HomeMy WebLinkAbout1993-04-21; Planning Commission; Resolution 3267~- ~ -. 9- - .I
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PLANNING COMMISSION RESOLUTION NO. 3267
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A CONDITIONAL USE PERMIT TO DEVELOP
A SENIOR CITIZEN HOUSING PROJECT CONSISTING OF 76
UNITS ON PROPERTY GENERALLY LOCATED ON THE
NORTH SIDE OF LAGUNA DRIVE AT THE TERMINUS OF
MADISON STREET.
CASE NAME: ST. FRANCIS COURT
CASE NO: CUP 90-15
WHEREAS, a verified application has been filed with the City of Carlsbac
and referred to the Planning Commission; and
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11 Title 21 of the Carlsbad Municipal Code; and
WHEREAS, said verified application constitutes a request as provided b:
12 WHEREAS, pursuant to the provisions of the Municipal Code, the Plannini
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Commission did, on the 17th day of July, 1991 and on the 21st day of April, 1993, holc
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Carlsbad, County of San Diego, State of California. 17
Range 5 West, San Bernardino Meridian, in the City of 16 Parcel A and B of that portion of Lot 1 , Township 12 South,
18 WHEREAS, at said public hearing, upon hearing and considering a
19 testimony and arguments, if any, of all persons desiring to be heard, said Commissio
2o considered all factors relating to CUP 90-15.
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24 A) That the foregoing recitations are true and correct.
25 B) That based on the evidence presented at the public hearing, the Commissic
recommends APPROVAL of CUP 90-15, based on the following findings and subje 26 to the following conditions:
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a duly noticed public hearing to consider said application on property described as:
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commissio
of the City of Carlsbad as follows:
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Findings:
I. That the requested use is necessary or desirable for the development of the
community, is essentially in harmony with the various elements and objectives of
the general plan, and is not detrimental to existing uses or to uses specificallJ
permitted in the zone in which the proposed use is to be located because there i!
a need for rental housing for senior citizens in close proximity to downtom
Carlsbad and the project has been designed and conditioned to enhancf
compatibility with adjacent land uses.
2. That the site for the intended use is adequate in size and shape to accommodatc
the use because all applicable development standards can be satisfied whilt
providing various project amenities.
3. That all of the yards, setbacks, walls, fences, landscaping, and other feature
necessary to adjust the requested use to existing or permitted future uses in th neighborhood will be provided and maintained.
4. That Laguna Drive and the adjacent street systems serving the proposed use ar
adequate to properly handle all the anticipated traffic generated (304 ADTs) b
the proposed use.
5. The project's location will afford the senior citizen residents easy access to t€
community, commercial and service facilities of downtown Carkbad.
6. The project conforms with all applicable State and Federal laws and with all of tl findins and requirements of Section 21.18.045 of the Zoning Ordinance whic
allows senior citizen housing by Conditional Use Permit including the provisic
and maintenance of amenities designed specifically for the physical and sou
needs of seniors while allowing a minimum age of 55 years.
7. 'Fhe project complies with all of the applicable development standards of tl
underlying R-3 zone.
8. The Planning Commission has, by inclusion of an appropriate condition to t€
project, ensured building permits will not be issued for the project unless the Cj
Engineer determines that sewer service is available, and building cannot occ
within the project unless sewer service remains available, and the Planni
Commission is satisfied that the requirements of the Public Facilities Element
the General Plan have been met insofar as they apply to sewer service for t
project.
9. All necessary public improvements have been provided or will be required
conditions of approval.
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1 10. This project can be approved with the proposed density of 64 dwelling units per
acre which exceeds the growth management control point when applied to the site
because:
1) it is less than the 75 dwelling units per acre maximum density allowed by
the Senior Citizen Housing criteria (Section 21.18.045 of the Zoning
Ordinance), I
2) it complies with City Council Policy No. 43 which prioriizs Affordability
Housing and Senior Citizen Housing as the top two uses eligible to utilize
a quadrant surplus of dwelling units; and
3) the following findings per the Growth Management Ordinance Section
21.90.045 can be made:
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a) The project will provide sufficient additional public facilities for the
density in excess of the control point to ensure that the adequacy oi
the Citfs public facilities plans will not be adversely impacted; and
b) There have been sufficient developments approved in the quadran1
at densities below the control point to cover the units in the projeci
above the control point so that approval will not result in exceeding
the quadrant limit; and
c) All necessary public faditis required by this chapter will be
constructed or are guaranteed to be constructed concurrently with
the need for them created by this development and in compliance
with the adopted City standards.
