SR 02-13-2024 3A
City Council
Report
City Council Meeting: February 13, 2024
Agenda Item: 3.A
1 of 1
To: Mayor and City Council
From: David White, City Manager, City Manager's Office
Subject: City Manager Report: 1. SMPD 2023 Annual Crime Report Update; and, 2.
Assembly Bill 1287 (Attachment A-Summary and FAQ on AB 1287)
Prepared By: Sergio Ramirez, Chief of Staff
Approved
Forwarded to Council
Attachments:
A. Summary and FAQ on AB 1287
B. PowerPoint Presentation - SMPD 2023 Annual Report
C. PowerPoint Presentation - City Manager's Report (AB 1287)
3.A
Packet Pg. 22
City Planning Division Page 1 January 2024
Summary of AB 1287’s Changes to State Density
Bonus Law for Housing Projects
Effective January 1, 2024 (Assembly Bill 1287)
In April 2023, the City Council adopted zoning changes to implement the certified 6th Cycle
Housing Element, as mandated by State law. These changes to development standards and the
City’s review process for housing projects went into effect on June 1, 2023. Recent updates to
State Density Bonus Law took effect on January 1, 2024 providing, amongst other minor
revisions, an additional density bonus for increased moderate and very low income affordable
housing units. This FAQ explains how the new updates to State Density Bonus impacts housing
projects. The City previously conducted two Town Halls on how the Affordable Housing
Production Program (AHPP) and State Density Bonus Law work together with an associated
FAQ, which can be found here: www.santamonica.gov/housing-element-update.
What do the new changes to State Density Bonus Law allow?
The most significant change to State Density Bonus Law (SDBL) is the provision of an additional
density bonus for qualifying projects. When combined with the maximum 50% density bonus
provided by State law prior to AB 1287, this could result in up to a 100% density bonus (i.e.
“bonus-on-bonus").
In order to qualify for up to 100% density bonus, projects must first provide the maximum
amount of on-site affordable housing units in their project that would qualify them for a density
bonus. Compliance with the City’s Affordable Housing Production Program (AHPP) would
ensure that projects are eligible for the maximum 50% initial State density bonus.
Per HCD’s direction a project qualifies for the maximum 50% initial density bonus by complying
with the AHPP. The project then becomes eligible for an additional density bonus, up to
another 50%, if it provides more affordable units based on the tables below. In order for a
project to qualify for a total 100% density bonus, a project would need to provide additional
moderate-income units, which are allowed to be rental units1, on top of the units required by
the AHPP.
1 Before AB 1287, SDBL provided a density bonus for moderate-income units only if those units were for home
ownership. That has not changed. However, AB 1287 now allows an additional density bonus when additional
moderate-income units are provided, which are allowed to be rental units
3.A.a
Packet Pg. 23 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
City Planning Division Page 2 January 2024
Percentage Very Low-Income Units Percentage Density Bonus
5 20
6 23.75
7 27.5
8 31.25
9 35
10 38.75
Percentage Moderate-Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50
Additionally, AB 1287 expanded the number of incentives/concessions a project can request to
accommodate a proposed density bonus and further limits the City’s ability to request
documentation to establish eligibility for requests (see below). Certain eligible projects can now
request an additional incentive/concession (up to 4) and 100% affordable housing projects can
now request up to 5 incentives/concessions.
How does it all work?
Below is an example of how an applicant can utilize the new additional density bonus provision:
3.A.a
Packet Pg. 24 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
City Planning Division Page 3 January 2024
1. 100 unit base project provides on-site affordable units in
compliance with the AHPP (15% of units evenly divided
between very low, low, and moderate income levels)
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 -- 85 15 5 5 5
2. Compliance with the AHPP affords applicant a 50% density
bonus
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 50 135 15 5 5 5
3.A.a
Packet Pg. 25 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
City Planning Division Page 4 January 2024
3. Applicant proposes to provide 15 additional moderate
income units (15% of 100 unit base project), providing
them an additional 50% density bonus (AB 1287)
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 100 170 30 5 5 20
4. Applicant may request up to 3 incentives/concessions and unlimited waivers in order to
accommodate the proposed density bonuses.
How many applications have been submitted that are using this new law?
