SR-400-008-01 (3)
ATTACHMENT E
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Program l.a. and Program 2.b.
Program La: Assess and Revise, Where Appropriate, City Regulatory Requirements
Program Background: Continued monitoring and refinement of the City's development
standards and procedures are important to minimizing the cost of development while
maintaining the quality of residential projects.
1998-2003 Action Plan: Periodically review and, where necessary and after consultation
with local architects, revise planning, zoning and development regulations, assessments,
and fees to ensure that they support development of a variety of housing types and prices.
The following specific analyses/revisions will be undertaken during the planning period:
Eliminate Conditional Use Permit requirement for condominiums and evaluate
other procedures which achieve an appropriate level of design review.
Amend the Inclusionary Housing Program (refer to Program 2.a).
To the extent consistent with State law and the Charter, target City subsidies and
bonuses to affordable housing projects that serve households earning 61-800fo of
the County median income.
Revise existing development standards as necessary to ensure the building
envelope adequately accommodates the construction of density bonus units and
ensure that the standards which are developed maintain neighborhood character.
Consider having neighborhood specific standards for different neighborhoods. As
part of this effort:
Ensure that parking standards do not create a disincentive for affordable
housing projects with large family units.
Consider the development of different parking standards to address
differing neighborhood conditions.
Ensure that parking standards are reasonable for affordable housing
projects.
. Assess the feasibility of modifYing off-site infrastructure improvement
requirements to reduce housing development costs.
Continue to support the construction of live/work space and evaluate development
standards and assess the use of development incentives to promote the
construction oftive/work space including artist studios.
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. Evaluate additional modification of development standards to encourage the
development of housing in commercial areas of the City.
Evaluate potential modifications to development standards which would encourage
courtyard/garden style apartments.
Responsible Division:
City Planning Division; Environmental and Public Works
Management Department; City Attorney's Office.
Program 2.b: Maintain a Density Bonus Program
Program Background: Under State law, developers of residential projects containing
five or more units may be eligible to receive a 25% density bonus if
(1) 20 percent or more of the units (not including density bonus units) are set
aside for, and affordable to, households with ~ Jwer incomes (580% of area
median); "affordable" for this group means rents set at 30"10 of60% of the
area median income; or,
(2) 10 percent or more of the units are set aside for households with very low
incomes (550% of median); "affordable" for this group means rents are set
at 30% of 50% ofthe area median; or
(3) 50% ofthe units (not including density bonus units) are set aside for senior
citizens. There are no income or rent restrictions on such projects.
"Senior citizens" must be at least 62 years old. If the project consists of
ISO or more units, the "senior" is defined as at least 55 years of age.
Projects qualifYing for a State density bonus also are eligible for at least one additional
regulatory concession or incentive resulting in identifiable cost reduction, or other
incentive of equivalent financial value based upon the land cost per dwelling unit. In
addition to these State density bonus provisions, the City has adopted additional density
bonus incentives in its Zoning Ordinance, including:
Allowances for an additional 20 percent density bonus for 100 percent
affordable housing projects;
. No limit on the number oftloors for 100 percent affordable housing
projects, provided that the height does not exceed the maximum limit in the
applicable zoning district;
. Allowances for a ten-foot height bonus for 100 percent affordable housing
projects in non-residential zones;
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Allowances for FAR bonus as an incentive for residential development in
commercial zones;
Relaxation of density restrictions for congregate housing, SRO's, homeless
shelters, and transitional housing;
. Relaxation of parking requirements for 100 percent affordable, congregate,
and senior housing as well as SRO's and homeless shelters; and
Allowances for density bonus of up to 50, 75, and 100 percent in the
Ocean Park and North of Wilshire zoning districts.
1998-2003 Action Plan:
Revise existing development standards as necessary to ensure the building
envelope adequately accommodates the construction of density bonus units and
ensure that the standards which are developed maintain neighborhood character.
Consider having neighborhood specific standards for different neighborhoods.
Responsible Division:
City Planning Division.
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