11. The applicant has agreed and is required by the inclusion of an appropriate
condition to pay a public facilities fee. Performance of that contract and paymen1
of the fee will enable this body to find that public facilities will be available
concurrent with need as required by the General Plan.
12. This project will not cause any significant environmental impacts and a Negativc
Declaration has been issued by the Planning Director on May 9, 1991, anc
recommended for approval by the Planning Commission on April 21, 1993. Ir
recommending approval of this Negative Declaration the Planning Commission ha!
considered the initial study, the staff analysis, and any written comments receivec
regarding the sigrzlficant effects this project could have on the environment.
24 13. The applicant is by condition, required to pay any increase in public facility fee
25 or new construction tax, or development fees, and has agreed to abide by an^
additional requirements established by a Local Facilities Management Plar 26
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prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This wX
ensure continued availability of public facilities and will mitigate any cumulativt
impacts created by the project.
14. This project is consistent with the City's Growth Management Ordinance as it ha:
been conditioned to comply with any requirement approved as part of the Loca Facilities Management Plan for Zone 1,
15. That the project will provide sufficient additional public facilities for the densit:
in excess of the control point to ensure that the adequacy of the City's publi
facilities plans will not be adversely impacted.
16. That there have been sufficient developments approved in the quadrant at densitie
below the control point to cover the units in the project above the control poin
so the approval will not result in exceeding the quadrant limit.
Planning Conditions:
1. Approval is granted for CUP 90-15, as shown on Exhibits "A"-"II', dated April 21
1993 and July 17, 1991, incorporated by reference and on file in the Plannin
Department. Development shall occur substantially as shown unless otherwis noted in these conditions,
2. The developer shall provide the City with a reproducible 24" x 36", mylar copy (
the site plan as approved by the Planning Commission. The site plan shall reflec
the conditions of approval by the City. The plan copy shall be submitted to th
City Engineer prior to issuance of building permits or improvement plan submitta
whichever occurs first.
3. This project is approved upon the express condition that building permits will nc
be issued for development of the subject property unless the City Engine1
determines that sewer facilities are available at the time of application for su(
sewer permits and will continue to be available until time of occupancy.
4. Water shall be provided to this project pursuant to the Water Service agreeme
between the City of Carlsbad and the Carlsbad Municipal Water District, dated Mi
25, 1983.
5. This project shall comply with all conditions and mitigation required by the Zo;
1 Local Facilities Management Plan approved by the City Council on September
1987, incorporated herein and on file in the Planning Department and any futu
amendments to the Plan made prior to the issuance of building permits.
D...
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6. If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law
on this project are challenged this approval shall be suspended as provided in
Governrnent Code Section 65913.5. If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
7. This approval shall become null and void if building pemits are not issued for this
project within two years from the date of project approval.
8. Approval of this request shall not excuse compliance with all sections of the
Zoning ordinance including the recently revised senior atizen requirements of
Section 21.18.045, and all other applicable City ordinances in effect at time of
building permit issuance.
9. This conditional use permit is granted for a period of ten years. This conditional
use permit shall be reviewed by the Planning Director on a yearly basis to
determine if all conditions of this permit have been met and that the use does not
have a significant detrimental impact on surrounding properties or the public
health and welfare. If the Planning Director determines that the use has such
significant adverse impacts, the Planning Director shall recommend that the
Planning Commission, after providing the permittee the opportunity to be heard,
add additional conditions to mitigate the significant adverse impacts. This permit
may be revoked at any time after a public hearing, if it is found that the use has
a significant detrimental affect on surrounding land uses and the public’s health
and welfare, or the conditions imposed herein have not been met. This permit
may be extended for a reasonable period of time not to exceed ten years upon
written application of the permittee made no less than 90 days prior to the
expiration date. In granting such extension, the Planning Commission shall find
that no substantial adverse affect on surrounding land uses or the public’s health
and welfare will result because of the continuation of the permitted use. If a
substantial adverse affect on surrounding land uses or the public’s health and
welfare is found, the extension shall be considered as an original application for
a conditional use permit. There is no limit to the number of extensions the
Planning Commission may grant.
