HomeMy WebLinkAbout2025-11-18; City Council; 07; Extension of Loan Commitment and Additional Funding Request of $500,000 from the Housing Trust Fund for West Oaks Affordable ApartmentsCA Review CDS
Meeting Date: Nov. 18, 2025
To: Mayor and City Council
From: Geoff Patnoe, City Manager
Staff Contact: Nicole Piano-Jones, Senior Program Manager
nicole.pianojones@carlsbadca.gov, 442-339-2299
Subject: Extension of Loan Commitment and Additional Funding Request of
$500,000 from the Housing Trust Fund for West Oaks Affordable
Apartments
District: 2
Recommended Action
Adopt a resolution approving a two-year extension of the loan commitment period and a
request for an increase of $500,000 in the loan amount for a total loan amount of $2,000,000
from the Housing Trust Fund for the West Oaks Affordable Apartments.
Executive Summary
The West Oaks housing project — a 192-unit development that includes 42 affordable
apartments — received a $1.5 million loan commitment from the city’s Housing Trust Fund to
support its affordable housing component in 2021. Since 2021, when the initial loan was
approved, the project’s total estimated cost has increased by approximately $4 million because
of unforeseeable delays.
The developer’s affordable housing building partner, Chelsea Investment Corporation, is now
requesting to extend and increase that loan commitment to $2 million to help cover the higher
construction costs.
City Council Policy No. 90 requires that the City Council make the final decisions on requests for
financial assistance from the Housing Trust Fund after review and recommendation by the
Housing Commission. The Housing Commission has reviewed the request and recommends the
City Council approve it.
Explanation & Analysis
Project background
•The Planning Commission approved the West Oaks housing development project, to be
built on the south side of Palomar Airport Road and west of Palomar Oaks Way, on Jan.
20, 2021. The commission approved a General Plan Amendment and zone change so
that the project could provide 192 apartments, with 42 affordable to lower-income
households. Integral Communities, the master developer, partnered with Chelsea
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Investment Corporation, which will construct and operate the affordable housing
portion of the project.
•To provide additional public benefit to the Carlsbad community, and to secure tax-
exempt bond and tax credit equity financing,1 the builders are providing three
additional affordable units beyond what is required by city zoning regulations and
increasing the project’s affordability by providing housing units to extremely low and
very low-income households, when only units for low-income households were
required.
•To help achieve these goals, the City Council approved a loan commitment to Chelsea
Investment Corporation of $1.5 million from the city’s Housing Trust Fund on Dec. 7,
2021 (Exhibit 2).
•The project was delayed because of challenges related to the construction of a sewer
connection. As a result, on Nov. 7, 2023, the City Council approved a two-year extension
of the loan commitment (Exhibit 3).
•The developer and the city spent the last few years identifying a solution for the site to
receive sewer service. The construction of the project can now move forward, and the
developer has submitted construction drawings to the city for review.
•The Housing Commission approved a resolution (Exhibit 4) recommending that the City
Council approve the additional funding request of $500,000.
Project cost increases
The economic environment has changed since the city approved the $1.5 million loan
commitment to Chelsea in 2021. Changes include increased construction costs, increased
interest rates and increased insurance costs. The most significant changes to the project budget
are:
•Construction costs, which have increased by about 14%
•Infrastructure improvement costs, up by 39%
•Financing costs, up by 94%
In total, the development cost, without the land value, has increased by almost $4 million, or
approximately 25%.
As a result of these increased costs and rising interest rates, the project’s financing details have
changed significantly. While the project’s funding from some other financing sources has
increased, Chelsea has requested an additional $500,000 loan from the Housing Trust Fund to
assist with the financing.
1 Tax credit equity financing is funding for affordable housing in which developers sell government-awarded tax
credits to investors in exchange for capital to help pay project costs.
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The table below summarizes the changes Chelsea has made in its proposed funding sources and
its use of the funds.
