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HomeMy WebLinkAboutAGENDA REPORT 2017 0315 CCSA REG ITEM 09A ITEM 9.A. CITY OF MOORPARK,CALIFORNIA City Council Meeting of 3 15""oPa,1 ACTION:_ /,,,�., , ..%; __0[�u.i'7 3 .r, . et MOORPARK CITY COUNCIL AGENDA REPORT TO: Honorable City Council FROM: David A. Bobardt, Community Development Director\ l Freddy A. Carrillo, Associate Planner l / DATE: February 28, 2017 (CC Meeting of 3/15/20117) SUBJECT: Consider Resolution Directing the Planning Commission to Hold a Public Hearing, and Provide a Recommendation to the City Council on Amendments.to Chapter 17.64 (Density Bonus Provisions) of Title 17 (Zoning) of the Moorpark Municipal Code to Address Changes in State Law Related to Density Bonuses and Determining that this Action is Not a Project Approval Subject to the California Environmental Quality Act BACKGROUND/DISCUSSION On September 28, 2016, Governor Jerry Brown signed into law Assembly Bill Nos. 1934, 2442, 2501 and 2556 relating to the construction of affordable and market-rate housing. These bills amend the State Density Bonus Law, which permits developers to exceed certain local zoning restrictions in exchange for providing subsidized affordable housing within their projects. The following gives a brief description of each bill: • AB 1934 provides certain development bonuses for commercial developers that partner with affordable housing developers on commercial projects. • AB 2442 expands the categories of specialized housing that could qualify a development for a density bonus. • AB 2501 attempts to clarify and streamline the procedure at the local level. • AB 2556 clarifies the implementation of AB 2222 as it relates to the required replacement of affordable units previously onsite. PDF copies of this State legislation have been distributed under separate cover and have been placed on the City website. A resolution is attached that initiates a Zoning 1 Honorable City Council March 15, 2017 Page 2 Ordinance Amendment to address these issues by amending the current Density Bonus allowances to be consistent with State law. ENVIRONMENTAL DETERMINATION The action of the City Council at this time is not a "project approval" subject to the California Environmental Quality Act as it is only seeking the recommendation of the Planning Commission. The level of environmental review on such an ordinance will be determined prior to Planning Commission recommendation. FISCAL IMPACT None. STAFF RECOMMENDATION Adopt Resolution No. 2017- Attachments: 1. AB 1934, 2442, 2501 and 2556 (Distributed Electronically Under Separate Cover) 2. Resolution No. 2017- 2 Honorable City Council March 15, 2017 Page 3 CC ATTACHMENT 1 (Distributed Electronically Under Separate Cover) 1 . AB 1934 (Santiago) 2. AB 2442 (Holden) 3. AB 2501 (Bloom) 4. AB 2556 (Nazarian) 3 RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOORPARK, CALIFORNIA, DIRECTING THE PLANNING COMMISSION TO HOLD A PUBLIC HEARING, AND PROVIDE A RECOMMENDATION TO THE CITY COUNCIL ON AMENDMENTS TO CHAPTER 17.64 (DENSITY BONUS PROVISIONS) OF TITLE 17 (ZONING) OF THE MOORPARK MUNICIPAL CODE TO ADDRESS CHANGES IN STATE LAW RELATED TO DENSITY BONUSES AND DETERMINING THAT THIS ACTION IS NOT A PROJECT APPROVAL SUBJECT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHEREAS, Section 17.44.050 of the Municipal Code provides that the City Council may initiate proceedings to consider amendments to the Zoning Ordinance by the adoption of a resolution of intent; and WHEREAS, the City Council wishes to initiate proceedings to consider a Zoning Ordinance Amendment that would amend Chapter 17.64 (Density Bonus Provisions) of Title 17 (Zoning) of the Moorpark Municipal Code to address changes in State law related to accessory dwelling units; and WHEREAS, the Community Development Director has determined that the initiation of proceedings for a Zoning Ordinance Amendment is not a project approval subject to the California Environmental Quality Act. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DETERMINATION: The City Council concurs with the determination of the Community Development Director that the initiation of proceedings for a Zoning Ordinance Amendment is not a project approval subject to the California Environmental Quality Act. SECTION 2. INITIATION OF PROCEEDINGS: The City Council hereby authorizes the initiation of proceedings to consider a Zoning Ordinance Amendment that would amend Chapter 17.64 (Density Bonus Provisions) of Title 17 (Zoning) of the Moorpark Municipal Code to address changes in State law related to accessory dwelling units. SECTION 3. DIRECTION TO PLANNING COMMISSION: The Planning Commission is hereby directed to study, hold a public hearing, and provide a recommendation to the City Council on this matter. CC ATTACHMENT 2 4 Resolution No. 2017- Page 2 SECTION 4. CITY CLERK CERTIFICATION AND FILING: The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions. PASSED AND ADOPTED this 15th day of March, 2017. Janice S. Parvin, Mayor ATTEST: • Maureen Benson, City Clerk 5 \\DC1\Department Share\Community Development\DEV PMTS\Z 0 A\Initiations\2017-02 Density Bonus\RESOLUTION NO.docx CC ATTACHMENT 1 1 . AB 1934 (Santiago) 2. AB 2442 (Holden) 3. AB 2501 (Bloom) 4. AB 2556 (Nazarian) 1 . AB 1934 (Santiago) SPATE OF CALIFORNIA LIW;TIA AUTHENTICATED M1 ui:LAL� ELECTRONIC LEGAL MATERIAL Assembly Bill No. 1934 CHAPTER 747 An act to add and repeal Section 65915.7 of the Government Code, relating to housing. [Approved by Governor September 28,2016.Filed with Secretary of State September 28,2016.] LEGISLATIVE COUNSEL'S DIGEST AB 1934, Santiago. Planning and zoning: development bonuses: mixed-use projects. The Planning and Zoning Law requires, when an applicant proposes a housing development within the jurisdiction of the local government,that the city, county, or city and county provide the developer with a density bonus and other incentives or concessions for the production of lower income housing units or for the donation of land within the development if the developer, among other things, agrees to construct a specified percentage of units for very low, low-, or moderate-income households or qualifying residents. This bill, when an applicant for approval of a commercial development has entered into an agreement for partnered housing with an affordable housing developer to contribute affordable housing through a joint project or 2 separate projects encompassing affordable housing,would,until January 1,2022,require a city,county,or city and county to grant to the commercial developer a development bonus, as specified. The bill would define the development bonus to mean incentives mutually agreed upon by the developer and the jurisdiction that may include but are not limited to, specified changes in land use requirements. This bill would also require a city or county to submit to the Department of Housing and Community Development information describing an approved commercial development bonus.By increasing the duties of local officials relating to the administration of development bonuses, this bill would create a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. 91 Ch.747 —2— The people of the State of California do enact as follows: SECTION 1. The Legislature finds and declares that the development of affordable housing is a matter of statewide concern and is not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, Section 65915.7 of the Government Code, as proposed to be added by this act,shall apply to all cities,including charter cities. SEC. 2. Section 65915.7 is added to the Government Code,to read: 65915.7. (a) When an applicant for approval of a commercial development has entered into an agreement for partnered housing described in subdivision (c) to contribute affordable housing through a joint project or two separate projects encompassing affordable housing,the city,county, or city and county shall grant to the commercial developer a development bonus as prescribed in subdivision(b).Housing shall be constructed on the site of the commercial development or on a site that is all of the following: (1) Within the boundaries of the local government. (2) In close proximity to public amenities including schools and employment centers. (3) Located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code. (b) The development bonus granted to the commercial developer shall mean incentives,mutually agreed upon by the developer and the jurisdiction, that may include,but are not limited to,any of the following: (1) Up to a 20-percent increase in maximum allowable intensity in the General Plan. (2) Up to a 20-percent increase in maximum allowable floor area ratio. (3) Up to a 20-percent increase in maximum height requirements. (4) Up to a 20-percent reduction in minimum parking requirements. (5) Use of a limited-use/limited-application elevator for upper floor accessibility. (6) An exception to a zoning ordinance or other land use regulation. (c) For the purposes of this section,the agreement for partnered housing shall be between the commercial developer and the housing developer,shall identify how the commercial developer will contribute affordable housing, and shall be approved by the city,county,or city and county. (d) For the purposes of this section,affordable housing may be contributed by the commercial developer in one of the following manners: (1) The commercial developer may directly build the units. (2) The commercial developer may donate a portion of the site or property elsewhere to the affordable housing developer for use as a site for affordable housing. (3) The commercial developer may make a cash payment to the affordable housing developer that shall be used towards the costs of constructing the affordable housing project. (e) For the purposes of this section, subparagraph(A) of paragraph(3) of subdivision(c)of Section 65915 shall apply. 