Carson City Zoning Code
CHAPTER 4
DENSITY BONUS PROVISIONS FOR RESIDENTIAL UNITS
§ 9400 Purpose.
This Chapter is being enacted: (1) to provide incentives for the production of housing for very low income, low income, moderate income and senior citizen households; (2) to provide incentives for the creation of rental housing serving lower and moderate income households; (3) to provide incentives for the construction of child care facilities serving very low, lower and moderate income households; and (4) to implement Sections 65915, 65915.5, and 65917 of the California Government Code as required by Section 65915(a). In enacting this Chapter, the City also intends to implement the goals, objectives, and policies of the City's general plan housing element to encourage the construction of affordable housing in the City. It is also the City's intent to encourage the development of rental housing to serve an economically diverse community. Accordingly, the City desires to provide a density bonus upon the request of an applicant when the applicant includes affordable or senior citizen restricted units in a project. This Chapter implements the laws for density bonuses and other incentive and concessions available to qualified applicants under Government Code Sections 65915 through 65918. In the event these Government Code sections are amended, those amended provisions shall be incorporated into this Chapter as if fully set forth herein.
(Ord. 10-1456 § 1)
§ 9401 Definitions.
For purposes of this Chapter, the following definitions shall apply. Unless specifically defined below, words or phrases shall be interpreted as to give this Chapter its most reasonable interpretation.
A.
"Affordable ownership costs"
means average annual housing costs, including mortgage payments, property taxes, homeowners' insurance, and homeowners' association dues, if any, which do not exceed the following:
Very low income households: fifty (50) percent of area median income, adjusted for assumed household size based on unit size, multiplied by thirty (30) percent. |
Lower income households: seventy (70) percent of area median income, adjusted for assumed household size based on unit size, multiplied by thirty (30) percent. |
Moderate income households: one hundred ten (110) percent of area median income, adjusted for assumed household size based on unit size, multiplied by thirty-five (35) percent. |
B.
"Affordable rent"
means annual rent, including utilities and all fees for housing services, which does not exceed the following:
Very low income households: fifty (50) percent of area median income, adjusted for assumed household size based on unit size, multiplied by thirty (30) percent. |
Lower income households: sixty (60) percent of area median income, adjusted for assumed household size based on unit size, multiplied by thirty (30) percent. |
C.
"Affordable units"
are dwelling units which are affordable to very low, lower, or moderate income households as defined by this Chapter or by any federal or state housing program and are subject to rental, sale, or resale restrictions to maintain affordability.
D.
"Applicant"
means a developer or applicant for a density bonus who seeks and agrees to construct a qualified housing development on or after the effective date of the ordinance codified in this Chapter pursuant to Section 65915, subdivision (b), of the California Government Code.
E.
"Area median income"
means area median income for Los Angeles County as published by the State of California pursuant to California Code of Regulations, Title 25, Section 6932, or a successor provision.
F.
"Assumed household size based on unit size"
means a household of one (1) person in a studio apartment, two (2) persons in a one (1) bedroom unit, three (3) persons in a two (2) bedroom unit, and one (1) additional person for each additional bedroom thereafter.
G.
"Child care facility"
means a child day care facility other than a family day care home including, but not limited to, infant centers, preschools, extended day care facilities, and school age child care centers.
H.
"Common interest development"
bears the same meaning as defined in Section 1351 of the California Civil Code.
I.
"Density bonus"
means a density increase over the otherwise allowable zoning maximum residential density on a site as of the date of application by the applicant to the City, granted pursuant to this Chapter.
J.
"Density bonus units"
means residential units granted pursuant to this Chapter which exceed the otherwise allowable zoning maximum residential density for a housing development.
K.
"Development standard"
means any site or construction condition including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an on-site open-space requirement, or a parking ratio that applies to a housing development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, or regulation. A "site and construction condition" is a development condition or law that provides a specification for the physical development of a site and buildings on the site in a housing development.
L.
"First approval"
means the first of the following approvals to occur with respect to a housing development: specific plan, development agreement, planned development permit, tentative map, minor land division, use permit, design permit, building permit, or any other similar permit or entitlement listed in this code.
