INCLUSIONARY HOUSING:
IN-LIEU FEE ANALYSIS
Prepared for:
City of Anaheim
Prepared by:
Keyser Marston Associates, Inc.
October 26, 2024
Inclusionary Housing: In-Lieu Fee Analysis Page i
Keyser Marston Associates, Inc. 2410014.ANA / 19921.010.059 October 26, 2024
TABLE OF CONTENTS
I. EXECUTIVE SUMMARY........................................................................................ 1 A. BACKGROUND ....................................................................................................... 1 B. FINDINGS ............................................................................................................. 2 II. APPROACH ........................................................................................................ 4 A. AFFORDABILITY GAPS............................................................................................... 4 B. DEVELOPMENT PROTOTYPES ...................................................................................... 4 C. INCOME AND AFFORDABILITY STANDARDS ..................................................................... 4 D. ANALYSIS ORGANIZATION ......................................................................................... 5 III. APARTMENT DEVELOPMENT ANALYSIS ............................................................... 6 A. APARTMENT DEVELOPMENT PROTOTYPES ...................................................................... 6 B. RENT ESTIMATES .................................................................................................... 7 C. ESTIMATED AFFORDABILITY GAPS – APARTMENT DEVELOPMENT ........................................... 8 D. IN-LIEU FEE CALCULATIONS – APARTMENT DEVELOPMENT ................................................. 9 IV. INCLUSIONARY HOUSING PROGRAM SURVEYS ................................................ 10 V. CONCLUSIONS ................................................................................................ 12 A. IN-LIEU FEE PAYMENT AMOUNTS .............................................................................. 12 B. IN-LIEU FEE PAYMENT UPDATES ............................................................................... 13
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ATTACHMENTS
Attachment 1: Affordable Rent Calculation Methodology
Attachment 2: Apartment Development
Appendix A: Rent Survey
Appendix B: Affordable Rent Calculations
Appendix C: In-Lieu Fee Calculations
Exhibit I: 60 Unit Per Acre Density Apartment Prototype Exhibit II: 100 Unit Per Acre Density Apartment Prototype Attachment 3: Inclusionary Housing Program Surveys
Appendix A: California – Statewide
Appendix B: Orange, Los Angeles, San Diego, Ventura & Santa Barbara Counties
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I. EXECUTIVE SUMMARY
A. Background
The City of Anaheim is currently in the process of creating an Inclusionary Housing Ordinance to assist in fulfilling a portion of the Sixth Cycle Regional Housing Needs Allocation (RHNA) targets established for Anaheim by the Southern California Association of Governments (SCAG). Specifically, the Inclusionary Housing Ordinance parameters currently being considered by the City can be described as follows:
1. The program requirements will be imposed on apartment developments that include 35 or more units.
2. A 10% affordable housing production requirement will be imposed on apartment developments that are subject to the requirements. A10% affordable housing requirement is currently being proposed. The income and affordability mix is allocated as follows:
a. A 3% very low income requirement; plus
b. A 7% low income requirement.
3. The proposed Inclusionary Housing Ordinance includes an option for developers to pay a fee in lieu of producing “Affordable Units” as defined in the proposed Inclusionary Housing Ordinance. The basic parameters of the in-lieu fee option can be described as follows:
a. Projects that are proposing to use the California Government Code Section 65915 et seq. density bonus must produce the affordable units required by the density bonus on site within the market rate project. An in-lieu fee cannot be paid to fulfill these requirements.
b. An in-lieu fee payment option is proposed to be available to all other apartment developments that are subject to the Inclusionary Housing requirements.
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4. The in-lieu fee analysis presented in this KMA report is based on the “Affordability Gaps” associated with the proposed Inclusionary Housing requirements. However, the City Council can choose to apply a discount to the in-lieu fee amounts at their discretion.
The City engaged Keyser Marston Associates, Inc. (KMA) to prepare an analysis of the in- lieu fee payment amounts that correlate to the proposed income and affordability standards. KMA was not engaged to prepare a financial evaluation of the proposed Inclusionary Housing production requirements.
B. Findings
The results of the KMA financial analysis are summarized in the follow sections of this report:
IN-LIEU FEE PAYMENT AMOUNTS
Based on the currently proposed Inclusionary Housing requirements, KMA estimated the associated in-lieu fee payment amounts as follows:1
1 The in-lieu fee payment amounts identified throughout this report are presented in 2024 dollars.
Average Affordability Gap: Two Prototoype Developments $207,600 In-Lieu Fee Per Total Unit in the Project $20,700
In-Lieu Fee Per Square Foot of Total Leasable Area $23.20 In-Lieu Fee Payment Based on the Affordability Gap Analysis Inclusionary Housing Percentage:
3.0% Very-Low Income Units + 7.0% Low Income Units
Apartment Development
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KMA believes that the in-lieu fee payment should be based on the leasable area for apartment developments. This methodology allows developments with small units lower priced units to pay a lower fee than developments with large higher priced units.
When the calculation used to establish the Inclusionary Housing requirement results in a fractional unit obligation, the City is proposing that the developer be allowed to pay a fee in-lieu of producing an additional Affordable Unit. The fractional in-lieu fee payment amounts that correlate to the in-lieu fees identified above are presented in the following table:
IN-LIEU FEE PAYMENT UPDATES
The in-lieu fee payment amounts should be re-evaluated at least every five years. To allow in-lieu fees to keep pace with changes in the marketplace during the intervening periods, it is advisable to adjust the in-lieu fee payment amount each year based on an identified index.
Affordability Gap Per Inclusionary Unit $207,600
Average Unit Size (Square Feet of Leasable Area) 895
In-Lieu Fee Per Square Foot of One Unit $232.00
Fraction
Fractional In-Lieu Fee:
Per Square Foot of One Unit
Total Fractional In-Lieu Fee:
Apartment Development
0.10 $23.20 $20,760
0.20 $46.40 $41,520
0.30 $69.60 $62,270
0.40 $92.80 $83,030
0.50 $116.00 $103,790
0.60 $139.20 $124,550
0.70 $162.40 $145,310
0.80 $185.60 $166,070
0.90 $208.80 $186,820
1.00 $232.00 $207,580
Fractional In-Lieu Fee Payment Calculations
Measured Per Square Foot of the Leasable Area of One Unit in an Apartment Development
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II. APPROACH
The purpose of this analysis is to estimate the in-lieu fee payment amounts that can be are equivalent to producing the required Affordable Units on site within a market rate project that is subject to the proposed Inclusionary Housing Ordinance. The KMA analysis is based on the Inclusionary Housing requirements that the City is considering for enactment, and on current market and financial conditions.
A. Affordability Gaps
The foundational premise of this analysis is that an in-lieu fee will correlate to the Affordability Gap associated with producing the Affordable Units required by the Inclusionary Housing Ordinance. The Affordability Gap can generally be defined as the difference between the achievable market rate rents and the allowable rents for the designated Affordable Units.
B. Development Prototypes
The financial analyses that KMA prepared are based on prototype apartment developments. The prototypes consist of a development at a density of 60 units per acre, and a development at a density of 100 units per acre. It is important to understand that the prototypes used in this analysis do not represent actual projects. Instead, the prototypes represent composites of projects that were identified as part of the analysis process.
C. Income and Affordability Standards
The City is currently considering imposing a 10% Inclusionary Housing requirement on apartment developments that will be subject to the Inclusionary Housing Ordinance requirements. The proposed income and affordability standards are:
1. Household income qualification standards are based on the following California Health and Safety Code (H&SC) sections:
a. Very low income: H&SC Section 50105; and
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b. Low Income: H&SC Section 50079.5.
2. The affordable housing cost calculations are based on the following methodologies:
a. Very low income: 50% of the area median income (AMI) for Orange County published by the California Department of Housing and Community Development (HCD) each year; and
b. Low income: 80% of the HCD AMI.
D. Analysis Organization
The KMA analysis is supported by the following Attachments and Appendices:
ATTACHMENT 1: AFFORDABLE HOUSING COST CALCULATION METHODOLOGY ATTACHMENT 2: APARTMENT DEVELOPMENT
Appendix A: Rent Survey 4+ Star Properties
Appendix B: Affordable Rent Calculations
Appendix C: In-Lieu Fee Calculations
ATTACHMENT 3: INCLUSIONARY HOUSING PROGRAM SURVEYS
Appendix A: California - Statewide
Appendix B: Orange, Los Angeles, San Diego,
Ventura & Santa Barbara Counties
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III. APARTMENT DEVELOPMENT ANALYSIS
A. Apartment Development Prototypes
The apartment development prototypes evaluated in this analysis embody the following characteristics:
The information KMA used in the in-lieu fee analysis for apartment development can be described as follows:
1. KMA prepared “Affordable Rent” calculations for the prototype apartment developments. The calculations are presented in Attachment 1.
