Community Planning & Building
Community Planning & Building
The Community Planning and Building Department includes the Planning, Building, and Code Compliance Divisions and is responsible for preserving community character while fostering a vibrant community and a high quality of life for its residents, businesses, and visitors.
Housing
Learn about housing programs and services
2023-2031 Housing Element
Annual Progress Reports
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)
Mitigated Negative Declaration for CBTS 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 Timeline
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.
On November 13, 2025, after a 7-day public comment period, the City responded to the public comments in a Response to Comments report, which was submitted with the revised draft Housing Element to the State Department of Housing and Community Development (HCD) for its 60-day review period.
On January 13, 2026, the City received a letter from HCD providing its findings regarding the draft Housing Element Amendment.
On March 27, 2026, after a 7-day public comment period, the City responded to the public comments in a Response to Comments report, which was submitted with the revised draft Housing Element to HCD for its 60-day review period. The City should hear back from the State on or before May 29th.
On May 19, 2026, after a second 7-day public comment period, the City responded to the public comments in a Response to Comments report, which was submitted with minor revisions to the draft Housing Element Amendment to HCD. The City still expects to hear back from the State on or before May 29th.
On May 28, 2026, HCD provided a letter to the City finding that the proposed amendments to the adopted and certified 6th cycle Housing Element remain in substantial compliance with State law. A copy of the letter in provided below. The City has scheduled adoption hearings for June/July 2026.
On June 10, 2026, the Planning Commission is scheduled to review the draft Housing Element Amendment and make a recommendation to the City Council on whether to adopt the Amendment.
On July 7, 2026, the City Council is tentatively scheduled to review the draft Housing Element Amendment and the Planning Commission’s recommendation and decide whether to adopt the Amendment.
Draft Housing Element Amendment Redlines
6th cycle 2023-2031 Housing Element Amendment: Redline Version
Revised Draft Housing Element Amendment: Second 7-day Public Review Period
The revised draft Housing Element Amendment was made available for public review and comment from May 6 to May 13, 2026.
Minor revisions to the revised Draft Housing Element Amendment responds to comments provided by HCD during its 60-day review. 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 comments are provided below as separate links.
- Revised Chapter 1, Introduction*
- Revised Chapter
2, Goals, Policies, and Programs*
*Changes are identified in yellow highlight.
Revised Draft Housing Element Amendment: 7-day Public Review Period
The revised draft Housing Element Amendment was made available for public review and comment from March 13 to March 20, 2026.
The revised Draft Housing Element Amendment responds to the HCD’s January 13th comment letter and 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 Letters
On January 13, 2026, HCD provided a comment letter on the draft Housing Element Amendment.
HCD Comment Letter dated January 13, 2026
On May 28, 2026, HCD provided a substantial compliance letter on the draft Housing Element Amendment.
HCD Comment Letter dated May 28, 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
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 8, 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 8, 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 8, 2026.
Community Meeting #3
April 29, 2026, 4:00 PM
Location: Carpenter Hall, Sunset Center
Presentation
Video
Interactive Exercise:
- ODDS for ADUs, Table of Contents.
- Draft Table of Contents: Review the draft Table of Contents for ODDS for ADUs. Are there any topics included that should NOT be regulated? Are there any topics that SHOULD be regulated but are missing? Email your questions or comments to: mwaffle@ci.carmel.ca.us.
- ODDS for ADUs, Objective Standards for Key Concepts.
Objective standards have been drafted for key concepts in
regulating the design and placement of ADUs. Review each concept
and submit any questions or comments via email to: mwaffle@ci.carmel.ca.us.
- ADU Building and Parking Placement
- ADU Building Form
- ADU Building Facade
- ADU Roof Form
- ADU Building Entries
Please join us on May 19, 2026, for a Special Planning Commission meeting, where a revised Table of Contents and Key Concepts, based on community feedback, will be presented to the Planning Commission for its review. Additional public comments are welcome and encouraged.
Special Planning Commission Meeting
May 19, 2026, 4:00 PM
Location: City Hall, Council Chambers
Via Zoom:
https://ci-carmel-ca-us.zoom.us/j/82356492746?pwd=2lwGjmeTvK3pxNKEFp8Y0BoOG3u0lx.1
- Webinar ID: 823 5649 2746
- Passcode: 001916
Presentation TBD
Video TBD
Implementation: Proposed Municipal Code Amendments
Planning Commission Workshop
February 25, 2025
Presentation
Video
2026 State of California Income Limits
The Department of Housing and Community Development, Division of Housing Policy Development, has published the 2026 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.
GIS Mapping Tool
Review Property Files and Information
The City of Carmel-by-the-Sea has digitized and provides electronic permit history for parcels within its jurisdiction. These plans and permit information are publicly available for homeowners or residents interested in Carmel’s history.
These files represent historic plans and permits. For information regarding ongoing projects, please contact the Community Planning and Building Department at (831) 620-2010.