M.
"Household income"
means the combined adjusted gross household income for all adult persons living in a residential unit as calculated for the purpose of the Section 8 program under the United States Housing Act of 1937, as amended, or its successor provision.
1.
"Very low income household"
shall have the same meaning as provided in California Health and Safety Code Section 50105.
2.
"Lower income household"
shall have the same meaning as provided in California Health and Safety Code Section 50079.5.
3.
"Moderate income household"
shall have the same meaning as provided in California Health and Safety Code Section 50093.
N.
"Housing development"
means one or more groups of projects for residential units in the planned development of the City. "Housing development" also includes a subdivision or common interest development, as defined in Section 1351 of the California Civil Code, approved by the City and consisting of residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial rehabilitation of an existing multifamily dwelling, as defined in subdivision (d) of Section 65863.4 of the California Government Code, where the result of the rehabilitation would be a net increase in available residential units. For the purpose of calculating a density bonus, the residential units shall be on contiguous sites that are the subject of one development application, but do not have to be based upon individual subdivision maps or parcels. For purposes of this Chapter, "housing development" does not include projects for less than five (5) dwelling units.
O.
"Incentives and concessions"
are regulatory concessions as listed in CMC § 9407.
P.
"Market-rate unit"
means a dwelling unit which is not an affordable unit or an inclusionary unit.
Q.
"Maximum residential density"
means the maximum number of dwelling units permitted by the zoning ordinance and land use element of the general plan or, if a range of density is permitted, means the maximum allowable density for the specific zoning range and land use element of the general plan applicable to the project. Where the density allowed under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan, the general plan density shall prevail. The maximum allowable density is based on the date an application for a housing development is deemed complete. This definition is used to calculate a density bonus pursuant to this Chapter.
R.
"Senior citizen housing development"
means senior citizen housing as defined in Section 51.3 (a housing development developed, substantially rehabilitated, or substantially renovated for senior citizens that has at least thirty-five (35) dwelling units) and Section 51.12 of the California Civil Code, or a mobilehome park that limits residency based on age requirements for housing for older persons pursuant to Section 798.76 or 799.5 of the California Civil Code.
S.
"Specific adverse impact"
means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the housing development was deemed complete. Mere inconsistency with the zoning ordinance or general plan land use designation shall not constitute a specific adverse impact upon the public health or safety.
(Ord. 10-1456 § 1)
§ 9402 Density Bonuses for Affordable and Senior Citizen Housing.
A.
Very Low and Lower Income Housing and Senior Citizen Housing. Upon written request to the City, an applicant for a housing development is eligible for one (1) density bonus of twenty (20) percent over the maximum residential density (except in the case of senior citizen housing, as provided below); provided, that the applicant agrees to construct the housing development in accordance with one (1) of the following criteria:
1.
Five (5) percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable rent or ownership costs to very low income households; or
2.
Ten (10) percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable rent or ownership costs to lower income households; or
3.
A senior citizen housing development. For senior citizen housing developments, the density bonus shall be twenty (20) percent of the number of senior housing units provided.
B.
Moderate Income Housing. Upon written request to the City, an applicant for a housing development is eligible for one (1) density bonus of five (5) percent over the maximum residential density if the applicant agrees to construct the housing development in accordance with all of the following criteria:
1.
At least ten (10) percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable ownership costs to moderate income households; and
2.
The housing development is a common interest project as defined by Section 1351 of the California Civil Code; and
3.
All of the dwelling units in the housing development are offered for sale to the public.
C.
Higher Density Bonus for Greater Contribution of Affordable Units. Upon written request to the City, an applicant for a housing development that is eligible for a density bonus based upon the contribution of affordable units, may receive a higher amount of density bonus if the percentage of very low, lower, and moderate income housing units exceeds the base percentage established in subsection (A) or (B) of this Section, as follows:
1.
Very low income units – For each one (1) percent increase above five (5) percent in affordable units for very low income households, the density bonus shall be increased by two and one-half (2.5) percent up to a maximum of thirty-five (35) percent, as follows:
Percentage Very Low Income Units | Percentage Density Bonus |
|---|---|
5 | 20 |
6 | 22.5 |
7 | 25 |
8 | 27.5 |
9 | 30 |
10 | 32.5 |
11 | 35 |
2.