2. KMA undertook a survey of apartment developments in the Anaheim market area that were constructed within the past seven years. The survey results are presented in Attachment 2 – Appendix A.
Based on the preceding information, KMA prepared Affordability Gap analyses to estimate the in-lieu fee amounts that are equivalent to the financial impact associated with fulfilling the Inclusionary Housing Ordinance requirements on site within market rate apartment developments.
60 Unit/Acre Density
Apartment Prototype
100 Unit/Acre Density
Apartment Prototype
Site Area (Acres) 4.00 3.40
Total Number of Units 240 340
Unit Mix
Studio Units 15% N/A
One-Bedroom Units 50% 50%
Two-Bedroom Units 35% 35%
Three-Bedroom Units 0% 5%
Weighted Average Unit Size (Square Feet) 875 915
Prototype Characteristics - Apartment Development
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B. Rent Estimates
AFFORDABLE RENTS
The Affordable Rent calculations are presented in Attachment 1. The results are summarized in the following table:
MARKET RATE RENTS
In September 2024, KMA surveyed apartment developments that received 4+ stars in the CoStar quality ranking system. Based in part on this survey, the projected market rate apartment rents are presented in the following table:
Number of Bedrooms
Very Low Income
Units
Low Income
Units
Studio Units $1,031 $1,708
One-Bedroom Units $1,174 $1,948
Two-Bedroom Units $1,290 $2,161
Three-Bedroom Units $1,410 $2,377
Affordable Rents - Apartment Development
60 Unit/Acre Density
Apartment Prototype
100 Unit/Acre Density
Apartment Prototype
Number of Bedrooms
Studio Units $2,480 $2,630
One-Bedroom Units $2,820 $2,900
Two-Bedroom Units $3,660 $3,750
Three-Bedroom Units N/A $4,730
Weighted Average
Rent Per Square Foot
of Leasable Area
$3.50 $3.57
Monthly Rents
Projected Market Rate Rents - Apartment Development
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C. Estimated Affordability Gaps – Apartment Development KMA estimated the Affordability Gaps associated with the prototype apartment developments using the following calculation methodology:
1. The differences between the estimated achievable market rate rents and the defined Affordable Rents were calculated for studio, one-bedroom, two-bedroom, and three-bedroom apartment units.
2. KMA assumed that the property taxes for projects that include designated Affordable Units would be based on a lower assessed value due to the reduction in net operating income that would be generated by the project. KMA deducted this lower property tax expense from the estimated rent difference.
3. The estimated “Net Annual Rent Difference Per Affordable Unit” represents the annual rent difference minus the estimated property tax savings.
4. The “Affordability Gap Per Affordable Unit” is estimated by capitalizing the Net Annual Difference Per Affordable Unit at a market rate stabilized return on total investment.
The Affordability Gap calculations are provided in Attachment 2 – Appendix C, and the results are summarized in the following table:
60 Unit/Acre Density
Apartment Prototype
100 Unit/Acre Density
Apartment Prototype
Very Low Income Units $278,500 $305,100
Low Income Units $160,300 $184,900
Estimated Affordability Gaps Per Inclusionary Unit - Apartment Development
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D. In-Lieu Fee Calculations – Apartment Development
The Affordability Gaps Per Affordable Unit were converted into the in-lieu fee payment that would be required to fulfill the Inclusionary Housing requirements on site within a proposed market rate apartment development. The conversion calculations are presented in Attachment 2 – Appendix C – Exhibits I and II. The in-lieu fee payment amounts that resulted from the Affordability Gap Analyses are summarized in the following table:
Some developers may choose to pay a fee in lieu of fulfilling an obligation to produce a fraction of an Affordable Unit. The following table provides a schedule of fractional in-lieu fee payments for apartment developments:
60 Unit/Acre
Density Apartment
Prototype
100 Unit/Acre
Density Apartment
Prototype
Unweighted
Average
Weighted Average Affordability Gap Per Inclusionary Unit $194,800 $220,300 $207,600 In-Lieu Fee Per Total Unit in the Project $19,470 $22,020 $20,700 In-Lieu Fee Per Square Foot of Total Leasable Area $22.30 $24.10 $23.20 Apartment Development
Inclusionary Housing Percentage: 3.0% Very-Low Income Units + 7.0% Low Income Units In-Lieu Fee Payment Based on the Affordability Gap Analysis Fraction
Fractional In-Lieu Fee:
Per Square Foot of One Unit
Total Fractional In-Lieu Fee:
Apartment Development
0.10 $23.20 $20,760
0.20 $46.40 $41,520
0.30 $69.60 $62,270
0.40 $92.80 $83,030
0.50 $116.00 $103,790
0.60 $139.20 $124,550
0.70 $162.40 $145,310
0.80 $185.60 $166,070
0.90 $208.80 $186,820
1.00 $232.00 $207,580
Measured Per Square Foot of the Leasable Area of One Unit in an Apartment Development Fractional In-Lieu Fee Payment Calculations
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IV. INCLUSIONARY HOUSING PROGRAM SURVEYS
As a crosscheck to the preceding financial analysis, KMA undertook a survey of California jurisdictions that impose Inclusionary Housing requirements on residential development.
KMA also narrowed the survey to illustrate the in-lieu fees being assessed by Southern California jurisdictions. The surveys are presented in Attachment 3.
As can be seen in the survey, the Southern California jurisdictions apply a variety of different methodologies to the establishment of in-lieu fee payment amounts. These variances can be attributed to a number of different considerations such as:
1. The program goals;
2. Project size thresholds;
3. Varying treatments of apartment versus ownership housing development;
4. The community’s view on density; and
5. The level of responsibility the jurisdiction wishes to take in implementing affordable housing developments.
The responses to these considerations guide the use of one of the following approaches to setting in-lieu fee payment amounts:
1. An Affordability Gap methodology, which sets the in-lieu fee payments at amounts that are sufficient to fulfill the Inclusionary Housing requirements on site within the market rate development that triggered the obligation;
2. A discounted payment amount to encourage payment of the in-lieu fee; and/or
3. A schedule that provides reduced in-lieu fees for small projects.
As currently proposed, the City will permit developers of any project that is subject to the Inclusionary Housing requirements to pay a fee in lieu of producing some or all of the affordable housing units required by the Inclusionary Housing Ordinance:
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The KMA analysis is based on the amount that is equivalent to the cost that would be incurred to provide the Affordable Units on site with the market rate project that triggered the Inclusionary Housing obligations. This is the Affordability Gap calculation methodology that was described previously in this report.
Twenty-five (25) out of the 38 Southern California surveyed jurisdictions use some form of an Affordability Gap calculation in setting the in-lieu fee payment amounts. This represents approximately 66% of the surveyed jurisdictions. It is KMA’s opinion that using an Affordability Gap methodology for setting the in-lieu fees in Anaheim is consistent with common practice. However, several jurisdictions set the in-lieu fees at discounted amounts as an incentive.
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V. CONCLUSIONS
A. In-Lieu Fee Payment Amounts
The in-lieu fees presented in this analysis represent the amounts that would need to be charged to provide the City with sufficient funds to produce the same number of Affordable Units in similar locations and product types as the market rate apartment developments that would be subject to the proposed Inclusionary Housing Ordinance requirements.
Based on this assumption, the resulting in-lieu fees are as follows:
In-Lieu Fee Payment Amounts: Apartment Development
Affordability Gap Analyses
Per Affordable Unit $207,600
Per Square Foot of Total Leasable Area in the Development $23.20
An in-lieu fee measured against unit sizes corresponds more closely to the Affordability Gap than a fee that is measured by the number of units in the development. As such, KMA recommends that the in-lieu fee be based on the total leasable area of the market rate apartment development that is subject to the Inclusionary Housing requirement. The resulting in-lieu fees for fractional Affordable Unit obligations are:
Fraction
Fractional In-Lieu Fee:
Per Square Foot of One Unit
Total Fractional In-Lieu Fee:
Apartment Development
0.10 $23.20 $20,760
0.20 $46.40 $41,520
0.30 $69.60 $62,270
0.40 $92.80 $83,030
0.50 $116.00 $103,790
0.60 $139.20 $124,550
0.70 $162.40 $145,310
0.80 $185.60 $166,070
0.90 $208.80 $186,820
1.00 $232.00 $207,580
Fractional In-Lieu Fee Payment Calculations
Measured Per Square Foot of the Leasable Area of One Unit in an Apartment Development
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B. In-Lieu Fee Payment Updates
KMA recommends that the in-lieu fee payment amounts be updated at regular intervals:
1. An full evaluation should be undertaken at least once every five years.
2. To allow in-lieu fees to keep pace with changes in the market place during the intervening periods, the in-lieu fees should continue to be adjusted each year based on the following process:
a. Median sales value information for home sales in Orange County should be compiled annually. The Redfin Corporation currently produces and publishes this information.
b. The increase or decrease in the in-lieu fee should be based on the year-to- year percentage change in the median new home sales price.
