this against standards required in surrounding jurisdictions to determine how Solana Beach’s parking requirements compared for similar developments. Table 3-8 shows that comparison analysis using a sample 20 bed group residential home with two beds per room assumed.

Table 3-8: Group Residential Parking Analysis
Jurisdiction Group Residential Parking
Requirement
Sample Required Parking
for a 20 Bed
Development, Two Beds
Per Room
Solana Beach
(Group residential defined as 7
or more persons)
1 parking space per bed and 1
guest parking space per four beds
25 parking spaces
Encinitas 1 parking space per bed 20 parking spaces
Del Mar 1 space per 2 sleeping rooms 5 parking spaces
Carlsbad 1.25 spaces per sleeping room 13 parking spaces Note: In Solana Beach, Group Residential can mean fraternity, sorority, boarding house, retirement homes or other residential occupancy of living by groups of seven or more persons. Encinitas, Del Mar, and Carlsbad do not have Group Residential defined in their code. This analysis uses applicable requirements for fraternities, boarding/rooming houses, and similar uses.

Senior Citizen/ Congregate Care Housing
A structure providing residence for a group of senior citizens (60 years of age or more) with central or private kitchen, dining, recreational, etc. facilities with separate bedrooms and/or living quarters. Senior Citizen/Congregate Care Housing is conditionally permitted in the MR, MHR, and HR zones.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-19 Mobile Homes/Manufactured Housing and Mobile Home Parks The Solana Beach Municipal Code defines Mobile/Manufactured Homes as a factory-built or manufactured home as permitted by state of California and federal laws and installed on a permanent foundation system. Therefore, a Mobile Home Park is defined as a residential facility arranged or equipped for the accommodation of two or more mobile homes, with spaces for such mobile homes available for rent, lease, or purchase, and providing utility services and other facilities either separately or in common to mobile home space therein. Mobile/Manufactured Homes are permitted with limitations in all residential zones. Mobile Home Parks are conditionally permitted in all residential homes.

Guest Houses
The Solana Beach Municipal Code defines a guest house as a detached accessory building for the temporary use by guests of the occupants of the premises including provisions for living, sleeping, and sanitation, but exclusive of cooking facilities. Guest Houses are allowed as an accessory use in the ER-1, ER-2, and LR zones subject to requirements set for in the Solana Beach Municipal Code.

Accessory Dwelling Units
1 The Solana Beach Municipal Code defines Accessory Dwelling Units as a dwelling unit attached to a primary residence or accessory garage (to a primary residence) providing complete independent living facilities for no more than two persons including provisions for living, sleeping, eating, cooking, and sanitation. Accessory dwelling units include granny flats and second units. Accessory dwelling units are permitted with limitations in the ER-1, ER-2, LR, LMR, and MR zones, and are conditionally permitted in the MHR and HR zones.

Development standards applied to Accessory dwelling Units are as follows:
 A detached primary dwelling unit shall exist on the lot or premises.  The lot on which an accessory dwelling unit is proposed shall have a minimum area of 6,000 square feet, not including any commonly owned area.
 The accessory dwelling unit shall be attached to or contained within the primary dwelling in such a manner as to avoid the appearance of the add-on unit. For the purposes of this regulation, “attachment” shall include second story additions to (a) the principal structure, (b) an attached garage, or (c) a detached garage. The accessory dwelling unit shall be architecturally integrated with the structure to which it is attached. The entrance to an accessory dwelling unit shall not be visible from the street adjacent to the front yard setback.  The maximum allowed area of the accessory dwelling unit shall be 640 square feet. The minimum allowed area of the accessory unit shall be 350 square feet.
 The total floor area of all structures shall not exceed the maximum floor area (FAR) for the site.  The owner of the property must continually occupy either the main dwelling unit or the accessory dwelling unit. For purposes of this section, “owner” includes a lessee if the leasehold includes both the main dwelling and accessory dwelling unit.
 One off-street parking space shall be provided for the accessory dwelling unit and all off-street parking deficiencies shall be corrected.
 Any construction of an accessory dwelling unit shall conform to all property development regulations of the zone in which the property is located as well as all fire, health, safety and building provisions of this title. 1 In February 2020, the City passed Ordinance 508 which repealed and replaced the existing section referring to Accessory Living Units with new guidelines consistent with State law. The ordinance text reads “Accessory Dwelling Units” as opposed to the current “Accessory Living Units”. Program 1J in the Housing Element commits the City to amending the Municipal Code for consistency within 1 year.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-20  The City may offer incentives to encourage development of accessory dwelling units. If owners of accessory units elect to file a 30-year deed restriction to rent the unit to lower income households, the City will consider waiving fees and reducing parking and development standards or providing other incentives consistent with the Costa Hawkins Act.

New State Law require cities to lessen certain restrictions surrounding ADUs and JADUs. As part of the Housing Plan (Program 1B), the City will commit to amending the ADU/JADU ordinance to be consistent with State law.

Caretaker Units
A dwelling unit accessory to a principal use on a site and intended for occupancy on the same site by a caretaker, security guard, servant or similar position requiring residence on the site, exclusive of a hotel/motel manager’s unit.

Caretaker Units are permitted with limitations in the C, SC, LC, OP and LI zones and conditionally permitted in the PI zone.

Home Occupations
An accessory use of a dwelling unit for gainful employment involving the provision or sale of goods and/or services and the creation of handicrafts and artwork. A home occupation is incidental to the primary use of the building as a residence. Home Occupations are permitted with limitations in all residential zones and in the C, SC, and LC zones.

Live/Work Uses
An occupancy by an individual or a family maintaining a common household consisting of one or more rooms or floors in a building originally designed for industrial or commercial occupancy, or in a new building specifically designed for live/work use and includes the following:
 Cooking and sanitary facilities in accordance with applicable standards as adopted by the City of Solana Beach; and
 Adequate working space reserved for that sole purpose and used by one or more persons residing therein.

Live/Work Uses are conditionally permitted in the C zone.

Emergency Shelters
Temporary housing with minimal supportive services for homeless persons. No individual or household may be denied emergency shelter because of an inability to pay. Emergency Shelters are permitted in the General Commercial (C) zone and are permitted in the Public/Institutional (PI) zone with a director’s use permit. The City currently has approximately 183 acres of land zoned for C and PI which may accommodate emergency shelters.

Per the City’s code, emergency shelters must comply with the following development standards:
 A new emergency shelter shall not be closer than 300 feet to another emergency shelter as measured between property lines.
 An emergency shelter shall contain a maximum of one bed per 150 square feet of sleeping area not to exceed 20 beds and shall serve no more than 20 persons.
 Emergency shelters shall have an interior, enclosed client waiting and intake area large enough to accommodate the number of persons equal to 25 percent of the number of beds. The area shall be based on space required for seated persons. Any exterior overflow waiting area shall be fenced, screened, gated, and covered and shall not obstruct sidewalks or driveways.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-21  Emergency shelters shall have an interior multipurpose area separate from the sleeping area. The multipurpose area shall be provided with space equal to at least 10 square feet per bed, but not be less than 150 square feet. The exterior multipurpose area shall have a gathering area equal to at least 25 square feet per bed and shall be fenced, screened, and landscaped.
 Facilities shall maintain a management plan which documents that management and staffing is sufficient for adequate control of the facility.
 Parking standards as described below.

In Solana Beach, the square footage of office space in a shelter is a separate component of the shelter that needs to be parked at office requirements and the shelter (number of beds) needs parking at 1 space per 10 beds. The amount of required parking associated with the office use is limited to staff working in the emergency shelter, but the 1 space per 10 beds requirement provides parking for those housed temporarily at the emergency shelter. Emergency shelters must provide 1 bed per 150 square feet of sleeping area, not to exceed 20 beds. This equates to requiring one parking space per 1,500 square feet of sleeping area, well below the requirement of typical uses within the General Commercial and Public/Institutional zones.

In comparison, general commercial uses are required to be parked at a rate between 1 space per 200-250 sf depending on the size. Office uses are required to be parked at a rate between 1 space per 200-300 sf depending on the size. Office components of emergency shelters, as stated above, would be parked at the typical rate required by the City’s code. This analysis demonstrates that the City’s code requirement for parking at emergency shelters is less than that of typical uses permitted in those zones.

Transitional and Supportive Housing
Transitional housing is a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. California law defines "transitional housing" and "transitional housing development" as buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient after a predetermined period, not less than six months (Health and Safety Code Section 50675.2). Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation.

Supportive housing links the provision of housing and social services for the homeless, people with disabilities, and a variety of other special needs populations. State law defines “supportive housing” as housing with no limit on length of stay, that is occupied by low income adults with disabilities, and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (California Health and Safety Code Section 50675.14).

The Solana Beach Municipal Code defines Transitional and Supportive Housing consistent with the State ‘s definitions and requirements. Supportive and transitional housing are not a specified type of residential use and may be proposed as single family units or multifamily units, though the City’s Municipal Code does not specifically indicate this within Table 17.12.020-A. Therefore, the regulations which are applicable to residential uses within the zone, where the transitional or supportive housing is proposed, will apply. The City has included Program 1K to amend Table 17.12.020-A of the Solana Beach Municipal Code to indicate that transitional and supportive housing are permitted by right in zones where multifamily and mixed-use are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code Section 65651.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-22 Tiny Homes
Tiny Homes are not currently defined or included in the Solana Beach Zoning Ordinance. The State of California also does not have existing guidelines for tiny homes; however, the 2018 International Residential Code (IRC) defines tiny homes as a dwelling unit which is 400 square feet or less in floor area excluding lofts. In its rulemaking document the ICC cited reasons for updating and including tiny homes in the IRC, including the following:
 The average US home size is increasing, while family size is decreasing;  Tiny Houses use a fraction of the wood and wood products of a conventional home;  Increased housing cost makes home ownership unfeasible for many, and;  Tiny Houses can add to affordable owned and rental housing stock.

Single Room Occupancy Units
The Department of Housing and Urban Development (HUD) defines a Single Room Occupancy Unit (SRO) as a residential property that includes multiple single room dwelling units. Each unit is for occupancy by a single eligible individual. The unit need not, but may, contain food preparation or sanitary facilities, or both. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other and could be equivalent to an efficiency unit. Currently, the Solana Beach Municipal Code does not contain specific provisions for SRO units, however, they do fall within the category or Multifamily housing and are subject to the same development standards as multifamily housing.

Housing for Persons with Disabilities
Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.

The Housing Element Update must also include programs that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location and discrimination, which could limit the availability of housing for disabled persons.

Reasonable Accommodation
Persons with mobility disabilities may require modifications to their living quarters such as access ramps, wider doors and hallways, larger bathrooms, and lowered countertops. The City enforces the California Building Standards Code which provides flexibility in the design of housing for persons with disabilities.

Both the Federal Fair Housing Act and the California Fair Employment and Housing Act require local governments to make reasonable accommodations in their zoning laws and other land use regulations and practices when such accommodations are necessary to afford disabled persons with an equal opportunity to use and enjoy a dwelling.

Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with

7. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-23 disabilities to waive a setback requirement or other standard of the Municipal Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

Solana Beach provides reasonable accommodation in procedures and regulations to ensure equal access to housing for persons with disabilities and the development of housing for persons with disabilities in the Request for Reasonable Accommodation Ordinance, adopted in February of 2014 and available under SBMC Section 17.66. The purpose of the Request for Reasonable Accommodation Ordinance is to provide a procedure under which a person with disabilities, or property owner of industrial or commercial uses, may request a reasonable accommodation in the application of zoning regulations to secure equal access to housing (or commercial/industrial facilities), and outline a process for decision makers to act upon such requests. A request for a reasonable accommodation in land use, zoning, and building laws, regulations, policies, or practices may be made by any person with a disability, or by an entity acting on behalf of a person or persons with disabilities, to secure equal access to housing. The requested accommodation may be approved or granted with modifications if the following findings can be made:
 The housing which is the subject of the request will be used by one or more individuals with a disability protected under the Acts;
 The accommodation requested is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling;
 The requested reasonable accommodation will not impose an undue financial or administrative burden on the City; and
 The requested reasonable accommodation will not require a fundamental alteration in the nature of a city program or law, including but not limited to the general plan, zoning ordinance, and building laws.

The community development director may impose any conditions of approval needed to ensure that the project complies with the required findings mentioned above. Conditions may include, but are not limited to, ensuring that any removable structures or physical design features that are constructed or installed in association with a reasonable accommodation are capable of being removed once those structures or physical design features are no longer necessary to provide access to the dwelling unit for the current occupants.

Currently, the following criteria, among other factors, may be considered by the community development director regarding the reasonableness of the requested accommodation:
 Whether there are alternative reasonable accommodations available that would provide an equivalent level of benefit; and
 Whether the requested reasonable accommodation substantially affects the physical attributes of the property or has impacts on surrounding properties that would fundamentally alter a city program or law.

The City has reviewed the two criteria stated directly above which may be considered by the community development director and found that they may potentially create a constraint. In response, the City has included Program 4F within the Housing Element to remove this criteria from the City’s Municipal Code.

Residential Care Facilities
The City of Solana Beach Municipal Code defines Residential Care Facilities as any family home, group care facility, or similar facility, with or without food services and kitchen facilities, for 24-hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual including, but not limited to, alcoholism or drug abuse recovery facilities, congregate living facilities, community care facilities, intermediate care facilities/disabled habilitative, or intermediate care/developmentally City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-24 disabled-nursing facilities licensed by the state of California, excluding housing for the elderly, nursing and convalescent homes.

Residential care facilities designed for six persons or fewer are permitted in all residential zones and the C, SC, and LC zones. A residential care facility for seven or more persons shall be permitted only by conditional use permit. Specific conditions providing for the development, operation, and design of any residential care facility for seven to 12 persons shall be made by the director of community development. Specific conditions providing for the development, operation, and design of any residential care facility for 13 or more persons shall be made by the city council.

The following development standards are intended as minimum requirements for residential care facilities. Since the Conditional Use Permit process is discretionary, each application will be considered on its own merits. Additional requirements may be imposed in order to meet the objectives of the general plan or to address special circumstances of the proposal including, but not limited to, state and county licensing requirements:
 The use should comply with all property development regulations of the underlying zone, including but not limited to setbacks, yards, floor area ratio, height and parking, unless a variance to the above standards is granted in conjunction with the Conditional Use Permit.  Sleeping areas must meet all of the following criteria:
o A minimum of 70 square feet of sleeping area per resident, exclusive of closet or storage space. o No room commonly used for other purposes shall be used as a sleeping area. Such rooms shall include but shall not be limited to living rooms, dining rooms, family rooms, dens, recreation rooms, hallways, stairways, unfinished attics, basements, garages, storage areas, sheds, or similar attached or detached buildings.
o No sleeping area shall be used as a public or general passageway to another room, bath, or toilet. o A minimum of eight square feet of storage (closet or drawers) shall be provided per bed.  The facility shall provide one full bathroom (toilet, sink, shower, and/or bathtub) per every seven beds.  The facility shall be required to provide one parking space per employee and one parking space for every seven beds, unless the director of community development determines that additional parking spaces are required.
 The facility shall comply with citywide landscaping regulations.  The facility shall be required to provide a common living area of 100 square feet plus five square feet per bed, exclusive of the sleeping, dining and kitchen areas.  Existing and new facilities shall comply with all other health, building, and safety requirements.

Occupancy Standards
California law requires local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right single-family housing uses. “Six or fewer persons” does not include the operator, the operator’s family or persons employed as staff. The City must allow these licensed residential care facilities in any area zoned for residential use and may not require licensed residential care facilities for six or less to obtain Conditional Use Permits or variances that are not required of other family dwellings. Currently, Chapter

17.08.030 of the City’s Zoning Ordinance defines a “family” as “Two or more persons living together as a bona fide single housekeeping unit,” the City also permits residential care facilities in all residential zones. The City’s definition of family does not produce potential constraints in providing access to care facilities or housing opportunities.

Development Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law; these fees include, but are not limited to, development impact fees, permit

8. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-25 issuance, subdivision processing fees, and engineering and public works fees. Development impact and permit issuance fees are used to support a variety of functions including checking submitted plans, paying local facilities management fees, special road assessments, and public service-related fees for other agencies such as school districts, water districts, and utility providers. Subdivision processing fees are used to cover the City’s administrative costs incurred through the processing of subdivision applications and plans. Engineering and public works fees perform a similar function.

In general, fees and exactions can impact the cost and feasibility of developing the housing as well as its affordability.

They can be a constraint to the maintenance, improvement, and development of housing because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City. According to the City’s 2020-2021 adopted budget, in addition to development and impact fees, Solana Beach receives primary funds through the following top six General Fund revenues:
 Property Tax
 Sales Tax
 Motor Vehicle In-lieu
 Transient Occupancy Tax
 Franchise Fees
 Fire Benefit Fees
The City’s revenues, listed above, help to fund public facilities, park maintenance, public arts, and public services, additionally in-lieu housing fees provide revenue supplementary to the listed fees.

The current fee schedule became effective 2020, is summarized in Table 3-9, and is publicly available on the city’s website. Under the fee schedule, the City recovers a portion but not all of the City’s administrative costs for processing development applications. The City’s Engineering fees and Development Impact fees, also effective 2020, are summarized in Tables 3-10 and 3-11. Based on the City’s 2020-2021 Budget, service charges, which include planning and zoning fees, building/plan check fees, public facilities fees, engineering fees, fire plan check fees, and park fees, account for about 3.5 percent of the City’s total general fund revenue.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-26 Table 3-9: Community Development Services Fees
Description of Service Fee/Deposit Description of
Service Fee/Deposit
Conditional Use Permit $8,877 Major Subdivision -
Tentative Map $14,350
Bluff Retention Device
CUPs & Wireless
Communication Facility
CUPs
Require addt’l
deposit for thirdparty
reviews at Cost +
15%
Major Subdivision -
Final Map $4,976
Community Development
Directors Use Permit
$2,665 Per
application
Minor Subdivision -
Tentative Map $10,993
Zoning Letter $159 Minor Subdivision -
Parcel Map $4,033
Variance - Processing $6,719 Environmental
Impact Report
Deposit for third-party review
at Cost
+ 15% Admin Fee
General Plan Amendment
$10,000
Deposit or a deposit
determined by staff
with charges at the
fully allocated
hourly rates for all
personnel involved
plus any outside
costs as determined
Structure Develop.

Permit - Processing $3,680
Rezoning Review/Specific
Plan
Structure Develop.

Permit - Processing
$1,104
If in conjunction with a
Development Review Permit,
fee will be $1,077 per
application
Zoning Text Amendment Structure Develop.

Permit - Processing
$3,128
If in conjunction with multiple
entitlements, a 15% discount is
applied to lower cost
entitlements, and fee will be
$3,052 per application
Development Review
Permit -
Processing - Level I
Resident
$5,228 Landscape Plan
Review/Inspection
Deposit for third-party review
at Cost
+ 15% Admin Fee
Development Review
Permit -
Processing - Level I
Non-Resident
$10,470 Planning Public
Noticing
$548 per notice plus mailing
and
Newspaper
Development Review
Permit -
Processing - Level II
$17,543 Multi-Permit
discount of 15%
A multi-Permit discount of 15%
is available for each add’l
Planning Department permit
filed on the same project at
the same time as the first
permit service.

Source: City of Solana Beach, Schedule of Fees effective January 1, 2020.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-27 Table 3-10: Engineering Review Fees
Description of Service Fee Description of
Service Fee
Lot Line Adj./Cert. Of
Compliance. - Review $1,881 per application
Grading Plan check/
Public Improvement
Permit/Inspection -
$200,001+
$3,100 + $10 for each $1000 or
fraction thereof of the
construction value over $200,000
Grading Plan check/
Public Improvement
Plan Check - $0-$10,000
$1,025 Min. fee Grading Deposits
Based on an Engineer’s Estimate
of the work
performed under the permit.

Grading Plan check/
Public Improvement
Plan Check – $10,001-
$20,000
$1,025 + $10.25 for each
additional $100 or fraction
thereof of the construction
value over $10,000
Geotechnical Plan
Review/Inspection
Deposit for third-party review at
Cost
+ 15% Admin Fee
Grading Plan check/
Public Improvement
Plan Check – $20,001-
$80,000
$2,050 + $3.08 for each
additional $100 or fraction
thereof of the construction
value over $20,000
Encroachment
Permit
Street Cut - $774
Standard - $543
Grading Plan check/
Public Improvement
Plan Check – $80,001-
$200,000
$3,898 + $10.25 for each
additional $1000 or fraction
thereof of the construction
value over $80,000
Miscellaneous
Engineering
Permit/Inspection
$226
Grading Plan check/
Public Improvement
Plan Check – $200,001+
$5,128 + $10.25 for each
$1000 or fraction thereof of
the construction value over
$200,000
Easement
Abandon/Street
Vacation
$1,758 per application or a
deposit determined by staff with
charges at the fully allocated
hourly rate for all personnel
involved plus any outside costs.

Grading Plan check/
Public Improvement
Permit/Inspection –
$0-$20,000
$1,025 Min. fee Easement/R.O.W
Dedication $487
Grading Plan check/
Public Improvement
Permit/Inspection -
$20,001-$80,000
$1,025 + $15.38 for each
additional $1,000 or fraction
thereof of the construction
value over $20,000
Subdivision
Monuments
security deposit is based on
estimate provided by
surveyor to set the monuments.

Grading Plan check/
Public Improvement
Permit/Inspection -
$80,001-$200,000
$1,948 + $10.25 for each
additional $1,000 or fraction
thereof of the construction
value over $80,000
Sewer Connection
Fees
Future Capacity = 50%
Ocean Outfall = 27%
Existing Facility = 23%
Per total of $4,500 per 1.0 EDU
Source: City of Solana Beach, Schedule of Fees effective January 1, 2020.

Development Impact Fees
In addition to City fees charged at the time Building Permits are issued, developers are required to pay a number of impact fees (shown in Table 3-11). Additionally, school impact fees are required and collected by the San Dieguito School district. Considering the high cost of land in Solana Beach, the fees charged by the City and school district do not create a constraint to the construction of market rate housing. The fees only comprise a very small percentage of the entire cost to construct a residence in Solana Beach. All the development fees listed in Table 3-11 are posted on the City’s website and available to the public.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-28 Although there are no specific establishments for a right to receive any additional incentive from the City or any other party or agency to enable the developer to meet the obligations of the City’s Code, the city council at its sole discretion may discount city fees, expedite the application process, or provide other assistance when it finds that provision of such assistance is needed to meet housing needs. Furthermore, the city manager is authorized to reduce city development impact fees by 75 percent for accessory dwelling units (ADU) processed consistent with the City’s code, provided that a deed restriction for state law affordability provisions is recorded for the term of 99 years. The City does currently reduce development impact fees for affordable projects.

Table 3-11: Development Impact Fees
Description of Service Fee Description of
Service Fee
Regional Transportation
Congestion Program RTCIP
Fee
Single family $3,623 per
du
Third Party Review Multi-family $2,899 per
du
Public Facilities Fee 1% of project valuation Landscape Review
+ 15% of Third-Party Review
Cost
Master Art Policy Fee 0.5% of project valuation Wireless Review + 15% of Third-Party Review Cost
Affordable Housing Impact
Fee $25.28 per sf Geotechnical Review
+ 15% of Third-Party Review
Cost
Transportation Impact Fee -
Single Family $ 15,714.00 per unit Biological Review
+ 15% of Third-Party Review
Cost
Transportation Impact Fee -
Condo & Multi-Family $ 11,206.00 per unit Counsel Review + 15% of Third-Party Review Cost
Transportation Impact FeeAccessory Living (units) $ 3,929.00 per unit Stormwater Review
+ 15% of Third-Party Review
Cost
Fire Mitigation Impact Fee -
Detached Dwelling (units) $ 1,759.00 Traffic Review + 15% of Third-Party Review Cost Fire Mitigation Impact Fee -
Attached Dwelling (units) $ 248.00 Environmental Review + 15% of Third-Party Review
Cost
Park Development Impact
Fee - Detached Dwelling
(units)
$ 6,913.00
Shoreline
Development
Noise
+ 15% of Third-Party Review
Cost
Park Development Impact
Fee - Attached Dwelling
(units)
$ 5,002.00 Review Cultural
Resources
+ 15% of Third-Party Review
Cost
Public Use Facilities Impact
Fee - Detached Dwelling
(units)
$ 640.00 Review Bluff
Retention
+ 15% of Third-Party Review
Cost
Public Use Facilities Impact
Fee - Attached Dwelling
(units)
$ 463.00
Third Party
Review Admin
Fee
15% of Third Part Review Cost
Source: City of Solana Beach, Schedule of Fees effective January 1, 2020.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-29 Estimated Fees and Direct Costs
Estimated total development fees and impact fees for a typical single-family residential project, assuming it is not part of a subdivision and is consistent with existing city policies and regulations are about $122,500 for a 3,000 square foot home, assuming all related impact fees. Estimated total development and Impact fees for a typical multi-family residential project with thirteen units, assuming it is consistent with existing city policies is about $1,143,800. The City of Solana Beach is committed to encouraging and increasing affordable housing, assuming a developer choose to include affordable units and the affordable housing impact fee is waived, total fees for the same single-family unit total about $46,700 and for the same multifamily development total about $334,900.

These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance inherent in individual development project applications. Considering the cost of land in Solana Beach, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 3.6 percent to 9.4 percent of the direct cost of development for a single-family residential project and

4.1 percent to 13.9 percent for a multi-family residential project. Direct costs do not include, landscaping, off-site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.

Affordable Housing Impact Fees
Any affordable housing impact fees are set by city fee resolution or other action of the city council. Fees may be based on a fee per dwelling unit, fee per square foot, or any other reasonable basis. The city council may review the fees from time to time at its sole discretion and may, based on that review, adjust the fee amount. Affordable housing impact fees may not exceed the cost of mitigating the impact of residential projects on the need for affordable housing in the City. Based on the City’s most recent adopted fee schedule, the current affordable housing impact fee is $25.91 per square foot. The current affordable impact fees are posted on the City’s website and available to the public In addition, all affordable housing impact fees shall be deposited into the City of Solana Beach designated housing fund. The fees collected and all earnings from investment of the fees shall be expended exclusively to provide or assure continued provision of affordable housing in the City through acquisition, construction, development assistance, rehabilitation, financing, rent or other subsidies, provision of supportive services, or other methods, and for costs of administering programs which serve those ends. The housing assisted shall be of a type, or made affordable at a cost or rent, for which there is a need in the City and which is not adequately supplied in the City by private housing development in the absence of public assistance and to the extent feasible shall be utilized to provide for low and very low-income housing.

Inclusionary Housing and Provisions for Affordable Housing Due to the High cost of land and housing in Solana Beach, the City has established and implemented different programs and fees to provide housing access to all community members. Title 17, Chapter 70 of Solana Beach’s Municipal Code establishes regulations and standards regarding the provision of affordable housing. The code states that new housing contributes to the demand for goods and services in the City, increasing local employment at wage levels which often do not permit employees to afford housing in the city. Further, new housing construction which does not include affordable units aggravates the existing shortage of affordable housing by absorbing the supply of available residential land. Providing affordable units or impact fees as required by chapter 70 of the code will ensure that part of the City’s remaining developable land is used to provide affordable housing. The requirements, programs, and fees, detailed below, coincide with the City's housing goals, as expressed in the Housing Element component of the Solana Beach General Plan.

9. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-30 For the purposes of this section, a unit is affordable if it meets the requirements for affordable housing costs for very low- or low-income households established by Health and Safety Code Section 50052.5 and regulations adopted by the California Department of Housing and Community Development (California Code of Regulations Title 25, Sections 6910 through 6924) determining affordability of residential housing units based upon household size and income levels. The following discussion identifies Affordable Housing requirements and includes an analysis of potential constraints:

Affordable Housing Required – For-sale and Rental residential projects Developers of for-sale residential projects providing five or more dwelling units, or five or more lots for sale for residential purposes, shall construct and set aside 15 percent of all units or lots for sale to very low or low income households at sales prices affordable to such persons or households. The required affordable units shall remain affordable for 99 years from the date of final inspection, as shown on the inspection record card for the affordable unit.

Developers of rental residential projects providing five or more dwelling units shall construct and set aside 15 percent of all units for rent to very low or low income households at rents affordable to such persons or households.

Additionally, the required rental affordable units shall remain affordable for 99 years from the date of final inspection, as shown on the inspection record card for the affordable unit.

