Completed Affordable Housing Projects March 20162016/10/11 · Supplement 1 November 2016...

Supplement 1

November 2016 Supplement 1

INTRODUCTION

This document is Supplement 1 to the Oxnard 2013 - 2021 Housing Element establishing the 24 units per acre as an appropriate default density for all-affordable housing projects. Supplement 2 provides sites to meet the City’s 2013 – 2021 RHNA as well as further analyzes each of the sites intended to meet the lower and moderate allocation.

ESTABLISHING AN APPROPRIATE DENSITY OF 24 PER ACRE FOR ALL-

AFFORDABLE HOUSING PROJECTS

Government Code section 65583.2(3) allows jurisdictions to provide an analysis demonstrating how the adopted densities in that jurisdiction’s Housing Element accommodate need, or default to density established by the State.

(3) For the number of units calculated to accommodate its share of the regional housing need for lower income households pursuant to paragraph (2), a city or county shall do either of the following:

(A) Provide an analysis demonstrating how the adopted densities accommodate this need. The analysis shall include, but is not limited to, factors such as market demand, financial feasibility, or information based on development project experience within a zone or zones that provide housing for lower income households.

For the City of Oxnard, the State default density is 30 units per acre, meaning any potential affordable housing site that allows 30 units may count all the units on the site towards meeting the RHNA affordable housing need.

1. The City exercises Government Code section 65583.2(3) and documents the following evidence that a density of 24 units per acre is also feasible for all-affordable housing projects (note that state density bonus is allowed on top of the 24 units per acre): There have been

City of Oxnard 2013-2021 Housing Element Supplement 1

Completed Affordable Housing Projects

March 2016

Oxnard Housing Element

Supplement 1 November 2016

several projects completed within the past 20 years (see Table S-1) which demonstrate the City’s ability to develop affordable housing at densities below 30 units per acre and, in some cases, even below 24 units per acre.

2. The City has researched neighboring cities who have completed a feasibility analysis’ of development potential which indicated that density in the 20 to 25 unit per acre range is sufficient to allow for the development of affordable, moderate income and market rate housing. Data shows that higher densities often require more expensive construction materials and structured parking, which impacts affordability and the feasibility of the project.

3. Interviews were conducted with housing developers and affordable housing developers in Ventura County; Cabrillo Economic Development Corporation, Habitat for Humanity, McCarthy Companies and Todd Temanson, ED2, LLC to determine what density ranges were appropriate for the development of affordable housing.

• Cabrillo Economic Development Corporation was excited to learn about the flexibility of the City’s proposed All Affordable Overlay Zone Program. Their major concerns were regarding the City’s Density Bonus Ordinance and making sure the City is incompliance with SB 1818, and the associated parking requirements. Density Bonus Law allows one unit for one bedroom units and does not require garages. Cabrillo has found that the addition of a garaged unit can add up to $60,000 to a project.

Cabrillo is also interested in the City providing incentives to defer payment of fees until the conversion of the loan process occurs. They have found that It is difficult for non-profits to secure the funding for the fees upfront in a project. Cabrillo also commended the City for working with them to allow tandem parking as part of a project and looks forward to working with the City again.

• Habitat for Humanity was most concerned with the fees associated with affordable housing developments. Habitat for Humanity understands that during this economy it is not possible for cities to waive fees but if the City of Oxnard could defer fees until later in the development phase or spread out the cost of fees this would help non-profits pencil out their projects.

• McCarthy Companies indicated that they have developed several affordable projects in the City and that 24 units per acre was sufficient.

• Todd Temanson, ED2, LLC indicated that they would work within the City’s density requirements. And that they already have a 25 unit per acre project in Oxnard. This project is an all affordable (with the exception of the managers unit) 53 unit apartment project (3 story buildings) with garages and recreation facilities.