91 —3— Ch.747 (f) Nothing in this section shall preclude any additional allowances or incentives offered to developers by local governments pursuant to law or regulation. (g) If the developer of the affordable units does not commence with construction of those units in accordance with timelines ascribed by the agreement described in subdivision(c),the local government may withhold certificates of occupancy for the commercial development under construction until the developer has completed construction of the affordable units. (h) In order to qualify for a development bonus under this section, a commercial developer shall partner with a housing developer that provides at least 30 percent of the total units for low-income households or at least 15 percent of the total units for very low-income households. (i) Nothing in this section shall preclude an affordable housing developer from seeking a density bonus, concessions or incentives, waivers or reductions of development standards,or parking ratios under Section 65915. (j) A development bonus pursuant to this section shall not include a reduction or waiver of the requirements within an ordinance that requires the payment of a fee by a commercial developer for the promotion or provision of affordable housing. (k) A city or county shall submit to the Department of Housing and Community Development,as part of the annual report required by Section 65400,information describing a commercial development bonus approved pursuant to this section,including the terms of the agreements between the commercial developer and the affordable housing developer, and the developers and the local jurisdiction, and the number of affordable units constructed as part of the agreements. (1) For purposes of this section, "partner" shall mean formation of a partnership,limited liability company,corporation,or other entity recognized by the state in which the commercial development applicant and the affordable housing developer are each partners,members, shareholders or other participants, or a contract or agreement between a commercial development applicant and affordable housing developer for the development of both the commercial and the affordable housing properties. (m) This section shall remain in effect only until January 1, 2022, and as of that date is repealed. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges,fees,or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. 0 91 2. AB 2442 (Holden) 'I� SIAIL Of CALIFORNIA AUTHENTICATED �� ELECTRONIC LEGAL MATERIAL Assembly Bill No.2442 CHAPTER 756 An act to amend Section 65915 of the Government Code, relating to housing. [Approved by Governor September 28,2016.Filed with Secretary of State September 28,2016.] LEGISLATIVE COUNSEL'S DIGEST AB 2442, Holden. Density bonuses. The Planning and Zoning Law requires, when an applicant proposes a housing development within the jurisdiction of the local government, that the city, county, or city and county provide the developer with a density bonus and other incentives or concessions for the production of lower income housing units or for the donation of land within the development if the developer, among other things, agrees to construct a specified percentage of units for very low, low-, or moderate-income households or qualifying residents. This bill would additionally require a density bonus to be provided to a developer that agrees to construct a housing development that includes at least 10%of the total units for transitional foster youth, disabled veterans, or homeless persons,as defined. The bill would require that these units be subject to a recorded affordability restriction of 55 years and be provided at the same affordability level as very low income units.The bill would set the density bonus at 20% of the number of these units. By increasing the duties of local agencies, this bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. This bill would incorporate additional changes to Section 65915 of the Government Code,proposed by AB 2501 and AB-2556,that would become operative only if this bill and either or both of those bills are chaptered and become effective on or before January 1, 2017, and this bill is chaptered last The people of the State of California do enact as follows: SECTION 1. Section 65915 of the Government Code is amended to read: 94 Ch.756 —2— 65915. (a) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall provide the applicant with incentives or concessions for the production of housing units and child care facilities as prescribed in this section.All cities, counties,or cities and counties shall adopt an ordinance that specifies how compliance with this section will be implemented. Failure to adopt an ordinance shall not relieve a city,county,or city and county from complying with this section. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and incentives or concessions, as described in subdivision (d), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C),(D),or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the 94 —3— Ch.756 density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph,contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. 94 Ch.756 —4— (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least thesame number of units of equivalent size or type, or both, to be made available at affordable rent or affordable housing cost to,and occupied by, persons and families in the same or lower income category as those • households in occupancy. For unoccupied dwelling units described in subparagraph (A) in a development with occupied units, the proposed housing development shall provide units of equivalent size or type,or both, to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category in the same proportion of affordability as the occupied units.All replacement calculations resulting in fractional units shall be rounded up to the next whole number. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size or type,or both,as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and,families in occupancy at the highpoint is not known, then one-half of the required units shall be made available at affordable rent or affordable housing cost to, and occupied by, very low income persons and families and one-half of the required units shall be made available for rent at affordable housing costs to, and occupied by, low-income persons and families.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Paragraph(3)of subdivision(c)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to,or processed by,a city,county,or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: 94 —5— Ch.756 (A) The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a commoninterest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city, county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. 94 Ch.756 —6— An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable residential density as of the date of application by the applicant to the city,county,or city and county. The applicant may elect to accept a lesser percentage of density bonus.The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 94 —7— Ch.756 (2) For housing developments meeting the criteria of subparagraph (B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision(b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 94 Ch.756 —8— 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 " 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number.The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment,zoning change,or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in 94 —9— Ch.756 fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to,the project,the city, county,or city and county shall grant either of the following: 94 Ch.756 —10— (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units. For the purposes of this section, "housing development" also includes a subdivision or common interest development,as defined in Section 4100 of the Civil Code, approved by a city, county, or city and county and consists 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, 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.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) 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.This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. 