San Clemente , CA

The Coastal Zone is generally defined as that land and water area which extends inland 1,000 yards from the mean high tide line of the Pacific Ocean and seaward to the State's outer limit of jurisdiction. Within the City, the Coastal Zone comprises 2.79 square miles of the City's 18.45 square miles, making up 15 percent of the total land area. In 1990, 89 percent of the housing units in the City (8,542) were located in the Coastal Zone. By 2000, the number of units increased to 9,148 with an average annual growth of 60 new units a year. Between 1985 and 2005, however, ranch land development east of the Coastal Zone grew at a faster pace. As of 2010, housing east of the Coastal Zone made up approximately 50 percent of the City's housing stock.

National Core constructed an affordable housing project consisting of 19 one-bedroom apartments for lower income households. The land was purchased in 2011 at $800,000 at an average cost of $42,105 per unit. National Core estimated that with inflation, an equivalent property in 2015 would cost approximately $1.2 million. Based on National Core's extensive experience in developing affordable housing in the region, the per-unit land costs typically range from $55,000 to $90,000.

currently be operating as residence. The current property owner purchased the building in 1998 for less than $500,000 for both properties and has done little to no improvements. The properties are significantly underutilized and could be developed with up to 5 units. If the lots combined with the other five adjacent vacant lots the sites could developed up to 18 units.

For the fifth cycle Housing Element, the City has a remaining RHNA of 242 units. The site inventory has identified capacity for 634 units; at least 574 units are on sites suitable for the development of lower income housing. Specifically, up to 240 units can be accommodated on high-density residential properties that allow up to 36 units per acre (RH zone), almost double the City's remaining RHNA for lower income units. Another 113 units can be accommodated on NC properties within AH Overlay at an effective density of 32.4 units per acre. MU and MU Overlay properties can accommodate 30 units at 48.6 units per acre within the AH Overlay and 191 units at 36 units per acre outside the AH Overlay. The RM zone has vacant properties that can accommodate another 60 units. The MU and MU Overlay designations allow for nonresidential development. However, an estimated 221 units can be accommodated on these properties, representing 60 percent above the remaining RHNA for lower income units.

xe2x96xaa Units Built: Between January 1, 2006 and July 5, 2011, the City developed a total of 532 housing units, nearly all of which were market-rate units. Three of these housing units, however, were affordable to lower income households.

In 2006, the San Clemente City Council adopted the Affordable Housing Overlay Zone along El Camino Real. The Overlay is zoned commercial and the only housing which can be built is senior housing or mixed income housing with 51 percent of the units affordable to households earning up to 50 percent of area median income. In 2011, the City adopted a number of amendments to the Affordable Housing Overlay Zone. City-owned parcels along Avenida Serra and Avenida Presidio were added to the Overlay District. The minimum density in the Overlay was increased to 20 units per acre. The City also removed

1. Build new apartments (4% of total number of units) on or off-site, with rental costs affordable to households earning 50% of median income by household size. The number of very-low-income units required is a minimum of 4% of the total number of new units built. The requirement may be varied depending on the number of bedrooms per apartment and market needs. For example, if the developer is building 100 - 3 bedroom homes, and 4 affordable units are required, a minimum of 4 3-bedroom apartments with housing cost at 50% of median income can be built to meet the inclusionary requirement or depending on market needs, and with a recommendation by the Community Development Director, the developer can choose to meet the inclusionary requirement by providing 12 bedrooms in a combination of apartment types including: studios, one-, two-, three- or four-bedroom units, resulting in a variation of the number of housing units. 2. Pay an in-lieu fee. The in-lieu fee will be paid at the same time of payment of building permit