Lower income units – For each one (1) percent increase above ten (10) percent in affordable units for lower income households, the density bonus shall be increased by one and one-half (1.5) percent up to a maximum of thirty-five (35) percent, as follows:
Percentage Low Income Units | Percentage Density Bonus |
|---|---|
10 | 20 |
11 | 21.5 |
12 | 23 |
13 | 24.5 |
14 | 26 |
15 | 27.5 |
16 | 29 |
17 | 30.5 |
18 | 32 |
19 | 33.5 |
20 | 35 |
3.
Moderate income ownership units – For each one (1) percent increase above ten (10) percent in affordable units offered for sale to moderate income households, the density bonus shall be increased by one (1) percent up to a maximum of thirty-five (35) percent, as follows:
Percentage Moderate Income Units | Percentage Density Bonus |
|---|---|
10 | 5 |
11 | 6 |
12 | 7 |
13 | 8 |
14 | 9 |
15 | 10 |
16 | 11 |
17 | 12 |
18 | 13 |
19 | 14 |
20 | 15 |
21 | 16 |
22 | 17 |
23 | 18 |
24 | 19 |
25 | 20 |
26 | 21 |
27 | 22 |
28 | 23 |
29 | 24 |
30 | 25 |
31 | 26 |
32 | 27 |
33 | 28 |
34 | 29 |
35 | 30 |
36 | 31 |
37 | 32 |
38 | 33 |
39 | 34 |
40 | 35 |
D.
Continued Affordability. Affordable units qualifying a housing development for a density bonus shall remain affordable as follows:
1.
Very low income, low income and moderate household units shall remain affordable to the designated income group for a minimum of thirty (30) years, or for a longer period of time if required by any construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program applicable to the dwelling units.
2.
Each household unit shall remain affordable for the period set forth in subsection (D)(1) of this Section unless circumstances require the household to sell and they are unable to find qualified buyers in which event an equity sharing repayment to the City or the agency low and moderate income housing fund shall be required.
3.
Notwithstanding the foregoing, very low-, low-, and moderate-income units in housing developments qualified for a density bonus that are located in or found by the redevelopment agency to benefit a redevelopment project area shall remain at an affordable level for a period of not less than forty-five (45) years for owner-occupied units, and not less than fifty-five (55) years for rental units, in accordance with applicable provisions of the California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.).
4.
Any contract, deed restriction, or other instrument used to implement the continued affordability pursuant to this Section, shall be signed by the applicant and by the City as parties. If the housing development is located in or found by the redevelopment agency to benefit a redevelopment project area, such contract, deed restriction, or other instrument shall be signed by the redevelopment agency as a party or, at the redevelopment agency's election, the contract, deed restriction, or other instrument shall identify the redevelopment agency as an express third-party beneficiary with the right to enforce the terms of such contract, deed restriction, or other instrument.
E.
Specification of Basis for Density Bonus. Each applicant who requests a density bonus pursuant to CMC § 9403(A) shall elect whether the bonus will be awarded on the basis of subsection (A)(1), (A)(2), (A)(3) or subsection (B) of this Section. Each housing development is entitled to only one (1) density bonus, which may be selected based on the percentage of either very low income affordable housing units, lower-income affordable housing units or moderate-income affordable housing units, or the development's status as a senior citizen housing development. Density bonuses from more than one (1) of these categories may not be combined.
(Ord. 10-1456 § 1)
§ 9403 Additional Density Bonus for Donations of Land.
A.
Upon written request, when an applicant for a tentative map, subdivision map, parcel map, or other residential development approval qualified for a density bonus pursuant to CMC § 9402 also donates land to the City in accordance with this Section, the applicant shall be entitled to an additional density bonus. Applicants donating land to the City shall be eligible for an additional fifteen (15) percent density bonus at the site of the housing development if the donated land is suitable for the construction of very low income units equaling at least ten (10) percent of the market-rate units being constructed for the project. The density bonus provided pursuant to this Section shall be in addition to any density bonus granted pursuant to CMC § 9402, up to a maximum combined density bonus of thirty-five (35) percent.