10. If the property owner/owners’ address changes from that which is shown on the
conditional use permit application, a notice of a change of address shall be
reported, in writing, to the Planning Department within 30 days.
11. All roof appurtenances, including air conditioners, shall be architecturally
integrated and concealed fiom view and the sound buffered from adjacent
properties and streets, in substance as provided in Building Department Policy No.
80-6, to the satisfaction of the Directors of Planning and Building.
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12. An exterior lighting plan including parking areas shall be submitted for Planning
Director approval prior to the issuance of any building permits. All lighting shall
be designed to reflect downward and avoid any impacts on adjacent homes or
property.
13. No outdoor storage of material shall occur onsite unless required by the Fire Chief.
In such instance a storage plan will be submitted for approval by the Fire Chief
and the Planning Director.
14. The applicant shall prepare a detailed landscape and irrigation plan which shall be
submitted to and approved by the Planning Director prior to the issuance of
grading or building permits, whichever occurs first.
15. AU parking lot trees shall be a minimum of 15 gallons in size.
16. All landscaped areas shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris.
17. All landscape plans shall be prepared to conform with the Landscape Manual and
submitted per the landscape plan check procedures on file in the Planning
Department.
18. Landscape plans shall be designed to minimize water use. Lawn and other zone
1 plants [see Landscape Manual) shall be limited to areas of special visual
importance or high use. Mulches shall be used and imgation equipment and
design shall promote water conservation.
19. Prior to final occupancy, a letter from a California licensed landscape architect
shall be submitted to the Planning Director certifying that all landscaping has been
installed as shown on the approved landscape plans.
20. All herbicides shall be applied by applicators licensed by the State of California.
21. The applicant shall pay a landscape plan check and inspection fee as required by
Section 20.08.050 of the Carlsbad Municipal Code.
22. The first set of landscape and irrigation plans submitted shall include building
plans, improvement plans and grading plans.
23. Any signs proposed for this development shall at a minimum be designed in
conformance with the City's Sign Ordinance and shall require review and approval
of the Planning Director prior to installation of such signs,
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24. Building identification and/or addresses shall be placed on all new and existing
buildings so as to be plainly visible from the street or access road; color oi
identification and/or addresses shall contrast to their background color.
25. As part of the plans submitted for building permit plan check, the applicant shall
blueline drawing. Said blueline drawing(s) shall also include a copy of any
applicable Coastal Development Permit and signed approved site plan.
include a reduced version of the approving resolution/resolutions an a 24" x 36"
26. Prior to issuance of a grading or building permit, whichever comes first, a soils
report shall be prepared and submitted to the City of Carlsbad. If the soils report
indicates the presence of potential fossil bearing material then a standard three
phased program, on file in the Planning Department, shall be undertaken to avoid
possible significant impacts on paleontological resources under the direction of the
Planning Department.
27. Prior to the issuance of any building permits, the applicant and the City shall enter
into an agreement and record an appropriate note on the property's deed, to the
satisfaction of the City Attorney and Community Development Director, giving the
City an equity position in the project in accordance with Section 21 J8.045 of the
Carlsbad Municipal Code.
28. The following requirements shall be made part of the lease agreement executed for
all rentals of this senior citizen housing project:
a) The minimum age of at least one occupant of each unit, excluding the
manager's unit, shall be at least 55 years of age with the provision and
maintenance of senior citizen amenities as required by Section 21.18.045 (i) (3) (A-D). In addition, the applicant shall publish and adhere to policies
and procedures which demonstrate the applicant's intent to provide housing
and special amenities for persons 55 years of age or older. Prior to
occupancy, and for assisting with the project's annual review, compliance
with these requirements must be demonstrated by the applicant to the
satisfaction of the Planning Director.
b) AU on-site parking spaces shall be available to the tenants of the project at
no fee or cost.
c) The rental lease shall be reviewed by the Planning Director and City
Attorney prior to the issuance of any Certificates of Occupancy-
29. This conditional use permit, including the conversion plan, shall be recorded in the
Office of the County Recorder prior to the issuance of any grading or building
permit.
