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HomeMy WebLinkAboutZC 297; Pine Street Apartment Complex; Zone Change (ZC)APPLICATION ZC REQUEST " [3 Zone Change D Minor Redevelopment Permit HGeneral Plan Amendment D Precise Development Plan D Tentative Tract Map D Specific Plan DPlanned Unit Development BSite Development Plan DMajor Condominium Permit D Conditional Use Permit DMinor Condominium Permit DVariance DMaster Plan DPlanning Commission Determination DMajor Condominium Conversion DSpecial Use Permit DMajor Redevelopment Permit DAdministrative Variance (check other boxes if appropriate). Complete Description of Project (attach additional sheets if necessary) 60 Unit Apartment Complex consisting of 9 ea 2 bd + 2 ba; 28 studio w/loft; and 23 ea studios. A total of 9 buildings will be constructed to include all the rental units, (one tri-plex, one 5-plex, three 6-plexes, three 8-plexes, and one 10-plex.) A 10th building will serve as a recreation center and property offices. The project will have one swimming pool and Jacuzzi, gas BBQ's in a central location near the pool,-& two laundry rooms attached to other structures in convenient locations. Location of Project The project will be built on the lots now known as 336 s 372 Pine Street, which is West of the railroad tracks, and immediately bordering the redevelopment area of down- town Carlsbad. Legal Description (complete) SEE ATTACHMENT "A" Assessors Parcel Number 203-260-09 and 203-260-10 Zone General Plan R3 RH Proposed Zone Proposed General Plan RDH RVH Owner Name (Print or Type) John R. Pautsch, Jr. & Knobbe , Martens , Olson , Hubbard S . B« Mailing Address. F 2204 Waterfront Drive City and State Zip Telephone(714) Corona Del Mar, Ca. 92625 675-4797 I CERTIFY-THAT I AM THE LEGAL OWNER AND THAI? jWyTWE ABOVEf INBDRMATION IS TRUE Date Application Rec' d Received By - tffas/& • ^/^£^L Date Application Rec1 d .Staff Assignee! ••'•.-*•• » - Existing Land Use Rl Single home and garage Site Acreage 1.42 AC Applicant Name (Print or Type) SAMEir Mailing Address City and State Zip Telephone I CERTIFY THAT I AM THE OWNER'S REPRESENTATIVE AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIGNATURE DATE Fees, Received^^^ „ Receipt No. * ,, - *-" Case Number -2-C-T.3T7 ATTACHMENT "A" Legal Description (Complete) Parcel # 203-260-09 The Northeasterly 159 feet of Tract 99 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California,- according to the Map thereof No. 1661, filed in the Office of the County Recorder of San Diego, March 1, 1915. EXCEPTING THEREFROM THE Northwesterly 212 feet. Legal Description (Complete) Parcel # 203-260-10 \v EXHIBIT "A PARCEL 1: (,"2-0^ - 2-i»O-/0 ) VTract 99 of Carlsbad Lands, in the County of San Diego, State of California, according to Map thereof !!o. 1661, filed in the Office of the County Recorder of San Mego County, March 1, 1915. EXCEPTING therefrom the Northwesterly 200.00 feet, the Southwesterly 160.00 feet and the Northeasterly 159.00 £eet thereof. -/O )PARCEL 2: The Southeasterly 12.00 feet of the Northwesterly 212.00 feet of the Northeasterly 159.00 feet of Tract 99 of Carlsbad Lane's, in the County of San Diego, State of California, according to Map thereof No. 1661, filed in the Office of the County Recorder of San Diego County, March 1, 1915. PARCEL 3: An easement for pipe line purposes over the Northwesterly 4.00 feet of that portion of tho Southwesterly 160.00 feet of Tract 99 of Carlsbad Lands, in the County of Snn Diepo, State of California, according to Map No. 1661, filed in the Office of the County Recorder of said San Diego County, March 1, 1915, lying Southeasterly of the Southwesterly prolongation of the Northwesterly line of Parcel 1 above described. APPLICANT DISCLOSURE FORM In order to assist the members of the Planning Commission and City Council to avoid possible conflicts of interest, all appli- cants are required to complete this disclosure form at the time of submitting their application. When this form has been com- pleted and signed, the information will be relied upon by them in determining if a conflict may exist, so please ensure that all of the information is completed and accurate. If at anytime before a final action on your application has been rendered, any of the information required by this disclosure changes, an amendment reflecting this change must be filed. If the applicant is an individual, or a partnership (either gen- eral or limited) or a joint venture, please state the full name, address and phone number of each person or individual (including trusts) who own any beneficial interest in the property which is the subject of this application. Should one