Cover story: Creating an affordable neighborhood Cover story: Creating an affordable neighborhood (October 19, 2005)

The 47-house development would have 20 below-market-rate homes selling for under $400,000

By Rory Brown

Almanac Staff Writer

What is now just two Sunset magazine "Idea Houses" on Hamilton Avenue in Menlo Park may very well become an entire neighborhood.

An additional 45 homes, all with environmentally friendly features, and 20 of which would be priced as below-market-rate (BMR) units, could soon be approved and built adjacent to the existing Sunset houses in the Belle Haven community.

At its October 25 meeting, the City Council will consider a proposal by Palo Alto-based Clarum Homes to amend the general plan and rezone a 6.2-acre site in order to construct detached two-story, single-family homes and a 0.92-acre park at 507-555 Hamilton Ave., between Chilco Street and Henderson Avenue.

The site was previously filled by a variety of industrial and commercial uses, including plumbing and painting companies that were demolished in 2003.

If the project is approved, the Idea Houses, currently being showcased for the public, would eventually be sold and occupied.

While the proposed homes wouldn't share all of the energy-saving attributes of the Sunset houses opened for public viewing October 7, they would have environmentally friendly, "green" features.

"All of the homes will have environmentally preferable building materials, be energy-efficient and have solar panels on the rooftops," said Arlinda Heineck, the city's community development director.

An unusually high 43 percent of the homes would be BMR units -- much more than the required 15 percent.

The estimated price range for the BMR units is $325,000 to $400,000, said Megan Norwood, management analyst for the housing and redevelopment department.

The midpoint for the market-rate homes is estimated at $650,000, she said.

"New entry-level housing is a major goal of the city's redevelopment plan," said Ms. Heineck. "The city sold the property to this developer because it met the city's provisions for low-income housing."

Of the proposed 20 BMR units, 15 would have three bedrooms and two-and-a-half-baths, and total 1,964 square feet. The other five would have four bedrooms and three baths, and range from 2,184 to 2,375 square feet.

Of the 27 market-rate units, 24 would be four-bedroom and three-bath units of 2,184 square feet.

The lot sizes range from 2,540 to 5,680 square feet.

To be eligible for the BMR units, applicants must meet specific income limits according to family size. All applying families must have at least three members.

Additional guidelines will also be implemented so certain city residents and employees have precedence in purchasing the homes.

"Normally, BMR units are filled on a first-come, first-serve basis," said Ms. Heineck. "But on this particular list, those who fall within certain parameters will have priority."

Teachers accredited in the Ravenswood City Elementary School District (the district the homes will be in) -- as well as in Menlo Park City, Las Lomitas and San Mateo County Community College school districts -- are all considered preferred applicants for the BMR units, and will be placed near the top of the waiting list.

Teachers in the San Mateo County Community College District don't necessarily have to live or work in Menlo Park, said Ms. Norwood.

Other applicants who will receive priority include city of Menlo Park employees, Belle Haven residents, health care workers who live or work in Menlo Park, and firefighters and paramedics of the Menlo Park Fire Protection District.

When a Menlo Park homeowner moves out of a BMR unit, the home is sold back to the city at the base price plus one-third of the percentage increase in the consumer price index, according to Ms. Norwood.

The projected path for the Dumbarton Rail would run very close to the north side of the site, so the units must be able to sustain extra noise and vibration impacts.

"The windows of the homes will be soundproofed, and there will be a 10-foot-tall sound wall between the projected track and the homes," Ms. Heineck said.

The city is also looking into the possibility of asking that the train horn not be blown at the Willow Road crossing, said Ms. Heineck.

Who qualifies?

To qualify for the Hamilton Avenue below-market-rate units, an applicant must be an employee or resident of Menlo Park, with the exception of teachers accredited in the San Mateo County Community College District.

An applicant's family must have at least three members, and there are income limits according to family size. For example, a four-person family can earn a maximum of $114,000 a year to be eligible for a BMR unit.

For the Hamilton BMR units, preference will be given to the following groups:

** Accredited public school teachers in the Ravenswood City Elementary, Menlo Park City, Las Lomitas and San Mateo County Community College school districts.

** City of Menlo Park employees.

** Belle Haven residents.

** Health-care workers who live or work in Menlo Park.

** Firefighters and paramedics of the Menlo Park Fire Protection District.

To learn more about the income limits of the BMR housing program, or to acquire an application to be placed on the waiting list, contact the city housing and redevelopment department at 330-6706, or click on "Housing and Redevelopment" under the "City Departments" link at www.menlopark.org.

Just the facts

** 47 new homes , including 20 below-market-rate (BMR) units ** Estimated price of BMR house : $325,000 to $400,000 ** Estimated price of market-rate house : about $650,000 ** Of the 20 BMR units , 15 will be three-bedroom/two-and-a-half bath 1,964-square-feet homes; the remaining five will be four-bedroom/three-bath homes ranging from 2,184 to 2,375 square feet. ** Of the 27 market-rate homes , sizes will range from 1,964 to 2,375 square feet; 24 will be four-bedroom/three-bath units of at least 2,184 square feet.

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