As defined by the City’s code, when the calculation of the number of affordable units required for a residential project results in a fraction of one-half or more, one additional affordable unit must be provided. When the calculation results in a fraction of less than one-half, the developer must either provide an additional affordable unit or pay an affordable housing impact fee calculated by multiplying the area (in square feet) of the average market-rate unit in the project by the fraction and multiplying that number by the impact fee per square foot. For example, based on the City’s current fee schedule, if the average market-rate unit has 2,500 square feet, and there is a fraction of 0.2, the impact fee would total 500 multiplied $25.28, generating a total $12,640.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-31 Affordable Housing Plan and Affordable Housing Agreement An affordable housing plan shall be submitted as part of the first submittal of any residential project and will be processed, reviewed, and approved, conditionally approved, or denied concurrently with all other applications required for the residential project. The affordable housing plan may indicate that the developer intends to pay affordable housing impact fees. However, if affordable units are proposed to be provided, the affordable housing plan shall include the following, as applicable:
 Number, affordability level, unit type, tenure (for-sale or for-rent), number of bedrooms, location, unit size (square feet), and design of all affordable units.
 Construction schedule and phasing of affordable units in relation to market-rate units.  Any requested alternative to the provision of affordable units including information as required by the City and reasonably required by the community development director to demonstrate compliance with the Solana Beach Municipal Code.
 Such additional information as may be required by the community development director to ensure conformance of the project with this chapter or the general plan or any specific plan.

Additionally, Prior to final or parcel map approval for the residential project, or, if a tentative or parcel map is not requested for the residential development, prior to issuance of any Building Permit within the residential development, an affordable housing agreement between the developer and the City shall be recorded against the property included in the residential project. The affordable housing agreement shall be binding on all future owners and successors in interest. After approval of the affordable housing plan, the city manager is authorized to approve the affordable housing agreement and any additional documents necessary to implement this section.

The affordable housing agreement shall be consistent with the affordable housing plan and shall include, but not be limited to, the following:
 Number, affordability level, unit type, tenure, number of bedrooms, location, unit size, and design of all affordable units.
 A description of the household income groups to be accommodated by the housing development, and the standards for determining the corresponding affordable rent or affordable sales price and housing cost.  A description of provisions for income certification and screening of potential purchasers or renters of affordable units, resale control mechanisms (in for-sale units), and ongoing monitoring and administration.  Terms of affordability.
 A schedule for completion of affordable units and phasing of development in relation to construction of market-rate units.
 A description of remedies for breach of the agreement by either party.  For for-sale affordable units, conditions governing the initial sale and resale of affordable units to eligible households to ensure continued compliance with the restrictions of this chapter; and a condition requiring disclosure by the developer to the buyer of affordable units of the existence of the deed restrictions affecting the resale of the property.
 For rental affordable units, conditions establishing rules and procedures for qualifying tenants, setting rental rates, filling vacancies, operating and maintaining rental affordable units, and annually monitoring affordable units. A rent regulatory agreement acceptable to the City will be recorded against the residential project prior to issuance of a Building Permit for any dwelling unit in the residential project. The rent regulatory agreement shall include the developer’s agreement to the limitations on rents required by the City.  If an alternative to affordable units is approved (alternatives detailed below), provisions to ensure that the affordable housing is provided and that the requirements applied to the alternative have been complied City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-32 with. Where off-site property is proposed for affordable housing, additional restrictions or agreements may be required to be recorded against the off-site property.  Other provisions needed to ensure implementation and compliance with this chapter, to ensure continued affordability of the units, or to comply with state or federal law.

Alternatives for Provision of Affordable Units
The City of Solana Beach has a number of alternatives for the provision of affordable units. The alternatives are broken down by the following categories and detailed below.

Rental Units in a For-Sale Residential Project
 A developer of a for-sale residential project may propose to provide rental affordable units rather than forsale affordable units.  If the developer elects to provide rental affordable units, at least 15 percent of the units in the residential project shall be rented to very low- or low-income households at affordable rents.  The rent regulatory agreement will include provisions for sale of the affordable units and relocation benefits for tenants of the rental affordable units if the owner of the residential project later determines to offer any rental affordable units in the residential project for sale.  The owner must also provide all notices to prospective tenants of the residential project required by state law and, at the time sale of the units is proposed, provide all tenants of the rental affordable units with the same notices, rights, and relocation benefits as provided by state law and the Municipal Code for tenants in condominium conversions.
 The owner shall provide written notice to the City at least 90 days before offering any rental affordable unit for sale. The owner shall provide as many for-sale affordable units at affordable housing cost as are required.  At the time of sale, documents acceptable to the community development director, all consistent with the requirements of this chapter, shall be recorded against the for-sale affordable units for a term of 99 years from the date of sale.

Construction of Off-Site Affordable Housing
As an alternative to the construction of affordable units on-site, a developer may propose to construct an affordable housing development on other property within the City. The affordable housing plan must provide evidence of and contain the following:
 Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units.
 The off-site location must be suitable for the proposed affordable housing, consistent with any adopted affordable housing guidelines and the housing element, will not tend to cause residential segregation, and be located within the city of Solana Beach boundaries with appropriate infrastructure and services. Any offsite alternative must comply with the density, intensity and development standards that are permitted under the zone for the site.
 Prior to issuance of a Building Permit for any unit in the residential development, the off-site development shall have all discretionary permits and approvals necessary for the construction of the affordable housing, and the developer approved by the city shall have purchased the site for the off-site affordable housing.  Prior to occupancy of any unit in the residential development, occupancy shall have been authorized for all units in the affordable housing development.

Preservation or Conversion of Existing Unit
As an alternative to the construction of affordable units on-site, a developer may propose to preserve existing affordable units at risk of loss or convert market-rate units to affordable units, if the preservation or conversion of City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-33 these units is consistent with requirements of the City’s Code allows the City to substitute the preservation or conversion of these units for the obligation to identify sites.

Legalization of Existing Unpermitted Dwelling Units
As an alternative to the construction of affordable units on-site, a developer may acquire and place deed restrictions upon existing housing units within the City constructed without Building Permits, for occupancy by very low- or lowincome households at prices or rents affordable to such households subject to the following standards and conditions:
 The developer must demonstrate ownership of the unpermitted dwelling units or an executed agreement with the owner of the dwelling units agreeing to record an affordable housing agreement against the property and to grant the developer access to perform any required rehabilitation or improvements.  The existing unpermitted housing units must not have a separate address that was included in the most recent United States Census.
 The units must be ready for occupancy by an eligible household prior to final inspection, as shown on the inspection record card, for any market-rate units in the residential project.  A Building Permit shall be obtained for each unpermitted dwelling unit. Any substandard unit shall be rehabilitated in conformance with applicable local ordinances and state statutes.  If the units will be for-sale or rental affordable units, the number, affordability, and term of affordability of the affordable units shall conform with the provisions of the City’s Code requirements.

Affordable Housing Design and Standards
When an affordable unit is the unit may be constructed as a separate single-family dwelling unit or may be combined with other dwelling units. Affordable units must be designed to be integrated into the residential style of the residential project, and shall have the same general bulk, scale, average square footage, same mix, and height as market-rate units in the development. Subject to approval of the community development director or designee, affordable units may have different interior finishes and features than market-rate units in the same residential development project, so long as the finishes and features are durable, of good quality and consistent with contemporary standards for new housing.

Additionally, affordable units must be comparable to market-rate units in overall number of bedrooms and the proportion of units in each bedroom category. For multifamily residential projects, the affordable units shall be integrated into the project and located so as not to create a geographic concentration of affordable units within the residential project, unless required to provide housing for senior citizens or to obtain financial assistance from state or federal agencies.

Finally, all affordable units must be constructed and occupied concurrently with or prior to the construction and final inspection of market-rate units. In phased residential projects, affordable units shall be constructed and occupied in proportion to the number of units in each phase of the residential project.

Waivers of Affordable Housing Requirements
As part of an application for the first approval of a residential project, a developer may request that the requirements of this chapter be waived or modified, based upon a showing that applying the requirements of this chapter would result in an unconstitutional taking of property or would result in any other unconstitutional result. Any request for a waiver or modification shall be submitted concurrently with the project application. The developer shall set forth in detail the factual and legal basis for the claim, including all supporting technical documentation, and shall bear the burden of presenting the requisite evidence to demonstrate the alleged unconstitutional result. Any request for a waiver or modification based on this section shall be reviewed and considered at the same time as the project City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-34 application. In deciding whether to grant the waiver or modification, the city council shall assume each of the following when it is applicable to the project:
 The developer will provide the most economical inclusionary units feasible in terms of construction, design, location and tenure.
 The developer is likely to obtain housing subsidies when such funds are reasonably available.

The waiver or modification may be approved only to the extent necessary to avoid an unconstitutional result, based upon legal advice provided by or at the behest of the city attorney, after adoption of written findings, based on legal analysis and the evidence. If a waiver or modification is granted, any change in the project shall invalidate the waiver or modification, and a new application shall be required for a waiver or modification.

On-/Off-Site Improvements
Site improvements in the City consist of development for on-site improvements (fronting streets, curbs, gutters, sewer/water, and sidewalks), and off-site improvements (drainage, parks, traffic, schools, and sewer/water). Thus, these are costs that will be added to the sale or rental price of housing. Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are not seen as a constraint to the development of housing within the City.

The infrastructure in Solana Beach is fully developed and well maintained. As a result, only minimal on or off-site improvements are required for most new development. Typical on-site improvements consist of curbs, gutters, sewers/water, and sidewalks. Required off-site improvements are also minimal and directly relate to project impacts.

For example, a project approval may be accompanied by conditions for localized street and intersection improvements. But again, because the City’s infrastructure is largely in place and because there is minimal land available for subdivisions, requirements for construction of new public streets or other significant infrastructure is very rare. The required public improvement standards are used primarily to ensure that the existing roadways adjacent to new residential construction maintain or provide the appropriate right-of-way. In conclusion, given the completely developed nature of the City’s infrastructure, the cost to developers of providing public facilities is relatively low when compared to other parts of the region where the infrastructure is not already available or is inadequate to serve new development.

Building Codes and Enforcement
The City of Solana Beach’s construction codes are based upon the California Code of Regulations, Title 24 (Building, Plumbing, Mechanical, Electrical and Housing Codes) and are considered to be the minimum necessary to protect the public health, safety and welfare of the City’s residents. Code enforcement is conducted by the City and is based on systematic enforcement in areas of concern and on a complaint basis throughout the City. The Code Enforcement Division works with property owners and renters to assist in meeting state health and safety codes. The Code Compliance Department investigates complaints regarding violations of the Solana Beach Municipal Codes, Uniform Building Codes, Fire Codes, and Parking regulations. The intention and goal is to work together with the community to help resolve issues through voluntary compliance.

Local Processing and Permit Procedures
The processing time for permits varies in Solana Beach based upon the scope and type of project and the applicant’s compliance with the City’s ordinances and completeness of applications. Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Projects needing discretionary review typically involve significant grading activity or buildings over 500 square feet in size. On average, permit

10. 11.

12. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-35 processing for discretionary projects takes between six and eight months. Administrative approval takes between several days to two or three weeks. A significant portion of the permit processing in the City is associated with singlefamily remodels.

Projects that take a longer time to secure final approval generally have significant environmental impacts or involve general plan amendments or rezoning. The developers may be responsible for delays by failing to provide information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modification to resolve problems.

For a discretionary Development Review Permit, the City automatically proceeds with a development proposal hearing at the next scheduled City Council meeting once the following findings are met: (1) the proposed development is consistent with the General Plan and all applicable requirements, including special regulations, overlay zones, and specific plans; (2) the proposed development complies with the development criteria; (3) environmental review as required by CEQA is completed; and (4) all required permits and approvals, including Variances, Conditional Use Permits, Comprehensive Sign Plans, etc., are processed concurrently with the Development Review Permit.

Once the criteria are met, the City continues to apply the State of California Streamlining Act requirements to ensure continued timely and predictable permit processing. The process is further expedited in the City of Solana Beach because the City has no Planning Commission; the Council acts as the Planning Commission and; thereby, reduces the steps in the process and removes uncertainty of Planning Commission-City Council policy interpretations. An application for a Development Review Permit shall be required for any structure or site development which meets, but is not limited to, the following criteria:
 New construction (including structural additions to existing development) totaling 30,000 gross square feet or more, except greenhouses in the (A) zone and structures in residential zones.  Any residential projects of 20 or more units.
 Any site development, including grading, or construction including any structural additions to existing development, that involves an aggregate of more than 100 cubic yards of cut and/or fill, excluding:
o Residential swimming pools/spas
o City of Solana Beach approved public works projects in the existing right of way  Any new residential structure or structural addition in the MHR or HR zones which exceeds 25 feet in height and any new nonresidential structure or structural addition which exceeds 30 feet in height.  Any developments located in the Hillside, Scenic, or Floodplain Overlay Zones.  Any development on a coastal bluff top property or on the face or toe of a bluff for which a Coastal Development Permit issued by the California Coastal Commission is presently required.  Any new construction, including replacement of an existing structure or structural additions to existing development in residential zones, shall require a Development Review Permit if either or both of the following development criteria are satisfied:
o The total of existing square footage plus proposed new square footage of the structure exceeds 60 percent of the maximum floor area allowable under the applicable floor area ratio. o If new square footage is proposed for an existing or new second story, the total of the existing square footage plus proposed new square footage of only the second story of the structure exceeds 40 percent of the floor area of the first story existing floor area for residential lots of 6,000 square feet or less, or 35 percent of the floor area of the first story existing floor area for residential lots of greater than 6,000 square feet.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-36 No Building Permit or Grading Permit shall be issued relating to a project for which a Development Review Permit is required by this title until a Development Review Permit is obtained. Additionally, Solana Beach is located entirely within the state's coastal zone and all Coastal Development Permits must be heard by the State Coastal Commission.

The general process for obtaining an Administrative Building Permit in Solana Beach is as follows:
 One set (1) of building plans are initially reviewed by the Planning Department. Once the planning department has reviewed and noted required revisions or comments, the plans are marked to proceed with plan check. The applicant is advised to submit four (4) additional sets to the Building Department, which is managed by Esgil, an independent firm that provides plan check services to the City of Solana Beach. The Engineering, Environmental and Fire Departments conduct their reviews at the same time. The plans are reviewed for compliance with both the City’s Municipal Code and applicable State laws.  The Building Department plan check process may require plan revisions and subsequent rechecks until the plans are determined to meet all California Building Codes.  The final set of plans must then be resubmitted to the City of Solana Beach for a “Re-Stamp.” This Re-Stamp is required to allow each department the opportunity to review the final plan to confirm that required revisions were made, and to evaluate whether changes required by a different department did not create additional comments. Once the building permit plans have been placed in stamp out, the City sets no longer than ten days to sign off. Generally, the Re-Stamp proceeds more quickly than the initial review.

The City reviewed entitled projects over the past three years to determine how many applied for and received building permits and how long that took approximately. Table 3-12 below shows how many projects received a building permit within one year of their entitlement approval. Not every project that received entitlement approvals applied for building permits in a timely fashion or at all. Entitlement approvals remain in place for a period of two years and may receive extensions from the City if desired by the applicant. The City continues to work with applicants that receive entitlement approvals to determine next steps and assist applicants with navigating the permitting process.

Table 3-12: Project Timing from Entitlements to Building Permits Year
No.

Projects
Entitled
Entitled Projects that did not Apply for Building
Permits
Projects that Received Building
Permits within One Year of
Entitlement Approval
2018 15
• 3 projects have not submitted for permits yet
• 2 projects were revised by the applicant and
are currently in the permit process
9 1 additional project received a
permit within 2 years
2019 18
• 4 projects have not submitted for permits yet
• 2 projects were revised by the applicant and
are currently in the permit process
• 1 project changed owners and has re-applied
for permits
11 2020 14
• 5 projects have not submitted for permits yet
• 2 projects are in process to receive building
permits
7 City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-37 The City operates a permit and processing counter with daily hours and provides extensive technical assistance to project proponents to ensure that their applications are complete and correct. In this manner, the City is able to provide a high degree of certainty and process proposals within seven to eight weeks.

The majority of these entitlements were for single-family residences and were entitled at the maximum density. As shown in Table 3-18, the City receives applications to develop below the maximum density on projects that propose a mixed-use-type development. In these instances, the projects were determined to have the physical capacity to develop at the maximum density but chose to include a commercial or office component.

State Policies and Regulations
State policies and regulations, which are regularly updated to include new standards for development, requirements to improve accessibility, and updated environmental standards, may also serve to constrain housing development in local communities.

California Code of Regulations, Title 24
The state of California regularly updates and adopts new standards for construction which are known as the California Building Standards Code. The California Building Standards Code is a compilation of three types of building standards from three different origins, listed as follows:
 Building standards that have been adopted by state agencies without change from building standards contained in national model codes;
 Building standards that have been adopted and adapted from national model codes to address California’s ever-changing conditions; and
 Building standards, authorized by the California legislature, that constitute amendments not covered by national model codes, that have been created and adopted to address particular California concerns.

Regulations for residential use, maintenance, and occupancy for existing buildings are found in the California Code of Regulations, Title 24 Part 2.5. The most recent Code was published July 1, 2019 and went into effect January 1,2020.

The City of Solana Beach has adopted the 2019 Code as the City’s building standards, and the regulations and requirements provided by the California Code are not considered a constraint to development of accessible and affordable housing being they are required by law and developed to implement safe and well design standards.

Environmental Protection
State regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, use permits, etc.). Costs resulting from fees charged by local government and private consultants needed to complete the environmental analysis, and from delays caused by the mandated public review periods, are also added to the cost of housing. However, the presence of these regulations helps preserve the environment and ensure environmental safety to Solana Beach residents.

C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” in as part of home rental or sales rates. However, such infrastructure costs do not represent a barrier in Solana Beach because

13. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-38 as a built-out community, Solana Beach’s infrastructure is, likewise, built out and in place. Therefore, the high development costs often associated with installing infrastructure systems in other communities are not found in Solana Beach.

Water Supply and Wastewater Capacity
Among the municipal services that the City of Solana Beach provides are the functions of wastewater, and clean water (storm water pollution prevention). These utility services are funded exclusively from fees and rates charged to the City’s utility customers related to their use. Water supply is provided by the Santa Fe Irrigation District.

The City of Solana Beach has evaluated the availability of infrastructure from a Citywide and site-specific standpoint.

In determining the feasibility of sites to accommodate the City’s RHNA needs, infrastructure provision was a determining factor. Based on the site inventory analysis contained in Appendix B of this Housing Element, deficiencies in infrastructure adjacent to, or on the parcels within the inventory of sites, do not pose a constraint to development.

All of the lower income sites are adjacent to existing public roads that contain utilities and other infrastructure.

The City’s current General Plan EIR evaluated the infrastructure capacity for all sites within the City as identified in the current Land Use Element. The City is not rezoning or adding additional capacity beyond what is currently permitted and what has previously been evaluated. Therefore, the current EIR analysis which states there is adequate infrastructure in place to accommodate future anticipated development is accurate. Additionally, the City’s draft MND for the Housing Element Update was conducted to evaluate any potential impacts to the environment.

Water Supply
The Santa Fe Irrigation District provides reliable water to the Rancho Santa Fe, Fairbanks Ranch and City of Solana Beach area, and has been for almost a century. The Mission of the Santa Fe irrigation District is to efficiently provide its customers with safe and reliable water. The Santa Fe Irrigation District was originally formed by landowners under the California Irrigation District Act to provide water service to the area. The District serves approximately 19,400 customers on 10,200 acres of land in three communities: Rancho Santa Fe, Fairbanks Ranch and the City of Solana Beach.

The Santa Fe Irrigation District has 100% ownership of 151 miles of pipelines and a six million-gallon filtered water reservoir in Solana Beach known as Larrick Reservoir. It shares ownership with the San Dieguito Water District (SDWD) of a 40 million-gallon-per day (mgd) water treatment and filtration plant (R.E. Badger Filtration Plant). The San Dieguito Reservoir was constructed in 1918 and has the capacity to hold 550-acre feet of raw water.

Wastewater Capacity
In compliance with the Federal Clean Water Act requirements, the City maintains the sanitary sewer system. A private contractor, under contract with the City of Solana Beach, provides routine cleaning of the public sewer mains. All public sewers are cleaned at least once a year using high pressure jetting and/or mechanical rodding. Problem sewers are cleaned up to four times annually. Root intrusion and grease buildup are the primary culprits of sewer backups.

The City's sewage is pumped to the San Elijo Water Reclamation Facility in Cardiff for treatment and disposal. The treatment facility supplies reclaimed water for landscape irrigation and industrial applications. The City Council appoints representatives to sit as voting members on the San Elijo Joint Powers Authority Board.

Sewer service charges are billed annually on the County property tax bill. The charge is determined based upon a user classification or category. Sewer service is not determined by water usage. The City Council, upon review of operating expenses and staff recommendations, determines the annual sewer fees each year.

1. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-39 Based on current service, routine care of the City’s system, and the fact that the City of Solana Beach is built-out and well connected, additional housing will not pose a significant impact on the City’s water services or ability to provide such services to new units. Additionally, cooperation with local service providers will support the prioritization of water and sewer services for future residential development, including units affordable to lower-income households.

The City will submit the adopted Housing Element to local water and sewer providers for their review and consideration when reviewing new residential projects Stormwater Management
Solana Beach is located within the Carlsbad and San Dieguito River Watershed Management Areas (WMAs). Major surface water bodies in the Carlsbad WMA that receive urban runoff discharges from areas within the City include the San Elijo Lagoon and the Pacific Ocean. Major surface water bodies in the San Dieguito WMA that receive urban runoff discharges from areas within the City are the San Dieguito River/Estuary and the Pacific Ocean. The City of Solana Beach Public Works Department has and is responsible for maintaining the storm drain infrastructure through comprehensive programmatic efforts.

As mandated by the National Pollutant Discharge Elimination System Permit Order No. R9-2013-0001 (NPDES Permit) issued by the Regional Water Quality Control Board (RWQCB), the City is required to prevent and eliminate non-storm water discharges into the City's storm drain system. Non-compliance with the NPDES Permit can result in heavy fines to the City, up to $10,000 per day per violation. In order to stay in compliance, the City has a comprehensive program to reduce the amount of pollutants that are allowed to enter the storm drain system. This is important because storm drains are NOT connected to wastewater treatment facilities, so the water that enters them flows directly to creeks, lagoons, and oceans untreated. The City of Solana Beach prohibits all non-storm water discharges unless a discharge is authorized by a separate NPDES permit. Typical non-storm water discharges include, but are not limited to:
 Oil from vehicles
 Excess pesticides and fertilizer from
landscaping
 Bacteria from pet waste
 Sediment from construction and landscaping
projects
 Soap from car washing
 Litter
 Lawn and garden debris
 Improperly disposed home improvement
debris
 Irrigation runoff
 Water from residential and commercial
street, sidewalk, and parking lot washing
 Air conditioning condensation
 Chlorinated swimming pool discharges
 Sanitary sewer and septic system overflows
Jurisdictional Runoff Management Program
The City has a Jurisdictional Runoff Management Program (JRMP) that governs the activities and programs implemented to comply with the NPDES Permit. The purpose of the City’s JRMP is to implement strategies that effectively prohibit non-storm water discharges to the MS4 and reduce the discharge of pollutants in storm water to the maximum extent practicable (MEP). Improving the quality of the discharge from the MS4 should have beneficial effects on the local receiving water bodies.

While the primary responsibility of managing the JRMP lies with the Department of Public Works, other City departments participate in the implementation of the program. Each Department and associated Division has an established role in implementing the components of the JRMP. The JRMP is broken up into the following sections,

2. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-40 each with their own set of guidelines and requirements that City staff must adhere to and implement to stay in compliance with the NPDES Permit:
 Development Planning
 Construction
 Municipal
 Industrial and Commercial
 Residential
 Illicit Discharge Detection and Elimination
 Education
 Public Participation
 Fiscal Analysis
 Effectiveness Assessment
The City also has responsibilities above and beyond the requirements of the JURMP. The NPDES Permit requires the City to participate with neighboring jurisdictions and the entire region to develop and implement Watershed programs and a Regional Program. The City is in two separate watersheds, the Carlsbad Watershed and the San Dieguito Watershed, which each have pollution prevention programs called Watershed Urban Runoff Management Programs (WURMPs). City staff must develop and implement programs with staff from neighboring jurisdictions and the region to address water pollution on a much larger scale.

Fire and Emergency Services
Management of the fire department is handled through a Management Services Agreement with the City of Encinitas.

Through this agreement the department is staffed with a Fire Chief, Deputy Fire Chief, 4 Battalion Chiefs, Fire Marshal, 6 Fire Captains, 6 Fire Engineers, 4 Firefighter/Paramedics, 2 Probationary Firefighters, a Management Analyst, and a Fire Prevention Specialist. In addition, the fire station is home to 6 Paramedics operating an ambulance owned by American Medical Response.

Responsibilities
Duties include supervising fire suppression operations and emergency medical services; emergency management; fire prevention activities; purchasing of materials, supplies, and fire equipment; management of service contracts; and administrative functions. In addition to Del Mar and Encinitas, the Solana Beach Fire Department has automatic aid agreements with the City of San Diego and the Rancho Santa Fe Fire District. The Solana Beach Fire Department provides mutual aid to the Northern San Diego Zone, San Diego County and as needed throughout the State of California
Emergency Response
Emergency response is handled according to the nature of the emergency with a combination of vehicles and equipment housed at the Solana Beach station and from surrounding agencies through mutual aid and automatic aid agreements. For example, a call for a structure fire would bring an engine, truck and paramedic unit from Solana Beach as well as engines from Rancho Santa Fe, Del Mar, Encinitas, and San Diego. An increase to a second or third alarm would bring vehicles from as far as Carlsbad, Oceanside, Vista, San Marcos, and Escondido.

The City of Solana Beach contracts with Trauma Intervention Programs of San Diego County, Inc. (TIP), a non-profit organization of specially trained citizen volunteers, to provide immediate emotional and practical support to victims and their families in the first few hours following a tragedy.

It is not anticipated that any new fire or emergency facilities would be required as a result of development on the housing sites. Therefore, this does not place a constraint on development.

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-41 Police Services
The City of Solana Beach is contracted for law enforcement services from the San Diego County Sheriff’s Department.

Through contract with the Sheriff’s Department, the City of Solana Beach receives routine patrol of streets by patrol and traffic deputies, crime prevention services, and a wide array of other law enforcement services. The North Coastal Station serves nearly 60 square miles which includes the cities of Solana Beach, Encinitas and Del Mar, and the unincorporated communities of Rancho Santa Fe, Del Dios, Camp Pendleton, and San Onofre.

Patrol Division
Patrol deputies respond to crimes or emergencies in progress and calls for service. They conduct routine patrols with their primary focus on the protection and preservation of life. They conduct preliminary investigations and apprehend law violators.

Traffic Division
Traffic deputies focus on vehicle code enforcement, traffic collision investigations and traffic control. The California Highway Patrol is the agency responsible for traffic enforcement in the unincorporated areas throughout the state of California.

It is not anticipated that any new police facilities would be required as a result of development on the housing sites.

Therefore, this does not place a constraint on development.

D. Environmental Constraints
This section contains environmental constraints commonly found in the southern California region that may apply to future development within the City of Solana Beach. Most of these, while present within Solana Beach, do not reduce the development capacity of individual sites, nor do they alter the City’s ability to develop housing within the planning period.

As demonstrated in the Overlay and Sites Analysis sections, the City has conducted a careful site analysis that takes into consideration the various environmental factors that may apply to future housing development within the City.

As part of this analysis, the City mapped known environmentally sensitive areas using SANGIS data as well as available very high fire severity zone data. The City did not include any sites located within either of these areas. The City also addressed geologic, seismic, and liquefaction hazards by not identifying sites within the Coastal Bluff Overlay zone, where the majority of these hazards are present. Lastly, the City did not identify sites within the Floodplain Overlay zone.

The City has made diligent efforts to identify sites that are not impacted by known environmental constraints based on available data. The majority of the identified housing sites are in infill areas which are either currently developed or previously disturbed, which generally limits the environmental factors present on site. Further analysis of environmental factors is included within the environmental clearance document for the housing element.

Geologic and Seismic Hazards
Southern California is considered as one of the most seismically active regions in the United States because the faulting is dominated by the compression regime associated with the “big bend” of the San Andreas Fault Zone. The San Diego region is transected by several sub-parallel, pervasive fault zones, as well as smaller faults. Historically, earthquakes less than magnitude 4 have been common to the San Diego region.