PAST PROJECTS

Table S-1 below provides a track record for the City, showing that 24 units to the acre is appropriate. These projects range from infill to the reuse of a former hospital building. The projects utilized a full range of financing tools including the use of the City’s inclusionary housing in lieu funds, Community Development Commission set-aside funds and/or land write-downs, land donations, State and Federal grants and loans, and tax credit financing. Most projects were developed by several local professional affordable housing non-profits that specialize in infill sites and/or farmworker occupied housing. The City is committed to providing more high-quality affordable housing through market rate inclusionary requirements, traditional publically-owned housing and programs, redevelopment projects, and partnering with and fostering community based non-profit projects.

Supplement 1


Table S-1.1: Oxnard Completed All-Affordable Housing Development Profiles: 1995-2015

Project Very

Low Low Moderate Total Acres

Units

/Acre

Year

Completed

1 Vineyard Gardens

12 48 2 62 3.8 16.3 2000

2 Casa Merced 40 0 0 40 1.0 40.0 1999

3 Casa San Juan 6 58 0 64 2.8 22.9 1997

4 Gateway (SRO) 106 0 0 106 1.0 106.0 2000

5 Meta Street 24 0 0 24 1.0 24.0 2004

6 Camino del Sol 6 112 2 120 4.0 30.0 2007

7 Channel Islands Park

152 0 0 152 6.0 25.3 2003

8 Paseo Santa Clara

54 0 0 54 2.0 27.0 2009

9 Paseo Del Rio 86 0 0 86 2.5 34.4 2009

10 Sycamore Village

22 203 0 225 6.0 37.5 2009

11 Villa Victoria 16 38 0 54 3.0 18.0 2007

12 Villa Solimar 32 0 0 32 1.5 21.3 1995

13 Hacienda Guadalupe

0 0 26 26 1.6 16.3 2007

14 Villa Madera 66 6 0 72 4.0 18.0 2005

15 Villa Cesar Chavez

32 20 0 52 3.2 16.3 2006

16 Colonial House 44 44 2.1 20 2015

17 Vista Urbana 156 156 6.5 24 2014

18 Terraza de Las Cortes

63 63 3.3 19 2016

19 River Park: Sonata

53 53 1.7 31 2016

20 The Village (Wagon Wheel)

119 119 3 39.6 2015

Total 1,604 43.4 26.9

Without # 4 SRO 1,498 42.4 25.1

Since 2005 1,124 26.3 26.2



1. Vineyard Gardens 141 West Stroube Street

Developer : Vineyard Gardens Assoc. Det lev Peiker t

Lot Size 3.8 acres

Zone R3-PD

un its /acre 16

af fordable uni ts 62

Completed in 2000 Project funded by:

• Tax Credit, affordable housing bond • 9% credits

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2. Casa Merced 840 West 5th Street

Developer: Sisters of Mercy Lot Size 1 acre Zone R3-PD

units /acre 40 af fordable uni ts 40


• Community Development Commission affordable housing set-aside funds

• Tax Credit, affordable housing bond • Multifamily revenue bonds



3. Casa San Juan 500 Hobson Way

Developer: Sisters of Mercy

Lot Size 2.8 acres Zone R3-PD

units /acre 22 af fordable units 64



• Donated Land • Tax Credit, affordable housing bond • Redevelopment Agency affordable

housing funding • Multifamily revenue bonds

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4. Gateway 1719 South Oxnard Blvd.

Developer: Det lev Peikert and Frank Thompson Lot Size 1 acre Zone C2


Single room occupancy (SRO) Completed in 2000 Project funded by:




5. Meta Street Apartments 501 Meta Street

Developer: Cabr i l lo EDC Lot Size 1 acre Zone CBD




• Tax Credit, affordable housing bond • 9% credits • Conveyance of City-owned land • USDA Rural Development Loan • Joe Sera Jr. Farmworker Housing

Grant • Rural Community Assistance Corp.

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6. Camino del Sol 1910 Camino Del Sol

Developer: David Rose Lot Size 4 acres Zone C2PD






7. Channel Islands Park 931 Bismark Way

Developer: Steadfas t LLC Lot Size 6 acres Zone R3PD



• Tax Credit, affordable housing bond • Multifamily revenue bonds • Rehabilitation of existing complex

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8. Paseo Santa Clara 289 River Park Blvd.