94 -11— Ch.756 (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable,financially sufficient, and actual cost reductions. (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city,county,or city and county that result in identifiable,financially sufficient,and actual cost reductions. (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and (3), upon the request of the developer, a city, county, or city and county shall not require a 94 Ch.756 —12— vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low- or very low income units provided for in paragraphs(1)and(2)of subdivision(f)and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the 94 -13— Ch.756 applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-and very low income individuals,including seniors and special needs individuals.The city,county,or city and county shall pay the costs of any new study.The city,county,or city and county shall make findings, based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. SEC. 1.3. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. 94 Ch.756 —14— (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C),(D),or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. 94 -15— Ch.756 (2) An applicant shall agree to, and the city,county,or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size or type, or both, to be 94 Ch.756 —16— made available at affordable rent or affordable housing cost to,and occupied by, persons and families in the same or lower income category as those households in occupancy. For unoccupied dwelling units described in subparagraph (A) in a development with occupied units, the proposed housing development shall provide units of equivalent size or type,or both, to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category in the same proportion of affordability as the occupied units.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size or type,or both,as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known, then one-half of the required units shall be made available at affordable rent or affordable housing cost to, and occupied by, very low income persons and families and one-half of the required units shall be made available for rent at affordable housing costs to, and occupied by, low-income persons and families.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Paragraph(3)of subdivision(c)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to,or processed by,a city,county,or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). • 94 -17— Ch.756 (B) The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the 94 Ch.756 —18— effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 94 -19— Ch.756 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 94 Ch.756 —20— 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this 94 —21— Ch.756 subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to,the project,the city, county, or city and county shall grant either of the following: 94 Ch.756 —22— (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section, 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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the 94 —23— Ch.756 definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall require or not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to,a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan 94 Ch.756 —24— element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3),upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms:two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 94 —25— Ch.756 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city,county, or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC. 1.5. Section 65915 of the Government Code is amended to read: 65915. (a) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall provide the applicant with incentives or concessions for the production of housing units and child care facilities as prescribed in this section.A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented. Failure to adopt an 94 Ch.756 —26— ordinance shall not relieve a city,county,or city and county from complying with this section. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and incentives or concessions, as described in subdivision (d), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code,provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A),(B), (C), (D),or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county, or city and county shall ensure that, the initial occupant of all for-sale units that qualified the 94 —27— Ch.756 applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost,as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category as those households in 94 Ch.756 —28— occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: 94 —29— Ch.756 (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph(A)(c)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent 94 Ch.756 —30— for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of 94 —31— Ch.756 incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable residential density as of the date of application by the applicant to the city,county,or city and county. The applicant may elect to accept a lesser percentage of density bonus.The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. 94 Ch.756 —32— (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment,zoning change,or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: 94 —33— Ch.756 Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. 94 Ch.756 —34— (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and(2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project,the city, county, or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. 94 —35— Ch.756 (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units. For the purposes of this section, "housing development" also includes a subdivision or common interest development,as defined in Section 4100 of the Civil Code, approved by a city, county, or city and county and consists 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, 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.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) 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.This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable,financially sufficient,and actual cost reductions. (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county,or city and county that result in identifiable,financially sufficient,and actual cost reductions. (1) Subdivision (k) does not limit or require the provision of direct financial incentives for the housing development, including the provision 94 Ch.756 —36— of publicly owned land,by the city,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low- or very low income units provided for in paragraphs(1)and(2)of subdivision(f)and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then, upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of 94 —37— Ch.756 the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-and very low income individuals,including seniors and special needs individuals.The city,county,or city and county shall pay the costs of any new study.The city,county,or city and county shall make findings, based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. SEC. 1.7. Section 65915 of the Government Code is amended to read: 94 Ch.756 —38— 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and 94 —39— Ch.756 families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A),(B), (C), (D),or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city,county, or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. 94 Ch.756 —40— (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph,contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for 94 —41— Ch.756 at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income, renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B), for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. • (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific 94 Ch.756 —42— incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific,adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city, county,or city and county shall establish procedures for carrying 94 —43— Ch.756 out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 94 Ch.756 —44— 12 23 • 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 94 —45— Ch.756 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 94 Ch.756 —46— 26 31 27 32 28 33 29 34 30 35 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of , Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. 94 —47— Ch.756 (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county,or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section, 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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,where the result of the rehabilitation would he 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. The density bonus shall be permitted in geographic areas of the housing 94 Ch.756 —48— development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to,a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately 94 —49— Ch.756 lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2)and(3),upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or,very low income units provided for in paragraphs (1) and (2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. 