ATTACHMENT 1
AFFORDABLE RENT CALCULATION METHODOLOG Y
INCLUSIONARY HOUSING: IN -LIEU FEE ANALYSIS
ANAHEIM , CALIFORNIA
Affordable Rent Calculation Methodology Page 1
Inclusionary Housing: In-Lieu Fee Analysis October 26, 2024
AFFORDABLE RENT CALCULATION METHODOLOGY
ASSUMPTIONS
The Affordable Rent calculations are presented in Attachment 2 – Appendix B. The calculations are based on the following assumptions:
1. The household income information used in the calculations is based on 2024 income statistics for Orange County as a whole. This information is published annually by the United States Department of Housing and Urban Development (HUD) and distributed by the California Department of Housing and Community Development (HCD).
2. The household size appropriate for the unit is based on the California Health and Safety Code (H&SC) Section 50052.5 standard of the number of bedrooms in the home plus one. 1 H&SC Section 50052.5 refers to this as “the family size appropriate for the unit.” This is a benchmark that is used for calculation purposes only. It is neither an occupancy minimum nor a maximum.
3. The benchmark household incomes used in the Affordable Rent analyses are based on the standards:
a. The very low income rents are based on 50% of area median income (AMI) published by HCD. This percentage of AMI is based on the standards imposed by H&SC Section 50053.
b. The low income rents are based on 80% of AMI. This percentage of AMI is based on the standards imposed by Assembly Bill 1505.
4. Thirty percent (30%) of defined household income is allocated to housing-related expenses.
5. The following monthly utilities allowances were applied in this analysis.2
1 For example, the imputed household size for a two-bedroom unit is three persons. 2 Utilities allowances are based on utilities costs comprised of electric heating, cooking and water heating; and basic electric. The allowances are based on the Orange County Housing Authority schedule effective as of October 1, 2024.
Affordable Rent Calculation Methodology Page 2
Inclusionary Housing: In-Lieu Fee Analysis October 26, 2024
Utility Allowances
Apartment Development
Number of
Bedrooms
Monthly
Utilities
Allowances
Studio $98
1 $116
2 $161
3 $203
AFFORDABLE RENTS
The resulting affordable rents are presented in the following table:
Affordable Rents
Apartment Development
Number of
Bedrooms
Very Low
Income
Low Income
Studio $1,031 $1,708
1 $1,174 $1,948
2 $1,290 $2,161
3 $1,410 $2,347
ATTACHMENT 2
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Apt; Att 2 Apt Page 1 of 9
APPENDIX A
RENT SURVEY
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Apt; App A RS Page 2 of 9
APPENDIX A
RENT SURVEY 4+ STAR PROPERTIES
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Name # of Units
Unit Size
(SF) Total Per SF
I.
Zia Apartments 1600 W. Lincoln Ave Anaheim 92801 44 634 $2,773 $4.37 Jefferson REVO 1912 S. Jacaranda St Anaheim 92805 26 596 $2,685 $4.51 Link OC 1075 N. Link Anaheim 92806 54 636 $2,761 $4.34
The George 2211 E. Orangewood Ave Anaheim 92806 30 608 $2,640 $4.34 Citron Apartments 901 E. South St Anaheim 92805 135 615 $2,399 $3.90 Edge 1921 Union Street Anaheim 92805 20 587 $2,533 $4.32 Rise 1910 S. Union Street Anaheim 92805 20 610 $2,085 $3.42 Core 1815 S. Westside Dr Anaheim 92805 25 604 $2,592 $4.29 Minimum 587 $2,085 $3.42
Maximum 636 $2,773 $4.51
Weighted Average 616 $2,546 $4.13
II.
Zia Apartments 1600 W. Lincoln Ave Anaheim 92801 145 776 $2,895 $3.73 Jefferson REVO 1912 S. Jacaranda St Anaheim 92805 190 798 $2,685 $3.36 Link OC 1075 N. Link Anaheim 92806 209 812 $3,192 $3.93 The George 2211 E. Orangewood Ave Anaheim 92806 184 776 $2,862 $3.69 Citron Apartments 901 E. South St Anaheim 92805 82 749 $2,578 $3.44 Edge 1921 Union Street Anaheim 92805 218 753 $2,689 $3.57 Rise 1910 S. Union Street Anaheim 92805 224 826 $2,476 $3.00 Core 1815 S. Westside Dr Anaheim 92805 218 757 $2,700 $3.57 Minimum 749 $2,476 $3.00
Maximum 826 $3,192 $3.93
Weighted Average 784 $2,765 $3.53
III.
Zia Apartments 1600 W. Lincoln Ave Anaheim 92801 113 1,054 $3,593 $3.41 Jefferson REVO 1912 S. Jacaranda St Anaheim 92805 106 1,115 $3,693 $3.31 Link OC 1075 N. Link Anaheim 92806 143 1,118 $4,330 $3.87 The George 2211 E. Orangewood Ave Anaheim 92806 116 1,165 $3,616 $3.10 Citron Apartments 901 E. South St Anaheim 92805 124 1,073 $3,915 $3.65 Edge 1921 Union Street Anaheim 92805 124 1,073 $3,395 $3.16 Rise 1910 S. Union Street Anaheim 92805 127 1,070 $3,318 $3.10 Core 1815 S. Westside Dr Anaheim 92805 157 1,154 $3,460 $3.00 Minimum 1,054 $3,318 $3.00
Maximum 1,165 $4,330 $3.87
Weighted Average 1,104 $3,670 $3.33
Average Effective Rent
Address
Studio Units
One-Bedroom Units
Two-Bedroom Units
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File name: 10 26 24 Apt Page 3 of 9
APPENDIX A
RENT SURVEY 4+ STAR PROPERTIES
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Name # of Units
Unit Size
(SF) Total Per SF
Average Effective Rent
Address
IV.
Zia Apartments 1600 W. Lincoln Ave Anaheim 92801 13 1,182 $4,408 $3.73 Jefferson REVO 1912 S. Jacaranda St Anaheim 92805 10 1,463 $5,473 $3.74 The George 2211 E. Orangewood Ave Anaheim 92806 10 1,445 $4,903 $3.39 Citron Apartments 901 E. South St Anaheim 92805 2 1,412 $4,381 $3.10 Edge 1921 Union Street Anaheim 92805 9 1,356 $3,862 $2.85 Rise 1910 S. Union Street Anaheim 92805 5 1,350 $4,306 $3.19 Minimum 1,182 $3,862 $2.85
Maximum 1,463 $5,473 $3.74
Weighted Average 1,352 $4,615 $3.42
Source: CoStar, September 2024.
Three-Bedroom Units
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File name: 10 26 24 Apt Page 4 of 9
APPENDIX B
AFFORDABLE RENT CALCULATIONS
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Apt; App B Aff Rent Page 5 of 9
APPENDIX B
AFFORDABLE RENT CALCULATIONS
2024 INCOME STANDARDS
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Studio Units
One-Bedroom
Units
Two-Bedroom
Units
Three-Bedroom
Units
General Assumptions
Bechmark Household Size 1 1 2 3 4
Area Median Income 2 $90,300 $103,200 $116,100 $129,000 Monthly Utilities Allowance 3 $98 $116 $161 $203
I. Household Income Assumptions
% of AMI Used for Calculation Purposes 4 50% 50% 50% 50% Benchmark Annual Household Income $45,150 $51,600 $58,050 $64,500 Income Allotted to Housing @ 30% of Income $13,545 $15,480 $17,415 $19,350 II. Affordable Monthly Rent
Gross Rent $1,129 $1,290 $1,451 $1,613
(Less) Monthly Utilities Allowance ($98) ($116) ($161) ($203) III. Net Affordable Rent $1,031 $1,174 $1,290 $1,410
I. Household Income Assumptions
% of AMI Used for Calculation Purposes 5 80% 80% 80% 80% Benchmark Annual Household Income $72,240 $82,560 $92,880 $103,200 Income Allotted to Housing @ 30% of Income $21,672 $24,768 $27,864 $30,960 II. Affordable Monthly Rent
Gross Rent $1,806 $2,064 $2,322 $2,580
(Less) Monthly Utilities Allowance ($98) ($116) ($161) ($203) III. Net Affordable Rent $1,708 $1,948 $2,161 $2,377
1 2
3 4 Based on the California Health & Safety Code Section 50053 calculation methodology. 5 Based on 80% of AMI. This percentage of AMI is based on the standard identified in AB 1505.
