COLDSTREAM (PC-1) INCLUSIONARY HOUSING PLAN

Transcription

1 COLDSTREAM (PC-1) INCLUSIONARY HOUSING PLAN A. Overview The proposed affordable housing strategy for PC-1 has evolved over time to reflect changes in the marketplace, including the loss of redevelopment in California, as well as to better represent the desire of the project applicants and the Town of Truckee to provide a mixture of on-site affordable housing options within the project site. The PC-1 project has undergone numerous modifications to better address circulation patterns as well as the provision of transit and commercial services in close proximity to the affordable housing component. These efforts have been part of a focused effort to facilitate the provision of safe and easy access to services and transportation options. In order to integrate successful affordable housing into the project site, approval of an Alternative Equivalent Proposal is requested by the project applicant. An Alternative Equivalent Proposal provides flexibility in the types and percentages of rental affordable housing provided within the project site, in addition to remedying conflicts between the Town s Inclusionary and Workforce Housing Ordinances and State Law. Specifically, the Alternative Equivalent Proposal for the PC-1 project consists of the following affordable housing mixture designed to provide for the required 48 units of affordable housing: 1. Approximately 40 on-site multi-family rental housing units. 2. Approximately 8 (24 if non-deed restricted and provided at a 3:1 ratio) on-site secondary residential units. This number may be reduced or eliminated if on-site multi-family units are provided to offset the reduction in secondary residential units. This mixture of units may vary with final construction; however, in no event shall the number of on-site multi-family units drop below 40 unless this Alternative Equivalent Proposal is modified and approved by the Town of Truckee. The housing mixture has been designed to provide the majority of affordable units in the form of on-site rental housing within the Village Mixed-Use District, adjacent to transit and services. A smaller dispersed mixture of secondary units is intended to diversify the nature of on-site housing, and avoid the overconcentration of affordable housing units within the project area. The provision of secondary units provides a diverse market based approach to providing housing that addresses both seasonal and permanent inclusionary housing needs found in Truckee. The following sections set forth the Inclusionary Housing Plan for the PC-1 project required by Chapter of the Truckee Development Code. It should be noted that the Coldstream (PC-1) project application includes a request for approval of a Specific Plan and associated tentative subdivision maps, therefore, the information provided herein should be reviewed in the context of the requested entitlements and the level of detail available at this application stage. Marketing plans, construction drawings, Coldstream (PC-1) Inclusionary Housing Plan_FINAL Page 1

2 and floorplans for inclusionary and workforce units will be provided once an application for a development permit is filed for the multi-family units. B. Required Elements The Draft Coldstream (PC-1) Inclusionary Housing Plan has been prepared in compliance with the requirements of Chapter of the Truckee Development Code. As required by Chapter (C), an inclusionary housing plan shall be submitted with the land use and development permit application for residential development projects. Requested information includes the following: 1. A site plan and typical floor plans depicting the location, structure, proposed tenure (rental or ownership), story and floor layout, and size of the proposed market rate and inclusionary units. 2. The calculations used to determine the number of required inclusionary units. 3. The income level targets for each inclusionary unit. 4. The mechanisms that will be used to assure that the inclusionary units will remain affordable. 5. A phasing plan for the construction and completion of the market rate and inclusionary units. 6. A description of any requested density bonuses, incentives, and/or concessions. 7. A marketing plan for the process by which qualified households will be reviewed and selected to either purchase or rent inclusionary units. 8. Any information necessary to properly describe the alternative equivalent action, if proposed. 9. Any other pertinent information requested by the Community Development Director. Consistent with Section of the Coldstream Specific Plan, The Coldstream Specific Plan provides for a variety of affordable housing types within the Plan Area consistent with the goals of the Town of Truckee General Plan. The Plan s affordable housing strategy has been developed to implement the following Town of Truckee General Plan Housing Element Policies and Programs : 1. Housing Element Policy H-1.2 which strives to encourage the private sector to build affordable housing. 2. Housing Element Program H which Encourages second unit development as an opportunity for additional rental housing in Truckee. The Coldstream affordable housing strategy promotes the concept of safe and attractive housing for persons of various incomes. In order to adequately support a diverse range of housing types for future residents, the Plan provides the following guidelines: Coldstream (PC-1) Inclusionary Housing Plan_FINAL Page 2

