HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (88)JA0 HENTHORN •&.
5431 Avenida Encinas • Suite G
Carlsbad, California 92008
Fax (619) 438-0981
(619) 438-4090
February 4, 1995
Ms. Anne Hysong
Assistant Planner
City of Carlsbad
2075 Las Palmas
Carlsbad Ca. 92009
RE: Ocean Bluff Affordable Housing Requirements:
Dear Anne:
In August of 1994 a determination was made that the affordable housing requirement for Ocean Bluff CT
93-04 was to be calculated by using the requirements of the SDP process. This process establishes the
residential base as the total number of units in the project, including any density bonus units.
As you are aware, the Ocean Bluff project consists of 92 market rate single family homes and 14
affordable units to be constructed in two multi-family structures. The General Plan control point for the
property is 3.2 dwelling units per acre, which calculates out to 96 units. The project is requesting a
density bonus of 10 units (10.4%). The issue that is raised in your August 1994 letter is whether the
Inclusionary housing requirement is calculated from the base density (96 units) or from the total number
of units in the project (106).
The August determination cites that the Planning Department's internal policy is to use the total units in
the project to determine the base number for calculating the number of Inclusionary housing units
required. By using this calculation, the Ocean Bluff Inclusionary housing requirement would be 16 units
as opposed to 14 units proposed in our application.
The Specific Plan for Zone 20 (SP -203 Ord #NS-257) was adopted with specific requirements for
affordable housing. Section IV Development Review Process, sub-section C., Affordable Housing (page
43) established separate requirements for providing affordable housing for projects located witliin the
Zone 20 Specific Plan Area. Under General Requirements, the Specific Plan establishes the base density
by multiplying the net developable acreage of the project site times the growth management control point
for the project site's applicable general plan designation.. It further states:
If a density bonus is, or subsequently becomes awarded, the increased density is not included
in the base when determining the number of required Inclusionary units relative to the base
project yield. And:
All new residential development projects of seven units or more shall provide housing for low
income households by "provision of lower-income Inclusionary units within the development
project in the amount equal to or greater than fifteen (15%) percent of the total number of
base units of a project site,.
Furthermore, in the introduction section (page 2), it states that" unless specifically discussed in this
Specific Plan, all City policies and ordinances apply to the Zone 20 Specific Plan area as they would apply
to any property in the City of Carlsbad." (emphasis added).
Based upon the above Specific Plan language, it appears that the Inclusionary housing requirements
should be based on the base density of the control point (96 units) as opposed to the departmental policy
of determing the base density from the total of all units in the project. By using the Specific Plan
language, the Inclusionary housing requirements for Ocean Bluff should be 15% of 96 units which equals
14.4 units.
If you have any questions or would like to discuss this matter, please contact me at your convenience..
Sincerely:
ck Henthorn
cc. Bob Wineteer