94 Ch.756 —50— (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any, location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city, county,or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. 94 —51— Ch.756 SEC.2. (a)Section 1.3 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2501. It shall only become operative if(1) both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,and(3)Assembly Bill 2556 is not enacted or as enacted does not amend that section, and(4)this bill is enacted after Assembly Bill 2501,in which case Sections 1, 1.5,and 1.7 of this bill shall not become operative. (b)Section 1.5 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2556. It shall only become operative if(1) both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,(3)Assembly Bill 2501 is not enacted or as enacted does not amend that section,and(4)this bill is enacted after Assembly Bill 2556 in which case Sections 1, 1.3, and 1.7 of this bill shall not become operative. (c)Section 1.7 of this bill incorporates amendments to Section 65915 of the Government Code proposed by this bill, Assembly Bill 2501, and Assembly Bill 2556.It shall only become operative if(1)all three bills are enacted and become effective on or before January 1, 2017, (2) all three bills amend Section 65915 of the Government Code, and (3) this bill is enacted after Assembly Bill 2501 and Assembly Bill 2556, in which case Sections 1, 1.3,and 1.5 of this bill shall not become operative. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges,fees,or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. 0 94 3. AB 2501 (Bloom) IIS I S'I'A I'C OF CALIFORNIA AUTHENTICATED v ELECTRONIC LEGAL MATERIAL Assembly Bill No.2501 CHAPTER 758 An act to amend Section 65915 of the Government Code, relating to housing. [Approved by Governor September 28,2016.Filed with Secretary of State September 28,2016.] LEGISLATIVE COUNSEL'S DIGEST AB 2501, Bloom. Housing: density bonuses. Existing law,the Planning and Zoning Law,requires,when an applicant proposes a housing development within the jurisdiction of the local government,that the city,county,or city and county provide the developer with a density bonus and other incentives or concessions for the production of lower income housing units or for the donation of land within the development if the developer, among other things, agrees to construct a specified percentage of units for very low income, low-income, or moderate-income households or qualifying residents.Existing law authorizes the waiver or reduction of development standards that would preclude this development.Existing law requires continued affordability for 55 years or longer, as specified, of all very low income and low-income units that qualified an applicant for a density bonus. Existing law requires a city, county, or city and county to adopt an ordinance to implement these requirements and to establish procedures to carry them out. This bill would revise and recast these provisions to require the local government to adopt procedures and timelines for processing a density bonus application,provide a list of documents and information required to be submitted with the application in order for it to be deemed complete,and notify the applicant whether it is complete.By increasing the duties of local officials, this bill would impose a state-mandated local program. The bill would prohibit a local government from requiring additional reports or studies to be prepared as a condition of an application. The bill would additionally require each component of any density calculation that results in fractional units to be rounded up to the next whole number, and would provide that this provision is declaratory of existing law. Existing law defines the term"density bonus"for these purposes to mean a density increase over the otherwise maximum allowable residential density as of the date of the application and provides that the applicant may elect to accept a lesser percentage of density bonus. This bill would specify that the term "density bonus" means a density increase over the maximum allowable gross residential density at the time of the date of the application, or, if elected by the applicant, a lesser percentage of density increase or no increase in density. 92 Ch.758 —2— Existing law requires a local government to grant a proposal for specific incentives or concessions requested by an applicant unless the local government makes written findings, based on substantial evidence, that, among other things,the concession or incentive is not required in order to provide affordable housing costs or for rents for the targeted units, as specified. This bill would,instead,provide that the local government is required to provide the requested concessions or incentives unless it finds, based on substantial evidence, that the concession or incentive does not result in identifiable and actual cost reductions, to provide for affordable housing costs or rents for the targeted units,as specified. Existing law defines the term"housing development"for these purposes to mean a development project for 5 or more residential units. This bill would expand that definition to include mixed-use housing. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. This bill would incorporate additional changes to Section 65915 of the Government Code,proposed by AB 2442 and AB 2556,that would become operative only if this bill and either or both of those bills are chaptered and become effective on or before January 1, 2017, and this bill is chaptered last. The people of the State of California do enact as follows: SECTION 1. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (p). 92 —3— Ch.758 (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B), (C),or(D)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density 92 Ch.758 —4— bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county, or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance.If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: 92 —5— Ch.758 (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size or type, or both, to be made available at affordable rent or affordable housing cost to,and occupied by, persons and families in the same or lower income category as those households in occupancy. For unoccupied dwelling units described in subparagraph (A) in a development with occupied units, the proposed housing development shall provide units of equivalent size or type,or both, to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category in the same proportion of affordability as the occupied units.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size or type,or both,as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known, then one-half of the required units shall be made available at affordable rent or affordable housing cost to, and occupied by, very low income persons and families and one-half of the required units shall be made available for rent at affordable housing costs to, and occupied by, low-income persons and families.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Paragraph(3)of subdivision(c)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to,or processed by,a city,county,or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable 92 Ch.758 —6— housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. 92 -7— Ch.758 An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 92 Ch.758 —8— (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) For housing developments meeting the criteria of subparagraph(C) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of senior housing units. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 —9— Ch.758 36 31 37 32 38 33 39 34 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision,the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a 92 Ch.758 —10— condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and(2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map,or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project,the city,county, or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. 92 -11— Ch.758 (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households,lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. 92 Ch.758 —12— (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (l) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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 92 -13— Ch.758 inconsistent with the density allowed under the land use element of the general plan,the general plan density shall prevail. (p) (1) Except as provided in paragraphs(2)and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and (c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide 92 Ch.758 —14— on-site parking through tandem parking or uncovered parking, but not through on-street parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city, county,or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC. 1.3. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, 92 -15— Ch.758 as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code,provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B), (C), (D),or(E)of paragraph(1). 