3 Encourage the development of affordable housing opportunities within the Plan Area. Rental opportunities may include rental apartments, residential units above commercial establishments, or secondary residential units. At a minimum, affordable housing should be located in order to provide easy access to services and public transportation. Ensure that affordable housing is constructed according to the design guidelines and development standards set forth in Chapter 4 of the Specific Plan. Affordable housing should maintain a consistent architectural character with market rate housing within the Plan Area. C. Inclusionary Housing Plan 1. Provide a site plan and typical floor plans depicting the location, structure, proposed tenure (rental or ownership), story and floor layout, and size of the proposed market rate and inclusionary units. Multi-Family The Schematic Development Plan (Sheet 1 of 15 of the tentative maps attached as Figure 1) as well as the Village Mixed-Use Tentative Map (Sheet 6 of 15 of the tentative maps attached as Figure 2) identifies the location of the Multi-Family Affordable Housing site. This site will provide for a minimum of 40 affordable multi-family rental units, 2-3 stories in height, with common area amenities designed for tenants. In addition, units may include a mixture of 1, 2, and 3 bedroom units (approximately 600, 900, and 1,100 s.f.). A final site plan and accompanying floor plans will be provided in conjunction with an application for a Development Permit to construct the units. Secondary Units Secondary residential units may be provided in order to fulfill the remaining number of required affordable housing units within the overall Plan Area of PC-1. These units are permitted within the Village Mixed-Use, Village Green Residential, and Lakeside Residential Land Use Districts subject to the requirements set forth in Chapter of the Truckee Development Code. 2. The calculations used to determine the number of required inclusionary units. A preliminary calculation of required units is as follows: The Coldstream Specific Plan proposes approximately 260 market rate residential units. Accordingly, should the Plan Area build-out to provide 260 market rate units, 15% of that total (39 estimated units) will be provided to meet the inclusionary obligation, as specified by Section (B) of the Truckee Development Code. Additionally, the Coldstream Specific Plan can provide up to 30,000 s.f. of retail/commercial within the Plan Area. Based upon the adopted Workforce Housing Guidelines specified in Section (B) of the Coldstream (PC-1) Inclusionary Housing Plan_FINAL Page 3

4 Truckee Development Code, new commercial development shall provide workforce housing for 1 out of every 7 full-time equivalent employees (FTEE), which equates to one housing unit for every 3,500 s.f. of commercial uses. Accordingly, should the Plan Area build-out to the maximum permitted intensity of 30,000 s.f. of commercial, an additional 8.5 (9) units would be required. Thus, the maximum total workforce and inclusionary housing units required would equate to 48 units should build-out of the Plan Area occur to the maximum permitted intensity. The actual number of required inclusionary units will be determined by build-out of the Plan Area. 3. The income targets for each inclusionary unit. On-site multi-family rental housing units are anticipated to use a target range of approximately 60% of total units affordable to very low income households, and 40% available to low income households. Secondary residential units will not be required to be rented at a target range; however, due to their small size and physical characteristics rents are expected to fall within the low income range. 4. The mechanisms that will be used to assure that the inclusionary units will remain affordable. On-site multi-family rental housing units will be deed restricted to ensure long term affordability. Secondary residential units will not be deed restricted, instead they will be provided at the free market ratio for non-deed restricted units as recommended by the Housing Advisory Work Group and the Town of Truckee Town Council. This ratio equates to one unit of credit for every three non-deed restricted units provided. The ratio can be reduced to 1:1 should secondary units be provided with a deed restriction. 5. A phasing plan for the construction and completion of the market rate and inclusionary units. The provision of affordable units shall generally be constructed and offered for rent concurrently or prior to completion of market rate units within project phases. In no event shall build-out of over 50% of the PC-1 projects overall residential units (300 total units) occur until such time as the on-site multi-family affordable site is constructed, unless otherwise approved by the Town of Truckee. 6. A description of any requested density bonuses, incentives, and/or concessions. In return for providing on-site affordable housing, the following concessions and incentives are requested to help bridge the funding gaps between providing market rate units and constructing on-site affordable units: Coldstream (PC-1) Inclusionary Housing Plan_FINAL Page 4

5 A. The developer of the affordable housing units will likely seek funding through the State HOME program, and requests Town support as the applicant for these funds or other similar funding program(s). B. Consistent with Section of the Truckee Development Code, commercial buildings shall receive an increase in floor area ratio of 0.05, or 2,200 square feet per acre, above that normally allowed by the zoning district applicable to the parcel. Residential floor space shall not be counted toward the maximum allowed floor area ratio. C. Town impact fees, including impact fees for the Truckee Fire Protection District and the Truckee Donner Recreation and Park District, required at the time of issuance of a building permit shall be deferred for all land uses within the Plan Area until the issuance of temporary or final certificates of occupancy, whichever occurs first. D. The review authority may reduce or waive Town Impact and Permit Fees, including the Truckee Fire Protection District and the Truckee Donner Recreation and Park District, and Town Permit fees in accordance with Town Council policy adopted by resolution. 7. A marketing plan for the process by which qualified households will be reviewed and selected to either purchase or rent inclusionary units. A marketing plan will be prepared when the PC-1 project has been approved and the estimated release date of the first phase of units is known. 8. Any information necessary to properly describe the alternative equivalent action, if proposed. This inclusionary housing plan shall serve as the approved Alternative Equivalent Proposal for the PC-1 project, unless otherwise modified by the property owner and approved by the Town of Truckee. Coldstream (PC-1) Inclusionary Housing Plan_FINAL Page 5