4. 1.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-42 Solana Beach is located on the western edge of the Peninsular Range geologic province. The Peninsular Range province is a physiographic feature which includes the Laguna Mountains, the Agua Tibia Mountains, the Santa Rosa Mountains, the San Jacinto Mountains, and the Santa Ana Mountains. The formation of this province’s mountain ranges and other features is due to the relative movement of the Pacific and North American continental plates along the San Andreas fault system. The province is located immediately west of the San Andreas fault and is affected by a number of other faults.

Therefore, Solana Beach, like much of southern California, is located in a region of high seismic activity. An offshore extension of the Rose Canyon fault lies approximately two miles to the west of Solana Beach and is considered to be potentially active. Events are much less likely to occur on potentially active faults as compared to active faults.

However, given the close proximity of the Rose Canyon fault to Solana Beach, a strong earthquake on this fault could produce severe ground shaking in the city. In addition, recent offshore seismic activity has demonstrated that small magnitude earthquakes (less than 4.5 magnitude) can be generated on offshore faults, located approximately five miles offshore, and known as the South Coast Offshore Zone of Deformation. Below is an analysis of geologist and seismic constraints to development in Solana Beach per the City’s Safety Element and Climate Action Plan.

Geologic and Seismic Constraints to Development
The suitability of land for development is influenced strongly by the presence of certain geologic and seismic hazards.

These hazards range from the direct and indirect effects associated with earthquakes to problems associated with slope stability and soil conditions that are not conducive to development.

Seismic Shaking
The energy released by movement along a fault travels through the earth’s crust as shock waves which cause the ground motion associated with earthquakes. The severity of ground motion at any given location is related to the total amount of energy released, the distance from the earthquake’s origin, and the character of surface and subsurface geologic conditions.

Virtually all of Solana Beach consists of well-consolidated geologic materials rather than poorly consolidated soils such as alluvial deposits. Nevertheless, it should be noted that ground shaking in hillside areas could induce the slumping of geologic structures or landslides in areas of slope instability. According to the California Division of Mines and Geology, Solana Beach is within an area where the intensity of maximum expectable earthquakes would likely be moderate.

Liquefication
Liquefaction is the substantial loss of strength of poorly consolidated and saturated soils due to the effects of seismic shaking. The passage of seismic waves through such soils can cause soil particles to be suspended temporarily in water, creating conditions very similar to quicksand. The resultant loss of strength can cause significant damage to structures as they settle, tilt, or collapse.

The potential for liquefaction in a given area is dependent upon soil characteristics, groundwater conditions, and the intensity of seismic shaking. In the Solana Beach area, the potential for liquefaction is greatest in the area located generally between Stevens Avenue and Valley Avenue, and in the area north of Via de la Valle between Del Mar Downs and Stevens Avenue. These are the only areas in the City which are underlain by poorly consolidated alluvium and slope wash which could liquefy during an earthquake depending upon groundwater conditions.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-43 Seiches
Seiches are the oscillation of water in bodies of water sometimes caused by earthquakes. A common example is the “sloshing” of water in a swimming pool during an earthquake. Seiches are potentially hazardous when the wave action created in lakes or bays is strong enough to threaten human beings and structures nearby the body of water. The only area near Solana Beach where this is a potential concern is San Elijo Lagoon. However, this is a very minor concern since urban development in the City is not in close enough proximity to the lagoon to be exposed to seiches.

Landslides
Landslides are the downslope movement of geologic materials. Typically, such movement occurs as block glide or as a slump. In addition to landslides, other slope stability problems found in hillside areas must be considered in planning future land uses. These problems include soil creep, earthflows, and mudflows.  Soil creep is the slow downslope movement of individual soil particles at varying rates.  Earthflows involve the downslope movement of soils that have been saturated and form a viscous flow of material.
 Mudflows involve the rapid downslope flow of mud and debris.

In Solana Beach, the principal area of concern regarding slope stability is along the City’s coastal bluffs.

Bluff/Slope Stability
Slope stability is a significant concern along Solana Beach’s entire coastal bluff area. The steep bluffs have experienced losses resulting from the combined effect of natural and man-made activities. Urban development on the blufftops has placed increased loads upon the geologic structure of the area. All coastal blufftop areas are of concern to the City.

The City has recognized the challenges that come with managing the actively eroding shoreline. Multiple factors, such as wave action, winter storms, sea-level rise, and the lack of sand replenishment contribute to an unstable geologic environment. Seacliff erosion poses a threat to the public recreational use of the beach and to the homes located at the top of the bluffs. Shoreline protective devices along the coast include seawalls, revetments, shotcrete walls/cave infills, notch and dripline infills, and mid- and upper-bluff retention systems Although future development constructed under the Housing Element may involve the construction of new residential structures in a seismically active area, the potential hazards would be less than significant because of the existing regulatory framework related to seismic safety. Additionally, development standards, updated building codes, and design requirements are in place in Solana Beach to mitigate potential hazards from natural disasters as well as developments.

Flooding
Flooding problems in Solana Beach have historically involved coastal flooding and San Dieguito River flooding in the area of Stevens Avenue and Valley Avenue. With respect to coastal flooding, the occurrence of storm events in combination with high astronomical tides and strong winds can cause a significant wave runup and allow storm waves to attack higher than normal elevations along the coastline. When this occurs, shoreline erosion and coastal flooding frequently result in damage to inadequately protected structures and facilities located along low-lying portions of the shoreline.

2. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-44 Floodplains are relatively flat land areas subject to periodic inundation by nearby drainage courses. These areas have historically attracted human settlement by virtue of their flat terrain, proximity to water, and soil characteristics that are often very fertile. Flooding represents a hazard only after human settlement on the floodplain exposes people and property to risks associated with the inevitable flood flows. Flood hazard areas in the Solana Beach area have been mapped through the National Flood Insurance Program administered by the U.S. Department of Housing and Urban Development (HUD) and the Federal Emergency Management Agency (FEMA). According to the City’s Climate action Plan, a total of 9,300 people are vulnerable to a 100-year flood along the San Diego coast.

The relationship between land use and flood hazards has two key aspects. First, the potential for flooding is a major constraint to land development in that the hazards posed by flooding severely restrict the types of land uses within the floodplain. Second, urban land use development could result in adverse effects on downstream areas by increasing the potential for flooding. Urban development can result in adverse effects upon downstream areas involving increased flooding and/or erosion and sedimentation problems. Through the development of buildings, roads, sidewalks, and accompanying infrastructure, the amount of impermeable surfaces increases reducing the amount of land area capable of absorbing precipitation. Consequently, stormwater runoff conveyed to the San Dieguito River and the San Elijo Lagoon will increase in both volume of flow and flow velocity. While the effect of individual projects themselves may be relatively minor, the cumulative effect of increased impermeable surfaces and storm drain construction throughout upstream portions of Solana Beach could result in greater frequency and magnitude of flooding in downstream areas. However, given the extent of existing urbanization in Solana Beach, additional effects upon downstream areas are expected to be very minor.

However, the City recognizes the potential hazards which accompany flooding and has developed the following measures to prepare:
 As data and coastal science progress, conduct sea-level rise studies in addition to the study prepared as a part of the U.S. Army Corps of Engineers (USACE) Solana Beach & City of Encinitas Coastal Storm Damage Reduction Project to better understand the risks and cost/benefits of development within flooding hazard zones and potential long-term mitigation recommendations;  Protect existing, and construct new buffers to protect the coastline from flooding;  Implement and expand upon the short- and long-term sediment management programs identified in the Solana Beach & City of Encinitas Coastal Storm Damage Reduction Project to preserve shorelines through beach replenishment and nourishment to address impacts of sea-level rise on shorelines;  Incorporate sea-level rise effects into capital improvement plans;  Install “green infrastructure,” using vegetation and soils to restore natural processes required to manage stormwater, around buildings and other parcel areas;
 Expand upon living shoreline-related projects similar to the Southern California Reef Technology Project to create shoreline habitat, enhance recreation, and improve sand retention; and  Encourage the use of native landscaping with deep roots that can provide a sponge-effect by absorbing urban runoff.
 Join with other coastal cities in the region to share information and collaborate on adaptation measures.

Using the measures listed above, in addition to the requirements and standards outlined in the Floodplain Overlay Zone, it can be deduced that the impacts of potential flooding in Solana Beach will not pose a serious threat or constraint to the development and maintenance of safe and affordable housing within the City.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-45 E. Housing Resources
Residential Sites Inventory
Appendix B of the Housing Element includes the required site analysis tables and site information for the vacant and non-vacant properties to meet the City’s RHNA need through the 2021-2029 planning period. The following discussions summarize the City’s site inventory and discuss the City’s past experience in redeveloping non-vacant sites and sites within non-residential zones.

Above Moderate and Moderate Income Sites
For the 2021-2029 planning period, the City’s RHNA allocation is 160 for moderate income site and 240 for above moderate-income sites. The City anticipates growth to meet the moderate and above moderate income need to come in existing residentially and commercially zoned areas (that presently permit residential development as a primary use) through the development of new units and through the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
84 moderate income and above moderate-income units can be accommodated on residentially zoned sites. The City has also identified commercially zoned sites within the City that permit residential as a primary use with the capacity to accommodate 182 above moderate-income units. The City contains the required descriptive information for these sites within Appendix B.

An additional 128 units can be accommodated through the development of ADUs/JADUs throughout the community.

This is based on the methodology described within this section and incorporates guidance from HCD’s Housing Element Site Inventory Guidebook.

Analysis Of The City’s Existing Capacity And Zoning
The Housing Element must demonstrate the City’s ability to accommodate the RHNA either through production or the availability of properly zoned land that can accommodate additional growth. The City of Solana Beach is able to accommodate all of its moderate and above moderate income RHNA need through available land with existing zoning classifications that permit residential as a primary use, as well as through the anticipated development of accessory dwelling units. Appendix B in this document contains a list and description of the sites designated to meet the City’s moderate and above-moderate need. Table 3-13 below summarizes the capacity of the sites by current zoning classification which can accommodate 44 moderate income and 40 above moderate-income dwelling units. In conjunction with ADU development, these amounts exceed the City’s 2021-2029 RHNA allocation as shown in Table 3-17.

1. 2.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-46 Table 3-13: Residential Capacity for Moderate and Above Moderate-Income Sites Max Density
(DU/AC)
Realistic
Density (Used
for Potential
Yield
Calculations)
Number of
Parcels Acreage Potential Units
Above Moderate-Income Sites
LRc 3 3 9 10.03 20
C 20 20 6 11.84 182
Subtotal 15 21.87 202
Moderate Income Sites
MRd 7 5 3 2.05 9
MHRd 12 8 7 3.37 23
Subtotal 10 5.42 32
Total 25 27.29 234
Reasonable Capacity Assumptions
This section describes the methodology developed to determine the site capacity for the moderate and above moderate-income sites. Reasonable capacity for sites identified to meet the City’s above moderate need was calculated based on a number of factors, including site size, existing zoning requirements, and the maximum density achievable for projects within the LRc, LRd, LMRc, and LMRd zones. Reasonable capacity for sites identified to meet the City’s moderate need was calculated based on the same methodology described above, however the methodology assumed development of sites at the minimum density achievable for projects within the MRd and MHRd zones.

Potential constraints, to the extent they are known, such as environmentally sensitive areas and steep slopes were considered and deductions made where those factors decreased the net buildable area of a parcel. Additionally, existing units non-vacant parcels were analyzed to determine the number of existing units currently on the parcel.

Replacement of existing units was included as a factor to prevent no net loss of existing housing stock.

Sites Suitable for Lower Income Housing
The City of Solana Beach has a RHNA need of 316 very-low income units and 159 low-income units. The City of Solana Beach does not have a large amount of untouched, undeveloped land available for future development. As such, Solana Beach is reliant on infill development on non-vacant sites to meet its RHNA. The City does is not able to accommodate 50 percent of the RHNA on vacant sites. The City is able to take credit for 32 low-income units, reducing that low-income need to 127 units. The City has identified residentially and commercially zoned parcels that can accommodate 480 dwelling units. The City also anticipates the development of 15 affordable ADUs based on the methodology described in this section. This is in excess of the City’s 443 low and very-low RHNA need by 62 units, or an additional 16 percent.

The very low and low-income sites inventory within Appendix B describes each of these sites, with information provided per the HCD required data tables. Dwelling unit yield for each of the parcels within this inventory were analyzed to determine a net parcel size based on the City’s established definition of net acreage and known physical and environmental constraints. Due to the nature of infill development opportunities, parcels with non-residentially zoned areas were analyzed differently as described in the following section.

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-47 As identified in Appendix B, the City is able to accommodate their lower income RHNA need, including a buffer, on sites currently zoned to permit residential as a primary use. Non-vacant sites designated to meet the very-low and low-income RHNA need that have been identified in a previous housing and vacant sites designated to meet the verylow and low-income RHNA need that have been identified in two previous housing elements will also allow ‘by-right’ approval for any project with 20 percent low-income housing that does not involve a subdivision per State law. This is described in Program 1F within the Housing Plan.

Development Of Non-Residentially Zoned Sites For Affordable Housing In order to meet the City’s very low- and low-income RHNA need, the City has identified parcels currently located on non-residentially zoned parcels that permit residential uses as a primary use. The City’s existing zoning allows for the development of housing in a mixed-use setting at 20 dwelling units per acre in the General Commercial (C) and Special Commercial (SC) zones. In the past 20 years of development history, the City has seen numerous projects developed within these zones (see Table 3-18 for recent development examples) and has not had a 100 percent commercial development project constructed. This trend supports the City’s assumption of residential develop at an 80 percent development factor to account for non-residential uses, as discussed in this section.

Per the City of Solana Beach Municipal Code, “Residential dwellings shall be permitted only on the upper floors, basement, and rear 50 percent of the ground floor. Alternatively, residential dwellings may be permitted on any portion of the building (or buildings) pursuant to a Development Review Permit; provided, that total residential development does not exceed 50 percent of gross allowable floor area. Residential units must be a minimum of 650 square feet in size, however “efficiency units” are permitted in these zones pursuant to a Development Review Permit.

These units may range in size between 220 and 650 square feet. The reduced unit size may result in the development of more affordable units.

It is anticipated that while all sites identified with the City’s sites analysis have the potential to develop at 20 dwelling units per acre at the full net acreage, some sites located within non-residentially zoned areas may develop with commercial uses. To account for this, the City has reviewed past residential development within these areas and determined that an 80 percent factor is appropriate to realistically gauge the residential development potential on the identified sites. This factor is an adjustment to the potential dwelling unit yield to account for the potential development of commercial uses in a mixed-use setting and was derived from the analysis in Table 3-18. As shown in Table 3-18 the City has a past history of developing residential uses within the general commercial and special commercial zones at approximately 80 percent of the maximum capacity.

Pursuant to HCD’s Building Blocks, there are a number of additional methods available to the City to analyze the likelihood of future development within these areas. These methods include:
 Discussion of residential development trends (regionally or locally) in nonresidential zones.  Description of any existing or planned policies, programs, or local guidance or efforts promoting residential development in nonresidential zones.
 Description of any existing, or planned, mixed-use or overlay zoning, performance standards, or incentives for promoting residential development in nonresidential zones.  Demonstrate a surplus of non-residentially zoned sites relative to the regional housing need.

The following sections describe local and regional development trends promoting mixed-use development within established commercial corridors as well as Solana Beach’s existing or planned policies, programs, zoning amendments, and incentives for promoting residential development in nonresidential zones.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-48

EXISTING OR PLANNED POLICIES AND PROGRAMS
The City of Solana Beach currently allows residential development within three of its commercial zones. Two of these zones, General Commercial (C) and Special Commercial (SC) allow for development at 20 dwelling units per acre, a density which HCD deems appropriate for the development of low-income housing within a jurisdiction of Solana Beach’s size.

In addition to existing zoning, the Highway 101 Corridor Specific Plan (amended July 2006) promotes the development of mixed-use residential and commercial uses along Highway 101 at a range of densities. The Specific Plan states that mixed-use development provides the opportunity to work toward the attainment of Housing Element objectives as well as provide an opportunity to enhance the pedestrian character of the Plaza and Transit Districts by introducing a residential component into the core of the Specific Plan area.

Regional Housing Needs Allocation
Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City. The State Department of Housing and Community Development (HCD) supplies a regional housing goal number to the San Diego Association of Governments (SANDAG). SANDAG is then mandated to allocate the housing goal to city and county jurisdictions in the region through a RHNA Plan. In allocating the region’s future housing needs to jurisdictions, SANDAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
 Market demand for housing;
 Employment opportunities;
 Availability of suitable sites and public facilities;  Commuting patterns;
 Type and tenure of housing;
 Loss of units in assisted housing developments;
 Over-concentration of lower income households; and • Geological and topographical constraints.

HCD, through a determination process, allocates units to each region across California. It is then up to each region to determine a methodology and process for allocating units to each jurisdiction within that region. SANDAG adopted its Regional Housing Needs Allocation (RHNA Plan) in July 2018. This RHNA covers an 8-year planning period (starting in 2021) and addresses housing issues that are related to future growth in the region. The RHNA allocates to each city and county a “fair share” of the region’s projected housing needs by household income group. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the San Diego region, so that every community provides an opportunity for a mix of housing for all economic segments.

Solana Beach’s share of the SANDAG regional growth allocation is 875 new units for the current planning period (2021- 2029). Table 3-14, Housing Needs for 2021-2029, indicates the City’s RHNA need for the stated planning period.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-49 Table 3-14: Housing Needs for 2021-2029
Income Category (% of County AMI) Number of Units Percent Extremely Low (30% or less) 1 158
Very Low (31 to 50%) 316 36.1%
Low (51 to 80%) 159 18.2%
Moderate (81% to 120%) 160 18.3%
Above Moderate (Over 120%) 240 27.4%
Total 875 100.0%
Note 1: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low income households (0-30% AMI). In estimating the number of extremely low income households, a jurisdiction can use 50% of the very low income allocation or apportion the very low income figure based on Census data. This number is not additive to the total allocation.

Source: Final Regional Housing Needs Allocation, SANDAG, 2019.

Credits Toward The 2021-2029 RHNA
The current 5th Housing Element cycle covers the reporting period from January 1, 2013, to December 31, 2020. The projection period for 6th cycle Housing Elements, which is the period in which cities within the SANDAG region are permitted to begin attributing development of housing units towards meeting their RHNA need, begins on June 30, 2020. The City is permitted by State law to count any units developed within the projection period prior to adoption of the 2021-2029 housing element towards meeting their RHNA need for the 6th Cycle.

Since June 30, 2020, the City has approved entitlements for 103 total units. Table 3-15 shows a summary of these units.

Table 3-15: Approved Entitlements Counted as Credit Towards 2021-2029 RHNA Affordability Level
Description Permit
Issued
Very
Low Low Moderate Above Moderate Total
Solana Highlands Multi-family Feb-23 32 30 62
Solana 101 Multi-family 12/20/2021 25 25
895 Genevieve – ADU Garage
Conversion 4/7/2021 1 1
516 Ford Avenue – New Singlefamily 1/12/2021 1 1
521 S Rios Avenue – New Singlefamily and ADU 9/23/2021 1 1 2 984 Avocado Place – New Singlefamily and ADU 4/2/2020 1 1 2 986 Avocado Place – New Singlefamily 10/19/2021 1 1
431 Marview Lane – New Singlefamily 8/17/2020 1 1
970 Avocado Place – New Singlefamily 11/5/2020 1 1
752 Sonrisa Street – ADU Garage
Conversion 1/20/2021 1 1
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-50 Table 3-15: Approved Entitlements Counted as Credit Towards 2021-2029 RHNA Affordability Level
Description Permit
Issued
Very
Low Low Moderate Above Moderate Total
166 S Nardo Avenue – New ADU 7/30/2020 1 1
200 Marine View Avenue – ADU
Guest House Conversion 9/29/2020 1 1
739 N Rios Avenue – New ADU 7/7/2020 1 1
336 S Nardo Avenue – New ADU 9/29/2020 1 1
564 N Rios Avenue – New ADU 10/1/2020 1 1
1103 Santa Rufina Court – ADU
Garage Conversion 11/12/2020 1 1
241 S Granados 12/22/2020 1 1
248 N Sierra 11/18/2020 1 1
840 Avocado 9/23/2021 1 1
318 S Nardo 10/25/2021 1 1
262 Barbara 8/24/2021 1 1
529 N Granados 10/19/2021 1 1
218 S Granados 2/24/2021 1 1
645 N Rios 3/16/2021 1 1
617 Barbara 6/1/2021 1 1
934 Avocado Pl 4/14/2021 1 1
143 N. Granados 2/17/2021 1 1
127-129 N Granados 9/14/2021 4 4
603 Seabright Ln 1/6/2021 1 1
1103 Santa Rufina 11/12/2020 1 1
418 Seabright Ln 10/21/2021 2 2
331 S Granados 12/13/2021 1 1
630 W Circle Dr 6/3/2021 1 1
1512 Uno Verde Ct 9/22/2021 1 1
338 Punta Baja 7/29/2021 1 1
508 S Nardo Ave 7/13/2021 1 1
460 Palmitas St 11/19/2021 1 1
521 Canyon Dr 8/8/2022 1 1
542 S Granados 2/9/2022 1 1
842 Vera St 5/6/2022 1 1 2
537 N Granados 3/14/2022 1 1
721 Castro 12/7/2022 1 1
119 S Rios Ave 10/5/2022 1 1
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-51 Table 3-15: Approved Entitlements Counted as Credit Towards 2021-2029 RHNA Affordability Level
Description Permit
Issued
Very
Low Low Moderate Above Moderate Total
545 San Mario Dr 5/10/2022 1 1
1402 Highland Dr 10/12/2022 1 1
441 Dell Ct 10/13/2022 1 1
465 Rosa St 5/29/2022 1 1
607 N Cedros 7/1/2022 1 1
601 N Cedros 12/21/2022
(Pending) 1 1 2
1221 Via Mil Cumbres 5/20/2022
(Pending) 1 1
742 Ida Ave 2/9/2022
(Pending) 1 1
0 Ida Ave 9/27/2022
(Pending 8 8
Total 0 32 41 79 152
The Solana Highlands Multi-family project, which includes 32 units available at the low-income level, includes and Affordable Housing Agreement which was approved by the Solana Beach City Council in 2018. That agreement ensures these units are deed-restricted at the low-income level beyond the duration of the planning period.

Adequacy Of Sites For RHNA
Solana Beach has identified sites with a capacity to accommodate 531 lower income dwelling units, which is in excess of its 475-unit lower income housing need. Sites designated are on parcels that permit residential development as a primary use up to 20 dwelling units per acre.

Due to the nature of parcels within the general commercial and special commercial zones, some sites may be smaller in nature. Sites that are smaller than 0.5 acres are shown in the table below and were analyzed to determine their viability to redevelop for residential uses within the planning period. That analysis is described further in Appendix C and summarized here. Table 3-16 shows the sites identified to meet the City of Solana Beach’s lower income RHNA need that are smaller than 0.5 acres and the analysis findings that support their likelihood to redevelop. Additional sites are identified as likely to be consolidated within the City’s Sites Analysis, as shown in Appendix C. Those sites are not listed here as they are individually over the 0.5 acres and may likely develop individually as well.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-52 Table 3-16: Adequacy of Small Sites to Meet RHNA
APN Address Parcel
Size
Consolidated Site
(Shown in HCD
Site Inventory
Template
Analysis Findings/Description
2982118100 S Sierra Avenue 0.33 A
This parcel is currently a city-owned
parking lot with no existing structures.

The Sites Analysis shows this parcel as
consolidated with 511 S Highway 101 (APN
2982114000), a fit athletic club for which
it currently serves as overflow parking.

These parcels are directly adjacent, share
an ingress/egress point and the parking is
not used for any other adjacent use. As
the parcel is City-owned, the City has
added control over the future use of this
parcel and is interested in developing it for
residential uses as indicated in the
Housing Element.
2980103200 201 S Highway 101 0.35 C
This parcel as well as the parcel directly
adjacent to it (APN 2980103100) are both
vacant parcels within the City’s downtown
core. Both parcels have a common
ownership under the Kornberg Family
Trust and have no existing structures or
developed sections. The properties are in
close proximity to a number of multifamily developments which have developed on parcels within similar size,
shape, and location.
2980103100 204 S Sierra Avenue 0.43 C
See above description. Parcels are
anticipated to be developed together and
have been identified as consolidated sites
in the City’s Sites Inventory.

The City of Solana Beach has a total 2021-2029 RHNA allocation of 875 units. As demonstrated previously, the City is able to take credit for 89 units currently within the projection period, lowering the total RHNA obligation to 772 units as show in Table 3-17. The Housing Element update lists sites, including accessory dwelling units, that can accommodate approximately 884 additional units, in excess of the required 772 units. As described in this section, the City believes that due recent State legislation and local efforts to promote accessory dwelling unit production, the City can realistically anticipate the development of 128 ADUs within the 8-year planning period. Overall, the City has adequate capacity to accommodate its 2021-2029 RHNA with a 15 percent buffer in excess of the City’s lower income RHNA need.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-53 Table 3-17: Summary of RHNA Status and Sites Inventory

Extremely
Low/
Very Low
Income
Low Income Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA 316 159 160 240 875
RHNA Credit (Units Built) -- 32 41 79 152
Total RHNA Obligations 316 127 119 161 723
Sites Available
Existing Residentially Zoned
Properties 10 32 20 62
Existing Commercially Zoned
Properties 480 -- 182 662
Total Potential Capacity Based on
Existing GP and Zoning 490 32 202 724
Accessory Dwelling Unit
Production 15 113 -- 128
Total Sites Available 505 145 202 852
Sites Surplus 62 26 41 129
Development of Non-Vacant Sites and Converting to Residential Uses The City has designated non-vacant sites, both residentially and non-residentially zoned, to meet their 6th Cycle RHNA need. The Housing Element considers only parcels that are residentially zoned currently to meet their moderate and above moderate RHNA need. Parcels designated to meet the two remaining categories (very low and low-income) are on both residentially and non-residentially zoned parcels. The majority of these parcels have existing single-family residential uses on the parcel but have lot sizes and development standards that provide the opportunity for these parcels to subdivide and accommodate additional units while still meeting all of the applicable development standards for that zone.

State law requires that the City analyze:
 The extent to which existing uses may constitute an impediment to the future residential development within the planning period,
 The city’s past experience with converting existing uses to higher density residential uses,  Current market demand for the existing use,
 Analysis of leases that would prevent redevelopment of the site,  Development trends,
 Market conditions, and
 Regulatory or incentives to encourage redevelopment.

Past Experience Developing Non-Vacant Sites for Residential Uses The following approved projects illustrate the viability of developing non-vacant, non-residentially zoned sites within Solana Beach. These projects are all zoned either General Commercial (C) or Special Commercial (SC). These zones permit residential development at up to 20 dwelling units per acre. The projects below were developed with a mixture of uses and the square footage of non-residential uses has been provided where available. In all instances, development did not occur at the maximum density due to the presence of other uses, but development was at or near the lowered capacity factor that the City assumed in the sites analysis process. Additionally, it was found that all

4. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-54 projects could have achieved the maximum allowable density with the application of current development standards, but instead chose to include non-residential uses.

Table 3-18: Example Development of Non-Vacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning Use Prior to Redevelopment Project Analysis 636 Valley Avenue/
2981333900
3 C
Small single-family
residence on a
large lot, mostly
undeveloped lot.

Project developed 3 residential units and a
small commercial component. At 20 du/ac,
the project could accommodate 4 dwelling
units but opted to only do 3 to incorporate
the commercial component. This justifies
the City’s adjustment factor shown in Table
B-4 in Appendix B. Similar to the inventory,
this project developed at 3 new units to 1
existing unit (3:1) ratio, with two new
additional units. This project completely
removed the existing structures and
redeveloped the site to include the uses
listed above.
625 Valley Avenue/
2981310800
2 C
Commercial dentist
offices on a large
lot.

Project redeveloped the lot to keep the
dentistry office uses and add two residential
units at the rear part of the parcel. The
parcel. This project had the potential to
include additional residential but chose to
keep over half of the lot for dentist offices
and related parking. Similar to the inventory,
this project created two additional
residential units on a site that previously had
none. This project completely removed the
existing structures and redeveloped the site
to include the uses listed above.
330 S. Cedros
Avenue/
2980761300
8 SC
Commercial
nursery with
outdoors
sales/display areas
and a small
commercial store
structure.

