BPAS exemptions — what does NOT count against the cap

Four categories sit outside the allocation. (1) CAROLINA PARK and LIBERTY HILL FARMS: the ordinance sets the 600-unit annual figure 'Exclusive of the dwelling units already allowed by the Carolina Park and Liberty Hill Farms development agreements.' The Town's BPAS page states the program applies 'in all areas of incorporated Mount Pleasant, except Carolina Park and Liberty Hill Farms, which are excluded from this program.' Homes built under those two development agreements are therefore additional to the 600. (2) LOW INCOME / AFFORDABLE HOUSING: 'housing units to provide dwellings for either low income or lower income employees in the workforce are not included in the allocation specified in this section and are in addition to the number of annual permits regulated by this section' (§ 156.1699, formerly § 156.079(B)). The qualifying maximum sales price is tied to HUD income limits and 'shall be updated yearly.' The text carried forward from the prior program referenced FY 2018 HUD limits and a maximum sales price of $212,795 for low income families, or between $212,795 and $315,313 for an owner-occupied dwelling unit. (3) REDEVELOPMENT: 'Redevelopment (tear down and rebuilds) are not subject to the BPAS except if you are adding more dwelling units than what previously existed.' (4) LOTS THAT ALREADY HELD A RESIDENCE: the regulations apply to a building permit application for a residential dwelling unit 'to be placed on a vacant lot or parcel. on which a residence(s) did not exist as of the date of adoption of this system.' The program is residential only — commercial construction is not allocated.