Utilities allowances are based on the Orange County Housing Authority utilities allowance schedule effective as of October 1, 2024. Assumes: Electric Cooking, Electric Heating, and Electric Water Heater; Basic Electric; and Air Conditioning.
For the purposes of calculating the Affordable Rents, California Health & Safety Code Section 50052.5 sets the benchmark household sizes at the number of bedrooms in the unit plus one. This is neither an occupancy cap nor a floor.
Based on the 2024 Orange County household incomes published by the California Department of Housing & Community Development (HCD).
Very Low Income Units
Low Income Units
Prepared by: Keyser Marston Associates
File name: 10 26 24 Apt; Aff Rent Page 6 of 9
APPENDIX C
IN-LIEU FEE CALCULATIONS
APARTMENT DEVELOPMENT
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Apt; App C ILF Page 7 of 9
APPENDIX C - EXHIBIT I
IN-LIEU FEE CALCULATIONS
60 UNIT/ACRE DENSITY APARTMENT PROTOTYPE
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Very Low Income
Units Low Income Units
I. Rent Difference
A. Studio Units
Market Rents 1 $2,480 $2,480
Affordable Rent 2 1,031 1,708
Difference $1,449 $772
B. One-Bedroom Units
Market Rents 1 $2,820 $2,820
Affordable Rent 2 1,174 1,948
Difference $1,646 $872
C. Two-Bedroom Units
Market Rents 1 $3,660 $3,660
Affordable Rent 2 1,290 2,161
Difference $2,370 $1,499
D. Three-Bedroom Units
Market Rents 1 $0 $0
Affordable Rent 2 0 0
Difference $0 $0
II. Distribution of Total Units 3
Studio Units 15% 15%
One-Bedroom Units 50% 50%
Two-Bedroom Units 35% 35%
Three-Bedroom Units 0% 0%
III. Annual Rent Difference Per Inclusionary Unit $22,438 $12,917 Less: Property Tax Difference 4 (5,730) (3,300)
Net Annual Rent Difference Per Inclusionary Unit $16,708 $9,617 IV. Assumptions
Total Units 240 240
Total Leasable Area 210,000 210,000
Weighted Avg Unit Size (Sf) 875 875
Inclusionary Housing Percentage 3.0% 7.0%
Inclusionary Units 7 17
Affordability Gap Per Inclusionary Unit 5 $278,500 $160,300 V. In-Lieu Fee Totals
Total In-Lieu Fee $1,949,500 $2,725,100 $4,674,600
Per Total Unit in the Project $8,120 $11,350 $19,470
Per Square Foot of Total Leasable Area $9.30 $13.00 $22.30 1 The market rate rents are estimated in part based on the survey presented in APPENDIX A. 2 See APPENDIX B.
3 The unit mix distribution is based in part on the survey presented in APPENDIX A. 4 Based on the rent differential capitalized at a 4.50% rate to establish the value, and a 1.15% property tax rate. 5 Based on the Net Annual Rent Difference Per Inclusionary Unit capitalized at a market rate stabilized return on total investment.
Prepared by: Keyser Marston Associates
File name: 10 26 24 Apt; ILF 60 Page 8 of 9
APPENDIX C - EXHIBIT II
IN-LIEU FEE CALCULATIONS
100 UNIT/ACRE DENSITY APARTMENT PROTOTYPE
INCLUSIONARY HOUSING: IN-LIEU FEE ANALYSIS
ANAHEIM, CALIFORNIA
Very Low Income
Units Low Income Units
I. Rent Difference
A. Studio Units
Market Rents 1 $2,630 $2,630
Affordable Rent 2 1,031 1,708
Difference $1,599 $922
B. One-Bedroom Units
Market Rents 1 $2,900 $2,900
Affordable Rent 2 1,174 1,948
Difference $1,726 $952
C. Two-Bedroom Units
Market Rents 1 $3,750 $3,750
Affordable Rent 2 1,290 2,161
Difference $2,460 $1,589
D. Three-Bedroom Units
Market Rents 1 $4,730 $4,730
Affordable Rent 2 1,410 2,377
Difference $3,321 $2,353
II. Distribution of Total Units 3
Studio Units 10% 10%
One-Bedroom Units 50% 50%
Two-Bedroom Units 35% 35%
Three-Bedroom Units 5% 5%
III. Annual Rent Difference Per Inclusionary Unit $24,598 $14,904 Less: Property Tax Difference 4 (6,290) (3,810)
Net Annual Rent Difference Per Inclusionary Unit $18,308 $11,094 IV. Assumptions
Total Units 340 340
Total Leasable Area 310,930 310,930
Weighted Avg Unit Size (Sf) 915 915
Inclusionary Housing Percentage 3.0% 7.0%
Inclusionary Units 10 24
Affordability Gap Per Inclusionary Unit 5 $305,100 $184,900 V. In-Lieu Fee Totals
Total In-Lieu Fee $3,051,000 $4,437,600 $7,488,600
Per Total Unit in the Project $8,970 $13,050 $22,020
Per Square Foot of Total Leasable Area $9.80 $14.30 $24.10 1 The market rate rents are estimated in part based on the survey presented in APPENDIX A. 2 See APPENDIX B.
3 The unit mix distribution is based in part on the survey presented in APPENDIX A. 4 Based on the rent differential capitalized at a 4.50% rate to establish the value, and a 1.15% property tax rate. 5 Based on the Net Annual Rent Difference Per Inclusionary Unit capitalized at a market rate stabilized return on total investment.
Prepared by: Keyser Marston Associates
File name: 10 26 24 Apt; ILF 100 Page 9 of 9
ATTACHMENT 3
INCLUSIONARY HOUSING PROGRAM SURVEYS
ANAHEIM, CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey Page 1 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
I. Inclusionary Requirements: Both Rental and Ownership Projects Agoura Hills
Create on-site units; pay an in-lieu fee for the required Low and/or Moderate Income Units. In-lieu fee cannot be paid to fulfill the very low income requirement.
15% No 10 7% @ VL + 4% @
Low + 4% @ mod 55 10 7% @ VL + 4% @
Low + 4% @ mod 45
Alameda Create on-site units; create off-site units; pay in-lieu fee. Full sche 15% No 5 4% @ VL + 4% @ Low + 7% @ Mod 59 5 4% @ VL + 4% @
Low + 7% @ Mod 59
Albany Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land.
15% Yes 5 Perpetual 5 Perpetual
Alhambra
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
15% No 5 9% @ 120% + 6%
@ 80% 5 9% at 120% + 6%
at 80%
Avalon Create on-site units; create off-site units; pay in-lieu fee. Full sche 20% No 4 Decided per project 55 4 Decided per
project 55
Berkeley Create on-site units; pay in-lieu fee. 20% No 5 80% unless
subsidies are
available
Life of the
Building 5 80% Life of the
Building
Brea Create on-site units; pay in-lieu fee. City provides incentives to mitigate the impact of the requirement. 10% No 20
Undefined
Percentages of
Very Low & Low
55 20 120% 45
Calabasas Create on-site units; create off-site units; convert market rate units; preserve or rehab existing housing; pay in-lieu fee. 20% No 5 20% @ 110%; 15%
@ 90%; 10% @
75%; or 5% at 50%
5 20% @ 110%; 15%
@ 90%; 10% @
75%; or 5% at 50%
of AMI
Campbell Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land.
15% No 10 6% @ VL + 9% @
Low 55 10 120% 45
Capitola Create on-site units; pay in-lieu fee. 15% Yes 7 120% Life of Bldg Carlsbad
Create units; pay in-lieu fee. Reduced requirement is provided if the affordable units are set at very low or extremely low income.
15% No 1 Low 55 1 Low 30
Chula Vista
Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land. Excludes area west of I-805 identified as "Area of Low/Moderate Income Concentration".
