NS-3075 - Uncodified Local AB 2011 Implementing Ordinance Revision

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ATTACHMENT 3 Criteria for Selecting Alternative Sites for AB 2011- Affordable The following suitability criteria was used to identify parcels listed in Table 6 under the Meets Suitability Criteria column: 1. AB 2011 Site Criteria: AB 2011 requires that alternative sites comply with Government Code Sec. 65912.111(b) through (f). 2. Opportunity Areas: Opportunity areas are sites located within a Specific Plan area or a General Plan Focus Area. The City has a made a concerted effort over the past 10 years to foster development activity, the creation of community amenities, and public service improvements into these areas. These areas stand to provide improved access to opportunities into the future. 3. Access to Public Transit: Site is located within a high qualitytransit area. 4. Existing Use: Uses that are similar to those that have been previously recycled in surrounding communities (e.g., industrial uses, shopping centers and retail stores, office complexes, standalone restaurants and retail uses, and single-family buildings). 5. Year: Structure was built prior to 1985 (over 40 years of age), making redevelopment of the site more probable. 6. Building/Land Value: Property improvement value is less than half of the land value (ratio is less than 1.00). AB 2011 (Affordable) requires that all alternative sites comply with Government Code Sec. 65912.111(b) through (f). All sites identified in Table 6 below have been reviewed by HCD staff and determined to comply with the aforementioned Government Code section. The detailed site and environmental criteria analysis of the alternative sites is provided separately. The alternative sites are within or near a specific plan area or General Plan Focus Area. These areas have been identified by the City for higher intensity development. These areas are also undergoing significant levels of reinvestment from both the City and the private sector. As such, they are opportune sites for redevelopment. Moreover, these areas provide housing opportunities for lower income residents in close proximity to amenities, jobs, resources, and mobility options. Alternative sites were also selected based on proximity to public transportation options. Housing near transit can be beneficial for low-income residents by allowing them to live in areas with opportunities without the costs of car ownership. Key sites with existing uses that are ripe for redevelopment typically contain older structures and are underutilized given the development potential afforded by the mixed -use development standards. Examples of existing uses on alternative sites include commercial uses, office, auto sales lots, structures with large surface parking lots, and single family residences. These align with uses identified in Table 3 and Table 4 which list housing/mixed-use projects in the City and region, Including affordable housing, which have recently been entitled, are under construction, or completed. The average building ageforthe sites is over 65 years old. The lifespa n of a commercial building on average ranges from 50 to 60 years, depending on the preservation techniques employed by the owner and the 13 Ordinance No. NS-3075