Developer: Cabr i l lo Economic Development Corporat ion Lot Size 2 acres Zone SPLAN



• Oxnard inclusionary in-lieu fees • Donated Land • Tax Credit, affordable housing bond • 4% credit • Redevelopment Agency affordable

housing funding • MHP HCD State funding • Community Development

Commission affordable housing set-aside funds

• Ventura County • SCE Solar Rebate • Ventura County Behavior Health



9. Paseo Del Rio 281 River Park Blvd.

Developer: Cabr i l lo Economic Development Corporat ion Parcel / Lot Size 2.5 acres Zone Spec if ic Plan

units /acre 34.4 af fordable uni ts 86


• Oxnard inclusionary in-lieu fees • Donated Land • Tax Credit • 4% credit • Redevelopment Agency affordable

housing funding • Multifamily revenue bonds • MHP State funds • Community Development Commission

affordable housing set-aside funds • HCD MHP Programs • CCRC Financing • SCE Solar Rebates

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10. Sycamore Village 333 North F Street

Parcel Locat ion Parcel Overview

Developer: Amer ican Hous ing Corp. Lot Size 6 acres Zone R3-PD



• Tax credits Redevelopment of a former hospital



11. Villa Victoria 3770 Flax Place

Developer: Cabr i l lo Economic Development Corporat ion Lot Size 3 acres Zone R3



• Oxnard inclusionary in-lieu fees • Donated Land • Tax Credit • 4% tax credit • Multifamily revenue bonds ] • USDA Rural Development Loan • Joe Sera Jr. Farmworker Housing

Grant

Supplement 1


12. Villa Solimar 104 Donlon Avenue

Developer: Cabri l lo EDC

Lot Size 1.5 Acres Zone CBD

units /acre 21.3




• Donated Land • Tax Credit, affordable housing bond • 4% credits • Conveyance of City-owned land • Multifamily revenue bonds • City of Oxnard HOME funding



13. Hacienda Guadalupe 200-266 E. Seventh Street

Developer: Cabr i l lo Economic Development Corporat ion Lot Size 1.6 Acres Zone CBD

units /acre 16.2



• Cal Home HCD Loan • City of Oxnard CDC Loan • VCCDC Loan • City of Oxnard loan • CEDC Mortgage assistance • AHP WISH

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14. Villa Madera Apartments 1010 North A Street

Developer: Sisters of Mercy Lot Size 4.0 Acres Zone CBD

units /acre 18



• Oxnard inclusionary in-lieu fees • Community Development Commission

affordable housing set-aside funds • Tax Credit, affordable housing bond • Multifamily revenue bonds



15. Villa Cesar Chavez 400 Gutierrez Place

Developer: Cabr i l lo Economic Development Corporat ion Lot Size 3.2 Acres Zone R3-PD

units /acre 16.3



• Oxnard inclusionary in-lieu fees • Community Development Commission

affordable housing set-aside funds • Donated Land • Tax Credit, affordable housing bond • Redevelopment Agency affordable

housing funding • Multifamily revenue bonds

Supplement 1


16. Colonial House 705 North Oxnard Boulevard

`

Developer: Pacif ic West Communit ies Lot Size 2.1 acres Zone C2-PD

units/acre 20 affordable units 44


• Housing Set-Aside Funds



17. Vista Urbana 301 River Park Boulevard

Developer: Aldersgate LLC Lot Size 6.5 acres

Zone

River Park Specif ic Plan (Residential

High) units/acre 24 affordable units 156


• BEGIN • HOME • Cal-Home • HERO

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18. Terraza de Las Cortes 201,225,235,245 & 255 Carmelita Ct.

Developer: Las Cortes Inc. Lot Size 3.3 acres

Zone R3-PD

units/acre 19

affordable units 63


• Oxnard Housing Authority • City of Oxnard • TCAC • CDLAC

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Completed Affordable Housing Projects March 20162016/10/11 · Supplement 1 November 2016...

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