MARSHALL
ININNS
DESIGN
GROUP
PROFESSIONAL ARCHITECTURAL CORPORATJO
City of San Clemente
Community Development Director
Adam Atamian
910 Calle Negocio
San Clemente.CA 92673
May 15, 2024
Project:
Dear Adam,
The La Vista Inn Remodel to
La Vista Low Income Apartments
2435 South El Camino Real
San Clemente, California 92672
Re: Request for density bonus consistent with Government Code Section 65915 for the proposed La Vista Inn/Apartment Renovation (change of use) project.
On behalf of Friendship Shelter, LLC ("Applicant"), this letter serves as a request for a density bonus, waivers, and concessions, and application of reduced parking, setbacks and density standards consistent with State Density Bonus Law (Gov. Code§ 65915) for the proposed conversion from a one story 11-unit hotel to 100% affordable housing ("Project") located at 2435 South El Camino Real (APN 060-031-44) ("Property") in the City of San Clemente ("City").
All the Project's 11 units (other than the management office) would be restricted to Very Low or Extremely Low-Income households (the "Affordable Units") based on the United States Department of Housing and Urban Development Income Limits published annually by the Orange County Housing Authority for administration of rental assistance*. The Property is located within 100 feet of at least one OCTA bus stop. The Affordable Units and the Project location therefore qualify the Project for an eighty percent (80%) density bonus and four concessions. In addition, State Density Bonus Law provides that the Project does not need to provide parking for its residential units, inclusive of visitor parking. (Gov. Code§ 65915(p}(3}(A).)
Government Code Section 65915(e)(1)- Requested Density Bonus. Project qualifies for Four incentives or concessions for a project with at least 80 percent of the total units for lower income households and no more than 20 percent of the total units for moderate income households.
Request for Density Bonus
Government Code section 65915 sets forth an eighty percent (80%) density bonus. (Gov't Code§ 65915(f}(3}(D)(i).) The Project site is 14,745 SF and its Neighborhood Commercial 1.3 zoning district 410 BROADWAY STREET, SUITE 210 • LAG A BEACH, CALIFORNIA 92651 • 949-376-1794 ATTACHMENT 2
MARSHALL
ININNS
DESIGN
GROUP
permits 1-unit for 1,800 SF of land. Zoning Code 17.56.090 provides standards for the Affordable Housing Overlay District. Thus, the allowed base project would be 8.19 units.
Because we anticipate that 100% of tenants in the project will qualify as Very Low or Extremely Low Income, we believe the Project qualifies for a density bonus to accommodate a total of up to 11 residential units. The revenue generated by the additional units will subsidize the Project's operating costs. Moreover, we anticipate all these units being leased to single adults, so the actual density, from a per-resident perspective, would be lower than 8 residential units that might include multi-family occupancy.
Concession #1 & Concession #2
General Requirements. Table 17.32.040, Residential Zone Development Standards, lists the site development standards required for residential development projects. The Housing Overlay Zone requires the project to follow the Residential Zone Development Standards RM. The RM zone requires the following setbacks:
Front Setback-15 feet.
Side Setback-5 feet each side.
Rear Setback-5 feet.
The requested concession for building setbacks is for the following existing building setbacks:
Front Setback-2 feet {Concession #1)
Side Setback-5 feet each side.
Rear Setback-3 feet (Concession #2)
The Applicant has requested two concessions currently and reserves the right to ask for two additional concessions if it becomes necessary as the approval process moves forward. Please feel free to call me if you have any questions. We look forward to working with you to complete the project adding 11 units of low-income apartments in the City of San Clemente.
Marshall lninns
Architect
*For reference, Orange County HUD guidelines for affordable housing assistance may be found here:
https://ochousing.org/sites/ocha/files/2023-05/2023%20HUD%201ncome%20Limits.pdf 410 BROADWAY STREET, SUITE 210 • LAGUNA BEACH, CALIFORNIA 92651 • 949-376-1794