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INTRODUCTIONINTRODUCTION
Chula VistaChula Vista
PCMPCM--1212--1111
December 11, 2012
Density Bonus Incentive ProgramDensity Bonus Incentive Program
PurposePurpose
•Conformance with California
CONTEXTCONTEXT
Government Code Section 65915.
–Increase housing, particularly affordable
housing
–Significant contribution to the economic
feasibility
Density BonusDensity Bonus
Eligible ProjectsEligible Projects
•Affordable Housing
•Senior Housing
•Land Donation
•Also applies to:
–Child Care Facilities within Affordable
Housing
–Condominium Conversions
Applicant agrees to..
In Return City Grants….
Targeted % of Units DensityBonus
Targeted Group% of Units Reserved
GroupReserved
Very Low 20%
5%
Very Low Income5%
(2.5% additional foreach 1% increase)
Income
Low 20%
Low Income10%
10%
(1.5% additional foreach 1% increase)
Income
Moderate Income10% (for-sale only)
Moderate 5%
10% (for-sale only)
(1% additional foreach 1% increase)
Income
Seniors (62+ years)Civil Code 51.3 & 51.12
Seniors Civil Code 51.3 & 20% maximum
(62+ years)51.12
AND
At least one incentives or concessions
State Parking Standards
Density BonusDensity Bonus
ProcessingProcessing
•Same review process
–Conditional Use Permit
–Design Review
–Environmental Review
–Citizen Participation Program
Covenant between the developer
•
(property owner) and the City
Recorded against property
–
Reserve the housing units for a set period
–
FindingsFindings
Statutory LimitationsStatutory Limitations
•Grant the density bonus if the
requirements of State Law are met
•Denying requests for concessions or
incentives
–Written findings
–Based on substantial evidence
Conclusion
•Conformance with State law
•Tool to increase affordable and
senior housing
CONCLUSIONCONCLUSION
Recommendation
•Hold the public hearing
•Recommend adoption of Affordable
Housing Incentive
(aka Density Bonus)
Ordinance
CONCLUSIONCONCLUSION
QUESTION:
What’s the Area Median Income (AMI)?
% of Maximum Maximum
Median Family Annual Monthly
IncomeSizeIncomeIncome
50%1$28,100 $2,342
Very Low 2$32,100 $2,675
Income3$36,150 $3,013
4$40,150 $3,346
5$43,350 $3,613
6$46,550 $3,879
80%1$45,000$3,750
Low2$51,400$4,283
Income3$57,850$4,821
4$64,250$5,354
5$69,400$5,783
6$74,550$6,213
As published by the US Department of Housing and Urban Development (HUD)
QUESTION:
How are the maximum allowable
rents or sales prices calculated?
Very Low Income
Unit Size
% of Median Max Housing
\[.50 x area median
IncomePayment
income x .30\] / 12 months
0 (Studio)
$ 664
Lower Income
1 bedroom
$ 759
\[.60 x area median
Very Low
income x .30\] 12 months
Income HH
2 bedrooms
$ 853
@ 50% AMI
3 bedrooms
$ 948
Affordable Housing
Price
=
4 bedrooms
$ 1,024
Rent/Mortgage +
0 (Studio)
allowance for basic
$ 706
utilities (, taxes, fees,
1 bedroom
$ 910
etc.
Low Income
HH
2 bedrooms
$ 1,024
@ 80% AMI
3 bedrooms
$ 1,138
4 bedrooms
$ 1,229
QUESTION:
How is a density bonus
calculated?
•Base density = otherwise maximum
allowable residential density
–Fractions rounded up
•i.e. 20% of 72 base units; .2 x 72 = 14.4 15 units
•The number of affordable units is
determined prior to the addition of the
bonus units.
EXAMPLE
In Return City Grants….
Parking Standards
•
City On-Site Parking
State On-Site Parking
Dwelling Unit SizeRatio
Ratio
(CVMC 19.62.050(13))
0-1 bedrooms
1 space per unit1.5 space per unit
2-3 bedrooms
2 spaces per unit2 spaces per unit
4 or more bedrooms
2.5 spaces per unit2.5 spaces per unit
•Includes guest and handicapped parking
•Can use
–Tandem parking
–Uncovered parking
In Return City Grants….
AND
incentives or
•At least one of the following
concessions
:
–Reduce site development standards, modify zoning code
requirements, or design requirements
–Provide other regulatory incentives or concessions
resulting in identifiable cost reduction
No.of Incentives by % of Units Restricted
No.of Incentives123
VeryLow Income5%10%15%
LowIncome10%20%30%
Moderate Income10%20%30%
Term of Restrictions
Income GroupTerm
VeryLow Income30 years
LowIncome30years
Initialpurchaser;
Moderate Income
Equity Share
Monitored annually by the City for continued affordability
Affordable/Senior
Housing Standards
•Bedroom mix consistent with project
•Design and appearance consistent
with overall development
FINDINGS
Statutory Limitations
ref Govt Code 65915(d)
•Denial of incentives and concessions
–Not required to provide affordable housing
–Specific adverse impact on health or safety,
the environment or historical resources
–Contrary to state or federal law