92 Ch.758 —16— (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that, the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost,as that cost is defined in Section 50052.5 of the Health and Safety Code.The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: 92 -17— Ch.758 (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A) are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size or type, or both, to be made available at affordable rent or affordable housing cost to,and occupied by, persons and families in the same or lower income category as those households in occupancy. For unoccupied dwelling units described in subparagraph (A) in a development with occupied units, the proposed housing development shall provide units of equivalent size or type,or both, to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category in the same proportion of affordability as the occupied units.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size or type,or both,as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known, then one-half of the required units shall be made available at affordable rent or affordable housing cost to, and occupied by, very low income persons and families and one-half of the required units shall be made available for rent at affordable housing costs to, and occupied by, low-income persons and families.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Paragraph(3)of subdivision(c)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to,or processed by,a city,county,or city and county before January 1,2015. 92 Ch.758 —18— (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. 92 -19— Ch.758 The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (0 For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 92 Ch.758 —20— 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph(1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 —21— Ch.758 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision,the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 92 Ch.758 —22— 25 30 26 31 27 32 28 33 29 34 30 35 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. 92 —23— Ch.758 (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map,or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county, or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households,lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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 92 Ch.758 —24— 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 units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require,or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code,including,but not limited to,a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a 92 —25— Ch.758 density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs(2)and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources 92 Ch.758 —26— Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city,county,or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. 92 —27— Ch.758 (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC. 1.5. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the Civil Code, or a mobilehome park that limits residency 92 Ch.758 —28— based on age requirements for housing for older persons pursuant to Section 798.76 or 799.5 of the Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C), or(D)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance.If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. 92 —29— Ch.758 (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph,contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). 92 Ch.758 —30— (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph(A)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The 92 —31— Ch.758 city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific,adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attomey's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. 92 Ch.758 —32— (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 92 —33— Ch.758 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) For housing developments meeting the criteria of subparagraph(C) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of senior housing units. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 Ch.758 —34— 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 92 —35— Ch.758 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent 92 Ch.758 —36— to, the project, the city, county, or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall require or not be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or 92 —37— Ch.758 incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code,including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city,county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan 92 Ch.758 —38— element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 92 —39— Ch.758 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city, county, or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC. 1.7. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. 92 Ch.758 —40— (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code,provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 92 —41— Ch.758 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B), (C), (D),or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that, the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance.If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished 92 Ch.758 —42— in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this`paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable 92 —43— Ch.758 rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B), for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable 92 Ch.758 —44— housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific,adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section: 92 —45— Ch.758 An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 92 Ch.758 —46— (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 —47— Ch.758 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this 92 Ch.758 —48— subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county, or city and county shall grant either of the following: 92 —49— Ch.758 (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the 92 Ch.758 —50— definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to,a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition; including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan 92 —51— Ch.758 element, specific plan, charter, or other local condition, law, policy, resolution, or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms:two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 92 Ch.758 —52— 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city, county, or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC.2. (a) Section 1.3 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2442. It shall only become operative if(1)both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,and(3)Assembly Bill 2556 is not enacted or as enacted does not amend that section, and(4)this bill is enacted after Assembly Bill 2442,in which case Sections 1, 1.5,and 1.7 of this bill shall not become operative. 92 —53— Ch.758 (b) Section 1.5 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2556. It shall only become operative if(1) both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,(3)Assembly Bill 2442 is not enacted or as enacted does not amend that section,and(4)this bill is enacted after Assembly Bill 2556 in which case Sections 1, 1.3, and 1.7 of this bill shall not become operative. (c) Section 1.7 of this bill incorporates amendments to Section 65915 of the Government Code proposed by this bill, Assembly Bill 2442, and Assembly Bill 2556.It shall only become operative if(1)all three bills are enacted and become effective on or before January 1, 2017, (2) all three bills amend Section 65915 of the Government Code, and (3) this bill is enacted after Assembly Bill 2442 and Assembly Bill 2556, in which case Sections 1, 1.3, and 1.5 of this bill shall not become operative. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges,fees,or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. 