Project developed 8 residential units in
addition to ground floor commercial space
along Cedros Avenue and additional creative
office space for lease within the two story
structure. This development could have met
the maximum number of residential units
but chose to include additional
commercial/office space. This project
created 8 residential units on a site that
previously had none and was a complete
redevelopment of an existing commercial
site, removing existing structures, to develop
the uses described above.
343 S. Highway 101/
2980521400
25 C
Five adjacent
parcels consisting
of a commercial car
repair/autobody
This 1.95 acre project site consists of 5
parcels in the General Commercial (C) zone
that were directly adjacent and consolidated
to develop this mixed-use project. The
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-55 Table 3-18: Example Development of Non-Vacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning Use Prior to Redevelopment Project Analysis shop, vacant
mobile home park,
vacant residence,
and homes
converted to office
uses.
project consists of approximately 52,000
square feet of commercial office, restaurant
and dining, and retail space in addition to 25
multi-family residential units. This
development could have met the maximum
number of residential units permitted within
the current zoning but chose to include
additional commercial/office space. This
project completely removed the existing
structures and redeveloped the site to
include the uses listed above.

Existing Uses on Candidate Sites
Table B-4 shows the existing uses on each of the candidate sites identified to meet Solana Beach’s low and very-low income RHNA need. These sites are largely commercial in nature currently though a broad level analysis shows that a number of the existing retail, restaurant, and gym facilities are either temporarily or permanently closed, likely due to recent economic conditions relating to the impacts of COVID-19. Where known, this has been indicated within the individual parcel analysis. A December 2020 publication in SanDiegoVille listed 115 San Diego restaurants and bars alone that closed in 2020, approximately 15 of which were in Solana Beach and the surrounding coastal cities of Del Mar, Encinitas, and Carlsbad.

Three of the four development examples in Table 3-18 above were existing commercial uses and all were on parcels zoned commercially. These recent examples demonstrate an uptick in residential development where previously commercial uses existed in Solana Beach.

The City is continuing to outreach to property owners of the identified candidate sites and the development community to collect letters of interest in residential development. Letters received are included within Appendix A.

Lease Analysis
Existing lease agreements on infill and non-vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non-vacant sites, however the City does not have access to private party lease agreements or other contractual agreements amongst private parties. As part of the sites analysis for very low and low-income sites, the City conducted discussions with those property owners who came forward as interested in developing their properties for affordable housing through the planning period.

Regulatory Incentives
Many development projects in infill areas like the Solana Beach commercial corridor utilize density bonus provisions to construct affordable units. The City understands that existing land use policy may not necessarily contribute to the development of housing. Therefore, regulatory incentives can be helpful in bringing housing units to the market.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-56 The Housing Element looks at the ability to sub-divide existing residential parcels into multiple lots as one method to meet the RHNA need. Creating lots by subdividing one lot from another creates the regulatory structure land resources for additional housing development activity.

The City has created programs expressly written to address the potential development of additional regulatory incentives to incentivize the creation of affordable housing.

Current Market Demand for Existing Uses
Social and demographic trends within Solana Beach and the San Diego region as a whole have changed since the adoption of the 5th cycle Housing Element. With those changes come changes in the types of housing needed to serve the existing and future populations. According to draft population forecasts developed by SANDAG (Series 13), the region’s population will rise to 4,068,759 million in 2050, from 3,095,313 million in 2010 (31 percemt increase).

Current SANDAG modeling anticipates that Senior Citizens (ages 65+) will drastically outpace other age demographic categories. An increasing elderly population presents cities within the San Diego region with a range of potential scenarios in regard to how to adequately house and accommodate for a large portion of the population with potentially limited mobility increased community care needs. These age demographics also typically have fixed or decreasing incomes and may look for senior care facilities or easily walkable communities that decrease dependence on automobiles. During outreach workshops across the region, many senior citizens express the desire to age in place and stay within the communities they have invested in and are comfortable with. This often requires moving to smaller units or other types of senior communities where services and help are readily available.

Another subsect of the population to consider is Generation Y, often referred to as millennials. As millennials enter into their late 20s to mid-30s, many show the desire to purchase housing in some form. A 2014 ULI study stated that “fully 70 percent of Gen Yers expect to be homeowners by 2020, despite the fact that only 26 own today (2014)”. (ULI, Gen Y and Housing, 2014). The study goes on to show that 35 percent of respondents lived in other city neighborhoods (neighborhoods outside of main downtown areas) and 28 percent lived in suburbs, while only 13 percent lived within or near downtown areas. This indicates an increasing desire for millennials to live in outlying city neighborhoods or suburbs where housing is still relatively cheaper and there is more opportunity to have larger lots and more space. Solana Beach is largely classified as a suburban community situated between the major downtown areas of San Diego and Los Angeles. If trends continue, millennials will continue to seek out opportunities to live in communities like Solana Beach, though the current high cost of housing and land values may deter some to less expensive areas.

Development Trends
As a coastal community with high land values and limited land resources, Solana Beach has developed into a mostly built-out community with little available developable land. This trend is seen in many of the neighboring North San Diego County cities like Encinitas and Del Mar. Solana Beach’s comparatively small size in terms of physical land further constrains the ability to rely on undeveloped or underutilized parcels to meet their RHNA need.

State, regional, and local policy direction promoting the development of housing at all levels to meet existing housing shortages, especially for low-income families, has further driven up the demand for housing. The redevelopment of existing non-vacant land, both in residential and non-residential zones, for multi-family rental and for sale housing provides a realistic opportunity to create affordable housing using the resources available within communities such as Solana Beach. As a result, much of Solana Beach’s future growth will be on infill opportunities within the City. To facilitate this, the City has two commercial zones (General Commercial and Special Commercial) which allow City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-57 residential development up to 20 dwelling units per acre. This increases the developable area within the City where residential development can occur and promotes development at densities which may support affordable housing.

Many of the proposed sites within the housing element sites inventory involve the redevelopment and revitalization of non-vacant parcels. This development is anticipated to occur in existing commercial corridors where commercial uses may be both supplemented or replaced by needed housing units as traditional retail uses shift to focuses of smaller physical footprints and a larger online presence. This follows a statewide shift in development trends towards infill properties and creating walkable hubs that rely on alternative methods of transportation such as walking, biking, and mass transit. The following recently constructed projects are regional examples within San Diego of infill projects with a residential component:
 Solana 101 (Solana Beach, CA) – Mixed-use project containing approximately 45,500 square feet of office space, 10,500 square feet of restaurant uses, 4,100 square feet of retail space, and 25 one- and twobedroom apartments. Building permits are currently in the process of being issued.  801 Pearl St. (La Jolla, CA) – Two-story mixed-use project on 0.48 acres with 26 residential units (2 affordable), and two retail units on the ground floor. Building permits are currently in the process of being issued.  The Point @ Ingraham (San Diego, CA) – 21-unit property with 2,300 square feet of commercial space on the ground floor. Residential units range from 400 – 900 square feet. Completed in 2014.  The Lofts at Moonlight Beach (Encinitas, CA) – 18 residential units above 15 retail spaces which range in size from 550 sf to 1,200 sf. The project is a mixture of two- and three stories along Highway 101 in Encinitas.

Completed in 2008.

These projects are a small sample size of mixed-use projects completed in the San Diego region, many of which are along Highway 101 in various cities. City’s like Solana Beach are uniquely positioned to foster infill development by permitting residential uses within their main commercial zones.

Development on non-vacant parcels was analyzed to determine a reasonable development capacity based on known constraints and historic development patterns within each of the different zones. Development is anticipated to occur in the General Commercial (C) and Special Commercial (SC) zones. Table B-4 in Appendix B contains a detailed description of each existing use. Many of the existing uses were found to be similar with recent redevelopment examples in Solana Beach (shown in Table 3-18) as well as the regional development trend analysis in this section.

Appendix A also includes outreach to property owners and letters of owner support/developer interest for specific parcels identified in the Housing Element.

Accessory Dwelling Unit Production
One of the proposed methods for meeting the City’s RHNA at all income levels is through the production of accessory dwelling units (ADUs). A number of State Assembly and Senate Bills were passed in 2018 and 2019 that promote development of ADUs and remove barriers that may inhibit their development within communities. The following is a summary of those bills:
 AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800 square foot from being developed on a lot
o Remove the need for replacement parking when converting an existing garage to an ADU o Limit local discretion in establishing min and max unit size requirements City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-58 o Mandate a 60 day review period for ADU applications through a non-discretionary process  SB 13
o Prohibit owner-occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
 AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs These bills, as well as other significant legislation relating to ADUs creates a development environment that is likely to increase the number of ADUs developed within Solana Beach over the 2021-2029 planning period. Solana Beach, with a large proportion of single-family residential properties (many on larger lots), is well-oriented for the development of ADUs.

As a result of this legislation and an increased effort by the City to promote ADUs, the City saw an increase in approvals in 2020. The City had 12 ADUs approved for development between January 1, 2020, and December 31, 2020, 2 of which are affordable. HCD guidance states that ADUs may be calculated based on the City’s production since January 1, 2018. In 2018 and 2019, the City of Solana Beach approved 6 and 10 ADUs respectively. The City of Solana Beach has determined based on past performance and HCDs approved methodology that it is appropriate to anticipate the development of 16 accessory dwelling units per year from 2021 to 2029 for a total of 128 ADUs.

Additionally, the City received 24 applications for ADUs in 2020. The City is still processing some of these applications, which will likely receive permits early in 2021. In accordance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory dwelling Units (JADUs) are permitted only in single dwelling unit zones.

Through the Housing Element, Solana Beach commits to creating an ADU tracking program and performing a midcycle assessment of their ADU development performance. As stated in HCD guidance, the City may use other justifiable analysis to calculate anticipated ADU performance.

As part of the sites analysis found within Appendix B, the City has accounted for future ADU and JADU production using the City’s 2018, 2019, and 2020 performance to date. This City anticipates ADU development of 128 ADUs over the next 8 years, 15 of which are anticipated to be affordable. The ADUs not designated to meet the City’s lower income RHNA need are anticipated to be affordable at the moderate-income levels.

F. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources, the City may have access to the following finding sources.

Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units. Section 8 participants are able to choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities.

The County of San Diego administers Section 8 Housing Choice vouchers within the City of Solana Beach. The County

1. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-59 makes the determination for the number of vouchers available within Solana Beach based on available funding from year to year. This is not determined by the City of Solana Beach.

Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low- and moderate-income persons (up to 80 percent AMI).

CDBG funds can be used for a wide array of activities, including:
 Housing rehabilitation;
 Lead-based paint screening and abatement;
 Acquisition of buildings and land;
 Construction or rehabilitation of public facilities and infrastructure, and:
 Public services for low income households and those with special needs.

HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low income households.

Infrastructure and Facilities
As a highly urbanized community, infrastructure facilities are available to serve development throughout Solana Beach. Access to required infrastructure was a consideration in determining the draft candidate sites to meet the City’s RHNA need.

Safety Considerations for Development Near Railroad Tracks The City of Solana Beach follows the guidelines for train safety published by Operation Lifesaver. There are no considerable constraints to development due to the hazards or safety concern caused by the train in Solana Beach.

Additional train safety information and guidelines for visitors and residents can be found on the Solana Beach website.

Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs. The City of Solana Beach has many opportunities to directly affect energy use within its jurisdiction.

Title 24 and Solana Beach Climate Action Plan
Title 24 of the California Administrative Code is a set of requirements for energy conservation, green design, construction maintenance, safety, and accessibility. Title 24 was published by the California Building Standards Code

2. 3.

4. 5.

6. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-60 and applies to all buildings in California, not just state-owned buildings. Title 24 regulations and requirements are enforced when an applicant pulls a Building Permit for a proposed project and have plans reviewed or building inspected.

In 2019, the City adopted the Solana Beach Climate Action Plan which sets targets for reducing greenhouse gas, identifies strategies to meet the targets, formulates and implementation plan, and discusses adaptation methods for the City. Green House gas emissions reduction targets for the CAP were established consistent with State guidance as follows, 15 percent below 2010 levels by 2020 and 50 percent below 2010 levels by 2035. The Program also includes strategies to reduce water consumption and waste generation, promote energy efficiency and encourage sustainable transportation alternatives.

Solana Energy Alliance
In 2002, Community Choice Aggregation (CCA) (AB 117) was signed into law. This legislation removed a significant organizational hurdle for local governments interested in providing electricity to their communities. Unlike AB 1890, which required each customer to specifically choose non-IOU service (“opt-in” to the new service), formation of a CCA assumes that all utility customers within the CCA’s boundaries will become CCA customers. However, customers within the CCA's boundaries may choose to continue their utility service, to “opt-out” of the CCA program. Customers will have, at a minimum, four opportunities to opt-out of the CCA and remain with the CCA at no additional cost during the CCA formation process. Customers that remain in the CCA can switch back to SDG&E at any time in the future.

Unlike a municipal utility, such as the Los Angeles Department of Water and Power or the Sacramento Municipal Utility District, a CCA does not own the transmission and delivery systems (i.e., the poles and wires). Instead, a CCA is responsible for providing the energy commodity (i.e., the electrons themselves) to its constituents—which may or may not entail ownership of electric generating resources. The Investor Owned Utility (IOU), SDG&E, still provides transmission and delivery, maintains the infrastructure, and provides billing services (the customer will see no changes in the billing process) in a CCA.

The Value of Forming a CCA
Many communities want to increase the amount of non-polluting, renewable energy they use, and are looking at Community Choice Aggregation as a mechanism for doing so. CCAs have shown to be one of the most significant mitigation measures necessary for communities to reach greenhouse gas reduction targets established by the State.

Local control over retail electric rates is another important motivation for initiating CCA. Investor-owned utilities currently propose service rates for electric generation, transmission and distribution, and the California Public Utilities Commission either approves or rejects these proposals. Under CCA, decisions about rates, generating resources and public benefit programs will be made locally and be accountable to local customers.

The Benefits of CCA
A community will need to present strong incentives for choosing CCA to its potential customers. Many California cities and counties have agreed to reduce greenhouse gas emissions or have other, similar environmental goals. CCAs can help by increasing local consumption of renewable energy.

Local control of electric rates can also allow a community to attract new businesses and retain existing ones by offering targeted incentives to these customers. Other communities may want to develop generation projects that increase local employment. Some may focus on creating income to offset municipal expenditure. And perhaps most importantly, preliminary feasibility studies indicate that CCAs, through the use of local government financing, should

7. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-61 be able to reduce electric rates compared with IOUs. This reduction is because private financing costs are more than twice those of a CCA. Based on a pilot project funded by the California Energy Commission, CCA capital costs were about 5.5 percent, compared to 12.9 percent for IOUs.

This capital financing advantage is especially important for high capital, low-operating-cost facilities like renewable energy generation.

The Risks of CCA
The biggest risk is that CCA rates may be higher than utility rates. Well-managed power purchasing and development should mitigate this risk. A well-balanced portfolio of resources that includes short and long-term contracts and CCA financed new generation projects should result in competitive rates.

One way to hedge against volatile energy prices is to create a rate stabilization fund, which many municipal utilities do. This will allow a CCA to hold prices steady, even when fuel prices rise. And there is no fuel cost to generate electricity from wind and solar sources.

Future regulatory decisions could result in cost increases for CCA programs. Most of the decisions about CCA programs have already been made by the CPUC, however. Local governments participated in that process, and their concerns were favorably reflected in those decisions.

G. Affirmatively Furthering Fair Housing (AFFH) Analysis Beginning January 1, 2019, AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.

Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. These characteristics can include, but are not limited to race, religion, sec, marital status, ancestry, national origin, color, familiar status, or disability.

In May 2015, San Diego County and the San Diego Regional Alliance for Fair Housing completed the Regional Analysis of Impediments (AI) to Far Housing Choice for FY 2015-2020. The City of Solana Beach is one of thirteen jurisdictional members of the San Diego Regional Alliance for Fair Housing (SDRAFFH). The Regional Alliance for Fair housing is a coalition of fair housing organizations, community-based groups, concerned citizens, representatives of the housing industry, and government agencies working toward the goal of affirmatively furthering fair housing.

The AI identifies impediments that may prevent equal housing access and develops solutions to mitigate or remove such impediments. Solana Beach’s 6th Cycle Housing Element references analysis from the AI in order to identify potential impediments to housing that are specific to the City.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-62 Needs Assessment
The AI contains a Countywide analysis of demographic, housing, and specifically fair housing issues for all cities in San Diego County, including Del Mar. The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in the Community Profile Section of the Housing Element.

Fair Housing Assessment
The AI identifies impediments to fair housing within jurisdictions in San Diego County. Within the AI, there are several potential constraints that are either directly related to the coastal jurisdictions within San Diego County or to Solana Beach specifically. The following potential constraints are related to analysis within the regional AI:
 High housing cost and affordability of housing in coastal areas  Low number of loan applications due to the built-out character of the community  Lack of racial diversity
 Residential density constraints
 Low concentration of rent-restricted units
 Existing growth management policies
 Lack of education and outreach
As part of the AI, the County of San Diego surveyed residents to learn more about fair housing issues in each jurisdiction. The County received approximately 1,100 total individual responses, with only 1 response by a resident within Solana Beach. The respondent stated that they believed they were discriminated on the basis of their source of income (e.g. welfare, unemployment insurance, Housing Choice Voucher/Section 8 Voucher). The respondent did not report the incident as they did not know where to report it. There were zero fair housing complaints within Solana Beach filed with the State Department of Fair Employment and Housing (DFEH) between 2009-2014 and one fair housing within Solana Beach filed with the State Department of Housing and Urban Development (HUD).

The Regional AI (2015-2020) provided the following recommendations for the City of Solana Beach. Some of these are in the form of actions that may have been taken by the City since the adoption of the AI.

1. The City should evaluate its definition of family and revise the definition to ensure that it does not constrain the development of housing for persons with disabilities or residential care facilities.

2. Amend the Zoning Ordinance to permit emergency shelters by right in at least one zone to comply with State law

3. Amend its Zoning Ordinance to include provisions for transitional housing, transitional housing, and SRO pursuant to State law.

Fair Housing Enforcement And Outreach Capacity
The Regional AI identifies six workshops that were hosted throughout the County in October and November 2019 to gather input regarding fair housing issues in the region. The locations and dates of the workshops were as follows:
 Central Region: LISC San Diego, San Diego, CA - October 30, 2019  Eastern Region: El Cajon Police Department, El Cajon, CA - November 6, 2019  Northern Region: Escondido City Hall, Escondido, CA - November 7, 2019  Central Region: Valencia Park/Malcolm X Library - November 13, 2019  Southern Region: Chula Vista City Hall, Chula Vista, CA - November 20, 2019  Southern Region: MLK Jr. Community Center, National City, CA - November 21, 2019

1. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-63 In addition to the input given by representatives from local organizations in attendance at the community workshops, key stakeholders were contacted for one-on-one interviews about the AI. Participants represented organizations that provide fair housing services and/or complementary and related support services. Additionally, a fair Housing Survey was released throughout the County, available in multiple languages. One survey respondent reported being from Solana Beach; the respondent noted that he/she was discriminated against based on source of income and did not file a report because he/she did not know where to file.

Currently, North County Lifeline (NCL) provides fair housing services within Solana Beach. Through Facilitative Mediation, NCL provides tools for dispute resolution in order to resolve conflicts outside of court. For those in need of additional assistance, North County Lifeline also provides a monthly legal clinic to provide legal advice to residents in need of counseling.

The U.S. Department of Housing and Urban Development (HUD) maintains a record of all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From FY 20114-18 there were a total of 5 fair housing complaints filed, 3 of which were related to discrimination bases on disability, 1 was related to discrimination based on national origin and 1 was related to discrimination based on retaliation. Of the 5 reports filed a total of 4 fair housing cases filed with HUD. Of the 4 cases, 3 concluded as no cause for determination and 1 was successfully settled. The complaints reported equate 1 percent of all complaints filed with HUD in the San Diego Region, as identified by the regional AI.

Analysis of Local, State, and Federal Data
Dissimilarity Index
The dissimilarity index is the most commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. The higher scores indicate higher levels of segregation among those race and ethnic group. An index number above 60 is considered to show high similarity and a segregated community.

It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors.

Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white residents leave neighborhoods that become more diverse, those neighborhoods can become segregated. Other factors, including housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.

Figure 3-3 shows the dissimilarity between each of the identified race and ethnic groups and Solan Beach’s White population from 1980 to 2010. The White population within Solana Beach makes up the majority of the City’s population at approximately 85.3 percent, where 76.2 percent are White (non-Hispanic or Latino) according to 2019 American Community Survey (ACS) estimates.

The race and ethnic groups with the highest scores in 2010 where Hispanic (36.4) and Black (14.6). These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a

2. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-64 predominately white census tract in order to achieve a more integrated community. For instance, 36.4 percent of the Hispanic population would need to move into predominately White census tract areas to achieve “perfect” integration and 14.6 percent of the Black population would need to move into predominately White census tract areas to achieve perfect integration. The data shows that the following:
 Segregation increased from 1980 to 1990 in Solana Beach for all race and ethnic groups identified  From 2000 to 2005 segregation rates increased for both the Black and Asian population, but moderately decreased for the Hispanic population.
 Overall, the Asian population in Solana Bach experiences the lowest rates of segregation compared to the Black and Hispanic population.

As indicated above, a score of 60 or higher indicates a highly similar and segregated area. The City does not have any racial or ethnic groups with scores higher than 60. However, scores between 30 and 60 are considered moderate segregation. The population who identifies as Hispanic experiences moderate segregation.

In order to create inclusivity and ensure that access to information is equitable, the City will focus on providing outreach materials in both English and Spanish. Additionally, the City will consider targeted outreach with the Hispanics community to further understand if there are specific fair housing issues related to segregation.

Figure 3-3: Dissimilarity Index, Solana Beach
Source: Diversity and Disparities, Brown university. Accessed August 9, 2021.

Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically-concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50 percent or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a

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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-65 neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.

The 2015 AI performed an analysis of R/ECAPs within San Diego County and found small pockets within certain jurisdictions. None were located within the City of Solana Beach. Further analysis using the U.S. Department of Housing and Urban Developments R/ECAP GIS mapping tool confirms that all census tracts within Solana Beach have a R/ECAP value of 0, indicating that the census tracts within Solana Beach do not meet the defined parameters for a racially or ethnically concentrated area of poverty as defined by HUD. Figure 3-4a below displays the results for R/ECAPs within the Solana Beach Region. The map identifies one R/ECAP area to the south of Solana Beach near the University of California, San Diego. The region is 37.13 percent Asian Pacific Islander and 12.2 percent Hispanic Nonwhite. The proximity to the University may be a factor in the areas R/ECAP designation, Section 2.E.8 outlines the City of Solana Beach’s student population; the City is committed to furthering housing options for all demographics.

Table 3-19 below identifies the racial and ethnic composition of the City of Solana Beach as compared to the County of San Diego and the State of California. The City of Solana Beach, the County of Sand Diego and the State of California all has a majority White population. Additionally, both the County and the State have a population over 30 percent Hispanic or Latino of any race, whereas Solana Beach has an 11 percent population of Hispanic or Latino persons of any race. All three geographies have under one percent population of Native Indian and Alaska Native persons and under one percent Native Hawaiian or Pacific Islander. The City of Solana Beach is comparatively less diverse than the County of San Diego, with an overall small percentage on non-white residents. Lack of diversity may be due to a number of factors, cost of housing, cost of living, access to economic opportunity or access to community and necessary resources. While there is no local data for the limited of diversity of the Solana Beach population, the City is committed to creating outreach avenues to continue to include residents who may be English second language and/or nonwhite.

Table 3-19: Population by Race
Race/Ethnicity Solana Beach County of San Diego California 2017 2017 2017
White 83.4% 70.8% 60.6%
Black or African American 0.6% 5.0% 5.8%
American Indian and Alaska
Native

0.9% 0.6% 0.7%
Asian 5.1% 11.7% 14.1%
Native Hawaiian and Other
Pacific Islander

0.0% 0.4% 0.4%
Some other race 4.6% 6.3% 13.7%
Two or more races 5.3% 5.1% 4.7%
Hispanic or Latino origin (of
any race)

11.5% 33.4% 38.8%
Source: American Community Survey, 5-year estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-66 Figure 3-4a: Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs), County of Sand Diego and Solana Beach HUD Affirmatively Furthering Fair Housing Data and Mapping Tool .. .
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-67 Homelessness and Housing Conditions Patterns
While the RTFH 2019 Homeless Survey Results reflect a total of 80 Persons Experiencing Homelessness (PEH) in the subregion which includes the City of Del Mar, Encinitas, Solana Beach and San Diego, the City of Solana Beach has very few PEH located within City limits. The actual number of PEH in Solana Beach has ranged over the years from two to four PEH. Most homeless in Solana Beach are typically seen and/or congregate in the City of San Diego areas near the Interstate 5 freeway and Via de la Valle just outside of the City’s jurisdiction where goods and services, such as food and drinks are available. These groups of PEH range in size between one and four individuals, however, they rarely remain in the area for extended periods of time. While typically very low, the number of PEH does tend to increase during times when local emergency/temporary shelters open during winter months.

City staff has worked with Code Enforcement to determine if there are any areas of concentration relating to housing condition reports within the City and determined through discussion that there are no concentrations. The City’s Code Enforcement team is active in the community in surveying conditions of existing housing stock and continues to engage with community members when cases are filed to work with them to address concerns. The City has made a target goal of twenty dwelling units for rehabilitation within Program 4A.

Racially Concentrated Areas of Affluence (RCAA)
Racially or Ethnically Concentrated Areas of Poverty have long been analyzed and reviewed as a contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, Whites are the most severely segregated.
2 Research also identifies segregation of affluence to be greater than the segregation of poverty.

Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.

Data used in the analysis of RCAA is from the 2012-2016 American Community Survey and are measured at the census track level. The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000. The nationwide RCAA analysis identifies the following:
 RCAA tracts have more than twice the median household income of the average tract in their metro area.  Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.  RCAAs tracts are more income homogenous than R/ECAPs.  The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
 The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas RECAPs on average had a poverty rate 3.2 times that of a typical tract
Overall, RCAAss may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.
3 Figure 3-4b identifies three RCAAs in Solana Beach, and Table 3-20 displays the block group-level data. The City as a whole has an 81.5 percent White population. The RCAAs identified show percentages of White population between 84 and 86 percent – which is not a great difference, but points towards a 2 Racially Concentrated Areas of Affluence: A Preliminary Investigation. University of Minnesota. Edwards Goets, Damiano, Williams. 2019.
3 Ibid.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-68 City-wide lack of diversity. As it relates to income, the entire Solana Beach population reports a median income of $108,118 – which is greater than the median income in RCAA census tracts 173.06 and 173.04.

Figure 3-4b: Racially and Ethnically Concentrated Areas of Affluence (RCAA) Source: HCD AFFH Data Viewer, Accessed December 2022
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-69 Table 3-20: Median Household Income by Race, Solana Beach Census Tract Percent Population White Median Income
Block Group 1, Census Tract 173.05 85.62% $126,367.00
Block Group 3, Census Tract 173.05 85.62% $108,088.00
Block Group 1, Census Tract 173.06 85.70% $104,429.00
Block Group 1, Census Tract 173.03 84.72% $133,750.00
Block Group 3, Census Tract 173.03 84.72% $192,679.00
Source: HCD, AFFH Data Viewer, Predominant White Population and Median Income (SCA 2010-2014), Accessed October 2021.

Table 3-21: Median Household Income by Race
Race Solana Beach County of San Diego
Median Income Population Median Income Population
White $ 109,820 81.5% $ 80,225 70.7%
All Households $ 108,118 -- $ 78,980 --
Source: American Community Survey, 5-Year estimates, 2019.

Table S1903 Median Income In The Past 12 Months (In 2019 Inflation-Adjusted Dollars) 5-Year Estimate 2015-2019 (for all households and for White Alone)
Figure 3-4c: Regional RCAAs
Source: HCD AFFH Data Viewer, Accessed February 2023
Table 3-21 and Figure 3-4c provide regional context for RCAAs. In relation to the County, Solana Beach has a much greater median income (approximately $30,000 more) and about ten percent greater White population. Solana Beach is mostly made up of RCAAs, but this is fairly on trend with the surrounding region. To the east of the City are larger areas of RCAA, as well as to the north and the south along the coast. The area located between Interstate 15 and 5 – 2/10/2023, 8:43:05 AM
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-70 Miramar, Sorrento Valley, and Mira Mesa – southeast of Solana Beach does not include RCAAs; however, these areas include an airstrip, undeveloped land, industrial uses and commercial parks. Residential uses are mostly located within Mira Mesa. In comparison, Solana Beach is largely made up of residential, single-family neighborhoods – similarly to Del Mar, Encinitas, Rancho Santa Fe, and Fairbanks Ranch.