On January 2, 2024, the City received three preliminary development applications in accordance
with the Housing Crisis Act of 2019 (SB 330/SB 8), all of which seek the 100% density bonus
allowed pursuant to AB 1287.
Is the City required to process applications that are received seeking to use the benefits of
AB1287?
Yes, AB 1287 took effect on January 1, 2024 and the City is required to process applications in
accordance with State law.
Under State law, applicants may file a preliminary application under SB 330/SB 8. The applicants
will then have 6 months to file formal development applications with the City. If those
development applications are filed within 6 months, the projects will have vested rights to
proceed with entitlements based on the City’s objective standards at the time the preliminary
applications were filed. For example, if the City were to make changes to the City’s General Plan
or Zoning Ordinance after a preliminary application was filed, those changes will not apply to that
project.
The City requires that applicants conduct a community meeting prior to submitting a formal
development application for housing projects. If development applications are received for
3.A.a
Packet Pg. 26 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
City Planning Division Page 5 January 2024
these projects, staff will commence the work of reviewing the applications to ensure
compliance with the City’s objective standards as of the time the preliminary applications were
filed, and as may be modified by SDBL through incentives/concessions and waivers. If the
project complies with City standards, the City will be required to approve the development
permit.
It seems that this is going to result in a lot more housing units than was studied in the
Housing Element EIR. Doesn’t the City have to deny housing projects that exceed what was
studied in the EIR and why is the City not doing a new EIR for all of these extra housing units?
Under the City’s current streamlined approval process for housing projects, which is a
commitment that the City has made under Program 1A of the Housing Element, housing
projects on sites less than one acre in size are administratively approved (i.e. no public hearings
are required because there is no discretionary action) and thus, not subject to the California
Environmental Quality Act (CEQA). A project’s request for additional bonus units pursuant to
State Density Bonus law does not constitute a discretionary action that would trigger further
CEQA review. Furthermore, the Housing Element EIR which was certified in October 2022
studied the potential environmental impacts of approximately 14,000 new housing units in the
City through 2029. Housing projects that are consistent with the City’s General Plan and Zoning
Ordinance have been analyzed in the Housing Element EIR, and as such would not require
additional CEQA review.
The number of units studied in the EIR was based on the methodology used to develop the
Suitable Sites Inventory (SSI) for the Housing Element and estimates of housing capacity as
approved by HCD. The SSI is not permitted to assume use of State density bonus law for
housing projects and it would have been too speculative to apply State density bonus law to
each SSI site for the purposes of the EIR. CEQA does not require the evaluation of potential
impacts that would be too speculative.
How is the City’s infrastructure going to serve all of these housing units? Won’t this
overwhelm our public utilities?
The City requires that new development conduct a study of whether the City‘s existing
infrastructure (e.g. water and wastewater) can service a project. If it is found that new
development creates new demand that cannot be met with existing infrastructure, the project
would be required to upgrade the existing infrastructure to accommodate the additional
demand. The upgrades are completed as part of the construction of the project.
In addition to required upgrades, the City also addresses water supply by requiring that new
development within the Reclaimed Water Network area use recycled water for irrigation and
dual plumbing and that new development maintain the same water usage as the existing
property through the installation of water-efficient fixtures within the project or through
offsetting the projected additional water usage elsewhere in the city.
How do these changes in the law affect how the City reviews projects?
3.A.a
Packet Pg. 27 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
City Planning Division Page 6 January 2024
AB 1287 places additional limitations on the City’s review of projects by eliminating the City’s
ability to request documentation to establish eligibility for requested incentives or concessions
and waivers or reduction of development standards. In preliminary discussions with staff from
Housing and Community Development (HCD), the State’s position is that the City may request a
narrative from developers to explain the eligibility for requested incentives or concessions or
waivers rather than supporting documentation.
If the City meets our Regional Housing Needs Allocation (RHNA) targets for each income level
before the end of the Housing Element cycle, can the City adjust its housing approvals process?
Can the City petition to update the RHNA?