0 92 4. AB 2556 (Nazarian) QJ� 5'I'nl'C OF CALIFORNIA AUTHENTICATED ni,,it, ELECTRONIC LEGAL MATERIAL Assembly Bill No.2556 CHAPTER 761 An act to amend Section 65915 of the Government Code, relating to housing. [Approved by Governor September 28,2016.Filed with Secretary of State September 28,2016.] LEGISLATIVE COUNSEL'S DIGEST AB 2556,Nazarian. Density bonuses. The Planning and Zoning Law requires, when an applicant proposes a housing development within the jurisdiction of a local government,that the city,county,or city and county provide the developer with a density bonus and other incentives or concessions for the production of lower income housing units or for the donation of land within the development if the developer, among other things, agrees to construct a specified percentage of units for very low, low-, or moderate-income households or qualifying residents.That law makes an applicant ineligible for a density bonus if the housing development is proposed on property with existing or certain former dwelling units subject to specific affordability requirements, including a ' form of rent or price control through a public entity's valid exercise of its police power,or on property with existing units occupied by lower or very low income households,unless the proposed housing development replaces those units as prescribed. That law defines"replace"for those purposes to mean, among other things,providing the same number of equivalent units to persons or families in the same or lower income categories. This bill would revise that definition of"replace"to require a rebuttable presumption,based on certain federal data,regarding the proportion of lower income renter households that occupy existing units,if the income category of the households in occupancy is not known. The bill, if the property for the proposed housing developmentis subject to a form of rent or price control through a local government's valid exercise of its police power and is or was occupied by a person or family with an income above lower income,would authorize the city,county,or city and county either to require replacement units to be made available at affordable rent or affordable housing cost to, and occupied by, low-income persons or families, as specified,or to require the units to be replaced in compliance with the rent or price control ordinance of the jurisdiction. By increasing the duties of local officials,this bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies 'and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. 92 Ch.761 —2— This bill would provide that no reimbursement is required by this act for a specified reason. This bill would incorporate additional changes to Section 65915 of the Government Code,proposed by AB 2442 and AB 2501,that would become operative only if this bill and either or both of those bills are chaptered and become effective on or before January 1, 2017, and this bill is chaptered last. The people of the State of California do enact as follows: SECTION 1. Section 65915 of the Government Code is amended to read: 65915. (a) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall provide the applicant with incentives or concessions for the production of housing units and child care facilities as prescribed in this section.A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented. Failure to adopt an ordinance shall not relieve a city,county,or city and county from complying with this section. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and incentives or concessions, as described in subdivision (d), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C),or(D)of paragraph(1). 92 —3— Ch.761 (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county, or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e)of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance.If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: 92 Ch.761 —4— (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined 92 —5— Ch.761 by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, 92 Ch.761 —6— adverse impact without rendering the development unaffordable to low- and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least.20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out,this section, that shall include legislative body approval of the means of compliance with this section. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local 92 -7— Ch.761 government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable residential density as of the date of application by the applicant to the city,county,or city and county. The applicant may elect to accept a lesser percentage of density bonus.The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Very Low Income Units Percentage Density Bonus 5 20 6 22.5 7 25 8 27.5 92 Ch.761 —8— 9 30 10 32.5 11 35 (3) For housing developments meeting the criteria of subparagraph(C) of paragraph (1) of subdivision(b), the density bonus shall be 20 percent of the number of senior housing units. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not be 92 —9— Ch.761 interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment,zoning change,or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision,the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very 92 Ch.761 —10— low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map,or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county,or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage 92 -11— Ch.761 of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code, approved by a city, county, or city and county and consists 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, 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.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) 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.This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the Califomia Building Standards Commission as provided in Part 2.5 (commencing with Section 18901)of Division 13 of the Health and Safety Code, including,but not limited to,a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable,financially sufficient, and actual cost reductions. (2) Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial,office,industrial,or other 92 Ch.761 —12— land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city,county,or city and county that result in identifiable,financially sufficient,and actual cost reductions. (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms:two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low- or very low income units provided for in paragraphs(1)and(2)of subdivision(f)and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, 92 -13— Ch.761 inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates 92 Ch.761 —14— of car ownership for low-and very low income individuals,including seniors and special needs individuals.The city,county,or city and county shall pay the costs of any new study.The city,county,or city and county shall make findings, based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. • SEC. 1.3. Section 65915 of the Government Code is amended to read: 65915. (a) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall provide the applicant with incentives or concessions for the production of housing units and child care facilities as prescribed in this section.A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented. Failure to adopt an ordinance shall not relieve a city,county,or city and county from complying with this section. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and incentives or concessions, as described in subdivision (d), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety • Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. • (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (0, an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B), (C), (D),or(E)of paragraph(1). 92 -15— Ch.761 (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost,as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale themarket value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: 92 Ch.761 —16— (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined 92 -17— Ch.761 by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a,proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, 92 Ch.761 —18— adverse impact without rendering the development unaffordable to low- and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local 92 -19— Ch.761 government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal • law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable residential density as of the date of application by the applicant to the city,county,or city and county. The applicant may elect to accept a lesser percentage of density bonus.The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Very Low Income Units Percentage Density Bonus 5 20 6 22.5 7 25 8 27.5 92 Ch.761 —20— 9 30 10 32.5 11 35 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (4) For housing developments meeting the criteria of subparagraph(E) of paragraph(1) of subdivision(b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) • of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 —21— Ch.761 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment,zoning change,or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. 92 Ch.761 —22— (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project,the city, county,or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). 92 —23— Ch.761 (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section, 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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units. For the purposes of this section, "housing development" also includes a subdivision or common interest development,as defined in Section 4100 of the Civil Code, approved by a city, county, or city and county and consists 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, 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.