The purpose of this section is to describe and determine how General Plan residential densities are calculated for proposed residential projects when sensitive land areas exist on a residential parcel.

(Ord. 476, § 2(Exh. A), 2017)

The General Plan establishes minimum and maximum densities for all residentially designated uses within the City. Residential density is a computation expressing the number of dwelling units per acre based on the developable acreage of the land. The developable acreage shall not include sensitive land areas for purposes of calculating the permitted subdivision capacity (density) on a parcel or parcels of land. Because of the constraints due to sensitive land areas, residential parcels with sensitive land areas shall fall within a not to exceed maximum density for developable acreage and shall not have a minimum density requirement.

Public rights-of-way and utility easements are to be considered as part of the developable acreage.

(Ord. 476, § 2(Exh. A), 2017)

Developable acreage shall be determined by excluding the following sensitive land area(s) from the gross or legal acreage of a parcel(s):

A.

Land within the 100-year floodplain;

B.

Land or slopes exceeding twenty-six percent (26%);

C.

Creeks, streams, and the associated setback provisions as set forth in the East Contra Costa County Habitat Conservation Plan/Natural Community Conservation Plan as implemented by City Ordinance No. 412;

D.

Rock outcroppings; and

E.

Wetlands as defined and determined by the East Contra Costa County Habitat Conservation Plan/Natural Community Conservation Plan;

F.

Land containing species of endangered plants that have been identified as a no-take species as defined and determined by the East Contra Costa County Habitat Conservation Plan/Natural Community Conservation Plan; and

G.

Any other similar features as determined by the Planning Commission.

(Ord. 476, § 2(Exh. A), 2017)

To calculate the numerical maximum range of housing units; exclude the identified sensitive land areas from the legal or gross acreage and then multiply the remaining acreage by the highest number in the density range for the applicable residential General Plan land use designation for the maximum density.

(Ord. 476, § 2(Exh. A), 2017)

Prior to permitting any request for a subdivision or parcel map allowing for the construction of any residential units, a constraints map shall be submitted analyzing the developable and non-developable acreage of the property.

(Ord. 476, § 2(Exh. A), 2017)

The provisions of this chapter shall not apply to any property identified in the sites inventory of the General Plan Housing Element in order to comply with state law to meet the City's Regional Housing Needs Allocation (RHNA) obligations for the fifth housing cycle (2015-2022) or sixth housing cycle (2023-2031).

(Ord. 476, § 2(Exh. A), 2017; Ord. 501, Exh. A, 1-16-2024)