or more parties to the application be a partnership or joint venture, then please state the full legal name of the partnership or joint venture, its legal address and the name and address of each individual person who is a general and/or limited partner or member of the joint venture. Should one or more of the parties be a privately held corporation (10 shareholders or less) or a real estate syndication, then please state the state of incorporation or syndication, corporate number, date of incorporation or syndication, corporate or syn- dicate address, and the full names and addresses of each individual shareholder or syndicate member. Should the corpor- ation be a publically held corporation, then state the full name and address of the corporation, the place of its incorporation, number of shareholders, and the name and address of the officers of the corporation. Should you feel that additional information needs to be provided in order to provide a full disclosure, please include it. If after the information you have submitted has been reviewed, it is determined. that further infomat. required, you will be so > ed. -,xirpAPPLICANT:John R. Pautsch, Jr. (Indiv:T and Knobbe, Martens, Olson., Hubbard & Bear__ '_ - _ - (Partnership Narae (individual, partnership, joint venture, corporation, syndication) Respectively: 2204 Waterfront Dr., CDM, Ca. 92625; & (,/p /l//<ywtf6r~f Business Address " *? c*. S i (. ^ /(t# Respectively: (714) 675-4797; & ' W *"s* r1~ & AGENT: Telephone Number John R. Pautsch, Jr. Name SAME AS ABOVE Business Address Telephone Number / MEMBERS: Name -(individual, partner, joint venture, corporation, syndication) Home Address Business Address Telephone Nuziber Telephone Number Home Address usiness Address Telephone Nrmher Telephone (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and nay be- relied upon as being true and correct until amended. Applicant Agent, Owner, Partner APPLICANT: REQUEST: 3>3(, -&*-Uei ELWIRONMENTAIT' EXEMPT OR EXCEPTED: Posted: Filed: Prior Compliance:Published: Filed: NEGATIVE DECLARATION: Posted: \ ~C\Published: / -\ 4 -H4 Notice of Determination: ENVIRONMENTAL IMPACT REPORT: Notice of Preparation: Notice of Completion: Notice of Determination: PLANNING COMMISSION 1. Date of Hearing: 2. Publication: 3. Notice to Property Owners: /- 4. Resolution No. (Continued to: 5. Appeal: Date:ACTION: CITY COUNCIL 1. Date of Hearing: 2. Notices to City Clerk: 3. Agenda Bill: / - 4. Resolution No. 5. Ordinance No. Date: Date: ACTION :( f CORRESPONDENCE Staff Report to Applicant: Resolution to Applicant: STAFF REPORT DATE: January 25, 1984 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: GPA/LU 83-20/ZC-297/SDP 83-10/V-352 - PINE STREET APARTMENT COMPLEX - Request to amend the General Plan and corresponding zoning to allow very high density development (30-40 du/ac). Also a Site Development Plan to allow a 50-unit apartment project, and a variance to delete the requirement for a view- obstructing parking lot wall, at 336 and 372 Pine Avenue. I. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager, and ADOPT Resolution Nos. 2241, 2242, 2243 and 2244, recommending APPROVAL of GPA/LU 83-20, ZC-297, SDP 83-10 and V-352, based on thefindings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of an amendment to the Land Use Element of the General Plan to change the designation from RH (20-30 du/ac) to RVH (30-40 du/ac), a zone change from R-3 to RD-H, and a site development plan for 50 apartment units on 1.49 acres on the north side of Pine Avenue, immediately west of the AT & SF Railroad tracks. A variance is also requested to delete the requirement for a view-obscuring parking lot wall along the eastern property line. The subject property is currently occupied by an older single- family dwelling. Existing development in the area is primarily single-family in nature, however, the General Plan and zoning reflect eventual multi-family development at 20-30 du/ac. The site is within easy walking distance of downtown commercial and service facilities. Attached Exhibit "W" shows the site's close proximity to the Redevelopment area. The railroad right-of-way abuts the property to the east. The developer proposes parking, in excess of the project requirement, on a 70-foot wide portion of this right-of-way, through a lease agreement with the railroad company. Although Washington Street will be constructed through the blocks northerly and southerly of the site, the Master Plan for Washington Street does not provide that it be constructed through this block. As required by the RD-H zone, the requested general plan amendment and zone change are being processed concurrently with a site development plan for apartments. The applicant is proposing to develop 50 apartments in eight buildings. The project would include 20 studio units, 20 one-bedroom units, and 10 two-bedroom units. The resulting overall density is 33.5 du/ac. III. ANALYSIS - GPA, ZC, AND SDP Planning Issues 1 ) Does the project site and proposed project satisfy the criteria established for the RVH land use designtion and RD-H Zone? Specifically: a) Is the location appropriate by its proximity to the commercial core and downtown area? b) Does the project provide low and moderate income housing? 