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) 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.This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code,including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable,financially sufficient, and actual cost reductions. 92 Ch.761 —24— (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city,county,or city and county that result in identifiable,financially sufficient,and actual cost reductions. (1) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3),upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms:two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low- or very low income units provided for in paragraphs(1)and(2)of subdivision(f)and is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the 92 —25— Ch.761 Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking 92 Ch.761 —26— availability, differing levels of transit access, walkability access to transit services,the potentialfor shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-and very low income individuals,including seniors and special needs individuals.The city,county,or city and county shall pay the costs of any new study.The city,county,or city and county shall make findings, based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. SEC. 1.5. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an • ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (p). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. 92 —27— Ch.761 (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code,provided that all units in the development are offered to the public for purchase. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C),or(D)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county,or city and county shall ensure that, the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance.If 92 Ch.761 —28— upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph,contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded 92 —29— Ch.761 up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability • Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will • be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph(A)does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. 92 Ch.761 —30— (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. 92 —31— Ch.761 The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physicallyprecluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 92 Ch.761 —32— 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) For housing developments meeting the criteria of subparagraph(C) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of senior housing units. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 —33— Ch.761 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 92 Ch.761 —34— 29 34 30 35 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. 92 —35— Ch.761 (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project,the city,county,or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision, a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section,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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local 92 Ch.761 —36— coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (I) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: 92 —37— Ch.761 (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs(2)and(3),upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms:two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, 92 Ch.761 —38— within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city, county, or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. SEC. 1.7. Section 65915 of the Government Code is amended to read: 65915. (a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of a city,county,or city and county,that local government shall comply with this section.A city, county,or city and county shall adopt an 92 —39— Ch.761 • ordinance that specifies how compliance with this section will be implemented.Failure to adopt an ordinance shall not relieve a city,county, or city and county from complying with this section. (2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section.This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision(d),waivers or reductions of development standards, as described in subdivision(e),and parking ratios,as described in subdivision (P). (3) In order to provide for the expeditious processing of a density bonus application,the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision(f),and,if requested by the applicant and consistent with the applicable requirements of this section,incentives or concessions,as described in subdivision(d),waivers or reductions of development standards,as described in subdivision(e),and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section,that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households,as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development,as defined in Sections 51.3 and 51.12 of the 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 Civil Code. (D) Ten percent of the total dwelling units in a common interest development,as defined in Section 4100 of the Civil Code,for persons and families of moderate income,as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase. 92 Ch.761 —40— (E) Ten percent of the total units of a housing development for transitional foster youth,as defined in Section 66025.9 of the Education Code,disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B),(C), (D), or(E)of paragraph(1). (3) For the purposes of this section,"total units"or"total dwelling units" does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program, or rental subsidy program. Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to, and the city, county, or city and county shall ensure that,the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low,low,or moderate income,as required,and that the units are offered at an affordable housing cost,as that cost is defined in Section 50052.5 of the Health and Safety Code.The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing ' agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph(B),and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision(e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial market value. (C) For purposes of this subdivision,the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. 92 —41— Ch.761 (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or,if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant,ordinance,or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power;or occupied by lower or very low income households,unless the proposed housing development replaces those units, and either of the following applies: • (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph,contains affordable units at the percentages set forth in subdivision(b). (ii) Each unit in the development,exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph, "replace" shall mean either of the following: (i) If any dwelling units described in subparagraph(A)are occupied on the date of application,the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by,persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known,it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.For unoccupied dwelling units described in subparagraph (A)in a development with occupied units,the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to, and occupied by,persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). 92 Ch.761 —42— (ii) If all dwelling units described in subparagraph(A)have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known,it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number.If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units,the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph(B),for any dwelling unit described in subparagraph (A) that is or was, within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to,and occupied by,low-income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph(A)is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance,these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, a city, county, or city and county before January 1,2015. (d) (1) An applicant for a density bonus pursuant to subdivision(b)may submit to a city, county; or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The 92 —43— Ch.761 city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city,county,or city and county makes a written finding,based upon substantial evidence,of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households,at least 5 percent for very low income households,or at least 10 percent for persons and families of moderate income in a common interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city,county,or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus,incentive,or concession is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health,safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city,county,or city and county shall establish procedures for carrying out this section, that shall include legislative body approval of the means ' of compliance with this section. 