Housing Program 4A is included in the Housing Plan to address RCAAs and to improve future opportunities for all income levels and races/ethnicities. As part of the program and the selection of candidate sites, the City is committed to establishing affordable housing opportunity in areas that are near transit, community resources, commercial needs, and employment opportunities. The City anticipates the development of these sites throughout the planning period, and as such, median income and racial concentrations will fluctuate and adjust as opportunities are created.

Disparities in Access to Opportunity
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both “people” and “place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity. The ROI: People is a relative measure of people's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life as follows:
 Education Opportunity: Assesses people’s relative success in gaining educational assets, in the form of a higher education, elementary school achievement, and regular elementary school attendance.  Economic Opportunity: Measures the relative economic well-being of the people in a community, in the form of employment and income level.
 Housing Opportunity: Measures the relative residential stability of a community, in the form of homeownership and housing costs.
 Mobility/Transportation Opportunity: Contains indicators that assess a community’s relative opportunities for overcoming rural isolation.
 Health/Environment Opportunity: Measures the relative health outcomes of the people within a community, in the form of infant and teen health and general health.  Civic Life Opportunity: A relative social and political engagement of an area, in the form of households that speak English and voter turnout.

The ROI: Place is a relative measure of an area's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life.
 Education Opportunity: Assesses a census tract's relative ability to provide educational opportunity, in the form of high-quality schools that meet the basic educational and social needs of the population.  Economic Opportunity: Measures the relative economic climate of a community, in the form of access to employment and business climate.
 Housing Opportunity: Measures relative availability of housing in a community, in the form of housing sufficiency and housing affordability.
 Health/Environment Opportunity: A relative measure of how well communities meet the health needs of their constituents, in the form of access to health care and other health-related environments.  Civic Life Opportunity: Measures the relative social and political stability of an area, in the form of neighborhood stability (living in same residence for one year) and US citizenship.

As shown in Figures 3-5 (a and b) below, the majority of the City of Solana Beach is classified as a high opportunity zone. This indicates a high level of relative opportunities that people are able to achieve as well as a high level of City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-71 relative opportunities that Solana Beach provides. As such, the analysis indicates that access to opportunity is not a substantial issue within Solana Beach. However, Figure 3-5 (b) identifies two regions directly to the southeast of Solana Beach considered low and very low resource areas. The data shows low access to housing in both regions as well as low health and environmental opportunities as primary factors in the low/very low resource designation.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-72 Figure 3-5a: Regional Opportunity Index, People (2014)

Description
The Regional Opportun~y Index (ROI): People is a
relative measure of people's assets in education,
the economy, housing, mobility/transportation,
health/environment, and civic life.

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6 City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-73 Figure 3-5b: Regional Opportunity Index, Place (2014)
Description
The Regional Opportunit y lnd e, (ROI): Place is a
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the economy, housing, mobility/tr'ansportation,
health/ environment , and civic life.

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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-74 Additionally, Table 3-22 and Figure 3-6 below display the data for Regional Opportunity index in Solana Beach overall compared to the State of California. The data shows the following key findings:
 The City has higher rates of college educated adults, high school graduation rates and higher levels of UC and CSU eligibility. Additionally, the City has higher levels of Math and English proficiency and lower levels of truancy and discipline rates.
 Solana Beach residents experience higher basic income levels and higher employment rates. While the City has a higher job availability rate, overall, both City and State job quality and growth are similar. Solana Beach residents have higher rates of bank accessibility.
 Solana Beach and the State have the same rate of home ownership, but residents of Solana Beach experience higher rates of cost burden. Housing adequacy and affordability are similar in both the City and State, where California has a slightly higher rate of affordability.  Mobility and transportation access are moderate in both Solana Beach and the State; Solana Beach residents have slightly higher commute times than the State’s median.  Overall health and environmental opportunities are comparable to the State. Solana Beach has a slightly lower average of supermarket availability, however a much higher rate of healthcare availability.  Solana Beach has higher rates of US citizenship and English speakers, as well as a higher percentage of voters compared to the State. However, Solana Beach has a slightly lower rate of neighborhood stability  In summary, Solana Beach is a high opportunity area with quality educations, high rates of resident achievement, access to local and regional economic and employment opportunities, and high rates of home ownership. However, the data shows that there are high rates of cost burden in the City and slightly lower access to supermarkets and healthy foods. The City should focus on increasing access to affordable housing options to reduce cost burden and aim to increase affordable healthy food access.

Table 3-22: Opportunity Indicators, Solana Beach and California ROI Indicator Solana Beach California
Education
People
College Educated Adults 64% 38%
Math Proficiency 89% 70%
English Proficiency 90% 65%
Elementary Truancy 17% 24%
Place
High School Graduation Rate 97% 83%
UC/CSU Eligibility 75% 41%
Teacher Experience 45% 36%
High School Discipline Rate 2% 6%
Economic
People
Employment Rate 91% 89%
Minimum Basic Income 79% 64%
Place
Job Availability 835.69 701.75
Job Quality 42% 40%
Job Growth 5% 3%
Bank Accessibility 0.52 0.24
Housing
People
Home Ownership 55% 55%
Housing Cost Burden 56% 52%
Place
Housing Adequacy 95% 91%
Housing Affordability 0.10 0.19
M
People
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-75 Table 3-22: Opportunity Indicators, Solana Beach and California ROI Indicator Solana Beach California
Vehicle Availability 91% 86%
Commute Time 68% 60%
Internet Access 5 4
Health/EnvironmentalPlace
Infant Health 96% 95%
Birth to Teens 3% 7%
Years of Life Lost 20.52 29.84
Place
Air Quality 9.69 10.01
Prenatal Care 89% 83%
Access to Supermarket 42% 53%
Health Care Availability 5.19 1.76
Civic Life
People
Voting Rates 46% 31%
English Speakers 92% 88%
Place
US Citizenship 88% 83%
Neighborhood Stability 83% 85%
Figure 3-6: Regional Opportunity Index Solana Beach and California Being that the City of Solana Beach is a high opportunity region, the City is committing to implementing policies and programs to encourage access to such opportunities to persons residing outside of the City. Programs 1E, 4A and 4H identify strategies the City will explore in order to provide opportunity and housing for persons within the Solana Beach/North County San Diego region.

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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-76 TCAC Opportunity Areas
Additionally, the Department of Housing and Community Development together with the California Tax Credit Allocation Committee established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the TCAC/HCD opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help state decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. As shown in Figure 3-7 below, all of Solana Beach and the surrounding regions are classified as high and highest resource.

Figure 3-7: TCAC/HCD Opportunity Area Maps, Solana Beach (2020)

Opportunity indicators included in the AI also help inform communities about disparities in access to opportunity.

HUD-provided index scores are based on nationally available data sources and assess residents’ access to key opportunity assets in San Diego County. These indices are only available to Entitlement Jurisdictions (with population over 50,000 and receiving CDBG funds from HUD). For Urban County jurisdictions for which a HUD-provided index is not provided, a similar analysis as that provided by the indices was conducted using comparable information.

Highest Resource
High Resource
Moderate Resource(Rapidly Changing)
Moderate Resource
Low Resource
High Segregation & Poverty
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-77 School Proficiency, Labor Market and Job Proximity
Table 3-23 below displays opportunity indicators based on school proficiency, labor market, and job proximity. The City of Solana Beach has 3 Title I school, which helps low-achieving children meet state standards in core academic subjects. These schools coordinate and integrate resources and services from federal, state, and local sources. To be considered for Title 1 school funds, at least 40 percent of the students must be considered low-income. Additionally, the AI showed that for the time period analyzed, the City had an annual unemployment rate of 1.4 percent, below the County average of 2.8 percent and lower than the nearby city of Del Mar. Additionally, over 70 percent of jobs were within a 30-minute commute from Solana Beach residents. The City of Solana Beach provides a variety of educational and economic opportunities for current and future residents, in order to ensure that persons and households of low income are aware of the opportunities, the City will focus outreach to households who qualify for attendance at the three Title 1 schools.

Table 3-23: Opportunity Indicator – School Proficiency, Labor Market, Job Proximity Opportunity Indicator Solana Beach
School Proficiency
Total Title I Schools 3
Total Schools 4
% of Schools 75.0%
Unemployment Rate
Annual Rate 1.4%
Job Proximity
<29 mins. 70.5%
30-59 mins. 24.6%
60 mins. or more 4.9%
Source: San Diego Regional Analysis of Impediments, American Community Survey 2013-2017, S1701.

Figures 3-8 and 3-9 below display the geographic data for education and economic opportunity in Solana Beach.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-78 Figure 3-8: TCAC – Education Score
Source: HCD AFFH Data Viewer, Accessed September 10, 2021 '10/28/2021, 10:43:07 AM
D City/Town Boundaries
(R) TCAC Opportunity Areas (202'1) - Education Score -Tract - > 0. 75 (More Positive Education Outcomes)
LJ NoData
0 0.33
0 0. 5
'1:36,1'12

0.65 1.3 mi
2 Km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-79 Figure 3-9: TCAC – Economic Score
Source: HCD AFFH Data Viewer, Accessed September 10, 2021 "10/28/202 '1, 3:44 :0'1 PM
D City/Town Boundaries
(R) TCAC Opportunity Areas (202 1) - Economic Score - Tract

0.50 - 0.75
- > 0.75 (More Positive Economic Outcome)
No Data
0 0

0.33 0.5
1:36,'l 'I2

0.65 1.3 rni
2 km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-80 Access to Transit
Access to transportation, specifically public transit provides households with affordable and environmentally friendly commuting options. It can also increase accessibility to essential retail such as grocers and markets as well as recreational activities and safe transit options for young adults and children.

AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the data shown in Table 3-24, Solana Beach scored a 5.9 AllTransit performance score, illustrating a moderate combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. In total, 68,617 jobs are accessible within a 30- minute trip from Solana Beach, however just 2.2 percent of commuters use transit. Additionally, AllTransit identified the following transit related statistics for Solana Beach:
 92.3 percent of all jobs in Solana Beach are located within ½ mile of transit  There are 20,662 customer households within a 30-minute transit commute of local businesses  3.96 percent of workers in Solana Beach walk to work
 2.64 percent of workers in Solana Beach bike to work
 0 percent of low-income households live near transit
By comparison, Solana Beach scored of the highest alongside Lemon Grove (7.9), Imperial Beach (6.7), and Coronado (6.6), whereas Del Mar (5.1) and Poway (3.1) scored lowest. Overall, the City of Solana Beach has a higher AllTransit score than the County of San Diego (5.9 in Solana Bach and 5.3 in the County).

Table 3-24: Opportunity Indicator – Transit
Jurisdiction
All Transit
Performance
Score
Transit Trips Per
Week within
1/2 Mile
Jobs Accessible
in 30-min trip
Commuters Who
Use Transit
Transit Routes
within 1/2 Mile
Solana Beach 5.9 950 68,617 2.02% 3
County of San
Diego 5.3 1,358 82,735 3.28% 4
Source: San Diego Regional Analysis of Impediments, American Community Survey 2013-2017, S1701.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-81 Figure 3-10: AllTransit Score, Solana Beach
Source: AllTransit, Online transit metric viewer. Accessed September 2021.

Environmental Justice
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviro Screen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviro Screen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental pollutants.

The CalEnviro Model Is made up of a suite of 20 statewide indicators of pollution burden and population characteristics associated with increased vulnerability to pollution’s health effects. The model uses the follow analysis and calculation to identify areas of health risk:
 Uses a weighted scoring system to derive average pollution burden and population characteristics scores for each census tract.
 Calculates a final CalEnviroScreen score for a given census tract relative to the other tracts in the state by multiplying the pollution burden and population characteristics components together.  The score measures the relative pollution burdens and vulnerabilities in one census tract compared to others and is not a measure of health risk.

AIITransit TM Performance Score

5.9 City: Solana Beach, CA
Moderate combination of trips per week and
number of jobs accessible enabling moderate
number of people to take transit to wor k
Fairbanks
Ranch
TORR V

HIGHLANDS

MOUNTAI
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Overall transit score that looks at connectivity, access to jobs, and frequency of service. < 1 1-2 2-4 4-5 6 6-7 7-9 9+
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-82 Table 3-25 and Figure 3-11 below displays the results for the CalEnviro Screen in Solana Beach.

Table 3-25: CalEnviro Screen Score – City of Solana Beach Census Tract Total Population CalEnviro Screen Score
6073017303 3,018 1.77
6073017304 5,508 14.33
6073017305 2,969 2.50
6073017306 2,818 0.62
The data shows that the City of Solana Beach is Low scoring, which is consistent with nearby jurisdictions of Encinitas and Del Mar. Overall, low scoring signifies low pollution burdens in the City, therefore, the City of Solana Beach shows low exposure to harmful pollutants.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-83 Figure 3-11: CalEnviro Screen 4.0, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 – CalEnviro Screen 4.0. 8/10/202 1, 3:36: I I PM
CJ CityfTown Boundaries
(A) CalEnviroScreen 4.0, 202 1 - Tract
- I - 10% (Lowest Scores)
- 1-1 -20%
- 2·1- 30%
3 1 -40%
41 -50%
51 - 60%
6 1 -70%
7 1 - 80%
- 8 1- 90%
- 91 - ·100% (Highest Scores)

2.75 45
1:288,895
5,5 11rni
18km
SaiiGIS, Buteau of Land r'i.al'laoemen1, Esn, HERE, Garmin, USGS, EPA. NPS, fa,n HERE, Garrn n, 0 OpenStreetMap cootnbutor:s, and the GIS user COffill"u
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2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-84 Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Solana Beach evaluated existing housing need, need of the future housing population, and units within the community at-risk of converting to market-rate.

Housing Needs in Solana Beach
A variety of factors affect housing needs for different households. Most commonly, disability, household income and households’ characteristics shape the type and size of housing units needed, as well as accessibility based on existing units in a City. Tables 3-26 through 3-32 displayed data for demographic characteristics of Solana Beach, as compared to the County of San Diego and the State of California. Additional detailed analysis of the Solana Beach community demographics is outline in Chapter 2: Community Profile of this Housing Element.

Table 3-26 displays the data for persons with disabilities in the City, County and State. Overall, about 10 percent of the population in California reported having at least one listed disability. Similarly, in the county, nearly 10 percent of persons reported at least on disability. The City of Solana Bach reported a lower percent of the population to have a disability in the same year (6.5 percent). Of the 6.5 percent of the population in Solana Beach with a disability, majority were Independent Living and Hearing Difficulty, both could be tied to the City’s older population. Ease of reasonable accommodation procedures and opportunity for accessible housing can provide increased housing security for the population with disabilities.

Table 3-26: Population by Disability Type, Compared by Geography Disability City of Solana
Beach
County of San
Diego California
Total with a Disability 6.5% 9.8% 10.6%
Hearing Difficulty 2.1% 2.7% 3.0%
Vision Difficulty 0.4% 1.7% 2.0%
Cognitive Difficulty 2.3% 4.2% 4.3%
Ambulatory Difficulty 3.8% 5.4% 5.9%
Self-care Difficulty 0.9% 2.3% 2.6%
Independent Living 3.3% 5.1% 5.5%
Source: American Community Survey, 5-Year Estimates.

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-85 Figure 3-12: Persons with Disabilities, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 'I 0/28/2021, 1 ·1 :04:53 AM
D City/Town Boundaries
(R) Population with a Disability (ACS, 20·15 - 201 9) - Tract < ·10%
- 10% - 20%
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-86 Tables 3-27 displays ACS data for household type and income data for the State, County and City. Overall, household characteristics broken down by family, married couple, households with children and non-family households are similar in all three areas. Solana Beach had a slightly higher percentage of non-family households (44.6 percent, compared to about 30 and 31 percent in the County and State, respectively). Additionally, Solana Beach had a higher percentage of households with one or more persons over the age of 60.

Table 3-27: Population by Familial Status, Compared by Geography Familial Status City of Solana Beach County of San Diego California 2017 2017 2017
Total Households 5,744 1,111,739 12,888,128
Family Households 55.4% 67.2% 68.8%
Married-Couple Family
Households

45.4% 50.1% 49.5%
With Children 20.3% 30.2% 31.0%
Non-Family Households 44.6% 32.8% 31.2%
Households with one or more
people 60 years+

48.30% 35.70% 37.50%
Source: American Community Survey, 5-Year Estimates.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-87 Figure 3-13: Children in Married Couple Households, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 'I 012812021, '11 :1 'I :43 AM
D City/Town Boundaries
(R) Percent of Children in Married - Couple Households (ACS, 20'15-20 '19) - Tract - 40%-60%
- 60% -80%
- > 80%
0 0

0.33 0 ,5
1:36,'1'12

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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-88 Table 3-28 below displays median household income for the City of Solana Beach, the County of San Diego and the State of California. The City of Solana Beach had a higher median income than the County and the State ($70,588 and $67,169 respectively). The data in the table further confirms that Solana Beach is a high-income City with high opportunities. Overall, less that 25 percent of the Solana Beach population have a median annual income less than $50,000, compared to over 30 percent in the County and State.

Table 3-28: Households by Income, Compared by Geography Households Income City of Solana Beach County of San Diego California 2017 2017 2017
Less than $10,000 1.8% 5.1% 5.4%
$10,000-$14,999 1.0% 3.8% 4.7%
$15,000-$24,999 4.9% 7.6% 8.6%
$25,000-$34,999 6.2% 8.0% 8.3%
$35,000-$49,999 7.3% 11.4% 11.4%
$50,000-$74,999 15.5% 16.8% 16.3%
$75,000-$99,999 9.4% 12.9% 12.2%
$100,000-$149,999 21.6% 17.0% 15.7%
$150,000-$199,999 8.8% 8.2% 7.8%
$200,000 or More 23.7% 9.3% 9.7%
Median Income $103,864 $70,588 $67,169
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-89 Figure 3-14: Median Income, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 ·10/28/202 '1, "11 :27:26 AM
D City/Town Boundaries
(R) Median Income (ACS, 20'15-20 '19) - Block Group
- < $87,"JO0 (HCD 2020 State Median Income)
- < $ '125,000
- Greater than $125,000
0 0

0.33 0.5
1:36,'l 'I2

0.65 1.3 mi
2Km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-90 Table 3-29 displays data for households experiencing overpayment or cost burden in the State, County and City.

Overall, all three areas had a high percentage of cost burden greater than 30 percent of household’s income (over 50 percent in each region) with Solana Beach’s cost burden slightly higher at 62 percent. Additionally, both the State and Country had a higher percentage of cost burden greater than 50 percent of household income (19.4 percent) compared to 18.3 percent in Solana Beach. Housing Cost burden has a number of consequences for a household, mainly displacement from their existing living situation creating limited access essential goods and often employment by potentially increasing commute times. Increased opportunity for affordable housing and housing assistance funds help to prevent cost burden on households.

Additionally, the maps below display overpayment by tenure (owner and renter). The data in the maps show that renters are disproportionately burdened by housing overpayment with two census tracts showing 60-80 percent of all households overpay.

Table 3-29: Households by Overpayment, Compared by Geography Overpayment/Cost Burden City of Solana Beach County of San Diego California 2017 2017 2017
Cost Burden > 30% 62.1% 57.0% 58.5%
Cost Burden > 50% 18.3% 19.4% 19.4%
No Cost Burden 1.0% 1.7% 1.4%
Source: Consolidated Planning/CHAS Data, 2013- 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-91 Figure 3-15: Overpayment (Renter), Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 'I 0128/2021, 11 :34:33 AM
D City/Town Boundaries
(R) Overpayment by Renters (ACS, 20 15 - 2019) - Tract
< 20%
- 20% - 40%
- 40% - 60%
- 60%-80%
0 0

0.33 0.5
'1:36,'l '12

0.65 1.3 mi
2 km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-92 Figure 3-16: Overpayment (Owner), Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021. 'I 0/28/202 'I , 11 :33 :39 AM
D City/Town Boundaries
(R) Overpayment by Home Owners (ACS, 20 ·15 - 20'19) - Tract - 20%-40%
- 40% - 60%
- 60% - 80%
0 0.33
0 0.5
I
·1:36 ,'1'12

0.65 1.3 mi
2 km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-93 Table 3-30 displays data for household tenure (owner vs. renter) for the State, County and City. Homeownership is a crucial foundation for helping families with low incomes build strength, stability and independence. The opportunity for transition into the homebuyer’s market is important for persons and households in different communities, homeownership allows for increased stability and opportunity to age in place. The County, State and City all had higher rates of homeownership, Solana Beach having the highest in 2017 at 58.6 percent.

Additionally, Table 3-31 displays data for overcrowding in the State, County and City. Overcrowding is defined as between 1.01 and 1.5 persons per room in a household, and severe overcrowding is defined as more than 1.51 persons per room. Overcrowding often occurs when nonfamily members combine incomes to live in one household, such as college students and roommates, it also occurs when there is not enough size appropriate housing options for large or multigenerational families. The City of Solana Beach experienced low rates of overcrowding compared to the State and County, overcrowding in the City also primarily affected renters rather than owners. Providing opportunities for adequate housing stock can help reduce the burden on overcrowding for households in a community.

Table 3-30: Households by Tenure, Compared by Geography Household Tenure City of Solana Beach County of San Diego California 2017 2017 2017
Owner Households 58.6% 52.4% 54.5%
Renter Households 41.4% 46.4% 45.5%
Total Occupied Housing Units 5,744 1,125,286 12,888,128 Source: American Community Survey, 5-Year Estimates, 2017.

Table 3-31: Households by Overcrowding, Compared by Geography Overcrowding and Tenure City of Solana Beach County of San Diego California 2017 2017 2017
Owner Households
Overcrowded 0.8% 2.1% 3.0%
Severely Overcrowded 0.0% 0.7% 1.0%
Renter Households
Overcrowded 0.6% 7.1% 8.2%
Severely Overcrowded 1.2% 3.7% 5.0%
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-94 Figure 3-17: Overcrowded Households, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 ·10128/202 '1, 1 ·1 :36:35 AM
D Ciiy/Town Boundaries
(R) Overcrowded Households (CH HS) - Tract
LJ ,,; 8. 2% (Statewide Average)
0 0.33
0 0. 5
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~~

1.3 mi
2km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-95 Table 3-32 display the data for female headed households with and without children and single parent households in Solana Beach, the County of San Diego and California. According to the data, the City of Solana Beach has a smaller percentage of female headed householders (with no spouse present) than the County and the State. Of the female headed householders (with no spouse present) in Solana Beach, 36 percent had children, compared to 50 [percent in the county and 49 percent in the state. Overall, Solana beach has the lowest percentage of single householders among the three regions. Single households, specifically single parent households live on one income and may be more susceptible to housing overpayment and cost burdens. Increased affordable housing options may alleviate these challenges for one income households.

Table 3-32: Female Headed Households with and without Children Year Built City of Solana Beach County of San Diego California 2017 2017 2017
Total Female Headed
Households
6% 12% 13%
With children 36% 50% 49%
Single Households 10% 17% 19%
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-96 Figure 3-18: Female Headed Households, No Spouse Present with Children, Solana Beach

Source: HCD AFFH Data Viewer, Accessed September 10, 2021 'I0/2812021, 11 :39:43 AM
c:::J City/Town Boundaries
~~
(R) Percent of Cl1ildren in Female Housel1older, No Spouse/Partner Present Housel1olds (ACS, 2015-2019) - Tract D ,20%
20% - 40%
0 0
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2 km
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-97 Housing Stock in Solana Beach
Tables 3-33 and 3-34 display comparative housing stock data for the State, County and City. Table 3-27 below shows data for occupied housing units by type. A variety of housing stock provides increased opportunity in communities for different size and household types. Majority of the housing stock in Solana Beach is classified as one-unit detached housing, also known as single family housing. A total of 18 percent of all housing in the City is classified as 10 or more apartments, also known as multi-family or multi-unit housing. Comparatively, both the County and the State has higher percentages of single-family housing, (52.3 percent and 58.5 percent respectively).

Table 3-33: Occupied Housing Units by Type, Compared by Geography Housing Unit Type City of Solana Beach County of San Diego California 2017 2017 2017
1, detached 48.5% 52.3% 58.5%
1, attached 16.3% 9.5% 7.0%
2 apartments 1.5% 1.8% 2.4%
3 or 4 apartments 6.7% 5.0% 5.5%
5 to 9 apartments 8.1% 8.0% 6.1%
10 or more apartments 18.4% 19.9% 16.9%
Mobile home or other type
of housing

0.5% 3.5% 3.6%
Source: American Community Survey, 5-Year Estimates, 2017.

Table 3-30 below displays housing stock by year built or the City, County, and State. Older housing generally requires more upkeep, regular maintenance and can cause a cost burden on both renters and homeowners. Majority of Solana Beach’s housing units were built between 1970 and 1990 whereas the distribution of development was more dispersed from 1960 to 2000 in the County and the State. Overall, increased numbers of older housing can lead to displacement, cost burden, and substandard living conditions. An analysis of the housing stock is provided above in Section 3.G.1 Local Contributing Factors.

Table 3-34: Housing Unit by Type, Compared by Geography Year Built City of Solana Beach County of San Diego California 2017 2017 2017
Built 2014 or later 1.62% 0.65% 0.60%
Built 2010 to 2013 0.11% 1.59% 1.46%
Built 2000 to 2009 2.73% 12.16% 11.54%
Built 1990 to 1999 5.34% 12.52% 10.91%
Built 1980 to 1989 20.63% 19.55% 15.27%
Built 1970 to 1979 46.21% 22.81% 17.84%
Built 1960 to 1969 8.40% 12.04% 13.41%
Built 1950 to 1959 10.58% 10.81% 13.62%
Built 1940 to 1949 1.85% 3.48% 6.09%
Built 1939 or earlier 2.54% 4.39% 9.26%
Source: American Community Survey, 5-Year Estimates, 2017.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-98 Future Growth Need
The City’s future growth need is based on the RHNA production of 316 very low and 159 low-income units within the 2021-2029 planning period. Figure 3-7 shows that both existing and proposed affordable units are well dispersed throughout the community and do not present a geographic barrier to obtaining affordable housing. The Sites Inventory of this Housing Element shows the City’s ability to meet their 2021-2029 RHNA need at all income levels.

Appendix B of this Housing Element demonstrates the City’s ability to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.

Displacement Risk
The potential for economic displacement risk can result from a variety of factors, including large-scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunity. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.

UC Berkeley Urban Displacement
The UC Berkeley Urban Displacement projects provides a database for Los Angeles, Orange and San Diego Counties displaying gentrifications and socioeconomic indicators based on 2015 ACS data. The final (2018) version of the database shows whether each Census tract comprising these three Southern California counties gentrified between 1990 and 2000; gentrified between 2000 and 2015; gentrified during both of these periods; or exhibited characteristics of a “disadvantaged” tract that did not gentrify between 1990 and 2015. The outcome of the data is a map which displays displacement typology by census tract (outlined below).