Sources of funds 2021 2025 Change
Senior loan $5,977,000 $7,520,000 $1,543,000
Loan interest 74,459 263,475 189,016
Tax credit funding 7,052,873 8,877,540 1,824,667
Deferred developer fee 599,307 1,032,114 432,807
Housing Trust Fund loan 1,500,000 2,000,000 500,000
Integral Communities loan (master developer) 1,654,626 1,125,000 -529,626
Total sources $16,858,265 $20,818,129 $3,959,864
Uses of funds 2021 2025 Change
Construction $9,650,149 $11,025,000 $1,374,851
Infrastructure, offsite costs 1,956,085 2,714,724 758,639
Impact and permit fees 1,039,000 1,146,600 107,600
Financing costs 895,970 1,736,394 840,424
Other transaction costs 598,654 1,000,905 402,251
Architecture and engineering 619,100 634,700 15,600
Developer fee 2,099,307 2,559,805 460,498
Total uses $16,858,265 $20,818,128 $3,959,863
All projects requesting Housing Trust Funds must undergo an analysis to ensure the request
meets the criteria set forth in City Council Policy 90. Staff reviewed the project in 2021 based on
the City Council Policy No. 90 guidelines, and the results were presented to the Housing
Commission and City Council. The scope of the project remains the same, and the requested
loan from the Housing Trust Fund is proportionate to the increase in project costs.
Fiscal Analysis
The recommended $2 million loan would be drawn from the city’s Housing Trust Fund, which is
restricted to affordable housing and homelessness-related projects, programs and services. The
Housing Trust Fund had an approximate available balance of $11.6 million through the end of
June 2025, the end of the most recent fiscal year.
The loan will be a 55-year residual receipts loan at 3% simple interest per year. (A residual
receipts loan is repaid only if the project earns surplus revenue, with payments based on any
remaining funds after operating expenses and required reserves are covered.) The loan would
be secured by a promissory note and deed of trust and repaid in annual installments from
surplus cash generated by operations. The loan documents between the city and Chelsea
Investment Corporation will be executed once Chelsea secures additional project financing,
subject to review and approval as to form by the City Attorney’s Office. The term of the loan
will be 55 years, commencing upon the completion of the project.
Next Steps
City staff will draft implementing agreements with Chelsea and appropriate funds contingent
upon the developer’s ability to secure all other project approvals and funding. The previously
adopted resolution authorizes the City Manager or designee to execute all documents
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necessary to provide the loan to the project, subject to review and approval by the City
Attorney.
Environmental Evaluation
The proposed action to increase financial assistance to this project is not a “project” as defined
by CEQA Section 21065 and CEQA Guidelines 15378(b)(4) and does not require environmental
review under CEQA Guidelines Section 15060(c)(3) because the creation of funding mechanisms
is a government fiscal activity which may not result in a potentially significant impact on the
environment. Additionally, the housing project for which this funding is intended have already
been reviewed in accordance with CEQA and CEQA Guidelines and the City Council approved
and adopted a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program
and Addendum on May 4, 2021.