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If, at any time, the City Council determines that the project is being operated ir
violation of this approval or any conditions thereof, the City Council may requirt the applicant to convert the project to a development which meets all standard
of the underlying R-3 zone per the recorded conversion plan shown on Exhibit "G"
dated April 21,1993 and July 17,1991.
Prior to the issuance of any grading or building permits, a Coastal Developmen
Permit shall be obtained from the California Coastal Commission.
Prior to the issuance of any building or grading permits, the applicant and the cit~
shall enter into an Affordable Housing Agreement to be approved by the cit~
Council. The contents of the agreement shall include, but not be limited to, thf
following items, and shall be consistent with the recommendations contained ir
the February 24,1993 memorandum to the Planning Director from Housing anc
Redevelopment, attached hereto,
a) Standards for maximum qualifying households.
b) Standards for maximum rents.
c) Party or process responsible for qualifying residents. d) How vacancies will be marketed and filled.
e) Restrictions and enforcement mechanisms.
f) Length of time for affordability of units.
g) Maintenance provisions.
h) Minimum percentages of low-income units.
If it is mutually acceptable to the applicant and the City, it is possible that this
agreement include the provisions of Condition No. 27 above regarding the City's
equity position in the project per Section 21.18.045 of the Carkbad Municipal
Code.
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Enzineerinx Conditions;
33. Unless a standard variance has been issued, no variance from City Standards is
authorized by virtue of approval of this site plan.
34. The developer shall comply with all the rules, regulations and design requirements
of the respective sewer and water agencies regarding services to the project.
35. The developer shall be responsible for coordination with S.D.G.&E., Pacific
Telephone, and Cable TV authorities.
36. Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City
Engineer for the proposed haul route. The developer shall comply with all
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conditions and requirements the City Engineer may impose with regards to the
hauling operation.
37. Additional drainage easements and drainage structures shall be provided or
installed prior to the issuance of grading or building permit as may be required by
the City Engineer.
38. The drainage system shall be designed to ensure that runoff resulting from a 10-
year frequency storm of a 6 hours or 24 hours duration under developed
and duration under existing developed conditions. Both 6 hour and 24 hour storm
durations shall be analyzed to determine the detention basin capacities necessary
to accomplish the desired results.
conditions, is equal to or less than the runoff from a storm of the same frequency
39. Building permits for the project shall not be issued until full half street
improvements to Laguna Drive are completed adjacent to the project frontage
including any necessary offsite transition sections or the construction of the
required improvements has been guaranteed by one of the following alternatives:
1. Award of City Contract which includes the construction of said Laguna
Drive improvements.
2. Applicants preparation of appropriate plans, specifications and supporting
documents and execution of a secured agreement for the construction of said improvements.
40. The applicant shall comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) pennit. The applicant shall provide best
management practices to reduce dace pollutants to an acceptable level prior to
discharge to sensitive areas. Plans for such improvements shall be approved by the
City Engineer prior to approval of the building permit.
41. The owner shall file for an adjustment plat and cdcate of compliance to
consolidate APN 155-223-08/09 into one parcel. The Certificate of Compliance
shall be recorded prior to issuing a building permit.
42. The owner shall enter into a lien contract for the future improvement of the storm
drain along the project hntage prior to issuing a building permit. The Master
Drainage Plan has revealed that this 36" storm drain is deficient in size.
Fire Conditions:
43. Prior to the issuance of building permits, complete building plans shall be
submitted to and approved by the Fire Department.
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44. Additional onsite public hydrants are required.
45. Applicant shall submit a site plan to the Fire Department for approval of access,
driveways and general traffic circulation.
46. An all-weather access road shall serve the project during construction,
47. All required fire hydrants, water mains and appurtenances shall be operational
prior to combustible building materials being located on the project site.
48. Proposed security gate systems shall be provided with "Knox" key operated
override switch, as specified by the Fire Department.
49. All private driveways shall be kept clear of parked vehicles at all times, and shall
have posted "NO Parking/Fire Lane'' pursuant to Section 17.04.020, Carlsbad
Municipal Code.