B.
To qualify for the additional density bonus described in subsection (A) of this Section, the donation of land must meet all of the following criteria:
1.
The tentative map, subdivision map, parcel map, or other residential development must otherwise be subject to a density bonus pursuant to CMC § 9402; and
2.
The land must be transferred no later than the date of the approval of the final subdivision map, parcel map, or housing development application; and
3.
The developable acreage and zoning classification of the land being transferred must be sufficient to permit construction of dwelling units affordable to very low income households in an amount not less than ten (10) percent of the total number of market rate dwelling units in the proposed development (i.e., the proposed development before the addition of any density bonus); and
4.
The donated land is at least one (1) acre in size or is large enough to permit development of at least forty (40) units, has the appropriate general plan land use designation, has the appropriate zoning and development standards for affordable housing and, at the time of project approval is, or at the time of construction will be, served by adequate public facilities and infrastructure; and
5.
No later than the date of approval of the final map, parcel map, or other development application for the housing development, the donated land must have all of the applicable permits and approvals (other than building permits) necessary for the development of the very low income housing units on the donated land, except that the City may subject the proposed housing development to subsequent design review to the extent authorized by California Government Code Section 65583.2, subsection (i), if the design is not reviewed by the City prior to the time of transfer; and
6.
The donated land is subject to a deed restriction ensuring continued affordability of the very low income units consistent with CMC § 9402(D), which deed restriction shall be recorded upon the donated property at the time of its transfer; and
7.
The land will be transferred to the City, the redevelopment agency of the City, or to a housing developer approved by the City. The City reserves the right to require the applicant to identify a developer and to require that the land be transferred to that developer; and
8.
The land is within the boundary of the proposed housing development or within one-quarter (0.25) mile of the boundary of the proposed housing development; and
9.
No later than the date of approval of the final map, parcel map, or other development application for the housing development, a proposed source of funding for the construction of the very low income units shall be identified.
C.
Additional Density Bonus Based on Greater Suitability of Land for Very Low Income Housing. For each one (1) percent increase above the minimum ten (10) percent in the number of very low income housing units that can be accommodated on the donated land, the maximum density bonus shall be increased by one (1) percent, up to a maximum of thirty-five (35) percent, as follows:
Percentage of Very Low Income Units That Can Be Accommodated on Donated Land | Percentage of Additional Density Bonus |
|---|---|
10 | 15 |
11 | 16 |
12 | 17 |
13 | 18 |
14 | 19 |
15 | 20 |
16 | 21 |
17 | 22 |
18 | 23 |
19 | 24 |
20 | 25 |
21 | 26 |
22 | 27 |
23 | 28 |
24 | 29 |
25 | 30 |
26 | 31 |
27 | 32 |
28 | 33 |
29 | 34 |
30 | 35 |
(Ord. 10-1456 § 1)
§ 9404 Density Bonus and Incentives for Condominium Conversions.
A.
An applicant for a conversion of existing rental apartments to condominiums is eligible for either a density bonus or other incentives of equivalent financial value, at the option of the City, if the applicant agrees to provide: (1) at least thirty-three (33) percent of the total units of the proposed condominium project to persons and families of low or moderate income as defined in Section 50093 of the Health and Safety Code, or (2) at least fifteen (15) percent of the total units of the proposed condominium project to lower income households as defined in Section 50079.5 of the Health and Safety Code, and (3) the applicant agrees to pay for the reasonably necessary administrative costs incurred by the City pursuant to this Section.
B.
Condominium conversions qualified under subsection (A) of this Section, above, may receive one (1) of the following, at the City's option:
1.
A flat density bonus of twenty-five (25) percent to be provided within the existing structure or structures proposed for conversion, excepting that a condominium conversion is ineligible for this bonus if the apartments to be converted originally received a density bonus or incentives pursuant to any other provisions of this Chapter 4 or pursuant to California Government Code Section 65915. An applicant may choose to implement a lower density bonus.