2) Does the proposed project satisfy the development standards of the RD-H zone? Discussion The RVH land use designation and RD-H zone were created to be applied in very limited locations where higher densities are appropriate and desirable, such as near the commercial core, in the downtown area or close to high employment centers. It was also the purpose to provide a higher density to facilitate the development of low and moderate income ownership and rental housing. The project site occurs at the end of a block, about one block from the downtown area. It is within easy walking distance of both commercial and service facilities, and to the beach. Properties to the north, west and south will eventually be developed at 20-30 du/ac. As such, staff concludes that the proposed site satisfies the location criteria for such land use intensification. Surrounding future land use intensity, and the fact that the site is on the periphery of a block, render the project compatible with surrounding land uses. Staff recommends that the proposed project be conditioned that the applicant provide, through written agreement with the City, 25% of the units at low and moderate income rental rates, thus, satisfying the other criteria for approval of the RD-H zone. Such agreement is attached as Exhibit "Z". The Applicant has indicated his concurrence with this requirement. Affordable housing is also required on this project becuase the applicant has been exempted from the regular General Plan Amendment schedule which is permitted by State law if a project is affordable. -2- The proposed project meets the development standards required of a 50-unit apartment project in the RD-H zone. All driveway, parking, setback, height and other requirements regulating development has been provided. The buildings are broken-up to provide a high degree of openess to the project. A centralized swimming pool and related features provides common recreational amenities. The units will possess balconies or patios. Forty parking spaces in excess of that required, are proposed on a leased portion of the railroad right-of-way. While staff believes this to be an extra feature of the plan, all parking calculations were figured without this area. With the exception of the following variance request, staff concludes that the project meets the devlopment standards of the RD-H zone. IV.ANALYSIS - VARIANCE Planning Issue 1)Can the project meet the four required findings for approval of a variance? Specifically: a) That the lot has exceptional or extraordinary circumstances; b) That without the variance, the owner is being denied a substantial property right; c) That the variance will not be harmful to the public welfare; and d) That the variance will not adversely affect the General Plan. Discussion Section 21.23.110 allows that the side yard setback of uncovered parking spaces be reduced to zero feet provided that a 6-foot high view-obscuring fence is constructed at the property line. As shown on Exhibit "A", the applicant proposes to comply with this requirement on the western property line, but requests that the condition be deleted along the eastern line, since this line is in the middle of a parking lot. Staff agrees that the findings required for approval of a variance can be made in this case. Since this property line is adjacent to the railroad right-of-way (at least temporarily a parking lot) and will never be developed in residential, or other uses impacted by headlight glare, exceptional circumstances exist. Further, there are no other properties, at this time, with the side property line situated in the middle of a parking lot. The owner is being denied a property right because other developers are not required to erect walls down the center of a parking area. -3- Such wall would further create a security problem on the east side of the lot, rendering it harmful to the general public. Staff foresees no way in which the granting of this variance would adversely affect the general plan. In summary, staff concludes that the subject site meets the