50. Plans and/or specifications for fire alarm systems, fire hydrants, extinguishing
systems, automatic sprinklers, and other systems pertinent to the project shall be
submitted to the Fire Department for approval prior to construction.
51. Buildings having an aggregate floor area exceeding 10,000 square feet shall be
protected by an automatic sprinkler system.
52. Prior to submittal of water improvement plans, the applicant shall submit to the
Fire Department a map, showing the street network, conforming to the following
criteria:
~ * 400' scale * Photo reduction on mylar * At least two existing streets and/or intersections shall be referenced on the
* Maps shall include the following information: map (not a separate vicinity map)
Street centerlines
Street names
Fire hydrant locations
Water Conditions:
53. The entire potable and non-potable water systems for subject project be evaluated
in detail to ensure that adequate capacity and pressure for domestic, landscaping
and fire flow demands are met.
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54. The Developer's Engineer shall schedule a meeting with the District Engineer anc
the City Fire Marshal and review the preliminary water system layout prior tl
preparation of the water system improvement plans.
55. The Developer will be responsible for all fees and deposits plus the major facilit
charge which will be collected at time of issuance of building permit. Thi
Developer shall pay a San Diego County Water Authority capacity charge whicl
will be collected at issuance of application for meter installation.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Plannin;
Commission of the City of Carlsbad, California, held on the 21st day of April, 1993, b:
the following vote, to wit:
AYES: Chairman Noble, Commissioners: Schlehuber, Schramm E
Savary.
NOES: Commissioners: Erwin, Hall & Welshons.
ABSENT: None.
ABSTAIN: None. me
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BAILEY NOBL%, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
4vhd2-
MICHAEL J. HWZMIIXER
PLANNING DIRECTOR
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FEBRUARY 24, 1993
TO: PLANNING DIRECTOR
FROM: BOUSING AM) REDEVELOPMENT DIRECTOR .w SUBJECT: 8T. FRANCIS COURT SENIOR HOUSING PROJECT, CUP 90-15
670 LAGUNA DRIVE, CARLSBAD, CALIFORNIA
BACKGROUND
On July 17, 1991, the Planning Commission referred the above project to staff for additional work on the affordability aspect of the project. The minutes of the Planning Commission indicate
that the Commissioners were supportive of requiring the project applicant to rent a percentage (greater than 25%) of the units at a rate affordable to low income households.
Housing and Redevelopment Staff has been working with Mary Steiger and members of her development team since July 17, 1991 to develop a proposal which meets the city's affordable housing objectives and still allows Ms. Steiger to build her desired
project. Staff and Ms. Steiger have finally reached agreement on the affordability aspects of the proposed project. Therefore, we believe the project can now be returned to the Planning Commission for review and action. Attached for information purposes is a summary of the project proposal as evaluated by Housing and Redevelopment Staff.
The affordability aspect of the proposed project is as follows:
e Sixty-one (61) of the units, or 81%, will be affordable to households/persons with gross household incomes in the low income'range of 61% to 80% of the San Diego County Median. Eligible incomes would range from approximately $17,350 for a one person household to $33,050 for a four person.
The rents for the units will range from $350 to $650 per month and the size of units will range from 267 sq.ft. (studios) to
743 sq.ft. (two bedroom).
These units will be restricted in terms of the amount of rent that can be charged for a minimum of thirty (30) years.
0 Fourteen (14) of the units, or 19%, will be rented at market rates. Initially, these rents will most likely be affordable to
low income households. However, the units will not be
restricted for affordability purposes. Therefore, if the market rate rents increase, the property owner will not be restricted to low income affordable rates for these units.
0 One unit will be used for an on-site manager (no rental income on the unit) .
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0 The applicant has agreed to maintain the low income affordability requirements for a minimum of thirty (30) years
as noted above.
0 The applicant will receive no financial assistance from the
City of Carlsbad. The granting of the Density Bonus allowed by
ordinance for Senior Xousing is adequate incentive to make this project financially feasible to the applicant. All.appropriate and required findings and conditions of approval have previously been recommended for the project in order to allow
the Commission the ability to grant the Density Bonus and use
units from the I;Excess Dwelling Unit" Bank for the purposes'of
approving the proposed project.