Exhibits
1.City Council resolution
2.City Council Resolution No. 2021-267 (on file in the Office of the City Clerk)
3.City Council Resolution No. 2023-272 (on file in the Office of the City Clerk)
4.Housing Commission Resolution No. 2025-009 (on file in the Office of the City Clerk)
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Exhibit 1
RESOLUTION NO. 2025-250
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TWO-YEAR EXTENSION OF THE LOAN
COMMITMENT PERIOD AND A REQUEST FOR AN INCREASE OF $500,000 IN
THE LOAN AMOUNT FOR A TOTAL LOAN AMOUNT OF $2,000,000 FROM THE
HOUSING TRUST FUND FOR THE WEST OAKS AFFORDABLE APARTMENTS
WHEREAS, Integral Communities sought the city’s approval to build 192 apartments located
south of Palomar Airport Road and west of Palomar Oaks Way. The project will include 42 affordable
apartments, consisting of 1, 2 and 3 bedrooms; and
WHEREAS, the City Council approved said development, including the affordable apartments
on May 4, 2021; and
WHEREAS, Chelsea Investment Corporation has partnered with Integral Communities to build
the West Oaks affordable apartments; and
WHEREAS, on Dec. 7, 2021, the City Council approved Reso. No. 2021-267 approving a
$1,500,000 loan commitment from the city’s Housing Trust Fund to Chelsea Investment Corporation in
order to create additional public benefit by serving lower income levels and improve project
competitiveness for tax exempt bond and tax credit equity financing; and
WHEREAS, on Nov. 7, 2023, the City Council approved Reso. No. 2023-272 approving a two-year
extension of the loan commitment due to project delays because of challenges associated with
construction the project’s sewer connection; and
WHEREAS, Chelsea Investment Corporation requested the City of Carlsbad extend the loan
commitment for an additional two-year period due to challenges outside of the developer’s control
associated with constructing the project’s sewer connection; and
WHEREAS, Chelsea Investment Corporation requested the City of Carlsbad increase the city’s
Housing Trust Fund $1,500,000 loan by $500,000, for a total loan amount of $2,000,000, due to
increases in construction and financing costs since the Housing Trust Fund loan was initially approved
in 2021; and
WHEREAS, the city’s Affordable Housing Policy Team evaluated the request for additional
financial assistance on Aug. 5, 2025, and recommended that it be forwarded to the Housing
Commission for their consideration and recommendation to the City Council; and
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WHEREAS, the request for financial assistance was submitted to the City of Carlsbad’s Housing
Commission for review and consideration at their public meeting on Oct. 9, 2025, on which date the
Housing Commission approved Reso. No. 2025-009 recommending that the City Council approve the
additional financial assistance requested in the amount of $500,000 from the Housing Trust Fund.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. The proposed action to increase financial assistance to this project is not a “project” as
defined by CEQA Section 21065 and CEQA Guidelines 15378(b)(4) and does not require
environmental review under CEQA Guidelines Section 15060(c)(3) because the creation
of funding mechanisms is a government fiscal activity which may not result in a
potentially significant impact on the environment. Additionally, the housing project for
which this funding is intended have already been reviewed in accordance with CEQA and
CEQA Guidelines and the City Council approved and adopted a Mitigated Negative
Declaration, Mitigation Monitoring and Reporting Program and Addendum on May 4,
2021.
3. That the request for a loan commitment extension and additional financial assistance
from the Housing Trust Fund to the West Oaks Affordable Housing project is consistent
with the goals, objectives and programs of the City of Carlsbad's Housing Element, City
Council Policy No. 90 guidelines, and the city’s Housing Trust Fund underwriting
practices.
4. That the findings adopted in City Council Resolutions 2021-267 and 2023-272, including
securing the loan commitment, are extended for an additional 24-month period from
the current expiration date of Dec. 7, 2025.
5. That the City Council authorizes the Deputy City Manager, Administrative Services, to
assign and appropriate an additional amount of $500,000 from the Housing Trust Fund
to provide a total loan amount of $2,000,000 to Chelsea Investment Corporation, or
another related business entity, for the West Oaks affordable housing project once all
project funding is secured by the developer.
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6.That the City Council authorizes the Deputy City Manager, Administrative Services, to
prepare and execute all documents related to the city loan, subject to review and
approval by the City Attorney.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 18th day of November, 2025, by the following vote, to wit:
AYES: Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.
NAYS: None.
ABSTAIN: None.
ABSENT: None.
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
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Exhibit 2
City Council Resolution No. 2021-267
(on file in the Office of the City Clerk)
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Exhibit 3
City Council Resolution No. 2023-272
(on file in the Office of the City Clerk)
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Exhibit 4
Housing Commission Resolution No. 2025-009
(on file in the Office of the City Clerk)
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