10% No 50 5% @ Low + 5% @
Mod Life of Bldg 50 5% @ Low + 5% @
Mod Life of Bldg
Colma Create on-site units; pay in-lieu fee. 20% No 5 5% @ VL + 5% @ Low + 10% @ Mod 55 5 5% @ VL + 5% @
Low + 10% @ Mod 45
Concord Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee.
10% Yes 5 55 5 45
Contra Costa County
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
15% No 5 3% @ VL + 12% @
Lower 5 3
Rental Development Ownership Development
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 2 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
Coronado
Create units; pay in-lieu fee. Reduced requirement is provided if the affordable units are set at very low or extremely low income.
20% No 2 Low 2 Mod
Cupertino 1-7 units pays in-lieu fee. Create on-site units; create off-site units; pay impact/linkage fee; donate land. 15% No 7 50% / 80% 99 7 50% /120% 99 Davis Create on-site units; preserve or rehab existing housing; pay in-lieu fee; donate land. 10% - 25% No 5-19 , 20+
5-19: 15% @ 80%
or 10% @ 50%.
20+: 25% @ 80%
or 10% @ 50%
Perpetual 5 120% Perpetual
Downey Create on-site units; create off-site units; pay in-lieu fee in the case of extreme hardship for apartments. 11%/10% No Mod >55 or as long as resid Mod 45
Dublin
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
12.5% No 20
50% @ 120% +
20% @ 80% + 30%
@ 50%
55 20 5% @ 80% + 7.5%
@ 120% 55
Emeryville Create on-site units; pay impact/linkage fee. 12%/20% No 4% @ VL + 8% @ Low 55 10 55
Encinitas Create on-site units; create off-site units; create ADU's; preserve at-risk units; pay in-lieu fee; donate land. 15%/20% No 7 15% @ VL or 20% @ Low Perpetual 7 15% VL or 20% @
Low Perpetual
Fillmore Create on-site units; pay in-lieu fee; donate land. 15% No 4 20+: 5% ELI or VL
& 10%; Low 17-19:
2 low + one ELI or
VL; 10-16: 2 low; 5-
9:: 1 low
55 4
20+: 5% ELI or VL
& 10%; Low 17-19:
2 low + one ELI or
VL; 10-16: 2 low; 5-
9: 1 low
45 Fremont Has a production option, but the in-lieu fee option is more cost effective.
15% No 2 10% @ Low 2 5% @ Mod + 10%
@ Low
Fort Bragg Create on-site units 10% to 20% 5 80% / 120% 5 100% /120% 15 Goleta
Create on-site units; create off-site units; donate land; pay in- lieu fee; acquisition/rehabilitation. Income/Affordability trade off of extremley low and very low income units to low and moderate income units in demonstrated extreme hardship. 25% -
reduced to
20% with
public
benefit
No 2
2.5% @ ELI + 2.5%
@ VL+ 5% @ Low
+ 5% @ Mod + 5%
at Above Mod
In general
45 to 55
years, but
not less
than 30
years
2 2.5% @ ELI + 2.5%
@ VL+ 5% @ Low
+ 5% @ Mod + 5%
at Above Mod
In general
45 to 55
years, but
not less
than 30
years
Hayward Create on-site units; create off-site units; pay in-lieu fee; pay impact/linkage fee; donate land.
6% / 7.5% -
10% No 2 3% @ 50% + 3% @
60% 55 2 110% 45
Huntington Beach Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee.
10% No 3 80% 55 3 120% 45
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 3 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
Irvine
Projects with fewer than 50 units can create on-site units; convert market rate housing to affordable housing; extend the term of an existing affordable project; pay in-lieu fee; transfer units to a nonpfot housing agency; create off-site units; donate land. Projects with 50+ units must produce the affordable units on site.
15% No
Ordinance
applies to all
housing
projects.
50 unit
threshold for
the production
requirement
5% @ 50% +
5% @ 80% +
5% @ 120%.
Defined credits for
deeper
affordability & #
of bedrooms.
30 50
5% @ 50% +
5% @ 80% +
5% @ 120%.
Defined credits for
deeper
affordability & #
of bedrooms.
30 Jurupa Valley
Create on-site units; create off-site units; pay in-lieu fee; convert market rate units to affordable units; preserve at-risk housing; donate land.
7% No 1 25% Mod + 25%
Low + 50% VL 55 1 25% Mod + 25%
Low + 50% VL 45
Laguna Beach Create on-site units; pay in-lieu fee. 25% No 2-subdivision 3-other
Low and
Moderate
2-subdivision
3-other
Low and
Moderate
Laguna Woods
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
15% No 5 7.5% @ VL + 7.5%
@ Low 45 5 10% @ Low + 5%
@ Mod 45
La Habra Create on-site units; create off-site units; pay in-lieu fee; acquisition/rehabilitation.
Rental: 9%
or 6% /
Own: 15%
No 10 9% @ Mod or 6%
@ VL & Low 55 10 110% 45
Long Beach Create on-site units; pay in-lieu fee; donate land. 11%/10% No 10 50% >55 or as long as resid 10 110% >55 or as
long as resid
Los Altos Create on-site units; create off-site units. Program requirements are only imposed in designated areas.
Rental: 5-9
@ 15% &
10+ @ 30%.
Ownership
@ 15%
No 5
5-9: 15% @ Mod,
10+: 5% @ Low +
15% @ Mod
30 10 7.5% @ Mod, 7.5%
@ Low 30
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 4 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
Los Angeles County Create on-site units; create off-site units. Program requirements vary by subarea.
5%-20%
depending
on project
size &
income
standard
No 5
Averages:
<40% AMI: 10% or
5% - sm proj
<65% AMI: 15% or
7% - sm proj
<80% AMI: 20% or
10% sm proj
55 or
Perpetual 5
Mod/Middle Inc:
Avg 135% AMI:
Coastal SLA, SLA
(exc condos), &
ELA: 20% or 10% -
sm proj
SG Valley: 15% or
7% - sm proj
Santa Clarita &
Antelope Valleys
(exc condos): 5%
Equity share
on first sale
Menlo Park Create on-site units; create off-site units; pay in-lieu fee. Full sche 10% Yes 5 80% /120% 5 80% /120% Mill Valley Create on-site units. 25% Yes 4 120% Perpetual 4 120% Perpetual Mission Viejo Create on-stie units; create off-site units; pay in-lieu fee; donate land. 15% No
1 /
Projects with 9
or fewer units
produce 1
ADU
7.5% VL + 7.5%
Low 55
1 /
Projects with
9 or fewer
units produce
1 ADU
10% Mod + 5%
Low 45
Nevada County Create on-site units; create off-site units Program requirements are only applied in designated areas.
No 20 30 20 30
Norco Create on-site units; create off-site units; pay in-lieu fee for projects with 20 or fewer units; donate land. 15% No 5
6% Mod+9% Low
Credits for deeper
affordability
Perpetual 5
6% Mod+9% Low
Credits for deeper
affordability
45%
Oceanside
Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land; purchase credits from another project.
10% No 3 Low (80%) 55 3 Mod (120%) 55
Oxnard Create on-site units; create off-site units; pay in-lieu fee in limited circumstances. 10% No 10 5% @ VL + 5%
Low 55 10 Low 20
Pacifica
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
15% No 8
6% @ VL + 4.5% @
Low + 4.5% @
Mod
55 8 45
Pasadena
Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land. Excludes area west of I-805 identified as "Area of Low/Moderate Income Concentration".
20% No 1
5% @ 50% + 5% @
80% + 10% @
120%
Perpetual 1 110% 45
Petaluma Create on-site units; pay in-lieu fee; donate land 15% No 5 7.5% @ VL; 7.5% @ Low 45 5 7.5% @ Low +
7.5% @ Mod 55
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 5 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
Pleasanton
Create on-site units; create off-site units; pay in-lieu fee; donate land; credit transfers; other alternate methods of compliance
15% Yes 15 50% to 80% 15 50% to 120% Perpetual
Pomona
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
13% / 7%-
11% Yes 3 120% Perpetual 3 120% 45
Poway
Create on-site units; create off-site units; pay in-lieu fee. Full schedule goes into effect in 2023 for rental and 2025 for ownership.
15% / 15%-
20% No Very Low 55 15% @ Low or
20% @ Mod 45
Redwood City Create on-site units; create off-site units; preserve or rehab units; pay impact/linkage fee; donate land 20% / 15% No 20 10% @ Mod + 5% @ Low + 5% @ VL 30 5 Moderate 30
Sacramento County Has a production option, but the in-lieu fee option is more cost effective.