intent and purpose of the very-high density land use designation as adopted by the City Council. Staff has worked closely with the applicant to develope a project that also meets the standards of the very high density zone, and recommends approval of all four discretionary actions. ATTACHMENTS 1) Planning Commission Resolution Nos. 2241, 2242, 2243, and 2244 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Documents 6) Exhibits "W", "X" and "Y", dated January 25, 1984 7) Exhibit "Z", dated January 25, 1984 8) Exhibits "A", "B", and "C", dated January 25, 1984 PJK:bw 1/19/84 -4- LOCATION MAP SITE V-352 GPA/LU 83-20 ZC-297 PINE STREET APTS.SDP 83-10 BACKGROUND DATA SHEET CASE NO: GPA/LU 83-20/ZC-297/SDP 83-10/V-352 APPLICANT: Pine Street Apartment Complex REQUEST AND LOCATION: General Plan and Zoning to allow 30-40 du/ac. Develop- ment proposal for 50 apartment units, variance to delete wall. LEGAL DESCRIPTION: The Northeasterly 159 feet of Tract 99 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to the Map thereof No. 1661, filed in the Office of the County Recorder of San Diego, March 1, 1915. APN; 203-260-09 and 10 Acres 1.49 Proposed No. of Lots/Units 50 GENERAL PLAN AND ZONING Land Use Designation RH to RVH Density Allowed RVH 30-40 du/ac Density Proposed 33.5 du/ac Existing Zone R-3 Proposed Zone RD-H Surrounding Zoning and Land Use: Zoning Land Use Site R-3 SFD North R-3 SFD South R-3 SFD East Railroad Railroad West R-3 Vacant PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 50 Public Facilities Fee Agreement, dated ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued January 9f 1984 E.I.R. Certified, dated Other, DEVELOPMENTAL • jSy • 1200 ELM AVENUE SERVICES WT»WJ/M CARLSBAD, CA 92008-1989 LAND USE PLANNING OFFICE X^-g^T (619) 438-5591 €itp of Cartebab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 336 and 372 Pine Avenue. PROJECT DESCRIPTION: General Plan Amendment and corresponding zoning to allow very high density development (20-30 du/ac). Site Development Plan to allow 50-unit apartment project with density of 33.4 du/ac. Also, a variance to delete requirement for view- obstructing parking lot wall. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Land Use Planning Office. A copy of the Negative Declaration with supportive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Cctnnents from the public are invited. Please submit conments in writing to the Land Use Planning Office within ten (10) days of date of issuance. DATED: January 9, 1984 MICHAEL J. CASE NO: GPA/LU 83-20/ Land Use Planning Manager ZC-297/SDP 83-10/V-352 APPLICANT: Pine Street Apartment Complex PUBLISH DATE: January 14, 1984 ND-4 5/81 J-F after the information vou have submitted has been reviewed, It is determined, that further infomat. • required, you will be so '. ;ed. APPLICANT:John R. Pautsch, Jr. (Indiv:~) and Knobbe, Martens, OlsorL, Hubbard & Bear(Partnership Name (individual, partnership, joint venture, corporation, syndication) Respectively: 2204 Waterfront Dr., COM, Ca. .92625; & £,/o Business Address Respectively: (714) 675-4797; & AGENT: Telephone Number John R. Pautsch, Jr. Name SAME AS ABOVE Business Address ^ )P 0 r~t t ' / (s0 & 1~ $ €*r MEMBERS: Telephone Number Name -(individual, partner, joint venture, corporation, syndication) Eome Address Business Address Telephone Number Telephone Number Home Address Business Address Telephone Number Telephone l (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and nay be" relied uooa as being true and correct until amended. Applicant Agent, Cv.T.er, Partner EXHIBIT W JAN. 25, 1984 PROJECT SITE GENERAL PLAN AMENDMENT EXHIBIT X 1-25-84 SITE FROM RH TO RVH PINE STREET APTS. GPA/LU 83-20 ZC-297 SDP83-10 ZONE CHANGE SITE FROM R-3 TO RD-H EXHIBIT Y 1-25-84 PINE STREET ARTS. GPA/LU 83-20 ZC-297 SDP83-10 EXHIBIT "Z" January 25, 1984 RECORDING REQUESTED BY: ) Assessors Parcel No.: WHEN RECORDED MAIL TO: ) City of Carlsbad ) 1200 Elm Avenue ) Carlsbad, California 92008 ) space above for recorder's use AGREEMENT IMPOSING RESTRICTIONS ON REAL PROPERTY This agreement is made and entered into this day of , 1983 by and between the City of Carlsbad, California, a municipal corporation, hereinafter referred to as "Carlsbad" and John R. Pautsch, hereinafter referred to as "applicant." RECITALS A. Applicant is the owner of certain real property located at 336 and 372 Pine Avenue in the City of Carlsbad, County of San Diego, State of California more particularly described on Exhibit A attached hereto and incorporated by this reference. B. Applicant has filed an application for a General Plan Amendment from RH to RVH (GPA/LU 83-20), a zone change from