Table 35: Displacement Typology
Displacement Typology Description
Low Income/Susceptible to Displacement:  Low or mixed low-income tract in 2018 Ongoing Displacement of Low-Income
Households:
 Low or mixed low-income tract in 2018
 Absolute loss of low-income households, 2000-2018
At Risk of Gentrification:  Low-income or mixed low-income tract in 2018  Housing affordable to low or mixed low-income households in 2018
 Didn't gentrify 1990-2000 OR 2000-2018
 Marginal change in housing costs OR Zillow home or rental value increases in the 90th percentile between 2012-2018  Local and nearby increases in rent were greater than the regional median between 2012-2018 OR the 2018 rent gap
is greater than the regional median rent gap
Early/Ongoing Gentrification:  Low-income or mixed low-income tract in 2018  Housing affordable to moderate or mixed moderateincome households in 2018  Increase or rapid increase in housing costs OR above
regional median change in Zillow home or rental values
between 2012-2018
 Gentrified in 1990-2000 or 2000-2018
Advanced Gentrification  Moderate, mixed moderate, mixed high, or high-income tract in 2018

4. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-99 Table 35: Displacement Typology
Displacement Typology Description
 Housing affordable to middle, high, mixed moderate, and mixed high• income households in 2018
 Marginal change, increase, or rapid increase in housing costs
 Gentrified in 1990-2000 or 2000-2018
Stable Moderate/Mixed Income:  Moderate, mixed moderate, mixed high, or high-income tract in 2018
Risk of Becoming Exclusive:  Moderate, mixed moderate, mixed high, or high-income tract in 2018
 Housing affordable to middle, high, mixed moderate, and mixed high• income households in 2018
 Marginal change or increase in housing costs
Becoming Exclusive:  Moderate, mixed moderate, mixed high, or high-income tract in 2018
 Housing affordable to middle, high, mixed moderate, and mixed high• income households in 2018
 Rapid increase in housing costs
 Absolute loss of low-income households, 2000-2018
 Declining low-income in-migration rate, 2012-2018
 Median income higher in 2018 than in 2000
Stable/Advanced Exclusive:  High-income tract in 2000 and 2018  Affordable to high or mixed high-income households in 2018
 Marginal change, increase, or rapid increase in housing costs
Figure 3-19 below displays the mapped displacement typology for Solana Beach. The data shows that nearly all of Solana Beach is considered Stable/Advanced Exclusive, furthering previous conclusions that the City is an overall high income and high-cost City to live in. There is one census tract that is identified as stable/moderate mixed income where rent gap and rent change are the highest contributing factors to potential displacement.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-100 Figure 3-19: Displacement Risk, Solana Beach
Source: UC Berkeley, Urban Displacement Project, “Mapping Neighborhood Change in Southern California.” Accessed October 28, 2021 Displacement Typology
Low-Income/Susceptible to Displacement
Ongoing Displacement
At Risk of Gentrification
Early/Ongoing Gentrifica~on
Advanced Gentrification
Stable Moderate/Mixed Income
At Risk of Becoming Exclusive
Becoming Exclusive
Stable/Advanced Exclusive
High Student Population
Unavailable or Unreliable Data
Fallbrook
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-101 Deed Restricted Units
Affordable covenants help to ensure that certain housing units remain affordable for an extended period. Covenants help balance the housing market in a community and provide lasting affordable options to low and very low-income households. The City of Solana Beach has multiple housing projects which include units with affordability covenants, as shown below in Table 3-36.

Table 3-36: Affordable Housing in Solana Beach
Address Project
Name
No./Type of
Affordable Units
Deed
Restricted
Type of
Subsidy
Date of
Covenant
Expiration
Monitoring
Agency
748 Fresca Shannon 1 A.L.U./
Low
Yes Code Incentive Perpetuity City of Solana
Beach
624 Ridgeline
Place
Prestera 1 A.L.U./
Low
Yes Code Incentive Perpetuity City of Solana
Beach
403, 405, 407
N. Cedros
Ave.

Cedros
Seaside
3 Owner/
Very Low
Yes Inclusionary 2060 City of Solana
Beach
313 San Lucas
Drive
Short 1 A.L.U. No Code Incentive N/A City of Solana
Beach
348 South
Rios Baniaga 1 A.L.U. No Code Incentive N/A City of Solana Beach 725 Seabright
Lane
Dunn 1 A.L.U. No Code Incentive N/A City of Solana
Beach
703 Seabright
Lane
Oliver 1 A.L.U./
Low
Yes Code Incentive Perpetuity City of Solana
Beach
305 N. Rios
Ave
North Rios
Partners
1 Owner/
Very Low
Yes Density Bonus 2059 City of Solana
Beach
548 N. Rios
Ave. Kwasny 1 A.L.U./Low
Yes Code Incentive Perpetuity City of Solana
Beach
930 Via Mil
Cumbres and
435 Bay
Meadows
North Rios
Project
2 Owner/
Low
Yes Inclusionary 2028 City of Solana
Beach
726 N.

Granados Billington 1 A.L.U. Yes Code Incentive Perpetuity City of Solana Beach 805 Valley
Avenue
Silverado
Apartments 28 Rental/Senior No Section 8 N/A County HCD 859-863 Vera
St.

Las Casitas
De Solana 3 Very Low Yes County Loan Perpetuity County HCD 222 Helix Ave. Helix Ave. 1 Low Yes Inclusionary 2019 City of Solana Beach
Source: City of Solana Beach
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-102 Cost of Preservation
Jurisdictions are required by State Housing Element Law to analyze assisted housing that may convert from lower income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. This section will provide:
 An inventory of assisted housing units that are at risk of converting to market-rate housing,  An analysis of the costs of preserving and/or replacing these units,  Resources that could be used to preserve at-risk units,  Program efforts for preservation of at-risk housing units, and  Quantified objectives for the number of at-risk units to be preserved during the Housing Element planning period.

Inventory of Units at Risk
There are 15 deed-restricted units in the city, located on 10 properties. Six units are owner-occupied, and the rest are rentals. Of the 15 units, 3 are considered at-risk for conversion to market rate in the 2021-2029 planning period.

Housing element law requires jurisdictions to provide an analysis and program for preserving affordability of assisted housing developments.

Table 3-37: Units “At-Risk” of Conversion (2021-2031)
Project Name Assisted
Units Assistance Program Earliest Possible Date of Conversion Helix Ave 1 Inclusionary 2019
North Rios Project 2 Inclusionary 2028
Total Units 3
Source: City of Solana beach
The City has provided policy programs in Section 4: Housing Plan that address the preservation of the units listed in the table above.

Cost of Preservation
There are many options for preserving units including providing financial incentives to project owners to extend lowerincome use restrictions, purchasing of affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate units. The strategy scenario considered below provides local rental subsidy to residents. The rent subsidy scenario would provide financial assistance to residents if their affordable units converted to market rate. To determine the subsidy needed, Fair Market Rents were compared to market rate rents.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-103 Table 3-38: 2020 HUD Fair Market Rent
Size of Unit Fair Market Rent
Efficiency $1,895
1-Bedroom $2,095
2-Bedroom $2,690
3-Bedroom $3,735
Source: HUD FY 2022 Fair Market Rent Documentation System – San Diego County – Solana Beach, average for Zip Codes 92075 and 92014.

Table 3-39: Estimated Monthly Subsidy to Preserve “At-Risk” Units Unit Size
Monthly Rents Number of
Units At-Risk Difference Monthly Subsidy
Annual
Subsidy Fair Market
Rents1 Market Rate2
Efficiency $1,895 NA 0 $-- $-- $--
1-Bedroom $2,095 $2,432 3 $337 $1,011 $4,044
2-Bedroom $2,690 $ 3,476 0 $786 $-- $--
3-Bedroom $3,735 $ 5,922 0 $2,187 $-- $--
TOTAL $4,044
Source:

1. HUD FY 2022 Fair Market Rent Documentation System – San Diego County – Solana Beach, average for Zip Codes 92075 and 92014.

2. Kimley-Horn and Associate Analysis – based on apartments listed for rent across 10-15 properties on September 10, 2021.

Cost of Replacement
The City of Solana Beach may also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs. The analysis assumes the replacement units are apartments with concrete block with steel frame buildings and parking provided on-site. Square footage estimates are based on estimated size of units to be replaced and assume housing units are developed on multi-family zoned properties. Land costs have been determined on a per unit basis.

Table 3-40: Replacement Cost by Unit Type
Size of Unit Cost Per Square Foot1 Average Square Foot/Unit2 Replacement Cost/Unit3 Efficiency $129 NA $--
1-Bedroom $129 715 $92,235
2-Bedroom $129 1,107 $142,803
3-Bedroom $129 1,759 $226,911
Source:

1. International Code Council – February 2020 Report.

2. Kimley-Horn and Associate Analysis – based on apartments listed for rent across nine properties on August 11, 2021.

3. Includes financing and land acquisition costs of $30,000 per unit.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-104 Table 3-41: Replacement Cost of “At-Risk” Units
Size of Unit Replacement Cost/Unit Number of Units Total Replacement Cost Efficiency $-- 0 $--
1-Bedroom $92,235 3 $276,705
2-Bedroom $142,803 0 $--
3-Bedroom $226,911 0 $--
TOTAL $ 276,705
Resources to Preserve “At Risk” Units
A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units. The following summarizes financial resources available:
 Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services.
 HOME Investment Partnership – Local jurisdiction can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance.  Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very low-income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.  Section 202/811 Program – Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 program for the construction of very low-income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.
 California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low- and moderate-income families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects.  Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
 California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-105  Permanent Local Housing Allocation (PLHA) - PLHA funds are a permanent source of funds approved by the state legislature in 2019, and will vary from year to year, since it is generated from real estate transaction fees. PLHA funds can be used for the development of affordable rental and for-sale housing opportunities.

Assessment of Contributing Factors for Affirmatively Furthering Fair Housing in Solana Beach The AI does not identify impediments to fair housing specific to Solana Beach, however some of the regional impediments to fair housing identified within jurisdictions in San Diego County may assist Solana Beach in opening the community up to a broader range of future residents:
 Fair housing information needs to be disseminated through many media forms to reach the targeted groups.  Hispanics and Blacks continue to be under-represented in the homebuyer market and experience large disparities in loan approval rates.
 Housing choices for special needs groups, especially persons with disabilities and seniors, are limited.  Fair housing enforcement activities, such as random testing, are limited  Patterns of racial and ethnic concentration exist in the region, although there are no racially or ethnically concentrated areas of poverty in Solana Beach.

The analysis conducted in this section regarding fair housing issues within Solana Beach yielded the following conclusions:
 There are no racial of ethnic groups in the City of Solana beach that experience high rates of segregation.

However, both the Black and Hispanic or Latino residents are considered to currently experience or have experienced moderate segregation according to the dissimilarity index analysis.  There are no racially or ethnically concentrated census tracts (RECAPs) within Solana Beach as identified by HUD within the 2020 County of San Diego Analysis of Impediments (AI). This indicates that there are no census tracts within Solana Beach with a non-white population of 50 percent or more or any census tracts that have a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan area.
 The UC Davis Regional Opportunity Index shows that the majority of residents within Solana Beach have a high level of access to opportunity throughout the majority of the City, with all census tracts showing the highest level of access to opportunity. Additionally, analysis of the TCAC/HCD opportunity Area Maps show that all census tracts in Del Mar are classified with the “Highest Resource” designation. This indicates that these census tracts are within the top twenty percent in the region in terms of areas that lower-income residents may thrive if given the opportunity to live there.  The City has demonstrated the ability to meet the anticipated future affordable housing needs of the community through the designation of sites to meet the very low and low income RHNA need (Appendix B) These sites are dispersed throughout the community.
 The City has two projects with a total of three affordable units currently at risk of conversion to market rate, the total cost of preservation of these units its $4,044 annually. The cost to replace the units is $279,705 Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-106 Figure 3-20: Housing Element Candidate Housing Sites in Solana Beach Figure 3-21 shows the proposed candidate sites to meet the very low and low income RHNA for Solana Beach in relation to the location of residents of Hispanic origin. The City of Solana Beach is relatively small in size with the majority of housing opportunity areas, including areas with higher access to vital goods, services, and public transportation, are located within the downtown areas. As such, these are ideal areas for the City to focus much of its future housing growth. It is anticipated that accessory dwelling unit growth, including growth for affordable ADUs, will occur in the less dense areas of the community.

Figure 3-21 shows the following findings:
 38 proposed (totaling 601 potential units, or 68.7 percent of the total potential units) sites to accommodate the City’s RHNA allocation are located within block groups that have a percentage of the population that identifies as Hispanic greater than 13 percent
 26 proposed sites to accommodate the City’s RHNA allocation (totaling 84 potential units, or 9.6 percent of the total potential units) are located within block groups that have a percentage of the population that that identifies as Hispanic between 10 percent and 13 percent  14 proposed sites to accommodate the City’s RHNA allocation (totaling 186 potential units, or 21.2 percent of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 7 percent and 10 percent  4 proposed sites to accommodate the City’s RHNA allocation (totaling 4 potential units, or 0.4 percent of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 2 percent and 7 percent
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-107 The data shows that the proposed candidate sites to meet the very low and low income RHNA need are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. As shown in Figure 3-21, the distribution of proposed units does not disproportionately impact areas with larger concentrations of the Hispanic population.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-108 Figure 3-21: Candidate Sites – Ethnicity Analysis
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-109 Figure 3-22 shows location of proposed candidate sites to meet the very low and low income RHNA for Solana Beach in in comparison with census data showing the percentage of the population within each block group that is nonwhite.

Figure 3-22 shows the following findings:
 16 proposed sites to accommodate the City’s RHNA allocation (totaling 427 potential units, or 48.8 percent of the total potential units) are located within block groups that have a percentage of the population that is non-white greater than 10 percent
 38 proposed sites to accommodate the City’s allocation (totaling 371 potential units, or 42.4 percent of the total potential units) are located within block groups that have a percentage of the population that is nonwhite between 5 percent and 10 percent  20 proposed sites to accommodate the Low and Very Low RHNA allocation (totaling 51 potential units, or 5.8 percent of the total potential units) are located within block groups that have a percentage of the population that is non-white between 4 percent and 5 percent
 8 proposed sites to accommodate the Low and Very Low RHNA allocation (totaling 26 potential units, or 3.0 percent of the total potential units) are located within block groups that have a percentage of the population that is non-white between 1 percent and 4 percent
The data shows that the proposed candidate sites to meet the very low and low income RHNA need are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. As shown in Figure 3-22, the distribution of proposed units does not disproportionately impact areas with larger concentrations of Non-white populations.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-110 Figure 3-22: Candidate Sites – Racial Analysis
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City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-111 Figure 3-23 shows location of proposed candidate sites to meet the very low and low income RHNA for Solana Beach in in comparison with census data showing the percentage of the population within each block group who is categorized as low income by the American Community Survey.

Figure 3-23 shows the following findings:
 32 proposed sites to accommodate the City’s RHNA allocation (totaling 338 potential units, or 38.6% of the total potential units) are located within block groups that have a percentage of the population that is low income between 27 and 41 percent.
 16 proposed sites to accommodate the City’s RHNA allocation (totaling 199 potential units, or 22.7% of the total potential units) are located within block groups that have a percentage of the population that is low income between 19 and 27 percent.
 30 proposed sites to accommodate the City’s RHNA allocation (totaling 88 potential units, or 10.1% of the total potential units) are located within block groups that have a percentage of the population that is low income between 13 and 19 percent.
 4 proposed sites to accommodate the City’s RHNA allocation (totaling 250 potential units, or 28.8% of the total potential units) are located within block groups that have a percentage of the population that is low income less than 13 percent.

The data shows that the proposed candidate sites to meet the very low and low income RHNA need are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. As shown in Figure 3-23, the distribution of proposed units does not disproportionately impact any specific regions within the community as well as provided increased opportunities for low-income housing in areas with higher rates of low-income persons.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-112 Figure 3-23: Candidate Sites – Income Level
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- >75%
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-113 Candidate Sites Location Analysis
This analysis reviews fair housing findings in comparison to the location of candidate sites organized into four focus areas shown in Figure 3-24. Candidate sites were selected based on the availability of land, development interest and feasibility, and access to services and resources.

Figure 3-24: Candidate Sites – Focus Areas

Table 3-42: RHNA by Geographic Quadrant
Geographic Area Low- /Very-Low
Income Moderate- Income Above ModerateIncome Total
Focus Area 1: Northwest 36 0 0 36
Focus Area 2: Southwest 338 32 202 572
Focus Area 3: Southeast 241 0 0 241
Focus Area 4: Northeast 0 0 0 0

Focus Area #1 Northwest
The analysis within the Fair Housing section shows that this portion of the City may currently be fairly inaccessible to low-income households. The area is identified as an RCAA with a “Stable/Advanced Exclusive” displacement rating, and the area shows 40 to 60 percent of renters overpay. However, the area in which the candidate sites are located are very highly rated for access to transit as it is bordered by the San Diego Freeway (5 Freeway) and Highway 101, as well as both the Coaster and Pacific Surfliner rail lines. The location of candidate sites in this Focus Area one creates for ideal opportunities for affordable housing development in areas of high resource. #3
#2
#1 #4
City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-114 Table 3-42 shows the two identified candidate sites in Focus Area #1. North of Lomas Santa Fe Drive is the location of one of the candidate sites that has a total of 28 units designated to low-/very-low income. The second candidate site is located a couple of blocks north of the first site. The second candidate site has 8 units and is also designated to low- /very-low income. Located in close proximity to the candidate sites within the Focus Area one are a variety of commercial and retail uses, medical and dental offices, restaurants, Skyline Elementary School, the Solana Beach train station, Fletcher Cove Community Center, and the beach. Bus routes 101 and 308 also run through the Focus Area.

This Focus Area would be positively influenced from the development of affordable housing.

Focus Area #2 Southwest
Focus Area #2 is highly rated in terms of access to opportunities and access to public transportation. The area is bordered by Highway 101 and Interstate 5. As a result, this area is top rated for access to public transportation. Bus route 101 passes through the area, providing transit options to residents. The area is comprised of a wide variety of commercial and retail uses, including the Solana Beach Towne Centre, as well as restaurants, offices, and medical and dental offices. A number of schools are located within Focus Area #2 – Earl Warren Middle School, Santa Fe Christian Schools, and St. James Academy. The Highway 101 corridor offers a large variety of commercial and retail needs, as well as employment opportunities. There are a number of hotels and motels along Highway 101, as well as restaurants, coffee shops, offices, medical and dental offices, and Solana Beach City Hall. Bus route 101 also passes through the area, providing transit options to residents. The existing infrastructure and past mixed-use development trends have created an area which can support development at the default density and provide resources that support the needs of low-income households.

The analysis within the Fair Housing section shows the area has the highest proportion of female-headed households with children and no spouse present (20 to 40 percent). The highest concentration of the Hispanic population was identified East of the Interstate 5 (40 to 60 percent) and East of Highway 101 (20 to 40 percent). The distribution of the proposed units doesn’t disproportionately impact areas with higher concentrations of the Hispanic population.

This focus area was also identified to have the have the highest population of low- and moderate-income population (25 to 50 percent).

Table 3-42 shows the RHNA in Focus Area #2. This area has the most amount of candidate sites as it was identified to have the highest access to opportunities and access to public transportation. In total, there are 572 units allocated to Focus Area #2. Of the total, 338 units are designated for Low-/Very-Low Income, 32 for moderate-income, and 202 units for above moderate-income. Focus Area #2 has the highest amount of RHNA and at a variety of income levels due to the areas diverse characteristics.

Focus Area #3 Southeast
Focus Area #3 is comprised of the Lomas Sante Fe shopping center. The surrounding area and residential neighborhoods are identified as RCAAs as well as “Stable/Advanced Exclusive.” As with the three other focus areas, the City is rated highest for access to opportunity, environmental quality, and economic and educational quality.

However, this Focus Area #4 is rated low for access to public transportation. Access to the 208 bus route is available on the other side of the San Diego Freeway and the train station is located to the west down Lomas Santa Fe Drive.

Table 3-42 shows the RHNA distribution by the different income categories. There are two candidate sites located inside of the Lomas Sante Fe shopping center. In total, the two sites will have 241 units designated to low/very-low income. Given existing commercial and retail uses as well as employment opportunities, the location of new affordable City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-115 units here would provide for mixed-use residential development and decrease the need to travel far. As such, the development of affordable units in this area will create increased access for lower-income households.

Focus Area #4 Northeast
Focus Area #4 consist of the remaining area within the City located primarily east of Interstate 5. These areas are largely single-family residential neighborhoods and have limited access to public transit, resources, and jobs for residents who do not have a personal vehicle. The City analyzed this area for potential affordable housing options during the sites analysis portion of the development of the Housing Element and determined that due to the proximity to resources and the small parcel sizes, it was unlikely that parcels here would realistically redevelop for housing at the required densities within the planning period. It was determined that a focus on Accessory Dwelling Unit (ADU) production in this area was the most realistic approach to new affordable housing units. This is supported by the actions described in Housing Program 1B.

Summary of Fair Housing Analysis
The City of Solana Beach is identified as a high resource area with increased economic, civic life, health, and transit opportunities and access. The existing demographic of the community of Solana Beach are higher income residents which can be attributed to the high opportunities of the area. The City of Solana Beach also has a high tourist seasons and offers a variety of retail and tourist based economic opportunities. The City is committed to creating channels to open opportunities to residents in surrounding communities, especially those who work in Solana Beach.

Local Contributing Factors
The regional AI outlines the following local characteristics which can contribute to fair housing issues in Solana Beach:
 Housing Age and Condition – Section 2.F.4 of this Housing Element analyzes the housing stock within the City of Solana Beach. The analysis found that 46.2 percent of all housing in Solana Beach was built between 1970 and 1978. Only about 4 percent units in Solana Beach built after 2000, and about 2 percent in 2014 or later.

From 2019 to 2020 a total of 81 code enforcement reports were filed related to dilapidated properties or property maintenance. None of the 81 reports were related to substandard living/housing conditions.

Similarly, the housing stock in the San Diego region is older, with majority of the housing units (54 percent) built before 1979 and is at least 40 years old. Home rehabilitation can be an obstacle for senior homeowners with fixed incomes and mobility issues.
 Housing Cost and Affordability - Section 2.F.5 of this Housing Element analysis the cost and affordability of housing within the City of Solana Beach. The cost of homeownership varies within San Diego County depending on the community. According to the regional AI, in 2019, the median sales price for homes in San Diego County was $594,909, an increase of 38 percent from 2014. Home prices vary by area/jurisdiction, with very high median prices in coastal areas such as in Solana Beach where the median cost of a home was $1,103,900 in 2017, (56% higher than the County median).  Location and Type of Affordable Housing – The City of Solana Beach is an affluent community, with higher resident incomes and costs living compared to the San Diego Region. The City also has a lot commercial and retail industries specifically related to tourism. According to census data retail and tourism related occupations offer lower income salaries. While the City of Solana Beach employs persons in the retail, service and tourism industries, there is no affordable housing to accommodate these potential needs. Therefore, persons working in these industries may not have the opportunity to live in the city they work in. Program 1E in the Section 4: Housing Plan identifies strategies to support and increase the opportunity for affordable housing for lower income persons who work in Solana Beach.  Access to Opportunities for Persons with Disabilities - Affordability, design, location, and discrimination limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well as state law, require ground-floor units of new multifamily construction with more than four units to be accessible to

5. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-116 persons with disabilities. However, units built prior to 1989 are not required to be accessible to persons with disabilities. Noted above, more than half of the Solana Beach Housing stock was built prior to 1989 creating challenges to finding adequate and accessible housing for persons with disabilities. Program 4F in the Section 4: Housing Plan identifies strategies to support reasonable accommodation and increase the opportunity for housing for persons with disabilities.
 Racially Concentrated Areas of Affluence (RCAAs) – the City as a whole has a very high median income, which is approximately $30,000 greater than that of San Diego County, as well as a high White population. As such, three of the City’s four census tracts are identified as RCAAs. As a result, specific actions have been added in Program 4A to facilitate the development of units are a variety of affordability levels and types, as well as to affirmatively market the availability of units to residents and communities which may not otherwise know.

This is intended to ensure the City is accessible to all income levels and backgrounds.

Analysis of Fair Housing Priorities and Goals
The City is committed to furthering fair housing through the implementation of several policies located within the City’s Housing Plan. The primary method for this is through identifying sites which can accommodate the City’s very low and low income RHNA need, as demonstrated in Appendix B. Other programs that affirmatively further fair housing include:
 Program 1B, to promote the development of accessory dwelling units and junior accessory dwelling units;  Program 1D, to establish a program to convert existing, non-permitted accessory dwelling units to legal units;  Program 1E, to continue to implement the City’s affordable housing ordinance;  Program 4B, to update the City’s Municipal Code to permit emergency, transitional, and supportive housing as a matter of right in appropriate zoning districts per State law;  Program 4C, to accommodate development that provides housing opportunities for residents with physical and developmental disabilities; and
 Program 4D, to work with the San Diego County Housing Authority to administer Section 8 Rental Assistance.

The City will monitor the effectiveness of these programs annually through the completion of their Annual Progress Reports (APRs).

H. Evaluation of Previous Housing Element
The Housing Element must analyze the City’s accomplishments during previous Housing Element planning periods.

This section describes the City's progress in implementing the 2013 – 2021 Housing Element; the effectiveness of the Element; and the appropriateness of the Element's goals, objectives, and policies. It evaluates the City’s progress in two contexts: 1) the City’s progress towards meeting Coastal Zone requirements; and 2) the City’s success in meeting its housing goals and program objectives. The second part of the analysis is included within Appendix A of the Housing Element as indicated below.

City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-117 Evaluation of Progress towards Meeting Coastal Zone Requirements Table 3-43: Residential Development in Coastal Zone (1986 – 2019) Residential Development in the
Coastal Zone 1986-1991 1991-1999 1999-2004 2005-2011 2011-2019 New Construction 86 51 37 82 71
New Low- and moderateincome housing
1 4 5 9 20
Demolished/converted low-and
moderate-income housing
4 13 0 0 0
Replacement low- and
moderate-income housing
0 0 5 0 0
Evaluation of Adopted Housing Element Goals and Programs Appendix A of the Housing Element describes the City’s progress in meeting the goals and policies of the latest adopted Housing Element; evaluates the effectiveness of each program; and describes the appropriateness of the goals, policies, and objectives. The results of this review and assessment were used to revise and update the proposed programs for 2021-2029 as described in Section 4.

Quantified Objectives in Past Housing Element Cycles
Housing Element law required that quantified objectives be developed with regard to new construction, rehabilitation, conservation and preservation activities that will occur during the 2013-2021 Housing Element cycle. Table 3-44 summarizes the City of Solana Beach’s quantified objectives for the 2013-2021 Housing Element, Table 3-45 summarizes the City’s actual accomplishments in construction, and Table 3-46 summarizes the City’s accomplishments in housing rehabilitation.

Table 3-44: Historical Quantified Objectives (2013-2021 Planning Period) Income Level New Construction Rehabilitation Conservation/Preservation Extremely Low Income 43 3
Very Low Income 42 2
Low Income 65 1
Moderate Income 59
Above Moderate Income 131
Total 340 5 1

1. 2.

3. City of Solana Beach
2021-2029 Housing Element Update
Section 3: Constraints, Resources, and Fair Housing Page 3-118 New Construction
Table 3-47 shows the City’s progress in new construction through the end of 2019.

Table 3-45: Actual Units Constructed (2013-2021 Planning Period) 1/1/2013 – 12/31/2019 Regional Share Goal New Construction Extremely Low 43 0
Very Low 42 0
Low 65 6
Moderate 59 14
Above Moderate 131 51
Total 340 71
Rehabilitation
There was only one rehabilitated residential project that occurred within Solana Beach in the 5th cycle planning period.

The project, known as Solana Mar, was completed in 2018 and included the rehabilitation of 132 market-rate residential units.

Table 3-46: Actual Rehabilitated Units (2013-2021 Planning Period) 1/1/2013 – 12/31/2019 Rehabilitation
Extremely Low --
Very Low --
Low --
Moderate --
Above Moderate 132
Total 132
Conservation
The City of Solana Beach identified two existing affordable units at-risk of converting to market rate during the current and future housing cycles. One of those units (North Helix) converted to market-rate during the 5th Cycle. The City engaged with the property owner of this unit to determine if a new affordability agreement could be put in place, but due to a lack of funding to assist the property owner and the property owner’s lack of interest in maintaining the affordability on the unit, an agreement was not reached. The other unit identified was not at-risk during the 2013- 2021 planning period.

You’
Housing Plan
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-2
Section 4: Housing Plan
The Housing Plan describes the City of Solana Beach’s 2021-2029 policy program. The Housing Plan describes the specific goals, policies, and programs to assist City decision makers to achieve the long-term housing objectives set forth in the Solana Beach Housing Element. This Plan identifies goals, policies, and programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents. These goals, policies, and programs further the City’s overall housing policy goal to inspire a more diverse, sustainable, and balanced community through implementation of strategies and programs that will result in economically and socially diversified housing choices that preserve and enhance the special character of Solana Beach.

Regional Housing Needs Assessment
The San Diego Association of Governments (SANDAG) has conducted a Regional Housing Needs Assessment (RHNA) to determine the City’s share of the affordable housing needs for the San Diego region. The RHNA quantifies Solana Beach’s local share housing needs for the region by income category. Income categories are based on the most current Median Family Income (MFI) for San Diego County. The City’s 2021-2029 RHNA growth need is as follows:
 316 units - Extremely low (less than 30% County MFI (< $21,176)) and Very low-income (0-50% County MFI (< $35,294))
 159 units - Low-income (51-80% of County MFI ($35,294-$56,470))  160 units – Moderate-income (81-120% of County MFI ($56,470-$84,706))  240 units - Above moderate-income (120% or more of County MFI (>$84.706) 875 units – Total
A. Housing Goals
The City of Solana Beach has identified the following housing goals as part of this Housing Element Update:

Housing Goal #1: A range of housing strategies to accommodate Solana Beach’s share across all income levels.

