Community Planning & Building

2023-2031 Housing Element

Annual Progress Report

2023 Housing Element Annual Progress Report
2024 Housing Element Annual Progress Report
2025 Housing Element Annual Progress Report

Updated, Adopted, and Certified!

Carmel-by-the-Sea 6th Cycle Housing Element (2023-2031)

Please visit our Long-Range Planning Initiatives page for background information on the 6th-cycle 2023-2031 housing element update, including its adoption by the City Council and certification by the State Department of Housing and Community Development.

Post-Adoption Housing Element Amendment

On July 9, 2024, the City Council adopted Resolution 2024-062, directing staff to explore and develop alternative affordable housing sites and programs to inform an amendment to the adopted Housing Element that would remove the need for housing units at the Sunset Center and Vista Lobos properties.

Revised Draft Housing Element Amendment: 7-day Public Review Period

The revised draft Housing Element Amendment is available for public review and comment.  Comments will be accepted until 5:00 PM on Friday, March 20, 2026. You can submit comments by:

• Email: mwaffle@ci.carmel.ca.us or housing@ci.carmel.ca.us
• Hand-Delivery: Carmel City Hall, Monte Verde Street, between Ocean & 7th Avenue, Monday-Friday 8:00 AM to 4:00 PM

The revised Draft Housing Element Amendment in response to HCD’s January 13th comment letter is provided below. Clicking the link opens a PDF version of the redlined document. 

• Revised Draft Housing Element Amendment (full document)

Individual sections revised in response to HCD’s January 13th comment letter are provided below as separate links. 

• Chapter 1 Introduction (redline)
• Chapter 2 Goals, Policies, and Programs (clean version)
• Chapter 2 Goals, Policies, and Programs (redline lite version)
• Chapter 2 Goals, Policies, and Programs (full redline version)
• Appendix C Vacant and Available Sites (redline of the November 2025 submittal)

The Appendices linked below did not require any further revisions in response to HCD’s January 13th comment letter. 

• Appendix A Housing Needs & Fair Housing Report
• Appendix B Housing Constraints

The Appendices linked below remain unchanged from the adopted versions.

• Appendix D Review of Previous Housing Element
• Appendix E List of Contacted Organizations
• Appendix F ECONorthwest Feasibility Study
• Appendix G Energy Conservation and Reduction of Greenhouse Gas Emissions
• Appendix H Stakeholder Survey

HCD Comment Letter

On January 13, 2026, HCD provided a comment letter on the draft Housing Element Amendment.

 HCD Comment Letter dated January 13, 2026

Draft Amendment Submitted to HCD for Review

On November 13, 2026, a draft Housing Element Amendment was submitted to the State Department of Housing and Community Development (HCD) for review. Below are the sections of the adopted Housing Element that contain revisions as part of the Amendment. All other sections remain unchanged.

Draft Housing Element Amendment: 
Chapter 1 Introduction
Chapter 2 Goals, Policies, and Programs (redlined)
Chapter 2 Goals, Policies, and Programs (clean)
Appendix A Housing Needs and Fair Housing Report
Appendix B Housing Constraints
Appendix C Sites Inventory

Improve and Expand Strategies

The post-adoption Housing Element amendment focuses on improving and expanding adopted Housing Element programs in the following areas: Accessory Dwelling Units (ADUs), Religious Institutions, Hotel-to-Residential Conversions, and Downtown Housing Sites.

Implementation: Objective Design and Development Standards

Community Meeting #1
January 14, 2026, 4:00 PM
Location: Carmel City Hall
Presentation
Video

Community Meeting #2
March 10, 2026, 4:00 PM
Location: Carpenter Hall, Sunset Center
Key Findings Memorandum
Presentation
Video *Coming Soon*

Interactive Exercise:

• Architectural Style Posters
  Right-click on the Architectural Style Posters link and select Open in New Tab to open the PDF. Review the architectural styles and their identified characteristics. The City’s contract with the consultant Opticos Design, Inc. includes creating objective standards for up to six (6) architectural styles for new multifamily and mixed-use projects. The project team is seeking your input on which styles you would like to see included in the ODDS. Please select no more than 6 styles and email your selections to mwaffle@ci.carmel.ca.us by April 1, 2026.
   
• ADU Examples (#1-6) and Evaluation Criteria
  Right-click on the ADU Examples (#1-6) link and the Evaluation Criteria link and select Open in New Tab to open the corresponding PDFs. Review all six (6) ADU examples and rate them using the Evaluation Criteria form. When complete, email your form to mwaffle@ci.carmel.ca.us or drop off a hard copy at City Hall, Monte Verde Street between Ocean and 7th Avenues. Evaluation Criteria forms must be submitted by April 1, 2026.
   
• Draft ADU ODDs Outline
  Right-click on the Draft ADU ODDs Outline link and select Open in New Tab to open the PDF. Review the outline and provide feedback on the proposed topics to be covered in the ADU ODDs. Submit your comments via email to mwaffle@ci.carmel.ca.us by April 1, 2026.

Community Meeting #3
April 29, 2026, 4:00 PM
Location: Carpenter Hall, Sunset Center
Presentation TBD
Video TBD

Implementation: Proposed Municipal Code Amendments

Planning Commission Workshop
February 25, 2025
Presentation
Video

2025 State of California Income Limits

The Department of Housing and Community Development, Division of Housing Policy Development, has published the 2025 State Income Limits to reflect updated median income and household income levels for each County. Certain Federal and State programs use these limits to determine eligibility for affordable housing.