10% No 1 80% 1 80%
San Bruno Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land. Excludes area 15% No 10 6% VL + 4.5% Low
+ 4.5% Mod 55 10 6% Low + 9% Mod 45
San Buenaventura Create on-site units; create off-site units; pay in-lieu fee; preserve or rehab existing housing; donate land. 15% / 10% No 7 Low 55 7 Mod 45 San Clemente
Create on-site units; create off-site units, pay in-lieu fee; donate land.
4% No 6 Very Low 30 6 Very Low 30
San Diego
Create on-site units; create off-site units; rehabilitate existing units, SRO hotel rooms, or conversion of guest rooms; pay in- lieu fee; donate land. The amended requirements were
approved in 2020 and are being phased in over five years. 10% to 15% No 10 10% @ 60% 55 10 10% @ 100% or
15% 120% 15
San Francisco
Create on-site units; create off-site units; pay in-lieu fee. Full schedule goes into effect in 2023 for rental and 2025 for ownership.
15% to 20%
/ 15% to
26%
Yes 10 55% to 110% 10 80% to 130%
San Jose
Create on-site units; create off-site units; preserve or rehab units; in-lieu fee; donate land; credit transfers; reduction for deeper affordability.
15% Yes 10 5% @50% + 5% @
60% + 5% @ 100% 99 10 120% 99
San Juan Capistrano Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land.
10% No 2 55 2 120% 55
San Luis Oblspo (City)
Create on-site units; pay an in-lieu fee to fulfill the entire oblgiation and pay an in-lieu fee for fractional unit
obligations.
6% / 10% No 1 5% Very Low +
5% Low 55 1 5% Low +
5% Moderate 45
San Mateo County Create on-site units, pay in-lieu fee. 20% Yes 5 10% @ ELI + 10% @ Low Life of Bldg 11 10% @ Low + 10%
@ Mod 45
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 6 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
San Rafael Create on-site units; pay in-lieu fee. City provides incentives to mitigate the impact of the requirement. 10% No 2 2 120% Santa Ana
Only applies to changes in land use and zoning designations.
Create on-site units; off-site units; substantially rehab existing units; pay in-lieu fee.
Rental: 5% -
15% & Own:
5%
No 5
15% @ Low or
10% @ VL or 5%
@ ELI or 5% Low +
3% VL +2% ELI
55 5 120% 55
Santa Barbara (City) Create on-site units; create off-site units; pay in-lieu fee for 1 to 9 & fractional units; donate land. 10% / 15% No 5 Mod 90 1 120% to 200% 90 / restarts
on each
resale
Santa Clara (City) Create on-site units; create off-site units; dedicate land; pay an in-lieu fee for fractional unit obligations. 15% No 10 Mix of ELI, VL, Low
& Mod. Must
average less than
100% of AMI
55 10
Mix of ELI, VL, Low
& Mod. Must
average less than
100% of AMI
20 Santa Clara County
(Excludes Unincorp
Areas and Stanford
Community Plan Area)
Create on-site units; create off-site units; in-lieu fee payments for projects with six or fewer units and for fractional unit obligations; conversion of existing market rate units.
16% No 4 Lower 55 4 Moderate 55
Santa Cruz
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
20% Yes 2 50% for SRO's
80% all other Perpetual 2 120% Perpetual
Santa Monica
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
5% to 30% Yes 2 50%, 80% & 120%
Defined credits 55 2 50%, 80% & 120%
Defined credits 55
Santa Paula
Create on-site units; create off-site units; pay in-lieu fee. Full schedule goes into effect in 2023 for rental and 2025 for ownership.
10% to 17% Yes 10 15% Low or 10%
VL 55 10 15% Low or 10%
VL 45
Santa Rosa Has a production option, but the in-lieu fee option is more cost effective.
5% to 8% /
10% No 1 5% @ 50% or 8%
@ 60% 2 110%
Sonoma Create on-site units. 20% Yes 5 120% 55 5 120% 55 Sonoma County
Create on-site units; create off-site units; pay in-lieu fee; donate land. Program requirements are only applied in
designated areas.
10% or 15%
/ 20% Yes 1
7.5% @ VL + 7.5%
@ Low, or 5% @
ELI + 5% @ VL
55 1 10% @ Low + 10%
@ Mod 30
South San Francisco Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee
20% No 4 55 4 55
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 7 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
South Pasadena
Create on-site units; create off-site units; pay in-lieu fee for 3 or 4 rental unit projects, ownership for any size project, & fractional units; rehab existing market rate units; donate land. 20% No 3
10 or fewer units:
multiple options
11 or more units:
10% ELI or VL +
10% Low
55 3 Moderate 55
Sunnyvale Create on-site units; create off-site units; pay in-lieu fee; donate land, unit conversion, other proposals.
15.0% No 7 5% @ 50% + 10%
@ 60% 55 7 100% 30
Tiburon Create on-site units; create off-site units; pay in-lieu fee. Full sche 15% 3 5% @ Low + 10% @ Mod Perpetual 3 5% @ Low + 10%
@ Mod Perpetual
Union City Create on-site units; create off-site units; pay in-lieu fee. Full sche 15% No 7 4.5% @ VL +
10.5% @ Low 7
1.5% @ Low +
4.5% @ 100% +
9% @ 120%
West Sacramento Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land.
10% No 5 5% @ 50% + 5% @
60% 55 5 70% 45
West Hollywood Create on-site units; create off-site units; pay in-lieu fee for 2- 10 unit projects.
20% No 2 Low / Mod As long as
resid 2 Low / Mod As long as
resid
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 8 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
II. Inclusionary Requirements: Ownership Projects Only
Carpinteria Create on-site units; pay in-lieu fee in limited circumstances. 12% No 5 200% 30 Danville Create on-site units; pay in-lieu fee. 10% Yes 7 110% 20 Folsom Create on-site units; create off-site units; pay in-lieu fee; donate land; acq/rehab; other proposals. 10% No 10 3% @ VL + 7% @ Low
Lafayette Create on-site units; create off-site units. 15% No 2 9% @ Mod + 6% @ VL 45
Monterey Create on-site units; donate land. 20% No 6 Perpetual Mountain View Create on-site units; pay in-lieu fee. 15% No 3 100% 55 Rohnert Park Create on-site units; create off-site units; pay in-lieu fee. 15% No 50 55 San Leandro Create on-site units; pay in-lieu fee. 15% Yes 2 9% @ Mod + 6% @ Low 55
San Mateo County Create on-site units; create off-site units; pay in-lieu fee; donate land. 20% No 5 10% @ Low + 10%
@ Mod 55
5-19: 1 Mod. 20+:
South Coast: 2.5%
VL + 2.5% Low +
5% Mod + 5%
Workforce
45 - restarts
up to 90
Santa Ynez: No
Workforce
Santa Maria &
Lompoc: 2.5% VL +
2.5 Low
Thousand Oaks Create on-site units; create off-site rental units; pay in-lieu fee. 10% No 5 Mod 45
Santa Barbara County Create on-site units; create off-site units in the coastal zone; pay in-lieu fee for certain unit types. 5% - 15% Yes 5
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 9 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
III. Inclusionary for Ownership Projects & Impact Fee for Rental Projects Fontana Create on-site units; pay in-lieu fee; develop a reduced percentage at deeper affordability. 10% No 5 4% @ VL + 4% @ Low + 2% @ Mod 55
Palo Alto
Create on-site units; create off-site units; in-lieu for fractional unit; convert market rate units to affordable units; preserve at-risk housing; donate land.
15% < 5 /
20% 5 acres
+
Yes $22.69/sf Impact
Fee 1 67% @ 80-100%
33% @ 100-120% 99
San Carlos Create on-site units; create off-site units; pay impact/linkage fee. 15% Yes 55 2 10% @ Mod + 5%
@ Low 45
Truckee
Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; pay impact/linkage fee; donate land. Requirements vary by zones, neighborhoods or districts.
15% No 7 Perpetual 7 Perpetual
IV. Mandatory Inclusionary for Ownership Projects & Voluntary Inclusionary for Rental Projects Pittsburg Create on-site units; pay in-lieu fee. 15%/20% Yes 5 9% @ Mod + 6%
@ Low, or 20% @
Mod
Salinas Create on-site units; create off-site units; donate land. 20% No 10 30 San Juan Bautista Create on-site units; pay impact/linkage fee. 6% 6 80% San Luis Obispo Create on-site units; pay in-lieu fee; donate land. 3% or 5% Yes 55 5 3% low or 5% Moderate 45
San Marcos Create on-site units; create off-site units; preserve or rehab existing housing; pay in-lieu fee; donate land.