RECOMMENDATION
Housing and Redevelopment staff recommends approval of the proposed project with the understanding that the affordability terms outlined above will be incorporated into the project as conditions through an Affordable Housing Agreement. The project meets the objectives of the City in terms of providing housing affordable to low income households. The City will be able to
record the restricted 61'low income units as a partial
accomplishment in meeting its share of Ifnew construction" affordable housing once the units are built.
EVAN E. . BECKER Housing and Redevelopment Director
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ST. FRANCIS COURT
8u"ARY OF PROPOSAL
XFFORDABLE HOUSING PROJECT
I
PROJECT
DESCRIPTION
DEVELOPMENT
TEAM
BITE CONTROL
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Three story building with a total of 76 rental units for Seniors only. The breakdown of units is as follows:
0 14 studio units
O 6 - 267 sq.ft
O 6 - 349 sq,ft
O 2 - 387 sq.ft
0 56 1 bedroom units (537 sq.ft. each)
0 6 2 bedroom units (743 sq.ft. each)
1 unit will be used for on-site manager (no rental income)
The project will include such amenities as:
0 a large recreation room;
0 area for beauty and barber services, social gatherings, movies 61 games;
0 meeting area for health and governmental lectures;
0 quality of life enhancement programs;
0 lush landscaping and gardens; and,
0 special design features to accommodate
seniors (e.g., lever handles, wide doors, etc. 1
Mary and John Steiger - property owner
Barbara Lange - property owner
Mert Issacman - Southern Sun Development
Roy Blackford - Architect
Company
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Mary and John Steiger and Barbara Lange own
property free of encumbrances. The property ' is located at 670 Laguna Drive in Carlsbad. It represents a 1.23 acre (1.18 acre net) lot on'the north side of Laguna between Jefferson and Madison Streets.
The value of the site is estimated at
S750.000. ,- .""
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AFFORDABILITY
FEATURES
FINANCIAL
The affordability of the units is as follows:
61 units (81%) will be affordable to low income households (61% to 80% of County median). These units include a mixture of studios, 1 bdrs. and 2 bdrs.
The unit rents will be set based on a sliding scale approach according to gross household income and household size. For
example, if a 1 person household has an
the rent for the unit, including utilities,
would.be set at $506 per month. A 2 person
household at 70% of county median would pay
$579 per month.
income of $20,250 (70% of county median) ,
I OR
The unit rents will be set at a fixed rate based on a gross household income at 65% of the county median and applicable household size. For example, a 1 person household would pay $470 per month and a 2 person household would pay $538 per month.
The method for setting rents will be out-
lined within an affordable housing agree- ment between City and developer.
14 units (19%) will be market rate. units (may or may not be affordable to low income persons depending on market)
The designated units will remain affordable to low income households for a minimum of thirty (30) years.
The lender is Centennial Mortgage Company. The loan will be insured by the U.S. Department of Housing and Urban Development through their Section 231 program.
The applicant is requesting - financial assistance from the City of Carlsbad.
a** 0 a
LAND
USE/DESIGN
The Zoning for the noted property is R-3. The project meets applicable development stan- dards for R-3 zoning.
The proposed project involves the development
of a senior citizen housing project per the
requirements of Section 21.18.045 of the
Zoning Ordinance which allows senior housing by conditional use permit.
The project will feature a 3 story structure with contemporary Spanish Style architecture, a parking lot, landscaping and various project amenities.
Surrounding land uses consist of multi-family residential, single family residences and professional offices.
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A professional management team will reside on-site to manage the property and coordinate activities for the residents. 7
ADMINISTRATIVE
IMPACTS
No significant administrative impact on city staff is anticipated at this time. The
qualifying tenants for units and monitoring continued eligibility.
applicant will assume responsibility for
City will establish responsibility for monitoring compliance with conditions on
project in an Affordable Housinq Aqreement.
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RISKS AND The City will assume no financial risk. The
CONDITIONS development team, however, assumes normal development risks.
Application for HUD insured loan will take approximately 1 year to process. No guarantees of approval at this time.
?ebruary 25, 1993