If the City issues building permits that demonstrate that the RHNA has been met at each
income level before the end of the Housing Element cycle (October 15, 2029), the City still must
continue to maintain the commitments made in the certified Housing Element. If the City takes
actions inconsistent with the certified Housing Element, the City could be subject to penalties
and judicial action including but not limited to Builder’s Remedy. As an example, if a court
determines that the City has improperly denied a housing project, pursuant to State law the
court can impose fines in a minimum amount of $10,000 per housing unit in the housing
development project on the date the application was deemed complete.
The RHNA is allocated by the Southern California Association of Governments (SCAG) through
regional allocations from HCD. There is no process to change the City’s RHNA in the middle of a
Housing Element cycle.
3.A.a
Packet Pg. 28 Attachment: Summary and FAQ on AB 1287 (6195 : City Manager Report-SMPD 2023 Annual Crime Report Update and AB1287)
SANTA MONICAPolice Department
COUNCIL UPDATE
2023 Annual Report
3.A.b
Packet Pg. 29 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Overview
•Calls for Service
•Call Priorities
•Response Time
•Criminal Behavior
•2023 Crime Statistics
•Part I & Part II
•Arrests
•Downtown
•Special Projects
•Homelessness
•HLP – Homeless Liaison
3.A.b
Packet Pg. 30 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Calls for Service
103,462104,061101,04095,536123,49185,65075,77077,10179,86581,27224,27618,33618,56418,93919,94626,33824,01319,74321,72137,8089.68%
2022-2023
Increase in Officer-Initiated
Calls for Service
3.A.b
Packet Pg. 31 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Parks Calls for ServiceYou’re There… We’re There
Calls for Service – Top 7 Parks
3.A.b
Packet Pg. 32 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Call Priority Distribution
January through June 2023
2022 2023 Change
TOTAL 104,061 103.462 -599
Priority 0 839 820 -19
Priority 1 12,115 12,187 72
Priority 2 26,808 25.061 -1,747
Priority 3 37,325 36,494 -741
Priority 4 27.064 28,900 1,836
3.A.b
Packet Pg. 33 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Call Response Time
January through October 2023
Improvement over previous year
2022 2023
TOTAL
Average
Pend Time
Average
Travel Time
Average
Response Time
Average
Pend Time
Average
Travel Time
Average
Response
Time
Priority 0 1.55 3.21 4.76 1.45 3.19 4.64
Priority 1 3.75 4.96 8.71 3.69 4.85 8.55
Priority 2 12.01 5.58 17.59 11.66 5.67 17.33
Priority 3 36.46 6.75 43.21 35.40 6.54 41.94
Priority 4 45.37 11.39 56.76 48.34 10.71 59.05
3.A.b
Packet Pg. 34 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
CRIMINAL BEHAVIOR
PART I CRIME PART II CRIME ARRESTS
3.A.b
Packet Pg. 35 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Crime Stats –Part I
+2.7%
2022-2023
Increase in Part I Crimes
129 Crimes Total4,6034,3844,3034,7554,8843.A.b
Packet Pg. 36 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Crime Stats –Part I 2,89580569648
46023145
1 incident of Murder in 2023;
Down from 3 in 2022
There were 45 rapes in 2023 with 39
in 2022.
Aggravated Assault levels had a slight
decrease in 2023, compared to 2022.
Incidents of Arson decreased from 86 to
80 in 2023.
While incidents of Robbery increased by a
count of 9, strongarm robbery was the
most likely offense. The use of firearms,
knives and other weapons decreased.
3.A.b
Packet Pg. 37 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
3.A.b
Packet Pg. 38 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Crime Stats –Part II
PART II Crime7%
2022-2023
Increase in Part II Crimes
223 Crimes Total
4,5532,7372,6723.2613,4843.A.b
Packet Pg. 39 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Crime Stats –Part II cont.
3.A.b
Packet Pg. 40 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Crime Stats –Part II cont.