2.
Incentives of equivalent financial value in the form of a reduction or waiver of requirements or fees which the City might otherwise apply as conditions of conversion approval. "Other incentives of equivalent financial value" shall not be construed to require the City to provide cash transfer payments or other monetary compensation to the condominium conversion project or its applicant.
C.
The City reserves the right to place such reasonable conditions on the granting of a density bonus or other incentives of equivalent financial value pursuant to this Section as it finds appropriate, including, but not limited to, conditions which assure continued affordability of units to subsequent purchasers who are persons and families of low and moderate income or lower income households.
D.
Condominium conversions are eligible only for the granting of a density bonus or incentive of equivalent value pursuant to this Section, which bonus or incentive may not be granted in addition to, or combined with, any other incentives, concessions, density bonuses or waivers and reductions of development standards pursuant to other sections of this Chapter 4. Nothing in this Section shall be construed to require the City to approve a proposal to convert rental apartments into condominiums.
(Ord. 10-1456 § 1)
§ 9405 Density Bonus and Concessions/Incentive for Child Care Facilities.
A.
A housing development that is eligible for a density bonus pursuant to CMC § 9402, above, and also includes a child care facility qualified under this Section is eligible for either of the following, at the option of the City, if requested in writing by the applicant:
1.
An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility; or
2.
An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility.
B.
A child care facility will only qualify the housing development for an additional density bonus or incentive or concession if it is (1) located on the premises of, as part of, or adjacent to the housing development, and (2) the housing development is otherwise eligible for a density bonus pursuant to CMC § 9402. As a condition of approving the additional density bonus for the housing development, the child care facility must meet all of the following criteria:
1.
The child care facility may be used only for child care for a period of time that is as long as or longer than the period of time during which the affordable units are required to remain affordable as stated in deed restrictions and pursuant to CMC § 9402(D); and
2.
Of the children who attend the child care facility, the percentage of children of very low income households, lower income households, or moderate income households shall be equal to or greater than the percentage of dwelling units that are proposed to be affordable to very low income households, lower income households, or moderate income households pursuant to CMC § 9402.
C.
Notwithstanding any requirement of this Section, the City shall not be required to provide a density bonus or concession or incentive for a child care facility if it makes a written finding, based upon substantial evidence, that the community already has adequate child care facilities.
(Ord. 10-1456 § 1)
§ 9406 General Provisions Governing Density Bonus Calculations.
A.
For the purposes of any provisions in this Chapter 4, an applicant may elect to accept a lesser percentage of density bonus than that to which the housing development is eligible.
B.
When calculating the number of permitted density bonus units, any calculations resulting in fractional units shall be rounded up to the next larger whole number.
C.
For the purpose of calculating a density bonus, the dwelling units shall be on contiguous sites that are the subject of one (1) development application, but do not have to be based upon individual subdivision maps or parcels. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the affordable units are located.
D.
For the purposes of this Chapter 4, the "total units" or "total dwelling units" in a housing development does not include those units added by any density bonus.
E.
Regardless of the number or extent of affordable units, senior housing, land dedication, child care facilities or other qualifications for a density bonus provided in any single housing development, no housing development may be entitled to a total density bonus of more than thirty-five (35) percent.
Types of Affordable Units Providing Eligibility for a Density Bonus | Minimum % | Bonus Granted | Additional Bonus for Each 1% Increase in Affordable Units | % Affordable Units Required for Maximum 35% Bonus |
|---|---|---|---|---|
A density bonus may be selected from only one category, except that bonuses for land donation may be combined with others, up to a maximum of 35%, and an additional sq. ft. bonus may be granted for a child care facility. | ||||
Affordable Housing | ||||
- Very low income | 5% | 20% | 2.5% | 11% |
- Lower income | 10% | 20% | 1.5% | 20% |
- Moderate income (ownership units only) | 10% | 5% | 1% | 40% |
Senior citizen housing | Qualified senior citizen housing development | 20% of the senior citizen housing units | – | – |
Land donation for very low income housing | Land donated can accommodate 10% of market rate units, plus housing development qualifies for density bonus as an affordable or senior project. | 15% | 1% | 30% of market-rate units (assuming housing development provides 5% very low income units) |
Condominium Conversion | ||||
- Lower income | 15% | 25%(1) | – | – |
- Low/Moderate income | 33% | 25%(1) | – | – |
Child care facility | Housing development qualifies for density bonus as an affordable or senior project. | Sq. ft. in child care facility(1) | – | – |
Notes: |
|---|
(1) Maximum of 25% bonus for condominium conversions, or an incentive of equal value, at the City's option. |
(Ord. 10-1456 § 1)
§ 9407 Incentives and Concessions for Affordable Housing.
