§ 18.107.170. State incentives for affordable housing—Application procedures.

A.

An applicant intending to request a state density bonus or any incentives, parking reductions, or waivers pursuant to Section 18.107.150 or Section 18.107.160 shall submit a preliminary application prior to the submittal of any formal application for approval of the residential project and shall schedule a pre-application conference with the planning director or designated staff. The preliminary application shall include the following information:

1.

A brief description of the proposed residential project, including the total number of dwelling units, target units by proposed income level, density bonus units proposed, and any incentives, reduced parking, or waivers requested.

2.

The zoning and general plan designations and assessor's parcel number(s) of the residential project site.

3.

A vicinity map and preliminary site plan, drawn to scale, including building footprints, driveway(s), and parking layout.

4.

An explanation of why any requested incentives are necessary to provide the target units.

B.

All requests for density bonuses, incentives, parking reductions, and/or waivers pursuant to Section 18.107.150 or Section 18.107.160 shall be submitted concurrently with the application for the first discretionary permit or other permit required for the residential project and shall be processed concurrently with such application. In accordance with state law, neither the granting of an incentive, nor the granting of a density bonus, shall be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.

C.

An applicant's request for any density bonuses, incentives, parking reductions, and/or waivers permitted by this chapter shall include the following information:

1.

A site plan depicting the number and location of all proposed market rate units, target units, and density bonus units, if any.

2.

A calculation of the maximum number of dwelling units permitted by the county's zoning ordinance and general plan for the residential project, excluding any density bonus units.

3.

The income level of the proposed target units.

4.

A description of any requested incentives, waivers of development standards, or parking reductions.

5.

The applicant shall demonstrate through the provision of a pro forma that any requested incentive results in identifiable, financially sufficient, and actual cost reductions to the residential project. The cost of reviewing any required pro forma data, including but not limited to the cost to the county of hiring a consultant to review the pro forma, shall be borne by the applicant. The pro forma shall include all of the following items:

a.

The actual cost reduction achieved through the incentive;

b.

Evidence that the cost reduction allows the applicant to provide affordable rents or affordable sales prices; and

c.

Other information as may be requested by the planning director. The planning director may require that any pro forma include information regarding capital costs, equity investment, debt service, projected revenues, operating expenses, and such other information as is required to evaluate the pro forma.

6.

For any requested waiver of a development standard, the applicant shall provide evidence that the development standard for which the waiver is requested will have the effect of physically precluding the construction of the residential project with the density bonus and incentives requested.

7.

If a mixed use building or project is proposed as an incentive pursuant to Section 18.107.160, the applicant shall provide evidence that nonresidential land uses will reduce the cost of the residential project, and that the nonresidential land uses are compatible with the residential project and the existing or planned development in the area where the proposed residential development will be located.

8.

If a density bonus is requested for a land donation, the applicant shall show the location of the land to be dedicated, provide proof of site control, and provide evidence that each of the requirements included in Government Code Section 65915(g) can be met.

9.

If a density bonus or incentive is requested for a child care facility, the applicant shall provide evidence that all of the requirements found in Government Code Section 65915(h) can be met.

10.

If a density bonus or incentive is requested for a condominium conversion, the applicant shall provide evidence that all of the requirements found in Government Code Section 65915.5 can be met.

(Ord. No. 1334, § 3, 1-19-2010)

(Ord. No. 1386, § 5, 12-10-2013)