3.A.b
Packet Pg. 41 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Arrests
5 Year History 8931,5396589371,1582,66675378116
4 4
6
7
1,7289882019
2020
2021
2022
2023
3,840
1,538
1,599
2,438
2,723
3.A.b
Packet Pg. 42 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
DOWNTOWN
DART DSU RETAIL THEFT TASKFORCE GOOD GUARD
3.A.b
Packet Pg. 43 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Downtown Special Projects -DART
423
DART
Homeless
Encampments
Addressed
729
6
Cites/Field
Interviews/Enforcement
Contacts
Confiscations
88
Code/Admin Advisals
DART Arrests
222
3.A.b
Packet Pg. 44 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Organized Retail Theft –Special Projects Unit
4
Operations in
Santa Monica
3.A.b
Packet Pg. 45 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Promenade Part I Crime WILSHIRECOLORADO4TH STREET
2ND STREET
39
46 49 48 51
47
57 55
61
57
44
36
59
40
45 45
37
50
48 47 49
57
32
45
20
25
30
35
40
45
50
55
60
65
Jan Feb Mar Apr May Jun Jul Aug Sept Oct Nov Dec
2022 2023
3.A.b
Packet Pg. 46 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Promenade Part II Crime
WILSHIRECOLORADO4TH STREET
2ND STREET
21
21 17
25
24
30
37
73
37
18
33
242822
37 24
32
20 24
23 24 29 29
35
0
10
20
30
40
50
60
70
80
Jan Feb Mar Apr May Jun Jul Aug Sept Oct Nov Dec
2022 2023
3.A.b
Packet Pg. 47 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Parking Structures
TSO –PSO –DSU –Good Guard Overnight 9pm-7am
3.A.b
Packet Pg. 48 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
HOMELESSNESS
Homeless Liaison Program
3.A.b
Packet Pg. 49 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Arrest Statistics
68.44%
64.3%61.35%
66.98%
67.57%
3.A.b
Packet Pg. 50 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
HLP Team 2023 Review
2,472
Calls for Service
1,215 381
Self-Initiated Activity
(Ped Stops, Periodic Checks, & Traffic
Stops)
Encampments
Addressed
1,308
Referrals to Service, Field
Interviews & Advisals
Closed 3-1-1 Requests
1,015 226
Citations
16
Felony Arrests
48
Misdemeanor Arrests
189
DMH 5150 Evaluations
115 + 9
DMH + HLP 5150 Hold s
3.A.b
Packet Pg. 51 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Before and After
AFTER
BEFORE
BEFORE AFTER
3.A.b
Packet Pg. 52 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Before and After
AFTER
BEFORE
BEFORE
AFTER
3.A.b
Packet Pg. 53 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Part I up 2.7%
(129 crimes)
Part II up 7%
Led by Simple Assaults,
Narcotics & Fraud
Arrests up 12%
67% involve homeless
suspects
Overall calls down
1%
Response times
down
Encampment calls
down 2%
DSU, HLP & DART
continue to be
effective in
impacting crime
PART I & PART II
CRIME
CALLS FOR
SERVICE
SPECIALIZED
UNIT IMPACTS
Crime Summary
3.A.b
Packet Pg. 54 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
2023 Accomplishments
•Strategic Plan 2023-2028
•Recruiting/Hiring Vacancies in Sworn/Professional Personnel
•Added (1) Police Sergeant Position to Technology
•2023 Uniformed Officers Deployment Model
•ALPR Cameras in Downtown
•Live911
•OEM/911 Call Software
3.A.b
Packet Pg. 55 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
Looking Forward In 2024
•Real-Time Crime Information Center
•Renovation of CCTV Cameras
•Video Management Software
•Video Analytics Software
•GIS Mapping Software
•Transparency/Accountability Web Portal
•Network Software Integration
3.A.b
Packet Pg. 56 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
YOUTHANK
Police Chief Ramon Batista
3.A.b
Packet Pg. 57 Attachment: PowerPoint Presentation - SMPD 2023 Annual Report (6195 : City Manager
City Manager’s Report –AB 1287
Summary of Updates to State Density Bonus Law
February 13, 2024
3.A.c
Packet Pg. 58 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Background
State Mandates
•October 14, 2022 - 6th Cycle Housing Element certified as required by State law
•March 21, 2023 & April 11, 2023 - Council adopted zoning changes as required by State law
•Effective June 1, 2023
Recent Community Discussions
•Town Hall Meetings in October & November 2023
•How the City’s AHPP and State Density Bonus Law fit together
•Recording, Presentation, and FAQ available at www.santamonica.gov/housing-element-update
3.A.c
Packet Pg. 59 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Presentation Overview
Refresher
•Relationship between City’s Affordable Housing Production Program (AHPP,
SMMC Chapter 9.64) and State Density Bonus Law (SDBL)
What’s New
•Governor signed extensive package of housing legislation into law in effect in 2024 to simplify and
expedite process for new housing construction, to protect tenants, and addressing affordability.