A.
Definition of a Qualified Concession or Incentive. An applicant for a density bonus pursuant to CMC § 9402 may also submit to the City a written proposal for specific incentives or concessions as provided in this Section. The applicant may also request a meeting with the Director to discuss such proposal. For purposes of this Chapter, concessions and incentives include any of the following:
1.
Reductions in site development standards or modifications of zoning requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the California Health and Safety Code. These include, without limitation, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required. In order to qualify as a "concession or incentive," the City must be able to find that the requested reductions in site development standards result in identifiable, financially sufficient, and actual cost reductions.
2.
Approval of mixed use zoning in conjunction with the housing development if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial or other land uses are compatible with the housing development and the existing or planned development in the area where the proposed housing development will be located; or
3.
Other regulatory incentives or concessions proposed by the applicant or the City, so long as the City can find that such proposals result in identifiable, financially sufficient, and actual cost reductions.
B.
Findings to Deny Concession or Incentive. The City shall grant the concession or incentive requested by the applicant unless the City makes a written finding, based upon substantial evidence, of any of the following:
1.
The concession or incentive is not required in order to provide for affordable housing costs or for affordable rents for the targeted units to be set as specified in CMC § 9402; or
2.
The concession or incentive would have a specific adverse impact; or
3.
The concession or incentive would be contrary to State or Federal Law.
C.
Number of Concessions or Incentives. If all other provisions of this Section are satisfied, an applicant will be eligible for the following number of incentives and concessions:
1.
One (1) incentive or concession for housing developments where at least five (5) percent of the total units are for very low income households, at least ten (10) percent of the total units are for lower income households, or at least ten (10) percent of the total units in a common interest development are sold to moderate income households; or
2.
Two (2) incentives or concessions for housing developments where at least ten (10) percent of the total units are for very low income households, at least twenty (20) percent of the total units are for lower income households, or at least twenty (20) percent of the total units in a common interest development are sold to moderate income households.
3.
Three (3) incentives or concessions for housing developments where at least fifteen (15) percent of the total units are for very low income households, at least thirty (30) percent of the total units are for lower income households, or at least thirty (30) percent of the total units in a common interest development are sold to moderate income households.
Affordable Units or Category | % of Affordable Units | ||
|---|---|---|---|
Pursuant to State Density Bonus | |||
Affordable Housing | |||
- Very low income | 5% | 10% | 15% |
- Lower income | 10% | 20% | 30% |
- Moderate income (ownership units only) | 10% | 20% | 30% |
Maximum Incentive(s)/Concession(s)(1), (2), (3) | 1 | 2 | 3 |
Notes: |
|---|
(1) An incentive or concession may be requested only if an application is also made for a density bonus. |
(2) Incentives or concessions may be selected from only one category (very low, lower, or moderate). |
(3) No incentives or concessions are available for land donation. |
D.
This Section does not limit or require the provision of direct financial incentives for the housing development, including the provision of publicly owned land, by the City or the waiver of fees or dedication requirements. Nor does any provision of this Section require the City to grant an incentive or concession found to have a specific adverse impact.
E.
The granting of a concession or incentive shall not be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval.
(Ord. 10-1456 § 1)
§ 9408 Waivers and Modifications of Development Standards.
A.
Applicants granted a density bonus pursuant to CMC § 9402 may, by written proposal, seek a waiver, modification or reduction of development standards that would otherwise have the effect of physically precluding the construction of the housing development at the densities or with the concessions or incentives permitted pursuant to this Chapter. The applicant may also request a meeting with the City to discuss such request for waiver and modifications.