Housing Goal #2: Preserve and enhance the existing community and neighborhood quality and character.

Housing Goal #3: Reduce or eliminate constraints to the development, improvement, preservation, and maintenance of housing.

Housing Goal #4: Equal opportunities to access housing for all persons regardless of age, race, religion, sex, marital status, sexual orientation, ancestry, national origin, or disability.

Housing Goal #5: A sustainable approach to new and existing residential and mixed-use development through increased energy conservation and waste reduction.

The goals listed above are described below and on following pages with accompanying policies and programs to achieve them.

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-3
B. Housing Policies and Programs
This Housing Element expresses the Solana Beach community’s overall housing goals and supporting policies, quantified objectives, and housing programs to achieve them. The stated Housing Programs are based on a review of past performance of the prior Housing Element, analysis of current constraints and resources, and input from Solana Beach residents and stakeholders.

Housing Goal #1: A range of housing strategies to accommodate Solana Beach’s share across all income levels.

Housing Policy 1.1: Maintain sufficient land designated and appropriately zoned for housing to achieve a complimentary mix of single-family and multi-family development to accommodate Solana Beach’s Regional Housing Needs Assessment (RHNA) growth needs throughout the planning period.

Housing Policy 1.2: Promote a variety of tenures, unit types, and locations of housing throughout the community.

Housing Policy 1.3: Encourage mixed-use development opportunities.

Housing Policy 1.4: Encourage the consolidation of adjacent parcels to facilitate multi-family residential development.

Housing Policy 1.5: Encourage development of local housing opportunities to serve the needs of the local workforce and their families.

Housing Policy 1.6: Encourage the production of Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) through incentivizing and streamlining development.

Housing Goal 1 – Implementing Programs
Housing Program 1A: Mixed-Use Development on Commercially-Zoned Sites Due to the built-out nature of Solana Beach, there are very few vacant/underutilized residentially-zoned parcels in the City. The City is reliant upon vacant/underutilized commercial sites that can accommodate mixed-use development as a way to facilitate additional housing opportunities and permits mixed-use developments in all commercial zones. Solana Beach has two commercial zoning classifications that permit development at 20 dwelling units per acre, the City’s default density for accommodating lower income housing development. As part of this Housing Element, the City has identified potential sites that are suitable for mixed-use development.

The City will conduct a stakeholder meeting consult with members of the development community within the first 24 months of the planning period to ensure that its development standards encourage mixed-use development. To the extent possible, the City will also identify possible actions to shorten the permitting process for mixed-use development such as through the use of CEQA exemptions for infill projects. The program will continue to be annually reviewed in the annual housing report.

Timeframe: Completed by December 2024.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-4
Housing Program 1B: Promotion of Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Development
The City updated the Solana Beach Municipal Code to incorporate provisions of new State ADU law which expands where ADUs and JADUs can be constructed and removes barriers to the development of these units. ADU production has increased since incorporation of these new provisions and the City anticipates that ADUs will factor heavily into assisting the City in meeting their RHNA needs, as described in the Housing Resources section of this Housing Element.

The City will continue to incentivize and promote the construction of Accessory Dwelling Units, especially those that may be leased at affordable rates, through the following actions:
 Section 17.70.060 of the Solana Beach Municipal Code states that “The city manager is authorized to reduce city development impact fees by 75 percent for accessory dwelling units (ADU) processed consistent with SBMC 17.20.040(D), provided that a deed restriction for state law affordability provisions is recorded for the term of 99 years. (Ord. 500 § 5, 2019). The City will continue to provide this incentive to residents.  The City will develop a permit ready ADU program for property owners to have pre-approved ADU plans by December 2024. This may be in coordination with a larger regional effort.  Streamline ADU permit processing for ADUs that will provide a covenant of affordability. The City will determine the objective criteria needed for qualification for streamlining by December 2024.  Develop outreach collateral for public dissemination, including updates to the City’s website, information at City Hall and via other appropriate print and digital media. The intent of this is to make sure residents are aware of this incentive and have information readily available that may ease the development of ADUs at affordable levels.
 Make revisions to the development code which make ADU development possible in sensitive areas of the City provided that criteria is met that shows the creation of an ADU will not be a detriment to sensitive habitat or other similar areas. The goal of this is to increase opportunities for ADU development within the City.

Complete by April 2024.
 Research regional and State funding sources that may be available to assist property owners in building ADUs.

The City will make information available to property owners if funding sources are identified.

The City anticipates this will assist in the development of 16 ADUs available at the lower income levels within the planning period. The City of Solana Beach has begun implementing some of the actions listed already prior to certification of the Housing Element.

Timeframe: Timeframes as identified within the program objectives.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 1C: Create ADU Monitoring Program
The City will create a monitoring program to track ADU and JADU creation and affordability levels throughout the planning period. This will allow the City to monitor the development of accessory units at all income levels.

Additionally, the City will review their ADU and JADU development progress within 2 years of the adoption of the 6th cycle Housing Element to evaluate if production estimates are being achieved. If ADUs are not being permitted as assumed in the Housing Element, the City will take the action within 6 months of completion of the ADU review to ensure that adequate capacity at each income level in maintained to meet the City’s RHNA needs. These actions may include identification of adequate sites to meet the City’s identified unaccommodated need.

Timeframe: Completed by December 2024
Responsible Agency: City of Solana Beach Community Development City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-5
Funding Source: General Fund

Housing Program 1D: Conversion Program of Existing, Non-Permitted Accessory Dwelling Units The City will continue to implement its illegal unit conversion program. This program allows homeowners with existing illegally established accessory dwelling units bring them to legal, permitted status. The City has historically permitted one illegal ADU per year during the 5th cycle and anticipates that they will continue at this pace. 8 ADU conversions are listed in the City’s quantified objectives for the 2021-2029 planning period.

Timeframe: Conversion Program continued throughout planning period (2029) Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 1E: Affordable Housing Program
The City will continue to implement its affordable housing ordinance as outlined in the Solana Beach Municipal Code.

The purpose of this ordinance is to assist the City in meeting its share of the regional housing needs, to implement the City’s General Plan and Housing elements relative to the provision of housing units for all economic sectors of its population, and to require affordable housing in both rental and for-sale housing consistent with provisions of the California Government Code. The City will monitor this program to identify any potential constraints and make any necessary adjustments to the ordinance to facilitate successful implementation of this program.

Timeframe: Affordable Housing Program continued throughout planning period (2029) Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 1F: Candidate Sites Used in Previous Housing Elements Pursuant to State Housing law, candidate sites identified in this Housing Element to accommodate a portion of the City’s low- and very low -income RHNA that were identified in previously adopted Housing Elements must be rezoned to allow residential use by right at specified densities for housing developments in which at least 20 percent of the units are affordable to lower income households. By right shall mean the jurisdiction may not require any of the following discretionary actions, except if the project requires a subdivision:
 A conditional use permit
 A planned unit development permit
 Other discretionary, local-government review or approval that would constitute a “project” The City may impose objective design review standards on projects. The City has identified as part of this Housing Element update vacant and nonvacant sites that were used in previous Housing Elements to meet the current RHNA need. To accommodate the provisions of State law, the City shall place a housing overlay zone over all nonvacant sites included in a prior Housing Element and all vacant sites included in two or more consecutive planning periods that permits by right development for projects that meet the requirements of State housing law. These sites are identified in Appendix B.

Timeframe: Completed by December 2025. In the interim, the City will process proposals by right for projects with 20% affordability pursuant to Gov Code 65583.2(c).

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 1G: Federal and State Funding Programs
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-6
The City will review Federal and State housing financing and subsidy programs for their potential availability to Solana Beach. If the programs could be reasonably thought to be available to Solana Beach, the City would work with the appropriate developers and non-profits to support feasible funding application(s). This program also will entail the provision of City staff assistance to developers of housing for lower income housing and assessing the potential to match their projects to applicable federal and state programs. Included in this assistance would be pre-application meetings and helping the applicant with identifying potential approaches to address design and site requirements.

Timeframe: Research available Federal and State housing financing and subsidy programs on an annual basis.

Assist applicants of low-income housing developments as they are submitted to the City. Pre-application meetings offered within one month of request.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 1H: Manufactured Housing
State law (Government Code Section 65852.3) requires that the city’s zoning code allows and permits manufactured housing in the same manner and in the same zone as conventional structures are permitted. Specifically, manufactured homes should only be subject to the same development standards that a conventional single-family residential dwelling on the same lot would be subject to. In order to comply with State law, the City will amend the Solana Beach Municipal Code to define manufactured housing and mobile homes consistent with State law and identify the zone(s) where such housing is permitted. The City will also ensure that the requirements for manufactured homes are the same as a conventional single-family dwelling unit in the same zone.

Timeframe: Completed by December 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 1I: Update Density Bonus Ordinance
Government Code Section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law. State Density Bonus Law requires a local jurisdiction to grant an increase in density, if requested by a developer, for providing affordable housing as part of a development project. Key provisions of the law include incremental density bonuses that correspond to the percentage of housing set aside as affordable units. State law caps the maximum density bonus at 35 percent and allows the developer to request up to three incentives or concessions, if required to provide the affordable units. The law also provides reduced parking requirements and allows requests for waivers of development standards, such as increased height limits and reduced setback requirements. The developer must provide reasonable documentation demonstrating that incentives reduce costs to provide for affordable units; and that waivers are required because the usual standards physically preclude the project from achieving the allowed density and incentives.

To comply with State Density Bonus law, the City will amend the ordinance as needed to ensure that its local ordinance remains consistent with State law but will apply current state law even before local amendments are adopted. The City commits to continue to review and approve requests under State Density Bonus Law (including requests for incentives, concessions, waivers, and parking reductions) so that projects that qualify are not prevented from developing at the densities to which they are entitled.

Timeframe: Completed by December 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 1J: Update Solana Beach Municipal Code to be Consistent With Ordinance 508 (Accessory Dwelling Units)
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-7
The City will amend the Municipal Code to be consistent with the newly adopted Ordinance 508 regarding. The City’s current municipal code is consistent with the language in Ordinance 508 with the exception of the terminology used, which revised the language from Accessory Living Units (ALUs) to Accessory Dwelling Units (ADUs). Within 12 months of adoption of the Housing Element, the City will amend the appropriate sections of the Municipal Code for consistency.

Timeframe: Completed by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 1K: Amend Table 17.12.020-A of the Solana Beach Municipal Code Regarding Transitional and Supportive Housing
The City will amend Table 17.12.020-A of the Solana Beach Municipal Code to show that transitional and supportive housing are permitted uses where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code 65651.

Timeframe: Completed by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 1L: Amend the Solana Beach Municipal Code to define Employee Housing so that it is compliant with Sections 17021.5 and 17021.6 of the Employee Housing Act The City will amend the Solana Beach Municipal Code to be in compliance with Section 17021.5 and 17025.6 of the Employee Housing Act (Health and Safety Code, § 17000 et seq.) and define employee housing in a manner consistent with the above referenced Health and Safety Code sections. The Municipal Code will be revised to state that employee housing for six or fewer employees will be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. Additionally, the Municipal Code will be updated to state that employee housing consisting of no more than 12 units or 36 beds will be permitted in the same manner as other agricultural uses in the same zone.

Timeframe: Completed by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 1M: Amend the City’s development process to assist in the development of housing for extremely low-income households and households and individuals with special needs.

As identified in Section 3, the City of Solana Beach City Council at its sole discretion may discount city fees, expedite the application process, or provide other assistance when it finds that provision of such assistance is needed to meet housing needs identified in the housing element which otherwise would not be met through the implementation of this Municipal Code. The City will take the following actions to amend the development process to include the following guaranteed incentives that apply solely to development projects that specifically accommodate housing at the extremely low-income level or that accommodate households for individuals with special needs:
 Adopt a priority processing procedure
 Waive city-controlled development impact fees until certificate of occupancy (COA) Timeframe: Completed by December 2025.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-8
Housing Program 1N: Pursue outside funding opportunities for the development of lower and moderate-income households.

As opportunities arise, the City will pursue new funding sources for lower and moderate income multi-family housing from available non-profit, local, state, and federal programs. The City will also seek to partner with local agencies that may provide funding opportunities or other resources that can assist in the development of housing affordable at the lower and moderate income levels.

Timeframe: Research available funding sources from non-profit, local, State, and Federal programs on an annual basis.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund

Housing Program 1O: Promote Affordable Housing Production on City-Owned Land The City shall commit to offering City-owned sites identified in the Housing Element Candidate Site Inventory through an RFP process. The City shall plan for a minimum of 38 affordable housing units across available City-owned sites, which are located throughout the City, as shown in Table B-4, Appendix B. RFPs shall be issued for City-owned sites identified on the candidate Sites Inventory (APNs 2982118100, 2982118500 and 2980106300) to accommodate at least 38 affordable units.
• The City shall issue the 1st RFP by April 2024
• The 2nd RFP by April 2025
• The 3rd RFP by April 2026
The City will work directly with interested affordable housing developers who respond to the RFPs to facilitate the development of future affordable housing. The City will use a variety of tools to facilitate affordable housing development, including but not limited to:
• Providing financial support through the local housing impact fee fund and/or below-market rate land lease or transfer
• Providing funding through local housing trust fund
• Support applications for other funding sources for affordable housing (e.g. low-income housing tax credits, grants, State funding, Federal funding)
If by December 2026, the City does not receive proposals, the City will identify additional sites to accommodate a potential RHNA shortfall by June 2027 date. Otherwise, the City will work with applicants to get an affordable project through entitlements by December 2027.

Timeframe: As described within the program.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund

Housing Program 1P: Promotion of ADU Development East of I-5 The City of Solana Beach has identified candidate housing sites to meet their RHNA need for the 6th cycle planning period as demonstrated in Appendix B of the housing element. Due to the nature of the available land, parcel sizes, property ownership, and accessibility to public transit, many of these sites are located to the west of the I-5 freeway that bisects the city. In order to promote housing accessibility across east of I-5 freeway, the City will:
 Develop a permit ready ADU program for property owners to have pre-approved ADU plans by December 2024. This may be in coordination with a larger regional effort.

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-9
 Streamline ADU permit processing for ADUs that will provide a covenant of affordability. The City will determine the objective criteria needed for qualification for streamlining by December 2024.  Develop outreach collateral for public dissemination, including updates to the City’s website, information at City Hall and via other appropriate print and digital media. In addition to Citywide distribution, the City will hold one workshop in the northeast quadrant of the City focused on ADU education by December 2023  Make revisions to the development code which make ADU development possible in sensitive areas of the City provided that criteria is met that showsthe creation of an ADU will not be a detriment to sensitive habitat or other similar areas. The goal of this is to increase opportunities for ADU development within the City.

Complete by April 2024.
 Research regional and State funding sources that may be available to assist property owners in building ADUs.

The City will make information available to property owners if funding sources are identified.  Target 20% of all ADU development to occur in the northeast quadrant of the City, east of I-5 and north of Lomas Santa Fe Drive
Timeframe: Timelines for identified objectives specified within the program.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund

Housing Goal #2: Preserve and enhance the existing community and neighborhood quality and character.

Housing Policy 2.1: Promote revitalization and rehabilitation of existing residential dwellings.

Housing Policy 2.2: Promote high quality design and development standards to ensure future housing development compliments and enhances neighborhood character.

Housing Policy 2.3: Ensure residential and mixed-use projects are designed and developed to discourage crime.

Housing Policy 2.4: Encourage mixed-use and transit, bicycle, and pedestrian-oriented development that supports and contributes to a “sense of place” in the community.

Goal 2 Implementing Programs
Housing Program 2A: Preservation of At-Risk Housing
The City has reviewed the existing affordable housing developments and determined that no units are currently at risk of converting to market-rate during the planning period. Should this change and existing affordable units become at-risk of converting to market-rate, the City will contact the owners of these properties to explore preservation opportunities such as extending affordability covenants, sale/purchasing these developments, non-profit housing organizations assistance, and applying for financial assistance to preserve these affordable units.

Timeframe: Contact property owners within 3 months of determining affordable units are potentially at risk.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 2B: Replacement Housing
The City may have existing non-vacant sites that contain vacant or demolished residential units that were occupied by lower income households or households subject to affordability requirements within the last five years. The City will implement a replacement housing program to ensure the replacement of any units lost subject to the requirements of Government Code section 65915, subdivision (c)(3) on site identified in the site inventory when any City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-10
new development (residential, mixed-use or residential) occurs on a site that is identified in the inventory meeting the following conditions.
 Currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, and
 Was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very-low income, or
 Subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or
 Occupied by low and very low-income households.

Timeframe: The replacement requirement will be implemented upon adoption of the Housing Element and applied as applications on identified sites are received and processed, and local policy shall be adopted by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 2C: Rehabilitation Opportunities for Existing Housing Stock Code enforcement reports for the past two years do not identify any existing housing stock as substandard or in need of significant repair. As stated in Section 3, the City did receive 80 code enforcement reports relating to housing, though none were related to substandard housing conditions. The City does have two older apartment properties that are fully functional but may require rehabilitation or improvements within the planning period. While these apartments may be eligible for rehabilitation assistance programs, the City must also recognize that they may be sources of more naturally occurring (not deed restricted) affordable housing within the community.

The City has identified two apartment properties located at 250 S. Sierra Avenue (13 units) and 305 S. Sierra Avenue (10 units) and will outreach to the property owners regarding rehabilitation grant opportunities. Working with these property owners, the City will assess the potential to rehabilitate/replace a portion of the units within these apartment buildings. The City anticipates potential rehabilitation of twenty (20) units should funding sources become available.

This represents less than one percent of the units within the City of Solana Beach. The City has accounted for these rehabilitation efforts in the Quantified Objectives in Table 4-1.

Timeframe: Completed by December 2024
Responsible Agency: City of Solana Beach Community Development Funding Sources: Outreach efforts funded through staff efforts (General Fund); rehabilitation through local, regional, or State grant opportunities
Housing Goal #3: Reduce or eliminate constraints to the development, improvement, preservation, and maintenance of housing.

Housing Policy 3.1: Promote public awareness of the various methods and resources available to support homeownership opportunities.

Housing Policy 3.2: Explore opportunities to identify alternative financial assistance for the development and/or purchase of housing affordable to extremely low income, very low income, low income, and moderate-income households.

Housing Policy 3.3: Explore incentives, bonuses, and flexibility in standards and requirements that could benefit affordable housing development, such as flexible development standards, reduced permit fees, and streamlined permit processing.

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-11
Housing Policy 3.4: Encourage remodeling, maintenance, repair, and rehabilitation of existing housing to address special housing needs, prevent deterioration, and preserve safe and sanitary housing conditions.

Housing Policy 3.5: Grant priority water and sewer service to housing with units affordable to lower income households.

Goal 3 Implementing Programs
Housing Program 3A: Compliance with SB 35 Provisions
Per Government Code 65913.4(a)(6)(A), future development projects within the City of Solana Beach do not currently meet the stated requirements for SB 35 streamlining provisions as all land within the city (and therefore all potential projects) are located within a coastal zone. Should compliance status or the requirements of SB 35 change in the future, the City of Solana Beach will take the required actions to comply with State law.

The City will continue to annually monitor and update local procedures and policies based on applicable changes to SB 35 to remain in compliance with State law.

Timeframe: Revise City Municipal Code within 6 months of State adoption of changes to SB 35 to comply with all relevant provisions.

Responsible Agency: Planning and Community Development
Funding Sources: General Fund
Housing Program 3B: Public Education
The City shall continue to monitor, and update information related to the development of housing through the continued promotion of public educational materials. The information describes the benefits of affordable housing and the myths and realities of affordable housing through such means as public presentations, newspaper articles, and information posted on the City’s website.

Timeframe: Release revised informational materials described in this program one time per calendar year Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 3C: Water and Sewer Resources
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Solana Beach is required to deliver its adopted Housing Element and any amendments thereto to local water and sewer service providers. This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects. Additionally, cooperation with local service providers will support the prioritization of water and sewer services for future residential development, including units affordable to lower-income households. The City will submit the adopted Housing Element to local water and sewer providers for their review and consideration when reviewing new residential projects.

Timeframe: Completed by September 2023
Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 3D: Safety Element Update and Adoption of an Environmental Justice Element SB 1035 requires that the City, after the initial revision of the safety element to identify flood hazards and address the risk of fire in certain lands upon each revision of the housing element, review and, if necessary, revise the safety City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-12
element to identify new information relating to flood and fire hazards that was not previously available during the previous revision of the safety element. The City is currently in the process of revising the Housing Element and will take the document to City Council for adoption within 12 months of adoption of the 6th Cycle Housing Element.

SB 1000 (2018) requires that the City include an environmental justice component to the General Plan during the 6th Cycle update of the City’s Housing Element. The City will adopt a separate Environmental Justice Element within 12 months of adoption of the 6th Cycle Housing Element.

Timeframe: Completed by April 2024
Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 3E: Amend Parking Requirements for Emergency Shelters The City of Solana Beach will amend its Municipal Code to be consistent with State law regarding parking requirements for emergency shelters. Specifically, the City will be consistent with the requirements of AB 139, which states that standards cannot require more parking for emergency shelters than other residential and commercial uses within the same zone.

Timeframe: Completed by April 2024
Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 3F: Group Home Definition/Requirements within Municipal Code The City of Solana Beach will amend its Municipal Code to treat group homes of 6 or fewer persons as a single-family residential use, subject to the same development standards, consistent with the City’s current practice and State law.

Timeframe: Completed by April 2024
Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund

Housing Program 3G: Definition of Density
The City of Solana Beach will amend the definition of “density” within its Municipal Code to base future density calculations on the “gross acreage” of a parcel instead of the “net acreage”. Currently the City defines density as the number of dwelling units per net acre, which excludes land area which will be required for public streets, easements or other areas to be dedicated or reserved for public use or open space (including undevelopable slopes, bluffs, and sensitive lands). Amending the definition to base the calculation on gross acreage would include all those items described above and largely consist of the entire area within the lot lines of a lot or parcel.

Timeframe: Completed by April 2024
Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 3H: Development Standards Update – Building Height In order to assist with development flexibility and provide a greater range of development types, the City of Solana Beach will amend its Municipal Code to permit development up to three stories and thirty-five (35) feet for commercial, residential, and mixed-used projects within the General Commercial (GC) and Special Commercial (SC) zones.

Timeframe: Completed by April 2024
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-13
Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Program 3I: Objective Design Standards for Group Homes CUP Requirement The City of Solana Beach’s Municipal Code currently requires a conditional use permit for group homes of seven (7) or more people. The City Council and the Director of Community Development are authorized to grant conditional use permits in accordance with the procedures of this section and to impose reasonable conditions. The City of Solana Beach will replace the requirement for a CUP with objective standards that permit group homes administratively and treat parking requirements similar to other residential uses of the same form. The City conducts preliminary discussions with applicants and will make these standards clear as a way to promote approval certainty in the development process.

Timeframe: Completed by April 2024
Responsible Agency: City of Solana Beach Community Development Funding Sources: General Fund
Housing Goal #4: Equal opportunities to access housing for all persons regardless of age, race, religion, sex, marital status, sexual orientation, ancestry, national origin, or disability.

Housing Policy 4.1: Enforce fair housing laws addressing discrimination in the building, financing, selling or renting of housing based on race, religion, family status, national origin, disability, or other protected class.

Housing Policy 4.2: Establish policies, programs and incentives to promote the development of housing for very low-, low-, and moderate-income persons, and especially those within Solana Beach’s special needs populations.

Housing Policy 4.3: Seek to accommodate housing for residents with special needs through appropriate zoning standards and permit processes.

Housing Policy 4.4: Ensure equal access to housing by providing reasonable accommodation for persons with disabilities consistent with Americans with Disabilities Act (ADA) and Fair Housing Act (FHA) requirements.

Housing Policy 4.5: Support efforts to provide services that facilitate aging in place such as senior transportation, recreational activities, and other means to help older adults connect to the services they need to live independently in their own homes.

Goal 4 Implementing Programs
Housing Program 4A: Affirmatively Further Fair Housing
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions in addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristic, as defined by California law.

The Housing Element contains analysis of contributing factors to fair housing issues within Solana Beach and determined the following factors were applicable:

1. Housing Age and Condition – Section 2.F.4 of this Housing Element analyzes the housing stock within the City of Solana Beach. The analysis found that 46.2 percent of all housing in Solana Beach was built between 1970 and 1978. Only about 4 percent units in Solana Beach built after 2000, and about 2 percent in 2014 or later.

From 2019 to 2020 a total of 80 code enforcement reports were filed related to dilapidated properties or City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-14
property maintenance. None of the 80 reports were related to substandard living/housing conditions.

Similarly, the housing stock in the San Diego region is older, with majority of the housing units (54 percent) built before 1979 and is at least 40 years old. Home rehabilitation can be an obstacle for senior homeowners with fixed incomes and mobility issues. While this was identified in the regional Analysis of Impediments (AI), local data from the City of Solana Beach has indicated that substandard housing conditions are extremely rare within the city boundaries.

2. Housing Cost and Affordability - Section 2.F.5 of this Housing Element analyzes the cost and affordability of housing within the City of Solana Beach. The cost of homeownership varies within San Diego County depending on the community. According to the regional AI, in 2019, the median sales price for homes in San Diego County was $594,909, an increase of 38 percent from 2014. Home prices vary by area/jurisdiction, with very high median prices in coastal areas such as in Solana Beach where the median cost of a home was $1,103,900 in 2017, (56% higher than the County median).

3. Location and Type of Affordable Housing – The City of Solana Beach is an affluent community, with higher resident incomes and costs living compared to the San Diego Region. The City also has a lot commercial and retail industries specifically related to tourism. According to census data retail and tourism related occupations offer lower income salaries. While the City of Solana Beach employs persons in the retail, service and tourism industries, there is limited affordable housing to accommodate these potential needs.

Therefore, persons working in these industries may not have the opportunity to live in the city they work in.

4. Access to Opportunities for Persons with Disabilities - Affordability, design, location, and discrimination limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well as state law, require ground-floor units of new multifamily construction with more than four units to be accessible to persons with disabilities. However, units built prior to 1989 are not required to be accessible to persons with disabilities. Noted above, more than half of the Solana Beach Housing stock was built prior to 1989 creating challenges to finding adequate and accessible housing for persons with disabilities.

5. Racially Concentrated Areas of Affluence (RCAAs) – the City as a whole has a very high median income, which is approximately $30,000 greater than that of San Diego County, as well as a high White population. As such, three of the City’s four census tracts are identified as RCAAs.

To City is committed to taking meaningful actions to mitigate or remove fair housing issues within Solana Beach. The City will take the following actions for each of the contributing factors identified:

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-15
Table 4-1: Contributing Factors and Fair Housing Metrics Contributing
Factor Specific Commitments Geographic Target Timeframe and Metrics Housing Mobility
RCAAs Provide housing mobility counseling either
directly or through referrals. This counseling
may include, but is not limited to,
information on opportunity areas, housing
search skills and tools, workshops, one-onone search assistance, referrals, structured support for a time after a move to the City,
landlord-tenant mediation, and retention
counseling.

Target areas of high
opportunity and RCAAs
– census tracts:
173.05, 173.06, and
173.03
Priority Level 1
• Establish and implement counseling
and mobility resources by December
2024.
• Establish and promoted a resources
guide and make it available online
and at City Hall by December 2024.

Provide landlord education and outreach on
source of income discrimination and voucher
programs to expand the location and
number of participating voucher properties.

Priority Level 3
• Host at least one annual
workshop/informational session and
invite at least 10 participants.
• Aim to expand participating voucher
properties by 10 by the end of the
planning period.

RCAAs and
Access to
Opportunities
for Persons
with
Disabilities
Extend search times for particular groups
with housing choice vouchers, such as larger
families with children, extremely low income
households, persons with disabilities
The entire City reports
the same percentage
of persons with
disabilities and TCAC
opportunities ratings.

However, the City can
target neighborhoods
that are within one
mile of larger corridors
such as Highway 101,
Lomas Santa Fe Dr.,
and Valley Ave.

Priority Level 2
• Extend search times for housing
choice vouchers for particular special
housing needs populations by
December 2025.
• Annually conduct affirmative
marketing on housing choice
vouchers, the City’s resources, and
affordable units.

New Housing Choices and Affordability in Areas of Opportunity Housing Cost
and
Affordability
Promote construction of ADUs throughout
the community with a focus on the northeast
quadrant east of I-5.

Northeast quadrant
east of I-5 and north of
Lomas Santa Fe Drive.