Changes affect local regulations for qualifying housing projects.
•Key Provisions of Assembly Bill 1287 (AB 1287)
•Updates State Density Bonus Law, effective January 1, 2024
•Authorizes potential for 100% bonus on project’s base density in exchange for additional very-low
and moderate income affordable units
•Additional moderate income units are allowed to be rental units
3.A.c
Packet Pg. 60 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Presentation Overview
What’s New (cont’d)
•New Housing Project Applications
•Four SB 330 Preliminary Applications utilizing AB 1287 filed in Downtown
•SB 330 Process Note:
•Preliminary applications vest project into all local standards in effect at time of submittal of the
preliminary application
•“Vested” means that any changes to local standards after the preliminary application submittal date would not
apply to the project
•Applicant has up to 180 days to file a formal application
Snapshot of applications using AB 1287 as of 2/13/24
Stories Total Units Total Affordable Units Parking Spaces
601 Colorado /1547 6th Street 20 266 40 203
1435 5th Street 16 423 64 366
1437 6th Street 18 171 26 122
1557 7th Street (aka 707 Colorado)16 226 34 184
3.A.c
Packet Pg. 61 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
What is the Affordable Housing Production Program?
•Established in 1998
•Requires developers of market rate housing in
the City to:
Provide a certain percentage of the project’s units
as affordable units ; or
Pay in -lieu fee
•In adopted Housing Element, the City commits
to maintaining the AHPP
3.A.c
Packet Pg. 62 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
What Does the AHPP Require?
Number of Units in
the Project
On-Site Requirement Off-Site Option
(in lieu of on-site
requirement)
2-5 units Pay the Affordable Housing Fee. Projects that provide an
affordable housing unit in accordance with State Density
Bonus Law are not required to pay the Affordable Housing
Fee.
--
6-19 units 15% affordable units for up to 80% income households --
20 units or more 15% affordable units with even distribution across 50% AMI,
80% AMI, and Moderate Income
20% affordable units at
50% or 80% AMI
3.A.c
Packet Pg. 63 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
How Much Bonus Can a Housing Project Receive?
•State Density Bonus requires the City
to grant an initial density bonus based
on the percentage of on-site
affordable units
•Per HCD direction, meeting the AHPP’s
requirement of 15% on-site affordable
units evenly split across Very Low, Low
and Moderate Income qualifies a
project for the 50% density bonus
Excerpt from State Density Bonus table (Gov Code 65915)
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
12 38.75
13 42.5
14 46.25
15 50
Density Bonus #1
3.A.c
Packet Pg. 64 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Under AB 1287 -How Much Bonus Can a Housing
Project Receive?
•State Density Bonus requires
the City to grant an additional
density bonus if additional
moderate income or very-low
income units are provided
•Project must have provided the
maximum percentage of on-site
affordable units to achieve the
maximum initial density bonus
Excerpt from State Density Bonus table
(Gov Code 65915)
Percentage Moderate
Income Units
Percentage
Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50
Developer Can Choose Either Table for Additional Bonus
Excerpt from State Density Bonus table
(Gov Code 65915)
Percentage Very Low Income
Units
Percentage
Density Bonus
5 20
6 23.75
7 27.5
8 31.25
9 35
10 38.75
OR
3.A.c
Packet Pg. 65 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Can SDBL’s Development Bonus Exceed
a City’s General Plan and Zoning?
•Yes. SDBL requires that a density bonus be granted, even if it goes beyond
a City’s General Plan and Zoning maximum limits.
3.A.c
Packet Pg. 66 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
Can an Incentive/Concession or Waiver be denied?
•Yes, however SDBL and recent legal decisions govern this
•Incentives/Concessions
•The City must demonstrate that the incentive/concession would not result in cost reductions
•City may request reasonable documentation but has very limited ability to require what information
is submitted by an applicant to support their request -AB 1287 has further restricted this
•Waivers
•City cannot deny a waiver if the development standard would prevent the construction of a project
including any State density bonus and requested incentives/concessions.
