•itwouldnotprovide“afullrangeof…cost”–aswehaverepeatedlydescribed,the <br />proposedPUDwouldincontrovertiblybeforthewealthy,becauselow,moderate,andeven <br />mostmiddleincomefamiliescouldnotaffordtofinancepurchaseofalot,constructionofa <br />house,andmeetannualnecessaryexpensesformortgage,taxes,maintenance,etc.–plusnow <br />apossibleassessmentfromabout$30,000to$100,000perlotfortherequirednewEWEB <br />pumpingstationandrelatedwaterinfrastructure. <br />•itwouldnotprovide“afullrangeof…location”–buyerscouldchooseamonglots,but <br />allarelocatedinthesameclusteredarrangement,onaprivateroadthatloopsbacktoCapital <br />Dr.,presentinglimitedandpotentiallydangeroustrafficandsafetyconditions,withno <br />proximitytoservices,employment,ortransportationnetworks. <br />Consequently,theApplicationdoesnotprovidesufficientcredibleevidencetoconformto <br />themultiplerequirementsofCriterionEC9.8320(1)PolicyA.17andshouldbedenied. <br />PolicyA.20Encouragehomeownershipofallhousingtypes,particularlyfor <br />lowincomehouseholds. <br />This PolicyA.20 issimilartoelementsof PolicyA.17 butwiththeemphasison“lowincome <br />households.”Theapplicationdoesnotevenbothertoprovideanydiscussionunderthis <br />criterion,butsimplyreferences EC9.8300(1)(c)\[Seeourdiscussionbelowunder EC9.8320 <br />(10)(k),p.127\].WehaverefutedApplication’sclaimsatthatpoint,aswellasabovein Policy <br />A.10 and PolicyA.17.TheproposalfortheCHPUDdoesnotincludewhatisuniversally <br />understoodandacceptedas“affordablehousing”forthoseindividualsandfamiliesatlow, <br />middle,andlimitedincomelevels.Rather,theproposalisforhousingaffordablebythewealthy <br />withcashand/orahighcreditrating. <br />BecausetheproposedCHPUDdoesnotoffera“fullrange”of“allhousingtypes”(asper <br />PolicyA.17),itdoesnottargetorencourage“lowincomehouseholds.”Theycouldnotafford <br />tobuyintotheproposeddevelopment. <br />ApplicationallegesthattheproposedCHPUD“willofferarangeofhousingtypes/building <br />sizes”(p.14of67).Howevertheplanoffersonlytwonewlots(arecentchangefromthe <br />originalfilingofonelot),eachwithanoptionforeitheronesingle,ortwoorthreeattached <br />singlefamilyunits.Thetwo-lotoptionrepresents6%oftotal34proposedlots.Ifbothwerebuilt <br />withthreeunits,theywouldrepresent11%ofthemaximumproposed38units.Thesenumbers <br />showthattheproposalishardlya“range”or“variety.”Alltherestofthe32lotswouldbe <br />single-familydetachedconstruction.Regardlessofthenumberoflevelsorsquarefootageof <br />single-familydetachedhouses,theyareallofonetype–nota“variety.” <br />ApplicationclaimsrepeatedlythattheproposedPUDwouldprovidea“variety”ofhousingfor <br />allincomelevels.However,costforlotsandutilityservicescouldwellbeover$200,000.Each <br />ownerwouldthenhavetobuildacustomhome.Thus,totalcostswouldeasilyexceed$600,000, <br />orevenmorethantwicethe$377,000averagepriceforathreebedroomhomein2017(See <br />above,PolicyA.17). <br />15 <br /> <br />