92 Ch.761 —44— (4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision(b)at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2)of subdivision(d)of Section 65589.5,upon health,safety,or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources,or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (f) For the purposes of this chapter, "density bonus" means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city,county,or city and county,or,if elected by the applicant,a lesser percentage of density increase, including,but not limited to,no increase in density.The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision(b). (1) For housing developments meeting the criteria of subparagraph(A) of paragraph(1)of subdivision(b),the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 92 —45— Ch.761 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph (B) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 (3) (A) For housing developments meeting the criteria of subparagraph (C)of paragraph(1)of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E) of paragraph (1) of subdivision (b), the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D) of paragraph(1)of subdivision(b),the density bonus shall be calculated 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 92 Ch.761 —46— 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 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map,parcel map, or other residential development approval donates land to a city,county,or city and county in accordance with this subdivision,the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development,as follows: Percentage Very Low Income Percentage 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 92 -47— Ch.761 28 33 29 34 30 35 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number.Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city,county,or city and county to require a developer to donate land as a condition of development.An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units,has the appropriate general plan designation,is appropriately zoned with appropriate development standards for development at the density described in paragraph(3)of subdivision(c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals,other than building permits,necessary for the development of the very low income housing units on the transferred land,not later than the date of approval of the final subdivision map,parcel map,or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision (i) of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision (c), which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency. The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or, if the local agency agrees, within one-quarter mile of the boundary of the proposed development. 92 Ch.761 —48— (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map,or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision (b) and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county, or city and county shall grant either of the following: (A) 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. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development,that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision(c). (B) Of the children who attend the child care facility,the children of very low income households,lower income households,or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households,or families of moderate income pursuant to subdivision (b). (3) Notwithstanding any requirement of this subdivision,a city,county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence,that the community has adequate child care facilities. (4) "Child care facility,"as used in this section, 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 schoolage child care centers. (i) "Housing development,"as used in this section,means a development project for five or more residential units,including mixed-use developments. For the purposes of this section, "housing development" also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code,approved by a city,county,or city and county and consists 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,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. The density bonus shall be permitted in geographic areas of the housing 92 —49— Ch.761 development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, "study" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and (e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter,concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code 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 Health and Safety Code, including,but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (2) Approval of mixed-use zoning in conjunction with the housing project 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 project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs,as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (I) Subdivision (k) 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,county,or city and county,or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000)of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately 92 Ch.761 —50— lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section,the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including,but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance,general plan element, specific plan, charter, or other local condition, law, policy, resolution,or regulation. (2) "Maximum allowable residential density"means the density allowed under 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. (p) (1) Except as provided in paragraphs (2) and(3),upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b)and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision(f) and is located within one-half mile of a major transit stop, as defined in subdivision(b)of Section 21155 of the Public Resources Code,and there is unobstructed access to the major transit stop from the development,then,upon the request of the developer, a city,county,or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph (1), if a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code,then,upon the request of the developer,a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop,as defined in subdivision(b)of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development,the ratio shall not exceed 0.5 spaces per unit. 92 —51— Ch.761 (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development,as defined in Section 51312 of the Health and Safety Code,the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access,within one-half mile,to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.For purposes of this subdivision,a development may provide onsite parking through tandem parking or uncovered parking,but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision(d). (6) This subdivision does not preclude a city,county,or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years,then the city,county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to,an analysis of parking availability, differing levels of transit access, walkability access to transit services,the potential for shared parking,the effect of parking requirements on the cost of market-rate and subsidized developments,and the lower rates of car ownership for low-income and very low income individuals,including seniors and special needs individuals. The city,county,or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings,based on a parking study completed in conformity with this paragraph,supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (q) Each component of any density calculation, including base density and bonus density,resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. 92 Ch.761 —52— SEC. 2. (a)Section 1.3 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2442. It shall only become operative if(1)both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,and(3)Assembly Bill 2501 is not enacted or as enacted does not amend that section,and(4)this bill is enacted after Assembly Bill 2442,in which case Sections 1, 1.5,and 1.7 of this bill shall not become operative. (b)Section 1.5 of this bill incorporates amendments to Section 65915 of the Government Code proposed by both this bill and Assembly Bill 2501. It shall only become operative if(1) both bills are enacted and become effective on or before January 1,2017,(2)each bill amends Section 65915 of the Government Code,(3)Assembly Bill 2442 is not enacted or as enacted does not amend that section,and(4)this bill is enacted after Assembly Bill 2501 in which case Sections 1, 1.3, and 1.7 of this bill shall not become operative. (c)Section 1.7 of this bill incorporates amendments to Section 65915 of the Government Code proposed by this bill, Assembly Bill 2442, and Assembly Bill 2501.It shall only become operative if(1)all three bills are enacted and become effective on or before January 1, 2017, (2) all three bills amend Section 65915 of the Government Code, and (3) this bill is enacted after Assembly Bill 2442 and Assembly Bill 2501, in which case Sections 1, 1.3,and 1.5 of this bill shall not become operative. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges,fees,or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. 0 92