B.
In order to obtain a waiver or modification of development standards, the applicant shall show that the development standards will have the effect of precluding the construction of a housing development meeting the criteria of CMC § 9402(A) at the densities or with the concessions or incentives permitted by this Chapter.
C.
A proposal for the waiver or reduction of development standards pursuant to this Section shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to CMC § 9407.
D.
The City may deny a request for any waiver, modification or reduction of development standards if the waiver, modification or reduction would have a specific adverse impact.
(Ord. 10-1456 § 1)
§ 9409 Parking Incentives.
Upon the written request of the applicant for a housing development meeting the criteria for a density bonus under CMC § 9402, the City shall not require a vehicular parking ratio that exceeds the following:
A.
Zero (0) to one (1) bedroom units: one (1) on-site parking space.
B.
Two (2) to three (3) bedroom units: two (2) on-site parking spaces.
C.
Four (4) and more bedroom units: two and one-half (2.5) parking spaces.
Guest parking and handicapped parking shall be included within the maximum number of spaces that may be required. If the total number of parking spaces required for a housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this Section, a housing development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking. For purposes of this Chapter, the parking ratios set forth in this Section shall be deemed a concession or incentive available to the applicant under CMC § 9407.
(Ord. 10-1456 § 1)
§ 9410 Standards for Density Bonus Housing Developments.
A.
Affordable units qualifying a housing development for a density bonus shall be reasonably dispersed throughout the housing development and compatible with the design of market-rate units in terms of appearance, materials, and finished quality. The applicant may reduce the interior amenities and square footage of inclusionary units, provided all units conform to all other requirements of the Carson Municipal Code.
B.
For developments with multiple market-rate units containing differing numbers of bedrooms, affordable units qualifying a housing development for a density bonus shall be representative of the market-rate unit mix.
C.
All building permits for affordable units qualifying a housing development for a density bonus shall be issued concurrently with, or prior to, issuance of building permits for the market-rate units, and the affordable units shall be constructed concurrently with, or prior to, construction of the market-rate units. Occupancy permits and final inspections for affordable units qualifying a housing development for a density bonus shall be approved concurrently with, or prior to, approval of occupancy permits and final inspections for the market rate units.
(Ord. 10-1456 § 1)
§ 9411 Application Requirements.
A.
An application for a density bonus, incentive, concession, waiver, modification, or revised parking standard pursuant to this Section shall be submitted with the first approval of the housing development and processed concurrently with all other applications required for the housing development in compliance with CMC § 9173.1. Further, a qualified density bonus application providing affordable housing shall be exempt from CMC § 9172.21, Conditional Use Permit, however, all density bonus applications for affordable housing shall be subject CMC § 9172.23, Site Plan and Design Review.
B.
For affordable units qualifying the housing development for a density bonus, the application shall include the following information:
1.
A site plan identifying the base project without the density bonus, number and location of all inclusionary units, affordable units qualifying for the project for a density bonus, and proposed density bonus units; and
2.
Proposed category(-ies) qualifying the housing development for a density bonus; and
3.
Level of affordability of all affordable and inclusionary units and proposals for ensuring affordability, if applicable; and
4.
A description of any requested incentives, concessions, waivers or modifications of development standards, or modified parking standards.
5.
If a density bonus or concession is requested for a land donation, the application shall show the location of the land to be dedicated and provide evidence that each of the findings included in CMC § 9403 can be made.
6.
If the density bonus or incentives of equivalent financial value are based upon a condominium conversion with affordable units or senior citizen housing, the application shall demonstrate that the project meets the qualifications for a density bonus applicable to such projects under this Chapter.
7.
If a density bonus or concession is requested for a child care facility, the application shall show the location and square footage of the child care facility and provide evidence that the findings included in CMC § 9405 can be made.
C.
Upon submission of the application to the City, the Director shall determine if the application is complete and conforms to the provisions of the requirements hereof and the requirements of CMC § 9173.1. No application for a first approval for a housing development requesting a density bonus, incentives, concessions, or waivers may be deemed complete unless an affordable and or qualified senior housing plan is submitted conforming to the provisions of this Chapter.