R-3 to RD-H (ZC-297) and a site development plan for a 50 unit Page 1 of 7 apartment project at a density of 33.5 dwelling units per acre (SDP-83-10) (hereinafter referred to as "project") for the real property referred to above. The applications are collectively referred to hereinafter as the "application". A density of 33.5 dwelling units per acre is requested in order to assist Carlsbad in achieving the goals established by the Housing Element of the General Plan. To achieve those goals the project must be available for rental for the period stated herein. Without the rental restrictions Carlsbad would not approve the project. C. In order to induce the City to approve the application and in a desire to comply with the provisions of Chapter 21.23 of the Carlsbad Municipal Code and with California Health and Safety Code section 55093 applicant desires to provide that thirteen of the dwelling units in the project will be available to persons and families of low to moderate income for a period of ten years and that the entire project be available for rental for a period of ten years. D. Carlsbad desires to ensure the continued availability of thirteen of the dwelling units of the project for persons or families of low or moderate income and to ensure that the project will be available for rental for the time period specified in this agreement. Page 2 of 7 E. In order to ensure the continued availability of this project as a rental project and the continued availability of thirteen of the units for persons and families of low and moderate income the City Council of the City of Carlsbad has required execution of this agreement concurrently with their approval of the application. Without the execution of this agreement the City Council would be unwilling to grant approval of the application. NOW, THEREFORE, in consideration of the recitals and of Carlsbad's approval of the application and of the benefit conferred thereby upon the subject real property and the applicaton it is hereby agreed as follows: 1. Definitions - whenever the following words or phrases appear in this agreement they shall have the meaning established by this section. a. "Qualified Person or Family" or "Person or Family of Low or Moderate Income" shall mean persons and families whose income does not exceed 90% of the area median income adjusted for family size pursuant to the provisions of section 50093 of the State Health and Safety Code. Qualifications shall be verified by the Carlsbad Housing Authority. b. "Established Rent" shall mean the maximum monthly rent established for each restricted unit by the Director of Building and Planning. Established rents may vary based on the income level, family size of the qualified person or family Page 3 of 7 and upon the size of the restricted unit. Established rents shall be affordable to qualified persons or families. Rent shall be deemed affordable if it does not exceed twenty five percent of the median monthly gross income of the qualified persons or families. In determining established rents the Director of Building and Planning shall base the determination solely upon the latest affordable rent schedule proposed by HUD as defined in this agreement. Established rents shall be determined annually. c. "Restricted Unit" means a dwelling unit in the project which is occupied by or available for rent to a qualified person or family. d. "Affordable Rent Schedule" means the affordable rents for median household income for San Diego County or the equivalent geographic area as annually established by the Federal Department of Housing and Urban Development (HUD) pursuant to Section 8 of the United States Housing Act of 1937. In the event that such determinations on schedules by the Department of Housing and Urban Development are discontinued the rent shall be set at twenty five percent of the monthly area median household income established and published by the Department of Housing and Community Development of the State of California pursuant to Health and Safety Code section 50093 for the family size occupying the unit. The HUD income ranges and corresponding affordable rents for July 1983 are attached as Exhibit B. 2. Restrictions on the Project a. That for a period of ten years from the date of Page 4 of 7 issuance of the certificate of occupancy for the project all units in the project shall be available for rental. If applicant submits an application for such conversion at any time during the ten year period approval or conditional approval of such conversion shall be subject to a condition that for the remainder of the ten year period for rental the applicant shall not convey individual