Affordable Housing Development Request for Proposals (Don Juan Avenue)

On June 3, 2025, the City of San Juan Capistrano released a Request for Proposals (RFP) to affordable housing developers to provide development proposals for a senior (62+) affordable housing project at city-owned property located at 31283 – 31297 Don Juan Avenue (Accessor Parcel Numbers: 649-271-69 through 74).

The RFP can be viewed here.

RFP Important Dates: 

  • RFP Issue Date:                                Tuesday, June 3, 2025
  • Deadline to Submit Questions:         Monday, June 23, 2025
  • Proposal Due Date:                          Monday, July 14, 2025

RFP & Project Site Documents: 

  1. Site Map (PDF)
  2. Draft Exclusive Negotiation Agreement (PDF)
  3. Draft Disposition & Development Agreement (PDF)
  4. Preliminary Title Report (PDF)
  5. Phase I Environmental Assessment (PDF)
  6. Preliminary Geotechnical Report (PDF)
  7. Tract Map 16802 (PDF)
  8. Easement Map (PDF)
  9. Plat Survey (PDF)
  10. Preliminary Hydrology Study (PDF)
  11. Preliminary Water Quality Management Plan (PDF)
  12. Master Development Plan Domestic Water System (PDF)
  13. Draft Sewer Hydraulic Model (PDF)

Don Juan Avenue RFP Questions and Answers:

The below questions were received by RFP recipients by June 23, 2025, and the City’s responses were provided by June 26, 2025.

Q1. Is the City expecting a project with more than 8 units to pursue a Rezone and General Plan Amendment?

A1. No. Due to all proposals anticipated to be for 100% affordable housing, and the development site being within a half-mile from the City’s train station, it is anticipated that any development of over 8 units will be taking advantage of the state Density Bonus laws, which allow for developments to exceed the maximum density established by the City’s General Plan and zoning.

Q2. The RFP requires proposals provide cost estimates in the development pro forma including payment of California prevailing wages. Is payment of prevailing wage a requirement?

A2. No. The RFP was written with an expectation that many funding sources for affordable housing require prevailing wage; however, the inclusion of prevailing wage is not required for the proposal.

Ultimately, the requirement for prevailing wage will be depended upon the successful proposal’s funding sources, state law being taken advantage of, and proposed land disposition.

Q3. The RFP requires rents to be made affordable to low-income households as calculated by California Health and Safety Code 50093; however, when pursuing California Tax Credit Allocation Committee credits, they use a different calculation. Can the CTCAC calculation be used?

A3. Should the project anticipate using CTCAC, please include both calculation options, to ensure all proposals can be reviewed based on the same information

Q4. Can the easement for the road, established with approved Tract 16802, with the 4 lots be disregarded for the proposed project?

A4. It is the City’s understanding is that in order to build within Lot A of Tract 16802, where the roadway easement is located, and to remove the lot lines from the central area of the project site, the project must process a new map where the lot is reverted to a single lot, or the majority of the lot lines removed for the modified development.

Should the successful proposal require the removal of Lot A and reconfiguration of lot lines, City staff anticipates being able to support the subdivision map application which would facilitate the development of the selected proposal. Please note that the final alignment and reestablishment of utility easements will remain at the discretion of the utility holders (i.e. Santa Margarita Water District, Southern California Edison, SoCal Gas & Electric, etc.).