Loading...
HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (91)HENTHORN &. ASSOcCjES 5431 Avenida Entinas • Suite G ^^ Carbbad, California 92008 Fax (619) 438-0981 (619) 438-4090 April 17, 1995 Anne Hysong Assistant Planner 2075 Las Palmas Dr. Carlsbad, California 92009-1576 Subject: Affordable Housing Requirements for Ocean Bluff CT 93-09 Dear Anne: We have reviewed your letter of March 30,1995 in regards to the outstanding issues remaining for the Ocean Bluff Tentative Map (CT 93-09). The appropriate changes to the tentative map and landscaping plans are being made and should be completed shortly. The one issue we would like to discuss at this time concerns the applicant's approach to complying with the City of Carlsbad's affordable housing requirements. You were correct in pointing out that the applicant's original intent was to have the option to participate in a combined affordable housing project off site from the project. It is still the applicants desire to have this option available. It is our understanding that the City's Inclusionary Housing Ordinance and Housing Elements requires an applicant to demonstrate how they will satisfy their affordable housing requirements at the time of approval of a tentative map. It is not necessary to finalize the method or precise tool to implement the affordable housing at the tentative map stage. This will be accomplished with the submittal and approval of an Affordable Housing Agreement prior to the approval of the final map. Preliminary financial proformas do indicate that building on site affordable housing may be feasible assuming that a minimum of 92 market rate units can be built. However, since a merchant builder is not on line at this time, the financial feasibility of building on site affordable housing may be different when final map implementation occurs. Therefore, it is the applicant's request that he have the option to satisfy his affordable housing requirements by either building 16 units on site, as was originally proposed, or by purchasing credits off site as permitted by both the Specific Plan for Zone 20 and Chapter 21.85 of the Zoning Ordinance. Should the applicant choose to exercise his option to provide the affordable housing off site, the tentative map and site development plan approvals should contain a note that permits the final map to show lot 93 of the tentative map as four single family lots. The tentative map, now with 96 lots, would still be consistent with the 3.2 dwelling units per acre growth control point of the RLM land use designation of the General Plan, and the 16 unit credit purchase would meet the inclusionary housing requirements. Findings to support the off site affordable housing option include: 1. The on site contribution may not be appropriate due to the economic characteristics associated with building a stand alone 16 unit residential complex. While preliminary proformas conclude that building on site may be achievable at the time of implementation, the economic viability may change. 2. An off site alternative may better achieve the goals and objectives of the General Plan, Zone 20 Specific Plan, and Mello IILCP by locating the affordable units nearer to shopping, jobs, and public transportation than the on site solution. By placing the affordable housing units in a larger complex c a better opportunity exists for the residents to enjoy a higher quality of amenities such as swimming pools, laundry rooms, and recreational facilities.. Greater opportunities may exist for residents to share common expenses such as day care, car pooling, and work sharing activities in a larger service enhanced project.. 3. Placing the affordable units off site may provide the opportunity to create greater number of units than can be placed on site. A 96 unit project would require 14 affordable units plus a partial payment. The applicant has committed to provide 16 affordable units off site. By providing the off site units in the form of purchased credits, the City has the opportunity to use the funds collected for other low income housing purposes.. A greater contribution to low cost housing opportunities is also achieved by purchasing off site credits in an existing complex. The off site credits creates the vehicle for low income families to live within a comprehensively designed complex, tailored to the needs of lower income families, in which a smaller scaled complex can not provide. A suggested condition of approval might be worded as follows: The applicant shall provide affordable housing in accordance with Chapter 21.85 by either 1. building 16 units on site in substantial conformance with the plans as shown on SDP 93-07, or 2. by purchasing off site low income housing credits equal to at least 16 units. The applicant shall exercise one of these options prior to the recording of the first final map in the form of an Affordable Housing Agreement. In the event the applicant chooses to provide the affordable housing off site, a maximum of 96 market rate units will be permitted on site. In the event that the applicant chooses to provide the affordable housing requirement through the purchase of off site credits, the applicant shall guarantee the total payment through a bond or other securities as deemed appropriate by the City, concurrent with the issuance of the first building permit. In the event the applicant chooses to provide the affordable housing on site the following conditions shall be met: The required ratio of income restricted units shall be constructed concurrent with the project's market rate units. The project shall construct housing units affordable to persons and families of lower income and comply with all the requirements of the Affordable Housing Plan of the Zone 20 Specific Plan (SP 203). Prior to final map approval, an Affordable Housing Agreement shall be required to be submitted by the applicant to the City, approved by the Directors of Planning and Housing and Redevelopment, and recorded as a deed restriction against those units designated as low- income affordable units. This Affordable Housing Agreement shall be binding to all future owners and successors in interest The on site Affordable Housing Agreement shall establish, at a minimum, the following: the number of inclusionary dwellings proposed the unit size(s) (square footage) of the inclusionary units the number of bedrooms per inclusionary dwelling unit the proposed location of the inclusionary units • tenure of affordability for inclusionary units (30 years minimum) • schedule for production of the dwelling units • incentives and or financial assistance to be provided by the City • where applicable, terms and conditions establishing rules and procedures for qualifying tenants, setting rental rates, filling vacancies, and operating and maintaining affordable inclusionary dwelling units • standards modifications granted by the City If you have any question regarding the above, please contact me at (619) 438-4090 at your earliest convenience. JEH:wpc cc: Bob Wineteer, Ocean Bluff Partners Evan Becker, Housing and Redevelopment Director