units in the project. b. That for a period of ten years from the date of occupancy of the project any thirteen of the dwelling units constructed shall be made available for rental to qualified persons or families. Each restricted unit shall be rented at an established rent. c. The design and exterior appearance of the reserved units shall be compatible with the nonreserved units within the development in varying locations on the site. The reserved units shall be constructed either prior to or simultaneously with the nonreserved units with the development. If the development is being constructed in phases, the percentage of reserved units to be constructed in each phase shall be equivalent to the percentage of the total number of nonreserved units being constructed in that phase. d. Applicant shall keep rental data for restricted units and qualified persons or families and shall submit annual rental data for the restricted units and qualified persons or Page 5 of 7 families occupying the units to the Carlsbad Director of Building and Planning and the Housing Authority. During the term of this agreement the Director of Building and Planning or the Housing Authority may inspect or audit the applicant's books for the project semi-annually to ensure performance of this agreement by applicant. At any time, upon reasonable advance notice to the applicant, the Director of Building and Planning or the Housing Authority may inspect the project to ensure performance of this agreement. 3. Carlsbad may assign all or any of its rights or obligations under this agreement to the Carlsbad Housing and Redevelopment Commission, but to no other public agency. 4. All notices required under this agreement shall be sent by certified mail, return receipt requested to the following address: To Applicant: John R. Pautsch 2204 Waterfront Drive Corona Del Mar, California 92625 To Carlsbad: Attn: Director of Building and Planning 1200 Elm Avenue Carlsbad, California 92008 5. The covenants, conditions and obligations contained herein shall run with the land and shall apply to and bind the heirs, successors and assigns of all parties hereto. This agreement shall be recorded. Page 6 of 7 6. This agreement constitutes the entire agreement between the parties and no modification shall be binding unless reduced to writing, signed by the parties hereto. 7. All questions pertaining to the validity and interpretation of this agreement shall be determined in accordance with the law of California applicable to contracts made and to be performed within the State. 8. This agreement shall remain in full force and effect for ten years from the issuance of the cerfiticate of occupancy for the project unless sooner cancelled by the City Council after a noticed public hearing on the matter. 9. Applicant shall notify the Carlsbad Housing Authority of the availability of any restricted units. The Carlsbad Housing Authority may refer prospective tenants to applicant. The Applicant may, but is not obligated to, participate in any housing program offered by the Housing Authority. CITY OF CARLSBAD By: John R. Pautsch Page 7 of 7 EXHIBIT A The Norteasterly 159 feet of Tract 99 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to the Map thereof No. 1661, filed in the Office of the County Recorder of San Diego, March 1, 1915. EXCEPTING THEREFROM THE Northwesterly 212 feet. APN - 203-260-09 EXHIBIT B % Median Size of Income Family 1 2 3 75% 4 5 6 7 8 1 2 3 80* 4 5 6 7 8 1 2 3 85* 4 5 6 7 8 1 2 3 90* 4 5 6 78 1 2 3 95* 4 5 6 7 8 Annual Income $13,860 $15,840 $17,820 $19,800 $21,038 $22,275 $23,513$24,750 $14,784 $16,896 $19,008 $21,120 ,$22,440 $23,760 $25,080 $26,400 $15,708 $17,952 $20,196 $22,440 $23,843 $25,245 $26,648 $28,050 $16,632 $19,008 $21,384 $23,760 $25,245 $26,730 $28,215 $29,700 $17,556 $20,064 $22,572 $25,080 $26,648 $28,215 $29,783 $31,350 Monthly Income $1,155-00 $1,320.00 $1,485.00 $1,650.00 $1,753.13 $1,856.25 $1,959.38 $2,062.50 $1,232.00 $1,408.00 $1,584.00 $1,760.00 $1,870.00 $1,980.00 $2,090.00 $2,200.00 $1,309.00 $1,496.00 $1,683.00 $1,870.00 $1,986.88 $2,103.75 $2,220.63$2,337.50 $1,386.00 $1,584.00 $1,782.00 $1,980.00 $2,103.75 $2,227.50 $2,351.25 $2,475.00 $1,463.00 $1,672.00 $1,881.00 $2,090.00 $2,220.63 $2,351.25 $2,481.88 $2,612.50 AFFORDABLE 25* $288.75 $330.00 $371.25 $412.50 $438.28 $464.06 $489.84 $515.63 $308.00 $352.00 $396.00 $440.00 $467.50 $495.00 $522.50 $550.00 $327.25 $374.00 $420.75 $467.50 $496.72 $525.94 $555.16 $584.38 $346.50 - $396.00} $445. 50J $495.00) $525.94 - $556.88j $587.81? $618.75) $365.75 $418.00 $470.25 $522.50 $555.16 $587.81 $620.47 $653-13 RENT § Studio 1 T3.J-*-.Bar. 2 Bdr. 3 Bdr.