15% No 55 120% 55
Solana Beach Create on-site units; create off-site units; preserve or rehab existing housing; pay impact/linkage fee.
15% No 5 55 5 45
V. Rental Projects Only
Costa Mesa
Applies only to: properties located in areas for which the City has completed a Zone Change and/or General Plan
Amendment that allows for residential development; and
properties that receive City approval of a General Plan Amendment, Zone Change, or other discretionary approval.
Create on-site units; create off-site units; pay in-lieu fee; donate land.
5% or 10%
& 4% or 6% No 50
Projects at 60+
units per acre: 5%
VL or 10% Low
Properties at less
than 60 units per
acre: 4% VL or 6%
Low
55 Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 10 of 18
APPENDIX A
INCLUSIONARY HOUSING PROGRAM SURVEYS - CALIFORNIA
INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period
Rental Development Ownership Development
Fullerton Applies only to the Transportation Specific Plan area. Create on-site units. 15% No 5% @ VL + 5% @
Low + 5% @ Mod 55
Glendale Create on-site units; create off-site units; pay in-lieu fee; donate land. 15% No 8 60% 55
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; Incl Survey Page 11 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
I. Inclusionary Requirements: Both Rental and Ownership Projects Alhambra On-site or pay in-lieu fee. 15% No 7 9% at 120% & 6% at 80% 7 9% at 120% + 6%
at 80%
Fee Schedule: 5 -20 units.
Rental: $0.89 - $14.30/SF; Ownership:
$1.88 - $30.00/SF
Agoura Hills
Create on-site units; pay an in-
lieu fee for the required Low
and/or Moderate Income
Units. In-lieu fee cannot be
paid to fulfill the very low
income requirement.
15% N/A 10 7% @ VL + 4% @
Low + 4% @ mod 55 10 7% @ VL + 4% @
Low + 4% @ mod 45
Set in 2018 to be consistent with the
Affordability gap. $285,336 per VL
apartment unit, $262,541 per low income
condominium unit, and $427,002 per
moderate income single family home.
Brea
Create on-site units; pay in-
lieu fee. City provides
incentives to mitigate the
impact of the requirement.
10% No 20
Undefined
Percentages of
Very Low & Low
Income
55 20 120% 10 Calculated per project. Based on the
Affordability Gap.
Carlsbad
Create units; pay in-lieu fee.
Reduced requirement is
provided if the affordable
units are set at very low or
extremely low income.
15% No 1 Low 1 Low Available up to 6 units. $8,529 for SFH. $15.00/SF for 2-6 unit projects.
Chula Vista
Create on-site units; create off-
site units; preserve or rehab
existing housing; pay in-lieu
fee; donate land. Excludes
area west of I-805 identified as
"Area of Low/Moderate
Income Concentration".
10% No 50 5% @ Low + 5% @
Mod Life of Bldg 50 5% @ Low + 5% @
Mod Life of Bldg In-lieu fee is based on the median home price minus the affordable home price.
Coronado
Create units; pay in-lieu fee.
Reduced requirement is
provided if the affordable
units are set at very low or
extremely low income.
20% No 2 Low 2 Mod In-lieu fee paid by right. $7,000 per market rate unit.
Downey Create on-site units; create off-
site units; pay in-lieu fee. 11%/10% No 10 Mod >55 or as long as resid 10 Mod 45
Rental: $23.50/SF - only allowed under
extreme hardship. Ownership: $15.90/SF
payable based on City Council criteria.
Rental Development Ownership Development
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 12 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
Encinitas
Create on-site units; create off-
site units; create ADU's;
preserve at-risk units; pay in-
lieu fee; donate land.
15%/20% No 7 15% VL or 20%
Low Perpetual 7 15% VL or 20%
Low 45
One to 6 unit projects pay an in-lieu fee
based on a sliding scale. 7+ unit projects
pay $20 per sf in-lieu fee.
Fillmore Create on-site units; pay in-
lieu fee; donate land. 15% No 4
20+: 5% ELI or VL
& 10%; Low 17-19:
2 low + one ELI or
VL; 10-16: 2 low; 5-
9:: 1 low
55 4
20+: 5% ELI or VL
& 10%; Low 17-19:
2 low + one ELI or
VL; 10-16: 2 low; 5-
9:: 1 low
Goleta
Create on-site units; create off-
site units; donate land, pay in-
lieu fee;
acquisition/rehabilitation.
Income/Affordability trade off
of extremley low and very low
income units to low and
moderate income units in
demonstrated extreme
hardship.
25% -
reduced to
20% with
public
benefit
No 2
2.5% @ ELI + 2.5%
@ VL+ 5% @ Low
+ 5% @ Mod + 5%
at Above Mod
In general
45 to 55
years, but
not less
than 30
years
2 2.5% @ ELI + 2.5%
@ VL+ 5% @ Low
+ 5% @ Mod + 5%
at Above Mod
In general 45
to 55 years,
but not less
than 30 years
Equal to the Affordability Gap associated
with providing the requisite number of
affordable units on site within the market
rate project.
Huntington Beach
Create on-site units; create off-
site units; preserve or rehab
existing housing; pay in-lieu
fee.
10% No 3 80% 55 3 120% 45
Sliding Scale: 3 to 30 units. In-Lieu Fee
allowed for projects up to 100 units.
Rental: $3.58 to $35.80/SF Ownership:
$2.54 to $25.36/SF. The per SF
measurement caps at 2,000 SF.
Irvine
Projects with fewer than 50
units can create on-site units;
convert market rate housing to
affordable housing; extend the
term of an existing affordable
project; pay in-lieu fee;
transfer units to a nonprofit
housing agency; create off-site
units; donate land. Projects
with 50+ units must produce
the affordable units on site.
15% No
Ordinance
applies to all
housing
projects.
50 unit
threshold for
the production
requirement
5% @ 50% +
5% @ 80% +
5% @ 120%.
Defined credits for
deeper
affordability & #
of bedrooms.
30 Ordinance
applies to all
housing
projects.
50 unit
threshold for
the production
requirement
5% @ 50% +
5% @ 80% +
5% @ 120%.
Defined credits for
deeper
affordability & #
of bedrooms.
30 Calculated per project. The calculation
methodology is based on the average land
value in Irvine, the average density of
housing in Irvine, and a defined
predevelopment cost allowance.
Formula:
[(Land Value ÷ Density) + Predevelopment
Allowance] x Percentage Share of Cost
related to affordable units not being
produced.
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 13 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
Jurupa Valley
Create on-site units; create off-
site units; pay in-lieu fee;
convert market rate units to
affordable units; preserve at-
risk housing; donate land.
7% No 1 25% Mod + 25%
Low + 50% VL 55 1 25% Mod + 25%
Low + 50% VL 45 $2.50 per net square foot of living area including garages.
Laguna Beach Create on-site; pay in-lieu fee. 25% No 2-subdivision 3-other
Low and
Moderate
2-subdivision
3-other
Low and
Moderate
$247,317 per affordable rental unit.
$348,197 per affordable ownership unit or
lot.
Laguna Woods
Create on-site units; create off-
site units; pay in-lieu fee;
donate land.
15% No 5 7.5% @ VL + 7.5%
@ Low 45 5 10% @ Low + 5%
@ Mod 45
In-lieu fee is allowed for ownership
housing developments that can prove to
the City Council's satisfaction that including
affordable units is financially infeasible.
The fee is calculated based on: the median
price of homes sold in Laguna Woods
during the last quarter of the previous
calendar year minus the affordable price
for a 2-bedroom unit.
La Habra
Create on-site units; create off-
site units; pay in-lieu fee;
acquisition/rehabilitation.
Rental: 9%
or 6% /
Own: 15%
No 10 9% Mod or 6% VL
& Low 55 10 110% 45 $6.50 per square foot of total building area.
Long Beach Create on-site units; pay in-
lieu fee; donate land. 11%/10% No 10 50%
> of 55 yrs
or as long as
resid
10 120%
> of 55 yrs or
as long as
resid
Rental @ $38.00/SF; Ownership @
$29.10/SF
Mission Viejo
Create on-stie units; create off-
site units; pay in-lieu fee;
donate land.
15% No
1 /
Projects with 9
or fewer units
produce 1
ADU
7.5% VL + 7.5%
Low 55
1 /
Projects with 9
or fewer units
produce 1
ADU
10% Mod + 5%
Low 45
In-lieu fee is allowed for rental
developments with fewer than 20 units,
and for all ownership housing
developments.