Priority Level 2
• Target 20 percent of all ADU
development to occur in the
northeast quadrant of the City.
• See additional ADU actions in Housing
Programs 1B and 1P.

Continue to work with the County of San
Diego and the Community Resource Center
on distribution of Section 8 Housing Choice
Vouchers and CDBG funding.

Existing affordable and
Section 8 voucher
units.

Priority Level 2
• Provide marketing collateral in both
English and Spanish, informing
residents and landlords of the
availability of Section 8 rental
assistance. Distribute via mail or
electronic distribution once per year.
• Seek out project-based Section 8
vouchers to assist with the
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-16
Table 4-1: Contributing Factors and Fair Housing Metrics Contributing
Factor Specific Commitments Geographic Target Timeframe and Metrics operational income of affordable
housing projects.

Promote development of affordable housing
in high resources areas to increase housing
mobility within the city.

TCAC/HCD
Opportunity Area
Maps identify the
entire city as highest
resource, though
portions of Census
Tract 173.04 have
areas with median
incomes below State
Median Income. City
will focus efforts to
promote movement of
households from those
areas and areas
throughout the region.

Priority Level 1
Several programs in the Housing Plan are
intended to improve access to
opportunity, including metrics to evaluate
and achieve the objectives of those
metrics:
• Program 1E: Affordable Housing
Program, Program 1M: Development
Process Update, Program 1O:

Promote Affordable Housing
Production on City-Owned Land,
Program 2A: Preservation of At-Risk
Housing, and Program 4D: Section 8
Rental Assistance improve the ability
of lower-income households to afford
suitable housing in areas with better
access to opportunity.
• Program 1A: Mixed-Use
Development, Program 1B ADU
Development, Program 1N: Pursue
funding opportunities for lower and
moderate-income households, and
Program 1P: ADU Development East
of I-5 will expand housing
opportunities by encouraging new
housing in high opportunity areas.
• Program 4E: Mortgage Credit
Certificate (MCC) will provide
financial assistance to households
wishing to purchase their first home
in areas of higher opportunity.

Location and
Type of
Affordability
In addition to accommodating the RHNA,
the City will implement a suite of actions
to improve housing mobility and new
choices and affordability within the City,
into the City and in areas with relatively
higher income and concentrated areas of
affluence with a goal of 200 housing
opportunities affordable to lowerincome and special needs households.

Actions include but are not limited to:
• Program 1E: Affordable Housing
Program, Program 1M: Development
Process Update, Program 1O: Promote
Locations throughout
the City and in
relatively higher
income and
concentrated areas of
affluence
Priority Level 1
Timeframe: At least annually explore and
pursue strategies, as appropriate
• Metric: 200 housing units affordable
to lower income and special needs
households with a 30 percent target
in relatively higher income and
concentrated areas of affluence
• Mid-term evaluation: In 2025,
evaluate the effectiveness of
these strategies in promoting
housing opportunities
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-17
Table 4-1: Contributing Factors and Fair Housing Metrics Contributing
Factor Specific Commitments Geographic Target Timeframe and Metrics Affordable Housing Production on CityOwned Land, Program 2A: Preservation of At-Risk Housing, and Program 4D:

Section 8 Rental Assistance improve the
ability of lower-income households to
afford suitable housing in areas with
better access to opportunity.
• Program 1A: Mixed-Use Development,
Program 1B ADU Development, Program
1N: Pursue funding opportunities for
lower and moderate-income
households, and Program 1P: ADU
Development East of I-5 will expand
housing opportunities by encouraging
new housing in high opportunity areas.
• Program 4E: Mortgage Credit Certificate
(MCC) will provide financial assistance to
households wishing to purchase their
first home in areas of higher
opportunity.
• Other actions, including but not limited
to:
o Evaluate and pursue
opportunities to incentivize and
provide funding assistance for
homeowners to provide
affordable units under SB 9.
o Homesharing: Research and
pursue a homesharing program,
including research and
coordination with non-profit
and other organizations to assist
with matching tenants with
existing homowners. The City
will market and take other
actions as necessary.
o Accessibility Improvements:

Research and pursue funding
opportunities at least every
other year to make accessibility
improvements to homes and
community infrastructure.
o Affirmative Marketing and Regional
Registries: Develop and implement
strategies to promote affirmative
marketing plans in all new
developments. The affirmative
throughout and into the City and
make adjustments within one
year to achieve the overall
goals.

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-18
Table 4-1: Contributing Factors and Fair Housing Metrics Contributing
Factor Specific Commitments Geographic Target Timeframe and Metrics marketing plan will utilize regional
housing registries to ensure
marketing materials for new
developments are designed to
attract renters and buyers of
diverse demographics, including
persons of any race, ethnicity,
income, disability and familial
status.

Place-Based Strategies to Encourage Community Preservation and Revitalization Housing Age
and Condition
Continue to assess and make modifications
to the City’s code enforcement process as
determined by evaluation of annual code
enforcement reports. Actions to address
issues relating to housing age and condition
will include having code enforcement staff
work with landlords and property owners to
ensure repairs are made for homes found to
contain substandard living conditions. To
date, the City has not determined that any of
the existing housing stock is substandard
based on recent code enforcement reports.

The City will continue to conduct annual
assessments of properties that are
potentially substandard based on recent
code enforcement reports.

Established
neighborhoods north
of Lomas Santa Fe
Drive and West of I-5,
Single-family and
multi-family on
Highway 101 corridor
Priority Level 1
• Complete assessment of code
enforcement reports by December
2023.
• Contact property owners of
substandard housing units within 30
days of identification.
• Work with property owners to
identify potential resources for home
renovations, including potential
funding sources for low and
extremely-low income households.

If funding becomes available, prioritize
investment in community revitalization
programs that identify and assist properties
with blight conditions.

Single-family and
multi-family on
Highway 101 corridor
Priority Level 2
• Research funding opportunities by
December 2023, continued a
minimum of 1 time per calendar year.
• Target 20 dwelling units for
rehabilitation within the planning
period.

Access to
Opportunities
for Persons
with
Disabilities
The City currently uses CDBG funding
received to identify and mitigate ADA issues
related to housing to create opportunities
for persons with disabilities. The City will
continue to allocate funding to ADA for as
long as it remains available.

Households within the
City with special
housing needs,
including physical and
developmental
disabilities.

Priority Level 2
• The City’s target goal is to allocate
CDBG funding to assist at least five
households with persons with
disabilities.
• Provide funding by CDBG mandated
distribution timelines.

Protecting Existing Residents from Displacement
RCAAs Conduct affirmative marketing to increase
awareness and diversity throughout the city
and in RCAAs. This is aimed at ensuring
existing residents are not displaced, as well
Target areas of high
opportunity and RCAAs
– census tracts:

Priority Level 1
• Annually conduct affirmative
marketing for each new project that is
developed with affordable units and
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-19
Table 4-1: Contributing Factors and Fair Housing Metrics Contributing
Factor Specific Commitments Geographic Target Timeframe and Metrics as providing opportunity for residents within
the surrounding region.

Specifically, this may include, but is not
limited to, noticing of affordable
units/projects through direct mail targeted
outreach to lower income census tracts,
publishing advertising materials in multiple
language, informing service agencies,
outreach to community organizations or
places of worship.
173.05, 173.06, and
173.03
that has affordable units
open/available.
• Conduct a biennial survey of
affordable units to identify how
households find affordable units –
aim for 25 percent of households, at
minimum, to find affordable units
through affirmative marketing within
the City limits.

Housing Cost
and
Affordability
Establish condominium conversion
restrictions to maintain and protect existing
rental units and their occupants who may
have lower incomes with the inability to
afford for-sale units.

Existing areas with
higher percentages of
existing rental
apartments. This
includes the areas
along Highway 101
and Lomas Santa Fe
Dr.

Priority Level 2
• Adopt and implement condominium
conversion restrictions by December
2024.

Timeframe: Timelines as specified in table within the program.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 4B: Emergency, Transitional and Supportive Housing and Lower Barrier Navigation Centers The City shall permit Low Barrier Navigation Center development as a matter of right in appropriate zoning districts, subject to requirements of state law. These requirements include implementing standards, provisions and limitations governing the permitting, development, siting and management of Low Barrier Navigation Centers. The City of Solana Beach shall update its Municipal Code, as appropriate, to comply with State law.

Additionally, the City will also review and amend (if necessary) the Municipal Code to comply with updates to State law regarding transitional and emergency shelters.

Timeframe: Completed by December 2024 and reviewed annually for updates Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 4C: Persons with Physical and Developmental Disabilities As identified in Section 2, the City of Solana Beach has a total of 50 people identified by the State Department of Developmental Services (DDS) as having a developmental disability in December 2020. The City understands that people with developmental disabilities may have unique needs when looking for housing accommodation and is committed to assisting residents.

The City will continue to take actions to accommodate the approval of group homes, ADA retrofit efforts, ADA compliance and/or other measures through the implementation of Title 24 as well as amend its procedures to provide City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-20
more flexibility in the development of accommodations for persons with physical and developmental disabilities by eliminating the need for a variance.

Timeframe: Revise City Municipal Code by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Program 4D: Section 8 Rental Assistance
The City will continue to work with the San Diego County Housing Authority to administer the Section 8 Rental Assistance Program and will continue support the County’s application for additional Section 8 allocations. This program provides rental assistance to eligible very low- and low-income households. The subsidy represents the difference between the rent that exceeds 30 percent of a household’s monthly income and the actual rent charged.

The City will provide marketing collateral in both English and Spanish informing residents and landlords of the availability of Section 8 rental assistance. The City will also seek out project-based Section 8 vouchers to assist with the operational income of affordable housing projects.

Timeframe: Make available and distribute marketing collateral within the first three months of every calendar year and coordinate with San Diego County Housing Authority on voucher distribution on an annual basis.

Responsible Agency: City of Solana Beach Community Development Funding Source: County of San Diego
Housing Program 4E: Mortgage Credit Certificate (MCC)
Homeownership can be an asset to maintaining a healthy community. The Mortgage Credit Certificate (MCC) program assists low and moderate-income first time home buyers. Under this program, which is administered by the County of San Diego, qualified first-time home buyers are able to take a federal income tax credit of up to 20 percent of the annual interest paid on their mortgage. This frees up more capital to buy the home. The City of Solana Beach will continue to distribute information on the MCC program.

Timeframe: Make available and distribute marketing collateral within the first three months of every calendar year and coordinate with San Diego County on MCC distribution on an annual basis.

Responsible Agency: City of Solana Beach Community Development Funding Source: County of San Diego
Housing Program 4F: Amend the Reasonable Accommodation criteria within the City’s Municipal Code The City will amend the Municipal Code to remove the following criteria which currently may be considered by the community development director regarding the reasonableness of a requested accommodation:
 Whether there are alternative reasonable accommodations available that would provide an equivalent level of benefit; and
 Whether the requested reasonable accommodation substantially affects the physical attributes of the property or has impacts on surrounding properties that would fundamentally alter a city program or law.

Timeframe: Completed by April 2024.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund

Housing Program 4G: Outreach to Developers Focused on Affordable Development and Development for Special Housing Needs Groups
City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-21
The City of Solana Beach will commit to the following actions relating to the development of affordable housing and housing for special needs groups:
 Proactively outreach to developers who specialize in housing affordable to persons who qualify at the lower income levels, including extremely low-income and housing for people with special needs as identified within Section 2 of this Housing Element. This will include regular calls to with affordable and market-rate housing developers to discuss and identify opportunity areas within the City and potential outside funding sources available that may facilitate the development of future affordable housing.  Holding one community-wide meeting every two years to further understand the housing needs of the community with an emphasis on proactive outreach to groups that work frequently with extremely lowincome households, those experiencing homelessness, community members with physical and developmental disabilities, and other special housing needs groups.  Hold one development community round table every two years to discuss opportunities to facilitate the development of housing for special housing needs groups such as senior housing, housing for single-parent households, and housing for large families.

Timeframe: Outreach directly to developers as described above on an annual basis. One community-wide meeting and one development community roundtable held every two years throughout the planning period.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund

Housing Program 4H: The City will collaborate with the newly-formed County Department of Homeless Solutions and Equitable Communities (HSEC) and will continue to contribute to the Regional Task Force on Homelessness (RTFH), North County Homeless City Working Group, and Alliance for Regional Solutions efforts to address the needs of those experiencing homelessness in North San Diego County.

The City currently meets with members of the RTFH regularly to discuss issues relating to homelessness within North San Diego County. The vision of RTFH is that “The RTFH is the homeless policy expert and lead coordinator for the introduction of new models in the San Diego region and implementation of best practices. Collaboration in the region and utilizing data are key ways to end homelessness, and we continue to expand the network of those who are touched by homelessness improve lives.” The City contributes to regional efforts by providing input to the task force and responding to surveys used by the RTFH to compile data and annual reports, including the WeALLCount survey.

Since November 2020, the City of Solana Beach has attended monthly meetings of the North County Homeless City Working Group. The group is comprised of members from North County San Diego cities to coordinate approaches to homeless outreach and services. During these meetings, the group identified a need for more social workers in North County to perform outreach to unsheltered individuals and connect them with housing, shelter and/or services depending on the identified need. The group sent a proposal to the County Board of Supervisors that was incorporated into a broader County strategy and funded to provide ten social workers to be shared amongst the cities. The intent of the social workers for the larger North County cities who already had homeless outreach and services is to supplement their efforts. For smaller cities such as Solana Beach, an assigned social worker will be the primary point-of-contact for unsheltered individuals to reach out and try to connect them with available services countywide. The social worker should work in coordination with the Sherriff’s office and city personnel as necessary. The North County Homeless City Working Group also offers a forum to discuss other issues-in-common surrounding homelessness as well as best practices.

The City also funds annually their allotted portion of the Alliance for Regional Solutions “Bridge to Housing Network” that provides a regional shelter system serving homeless populations in North San Diego County. For the past 15 years, the Alliance for Regional Solutions has provided shelter systems (3 year-round and 2 rotational winter shelters) addressing the pressing needs of homeless individuals and families. There are three shelters that provide year-round City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-22
bridge housing services, while simultaneously offering otherwise highly vulnerable adult individuals the opportunity to utilize workforce development services to pave a path towards self-sufficiency and stable housing.

The City will collaborate with the newly-formed County Department of Homeless Solutions and Equitable Communities (HSEC) and will continue to collaborate with the RTFH, the North County Homeless City Working Group, and the Alliance for Regional Solutions to address homelessness throughout the planning period, specifically as it relates to Solana Beach. The City will also pursue additional methods for collaboration with RTFH, including participation in meetings, trainings, or survey efforts. The City has set a goal to attend each monthly RTFH meeting.

The City also participates in both the County of San Diego’s Emergency Rent Assistance Program (ERAP) and Mobile Crisis Response Team and will soon have two social workers assigned to Solana Beach through the County Social Worker Homeless Outreach Pilot Program.

Timeframe: Meet with members from RTFH, North County Homeless City Working Group, and Alliance for Regional Solutions a minimum of two times per calendar year throughout the planning period.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund
Housing Goal #5: A sustainable approach to new and existing residential and mixed-use development through increased energy conservation and waste reduction.

Housing Policy 5.1: Work with energy providers, such as San Diego Gas and Electric (SDG&E), to promote energy conservation programs and incentives.

Housing Policy 5.2: Encourage the use of building placement, design, and construction techniques that promote energy conservation.

Housing Policy 5.3: Promote the use of green building practices in new and existing development to maximize energy efficiency and conservation.

Housing Policy 5.4: Encourage affordable housing developments that receive public subsidies to obtain Leadership in Energy and Environmental Design (LEED) certification.

Housing Policy 5.5: Encourage construction projects to recycle construction debris and promote the use of recycled materials as part of new construction or renovations, including the reuse of existing building shells/elements.

Goal 5 Implementing Programs
Housing Program 5A: Energy Conservation
The City of Solana Beach is committed to conserving energy and being a sustainable community. Several existing programs promote energy conservation, and the City continues to explore additional opportunities to promote energy conservation. For example:
 The City recently adopted an ordinance to reduce single use plastic bags in grocery stores, retailers, and restaurants.
 The City will continue to implement the Solana Beach Green Building Incentive.  The City will continue to provide information on the City’s website regarding steps residents can take to increase their energy efficiency and SDG&E rebate/voucher programs available to Solana Beach residents and businesses.

City of Solana Beach
2021-2029 Housing Element Update
Section 4: Housing Plan Page 4-23
 The City will develop an energy efficiency program for the community and continue to monitor pertinent legislation which would make it easier to implement solar installations.

The City will continue to work with the Clean and Green committee to develop additional energy conservation and sustainability programs.

Timeframe: Meet with the Clean and Green committee at least two times per calendar year throughout the planning period.

Responsible Agency: City of Solana Beach Community Development Funding Source: General Fund

C. Summary of Quantified Objectives
Table 4-2: Summary of Quantified Objectives
Income Group Extremely
Low* Very Low Low Moderate Above Moderate Total
New Construction
(RHNA)
496 units 44 units 216 units 756 units
Accessory Units 15 units 113 units 0 units 128 units
Conservation/
Preservation**
2 units 0 units 6 units 8 units
Rental Subsidy*** 0 units 0 units 0 units 0 units
Rehabilitation 4 units 0 units 16 units 20 units
*Extremely Low Units are defined by HCD as half of the City’s Very-Low Income need. **Program 1D commits the City to continuing their Illegal ALU conversion program during the 6th cycle planning period. The City historically issues permits for the conversion of approximately 1 illegal ADU a year. The City does not have any projects ‘AtRisk’ in the 2021-2029 planning period; however, the City will continue to monitor the status of deed-restricted affordable housing units. Units reported account for ADU units anticipated to be legalized during the planning period. Consistent with the City’s affordable ADU assumption
***The City relies on external funding such as Section 8 vouchers, to provide rental subsidy to residents and does not directly distribute a separate rental subsidy.

I I
City of Solana Beach
2021-2029 Housing Element
Appendix A: Review of Past Performance Page A-1
Appendix A: Review of Past Performance
The following chart is a review of the City of Solana Beach’s housing project and program performance during the current Planning Cycle (2014 – 2021). It is an evaluation if the 5th Cycle’s policies and programs and considers all current and existing programs and projects as well as the most current accomplishments and effectiveness and appropriateness.

Past Performance
# Program Program Objective Program Action Current Planning Period Accomplishments Effectiveness and Appropriateness
1 Encourage Mixed-Use Development

1.A Encourage Mixed-Use
Development - Continue to
identify potential sites for
mixed-use development
Identify adequately zoned and available sites for
the current planning period, monitor development
trends and update the adequate sites analysis as
additional potential sites become viable for mixeduse development.

The City has already identified adequately zoned and available sites for the current planning period.

On an ongoing basis, the City will continue to identify potential sites that are suitable for mixed-use development and will work with the community and property owners to identify these sites. These sites could include, but not necessarily be limited to:

1. Older commercial centers needing revitalization;

2. Sites that facilitate pedestrian, bicycle, and transit-oriented development, especially those along transit routes;

3. Sites where planned infrastructure would enable infill or additional residential development to occur;

4. Sites where public investments could be used to complement mixed-use development, especially projects containing affordable housing.

Two mixed-use projects netting
in 33 dwelling units were
approved in December 2016 and
July 2018.

Mixed-Use development continues to be an
effective method to accommodating for
housing growth in communities with limited
vacant land. The City will continue to
encourage the use of mixed-use development
to meet their 6th Cycle RHNA needs.

1.B Encourage Mixed-Use
Development - Facilitate
mixed-use development
Consult with developers to ensure that the City’s
mixed-use development standards facilitate
mixed-use projects. Compare the City’s
expectations for mixed-use development to the
feedback gathered from developers to evaluate
the effectiveness of mixed-use developments
standards. Make revisions to the standards to
encourage and facilitate mixed-use development,
as appropriate. Work to implement procedures
that will allow for CEQA streamlining for eligible
projects pursuant to SB375 and other CEQA
exemptions.

The City will continue to support applications for financing and/or funding for mixeduse projects. At this time, the City does not believe that additional revisions to its development standards are needed; however, it will continue to consult with developers to ensure that its development standards encourage mixed-use development. To the extent possible, the City will also identify possible actions to shorten the permitting process for mixed-use development such as through the use of CEQA exemptions for infill projects.

The City worked with several
developers during the
planning period that resulted
in three mixed-use
development projects being
approved by City
Council. Two projects are
now complete. The third
project is currently under
construction.

The City will continue to encourage the use of
mixed-use development to meet their 6th
Cycle RHNA needs.

1.C Encourage Mixed-Use
Development - Increase
awareness of the potential
for mixed-use
development
The City will ensure that developers are aware of
the mixed-use development opportunities in the
city.

The City will continue to work to increase developer awareness of the potential for mixed-use development. The City will continue to pursue both for-profit and nonprofit developers to determine the best method to implement this program.

The City continues to educate
property owners and
developers about the process
for mixed-use development
in our commercially zoned
properties. Two RFPs were
issued by the City for
development on City owned
properties that encourage
mixed-use development. The
City continues to discuss
potential mixed-use
The City will continue to provide information
relating to development opportunities as
required by State law.

City of Solana Beach
2021-2029 Housing Element
Appendix A: Review of Past Performance Page A-2
Past Performance
# Program Program Objective Program Action Current Planning Period Accomplishments Effectiveness and Appropriateness
development on City owned
properties.

1.D Encourage Mixed-Use
Development - Federal and
State Programs
Review State and federal affordable housing
programs for grant opportunities that can facilitate
housing development in Solana Beach.

The City will regularly review potential federal and state housing financing and subsidy programs for their potential availability to Solana Beach. If the programs could be reasonably thought to be available to Solana Beach, the City would work with the appropriate developers and non-profits to support feasible funding application(s).

City staff continues to
explore federal and state
financing and subsidy
programs for potential
affordable housing and
mixed-use
development. Discussion
with HCD staff and SANDAG
are on-going. Planning funds
were applied for and granted
by HCD to assist with the
City’s Housing Plan efforts.

Staff has mentioned to HCD
staff that financing for
construction continues to be
the greatest challenge for
housing developers,
particularly for affordable
housing projects. Developers
have indicated that
competitiveness for such
financing is challenging when
competing against other
projects where land values
are much lower.

The City will continue to seek opportunities
for financing and subsidy programs that may
assist in the development of mixed-use within
Solana Beach.
2 Encourage Accessory Living
Units
Distribute information to the public regarding the
accessory living unit program at the permitting
counter and other public venues, assess program
effectiveness, and continue to monitor
development standards and the permitting
process. Seven additional accessory dwelling units
are expected to be approved between 2013 and
2020 based on past trends.

The City currently has an accessory living unit ordinance, and the City will continue to encourage the development of accessory living units.

The City is committed to providing incentives that could include, but would not be necessarily limited to, continuing to assess development standards and implementing a faster permit approval process for these units. The City will also distribute information to the public regarding the accessory living unit program at the permitting counter and other public venues. In addition, the City will evaluate the progress that it makes from 2013 to 2020 in order to assess the program’s effectiveness and take appropriate action to enhance program effectiveness, if necessary.

Ordinance 470 was adopted on
November 9. 2016 to amend the
municipal code to comply with
Senate Bill 1069 and Assembly
Bill 2299 related to accessory
dwelling units.. The provisions
for accessory living units were
removed from the municipal
code as they were no longer
consistent with the provisions of
SB 1069 and AB 2299.

Per the new requirements of State housing
law, the City will update their existing
accessory living unit ordinance to meet the
necessary requirements relating to the
development of ADUs and JADUs. The City
will continue to make updates to the
ordinance as new legislation is passed
throughout the 6th Cycle planning period.
3 Density Bonus Program Develop an educational hand-out regarding the State’s density bonus law.

The City will continue to implement its density bonus ordinance to facilitate developer use of this program, and to comply with state law. The City will develop educational materials regarding the State’s density bonus law.

A handout has been developed
and is available at the front
counter and on the city website.

The City successfully developed an
educational hand out detailing the
requirements and applicable exemptions for
density bonus projects. The City will continue
to update their educational materials to
City of Solana Beach
2021-2029 Housing Element
Appendix A: Review of Past Performance Page A-3
Past Performance
# Program Program Objective Program Action Current Planning Period Accomplishments Effectiveness and Appropriateness
reflect updates to new State law or local
density bonus ordinance changes.
4 Affordable (Inclusionary)
Housing Program
Continue to enforce the City's Affordable Housing
Ordinance for new developments. Utilize any
Affordable Housing Impact Fees to provide
affordable housing through new construction or
conversion from market-rate housing.

The City will continue to monitor its effectiveness and provide incentives to the developers of affordable inclusionary housing units, as needed. The City will continue to monitor this program to identify any potential constraints and make adjustments to the ordinance if necessary to facilitate successful implementation of this program.

Inclusionary provisions of the
City’s Municipal Code were
modified to adopt a new
Affordable Housing Impact Fee;
adopted March 23, 2011.

Two mixed-use project netting
in 33 dwelling units approved in
2016 and 2018 were subject to
the impact fee.

The City will continue to apply the
requirements outlined in the local Affordable
Housing Ordinance to new development
projects in the 6th Cycle.
5 Replacement Housing Replacement of ten very low-income units per the Haro settlement.

The City desires to retain affordable housing in the coastal zone, and the City's Affordable Housing Program, described in Program 4, is intended to meet the City's obligation to provide housing for low- and moderate-income households in the coastal zone.

Under the terms of a settlement agreement in Haro v. City of Solana Beach, the City committed to replacing 13 units of affordable housing.

One mixed-use application
consisting of 10 very lowincome units on city-owned land was approved in 2014 and
received a time extension in
December 2015. On August 24,
2016 the City Council conducted
a public hearing under the Tax
and Equity Fiscal Responsibility
Act (TEFRA) and approved the
use of tax exempt bonds for the
financing of the project.

The City will end this program after the 5th
planning period.
6 Address and Mitigate Constraints to Housing Development

6.A Monitor Affordable
(Inclusionary) Housing
Ordinance
Monitor the effectiveness of the Inclusionary
Housing Ordinance in achieving additional
affordable housing units.

The City will continue to monitor its effectiveness and provide incentives to the developers of affordable inclusionary housing units, as needed. The City will continue to monitor this program to identify any potential constraints and adjust the ordinance if necessary to facilitate successful implementation of this program.

Staff discusses the inclusionary
program with all applicants
proposing 5 or more units and
any interested party.

The City will continue to discuss the potential
incentives associated with the development
of affordable inclusionary housing units as
new development occurs within the 6th Cycle.

As a requirement of adoption of the 6th Cycle
Housing Element Update, the City is required
to identify and analyze potential
governmental constraints to development,
including constraints associated with existing
inclusionary housing policies.

6.B Monitor Permit Processing
Procedures
Monitor permit processing procedures. The City will continue to monitor its permit processing procedures over the housing element period to ensure that they are not acting as a constraint to the development of housing. If the City finds that its procedures are overly burdensome on residential projects, it will consider revising the permitting process to mitigate potential constraints.

The City continues to review its
permit processing procedures
over the course of the 5th Cycle
Housing Element planning
period.

As a requirement of adoption of the 6th Cycle
Housing Element Update, the City is required
to identify and analyze potential
governmental constraints to development,
including constraints associated with existing
permit processing procedures and timelines.

6.C Public Education Publish/post a new story or information or conduct a presentation once a year.

The City shall initiate a public education program to provide information that describes the benefits of affordable housing and the myths and realities of affordable housing through such means as public presentations, newspaper articles, and information posted on the City’s website.

Educational information
regarding affordable housing
was posted on the website.

Public education regarding new State housing
laws is an important component of the public
outreach process for the 6th Cycle Housing
Element. As part of the update process, the
City will conduct the required community II II II
City of Solana Beach
2021-2029 Housing Element
Appendix A: Review of Past Performance Page A-4
Past Performance
# Program Program Objective Program Action Current Planning Period Accomplishments Effectiveness and Appropriateness
outreach and post relevant educational
materials on the City’s website.

6.D Constraints for Persons
with Disabilities/
Transitional and Supportive
Housing
Consistent with SB2, amend the City’s zoning
ordinance to treat transitional and supportive
housing as residential uses subject to the same
requirements as any other residential use in the
same zone in which it is proposed and amend the
definition of residential care facility to delineate
the difference between residential care facilities
and transitional or supportive housing. Revise the
reasonable accommodation procedures to
eliminate the need for a variance and continue to
monitor zoning and land use rules and regulations
to ensure that they do not constrain the
development of housing for persons with
disabilities.