D.
A request for a minor modification of an approved application may be granted by the Director if the modification is substantially in compliance with the original application and the conditions of approval. Other modifications to the affordable housing plan shall be processed in the same manner as the original application.
(Ord. 10-1456 § 1)
§ 9412 Application Review.
A.
An application for a density bonus, incentive, concession, waiver, modification, or revised parking standard pursuant to this Chapter shall be reviewed as part of the first approval of the housing development. Such application shall be submitted to the Director pursuant to CMC § 9173.1. An applicant proposing a housing development pursuant to this Chapter, may submit a preliminary application prior to the submittal of any formal request for approval of a housing development.
B.
Within ninety (90) days of receipt of the preliminary application the City shall provide to an applicant, a letter which identifies project issues of concern (the maximum financial assistance that the Director can support when making a recommendation to the City Council), and the procedures for compliance with this Chapter. The Director shall inform the applicant that the requested additional incentives shall be recommended for consideration with the proposed housing development, or that alternative or modified additional incentives shall be recommended for consideration in lieu of the requested incentives. If alternative or modified incentives are recommended by the Director, the recommendation shall establish how the alternative or modified incentives can be expected to have an equivalent affordability effect as the requested incentives.
C.
Before approving an application for a density bonus, incentive, concession, waiver, or modification, the approval body shall make the following findings:
1.
The housing development is (a) eligible for a density bonus, and/or (b) any concessions, incentives, waivers, modifications, or reduced parking standards requested conform to all requirements of this Chapter, and (c) supported by a financing mechanism for all implementation and monitoring costs.
2.
If the density bonus is based all or in part on dedication of land, the application meets the qualifications and findings stated in CMC § 9403.
3.
If the density bonus or incentives of equivalent financial value are based upon a condominium conversion with affordable units or senior citizen housing, that the application meets the qualifications for a density bonus applicable to such projects under this Chapter.
4.
If the density bonus, incentive, or concession is based all or in part on the inclusion of a child care facility, the application meets the qualifications and findings stated in CMC § 9405.
5.
If a waiver or modification is requested, the applicant has shown that the waiver, modification or reduction of development standards meets the qualifications and findings stated in CMC § 9408.
D.
If the findings stated in subsection (C) of this Section can be made, and a request for an incentive or concession is otherwise consistent with this Chapter, the approval body may deny a concession or incentive based upon written findings of any of the factors stated in CMC § 9407(B) for the denial or disqualification of a concession or incentive.
E.
If the required findings stated in subsection (C) of this Section can be made, and a request for a waiver or modification is otherwise consistent with this Chapter, the approval body may deny the requested waiver or modification based upon written findings of any of the factors stated in CMC § 9408(D) for the denial or disqualification of a waiver or modification.
F.
Nothing in this Section shall be interpreted to require the City to grant an incentive or concession or to waive or reduce development standards if that incentive, concession, waiver, or reduction has a specific adverse impact upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
G.
Any decision regarding a density bonus, incentive, concession, waiver, modification, or revised parking standard may be appealed as provided in CMC § 9173.4. In accordance with State law, neither the granting of a concession or incentive, nor the granting of a density bonus, shall be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.
(Ord. 10-1456 § 1)
§ 9413 Developer Affordable Housing Agreement.
A.
Applications requesting a density bonus shall agree to enter into a density bonus housing agreement with the City. The terms of the draft agreement shall be reviewed and revised as appropriate by the Director, who shall formulate a recommendation to the Planning Commission for final approval. A density bonus housing agreement shall be made a condition of the discretionary planning permits for all housing developments pursuant to this Chapter and shall be recorded as a restriction on any parcels on which the affordable units or density bonus units will be constructed.
B.
The density bonus housing agreement shall be recorded prior to final or parcel map approval, or, where the housing development does not include a map, prior to issuance of a building permit for any structure in the housing development. The density bonus housing agreement shall run with the land and bind future owners and successors in interest.
(Ord. 10-1456 § 1)