Rental: $41.90/SF
Ownership $58.20/SF
Norco
Create on-site units; create off-
site units; pay in-lieu fee for
projects with 20 or fewer
units; donate land.
15% No 5
6% Mod+9% Low
Credits for deeper
affordability
Perpetual 5
6% Mod+9% Low
Credits for deeper
affordability
45%
Sliding scale based on square feet of
leasable/saleable area:
Rental: $1.34 - $21.50
Ownership: $2.91 - $46.50
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 14 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
Oceanside
Create on-site units; create off-
site units; preserve or rehab
existing housing; pay in-lieu
fee; donate land; purchase
credits from another project.
10% No 3 Low 55 3 Mod 55
In-lieu fee paid by right. The fee was set at
$15/SF on 1/1/23 and will increase to
$20/SF on 1/1/24.
Oxnard
Create on-site units; create off-
site units; pay in-lieu fee in
limited circumstances.
10% No 10 5% @ VL + 5%
Low 55 10 Low 20
Fee charged per total unit in the project. In
2022: SFH $36,000; MF Ownership $35,000;
Rental $28,000.
Pasadena
Create on-site units; create off-
site units; preserve or rehab
existing housing; pay in-lieu
fee; donate land. Excludes
area west of I-805 identified as
"Area of Low/Moderate
Income Concentration".
20% No 1
5% @50% + 5% @
80% + 10% @
120%
1 110% 45 Sliding scale by sub-area & project size.
Low at $34.19/SF & High at $73.52/SF.
Pomona
Create on-site units; create off-
site units; pay in-lieu fee;
donate land
13% / 7%-
11% Yes 3 120% Perpetual 3 120% 45 Rental @ $9.30/SF; SFH @ $11.40/SF Condominiums @ $9.30/SF
Poway Create on-site units; create off-
site units; pay in-lieu fee.
15% / 15%-
20% No Very Low 55 15% @ Low or
20% @ Mod 45
In-lieu fee is payable by right and is set at
$500 per unit for both rental and
ownership housing.
San Buenaventura
Create on-site units; create off-
site units; pay in-lieu fee;
preserve or rehab existing
housing; donate land.
15% / 10% No 7 Low 55 7 Mod 45 Ownership @ $29.80 - $66.30/SF; Apartments @ $20.30 - $48.90/SF
San Clemente
Create on-site units; create off-
site units, pay in-lieu fee;
donate land.
4% No 6 Very Low 30 6 Very Low 30
Based on the greater of 1% of construction
costs as determined by the Building
Division or 2% of the affordability gap
determined by the formula in the Housing
Element.
San Diego
Create on-site units; create off-
site units; pay in-lieu fee;
donate land.
10% to 15% No 10 50% or 80% 55 100% or 120% In 2024 the in-lieu fee will be set a $25/SF.
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 15 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
San Juan Capistrano
Create on-site units; create off-
site units; preserve or rehab
existing housing; pay in-lieu
fee; donate land. Excludes
area west of I-805 identified as
"Area of Low/Moderate
Income Concentration".
10% No 2 55 2 55
Based on 90% of the Affordability Gap,
which is updated monthly based on
benchmark market prices.
Santa Ana
Only applies to changes in land
use and zoning designations.
Create on-site units; off-site
units; pay in-lieu fee.
Rental: 5% /
15% & Own:
5%
No 5
15% @ Low or
10% @ VL or 5%
@ ELI or 5% Low +
3% VL +2% ELI
55 5 120% 55
Fee charged per sf of habitable area: 5-9:
$6.00; 10-14: $9.00; 15-19: $12; 20+: $15.
Discounts for use of skilled and trained
labor force.
Santa Barbara (City)
Create on-site units; create off-
site units; pay in-lieu fee for 1
to 9 & fractional units; donate
land.
10% / 15% No 5 Mod 90 1 120% to 200%
90 / restarts
on each
resale
In 2020 the in-lieu fee for rental projects
was set at $25 per SF. Adjusted annually by
the Engineering News Record (ENR)
Building Cost Index for Los Angeles. In-lieu
fee for ownership units is calculated based
on the median price for 2-bedroom
condos, a low income standard, and the
estimated production cost (sales price -
15% profit). A discount schedule is
provided from small units.
Santa Monica
Create on-site units; create off-
site units; pay in-lieu fee;
donate land.
5% to 30% Yes 2 50%, 80% & 120%
Defined credits 55 2 50%, 80% & 120%
Defined credits 55 Rental @ $35.70/SF Ownership @
$41.70/SF
Santa Paula Create on-site units; create off-
site units; pay in-lieu fee. 10% to 17% Yes 10 15% Low or 10% VL 55 10 45 In-Lieu Fee is set on a project-by-project
basis..
South Pasadena
Create on-site units; create off-
site units; pay in-lieu fee for 3
or 4 rental unit projects,
ownership for any size project,
& fractional units; rehab
existing market rate units;
donate land.
20% No 3
10 or fewer units:
multiple options
11 or more units:
10% ELI or VL +
10% Low
55 3 Moderate 55
The in-lieu fee will be set by the City
Council. Until that occurs, the fee will be
calculated on a project-by-project basis.
West Hollywood
Create on-site units; create off-
site units; pay in-lieu fee for 2-
10 units projects.
20% No 2 Low / Mod As long as
resid 2 Low / Mod As long as
resid
Sliding scale: 2 Units @ $13.63/SF - 10
Units @ $29.23/SF
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 16 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
II. Inclusionary Requirements: Ownership Projects Only
Carpinteria
Create on-site units; pay in-
lieu fee in limited
circumstances.
12% No 5 200% 30
In-lieu fee allowed if infeasibility can be
proved. The fee is based on the difference
between the median sales price of
condominiums and/or single family homes
and the affordable price at 121% of AMI
with 30% of income dedicated to housing
expenses.
5-19: 1 Mod. 20+:
South Coast: 2.5%
VL + 2.5% Low +
5% Mod + 5%
Workforce
45 - restarts
up to 90
In-Lieu fee is measured per affordable unit.
Varies by HMA & income / affordability
level. Fee: Very Low & Low are based on
the estimated cost for the County to
subsidize very low & low income units.
Cost of Construction Fee: Moderate &
Workforce are based on the median condo
sales prices minus 15% of the median price
of condos.
Santa Ynez: No
Workforce
2020 Very Low & Low Fees: South Coast
$176,000; Santa Maria $96,600; Santa Ynez
$146,200; Lompoc $99,500
Santa Maria &
Lompoc: 2.5% VL +
2.5 Low
2020 Mod & Workforce Fees: South Coast
$658,000; Santa Maria $248,000; Santa
Ynez $431,600; Lompoc $227,600
Santa Barbara County
Create on-site units; create off-
site units in the coastal zone;
pay in-lieu fee for certain unit
types.
5% - 15% Yes 5
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 17 of 18
APPENDIX B
INCLUSIONARY HOUSING PROGRAM SURVEYS - ORANGE, LOS ANGELES, SAN DIEGO, VENTURA & SANTA BARBARA COUNTIES INCLUSIONARY HOUSING: FINANCIAL EVALUATION
ANAHEIM, CALIFORNIA
Jurisdiction Compliance Options Set Aside %
On-site %
Varies
Threshold
Project Size % of AMI
Covenant
Period
Threshold
Project Size % of AMI
Covenant
Period In-Lieu Fee
Rental Development Ownership Development
III. Inclusionary Requirements: Rental Projects Only
Costa Mesa
Applies only to: properties
located in areas for which the
City has completed a Zone
Change and/or General Plan
Amendment that allows for
residential development; and
properties that receive City
approval of a General Plan
Amendment, Zone Change, or
other discretionary approval.
Create on-site units; create off-
site units; pay in-lieu fee;
donate land.
5% or 10%
& 4% or 6% No 50
Projects at 60+
units per acre: 5%
VL or 10% L
Properties at less
than 60 units per
acre: 4% VL or 6%
L
55 In-Lieu fee paid by right. $10 per square
foot of leasable area in the market rate
project.
Glendale
Create on-site units; create off-
site units; pay in-lieu fee;
donate land.
15% No 8 60% 55 Sliding scale: 8 Units @ $28.71/SF - 21 Units @ $55/SF
Prepared by: Keyser Marston Associates, Inc.
File name: 10 26 24 Inclusionary Survey; LA Orange SD Ven SB Page 18 of 18