•As confirmed by recent legal decisions and HCD guidance, the legal standard is very high and difficult to demonstrate
3.A.c
Packet Pg. 67 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
AHPP + State Density Bonus Work Together
By providing on-site affordable units as required by the City’s AHPP, market-rate housing projects receive:
•Up to 50% density bonus
By providing up to 15% additional moderate-income units on-site, market-rate housing projects receive:
•Up to an additional 50% density bonus = potential 100% density bonus
and may request:
•Up to 3 incentives/concessions
•Unlimited waivers
•To qualify for possible 100% density bonus, end result is housing project with
•5% Very Low Income
•5% Low Income
•20% Moderate Income
3.A.c
Packet Pg. 68 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
•Base Project as allowed by local
zoning standards
•100 unit base project
100 Units
Base Project as
allowed by local
zoning standards
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 ------------
Step 1: AHPP + Density Bonus
3.A.c
Packet Pg. 69 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
100 Units
15 units
on-site affordable
Base Project +
On-Site Affordable Units
Required 15% Affordable
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 --85 15 5 5 5
•100 unit base project
•AHPP Requirement –15% evenly
split
•5% Very Low
•5% Low
•5% Moderate Income
Step 2: AHPP + Density Bonus
3.A.c
Packet Pg. 70 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
100 Units
50 Bonus Units
as required
by State law
(50% of 100
base units)
Base Project +
On-site Affordable Units +
Bonus Units
15 units
on-site affordable
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 50 135 15 5 5 5 Incentives/Concessions or
Waivers apply to
accommodate bonus units
(Example standards:
building height, floor area)•100 unit base project
•AHPP Requirement –15% evenly
split
•Density Bonus –50%
•150 unit proposed project
Step 3: AHPP + Density Bonus
Effectively 10% affordable
3.A.c
Packet Pg. 71 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
100 Units
Incentives/Concessions or
Waivers apply to
accommodate bonus units
(Example standards:
building height, floor area)50 Bonus Units
as required
by State law
(50% of 100 base
units)
Base Project +
Very Low Affordable Units +
Moderate Affordable Units +
Extra Bonus Units
30 units
on-site affordable
Addtl 50 Bonus Units
as required
by State law
(50% of 100 base
units)
Effectively 15% affordable
Base
Units
Bonus
Units
Market
Rate
Affordable
Units
%
Very Low
%
Low
%
Moderate
100 100 170 30 5 5 20
•100 unit base project
•AHPP Compliance –15% evenly
split
•AB 1287 Benefits –Additional 15%
Moderate Income
•Density Bonus #1 –50%
•Density Bonus #2 –50%
•200 unit proposed project
Step 4: AHPP + Stackable Density Bonus
per AB 1287
3.A.c
Packet Pg. 72 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
100 Units
Base Project as
allowed by local
zoning standards
100 Units 100 Units
50 Bonus Units
as required
by State law
(50% of 100
base units)
Base Project +
On-site Affordable Units +
Bonus Units
Incentives/Concessions or
Waivers apply to
accommodate bonus units
(Example standards:
building height, floor area)
Base Project +
On-Site Affordable Units
Required 15% Affordable
100 Units
50 Bonus Units
as required
by State law
(50% of 100 base
units)
Base Project +
Very Low Affordable Units +
More Moderate Affordable Units +
Extra Bonus Units
Addtl 50 Bonus Units
as required
by State law
(50% of 100 base
units)
Effectively 15% affordable
Addtl 15% Moderate
Tying It All Together – AB 1287
30 units
on-site affordable15 units
on-site affordable
15 units
on-site affordable
3.A.c
Packet Pg. 73 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City
THANK YOU!
ONLINE RESOURCES
City of Santa Monica Planning Resources
https://www.santamonica.gov/planning-resources
AHPP Guide
Density Bonus Guide
AA Process
Project Applications & Plans (coming soon!)
HCD Technical Assistance Letters
https://www.hcd.ca.gov/planning-and-community-development/accountability-and-enforcement
3.A.c
Packet Pg. 74 Attachment: PowerPoint Presentation - City Manager's Report (AB 1287) (6195 : City