•
|
Development within a Preservation District wherein a proposed
development Concession or Incentive would irreparably alter a historic
resource, either individual or a district, in a manner that is inconsistent
with the Secretary of The Interior's Standards for the Treatment
of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring & Reconstructing Historic Buildings.
|
•
|
Development on land which does not currently have adequate water
or wastewater facilities to service the development, or the provision
of such services is infeasible at the level of residential density
proposed in the development.
|
1.
|
Excludes a unit added by a Density Bonus awarded pursuant to
this section or any local law granting a Density Bonus, and
|
2.
|
Includes a unit designated to satisfy an inclusionary zoning
requirement.
|
*For purposes of calculating a Density Bonus for a shared housing
building a "unit" includes one shared housing unit and its pro rata
share of associated common area facilities.
|
Table 3.1 STATE DENSITY BONUS*
PERCENTAGE SET-ASIDE FOR EACH QUALIFIED HOUSING DEVELOPMENT
TYPE
| |||||||
---|---|---|---|---|---|---|---|
Base Project Set Aside**
|
Very Low Income
|
Low Income
|
Mod Income***
|
Land Donation
|
Senior****
|
Foster Youth, Disabled Vets, Homeless
|
Student Housing
|
5%
|
20%
|
—
|
—
|
—
|
20%
|
—
|
—
|
6%
|
22.5%
|
—
|
—
|
—
|
20%
|
—
|
—
|
7%
|
25%
|
—
|
—
|
—
|
20%
|
—
|
—
|
8%
|
27.5%
|
—
|
—
|
—
|
20%
|
—
|
—
|
9%
|
30%
|
—
|
—
|
—
|
20%
|
—
|
—
|
10%
|
32.5%
|
20%
|
5%
|
15%
|
20%
|
20%
|
—
|
11%
|
35%
|
21.5%
|
6%
|
16%
|
20%
|
20%
|
—
|
12%
|
38.75%
|
23%
|
7%
|
17%
|
20%
|
20%
|
—
|
13%
|
42.5%
|
24.5%
|
8%
|
18%
|
20%
|
20%
|
—
|
14%
|
46.25%
|
26%
|
9%
|
19%
|
20%
|
20%
|
—
|
15%
|
50%
|
27.5%
|
10%
|
20%
|
20%
|
20%
|
—
|
16%
|
50%
|
29%
|
11%
|
21%
|
20%
|
20%
|
—
|
17%
|
50%
|
30.5%
|
12%
|
22%
|
20%
|
20%
|
—
|
18%
|
50%
|
32%
|
13%
|
23%
|
20%
|
20%
|
—
|
19%
|
50%
|
33.5%
|
14%
|
24%
|
20%
|
20%
|
—
|
20%
|
50%
|
35%
|
15%
|
25%
|
20%
|
20%
|
35%
|
21%
|
50%
|
38.75%
|
16%
|
26%
|
20%
|
20%
|
35%
|
22%
|
50%
|
42.5%
|
17%
|
27%
|
20%
|
20%
|
35%
|
23%
|
50%
|
46.25%
|
18%
|
28%
|
20%
|
20%
|
35%
|
24%
|
50%
|
50%
|
19%
|
29%
|
20%
|
20%
|
35%
|
25%
|
50%
|
50%
|
20%
|
30%
|
20%
|
20%
|
35%
|
26%
|
50%
|
50%
|
21%
|
31%
|
20%
|
20%
|
35%
|
27%
|
50%
|
50%
|
22%
|
32%
|
20%
|
20%
|
35%
|
28%
|
50%
|
50%
|
23%
|
33%
|
20%
|
20%
|
35%
|
29%
|
50%
|
50%
|
24%
|
34%
|
20%
|
20%
|
35%
|
30%
|
50%
|
50%
|
25%
|
35%
|
20%
|
20%
|
35%
|
31%
|
50%
|
50%
|
26%
|
35%
|
20%
|
20%
|
35%
|
32%
|
50%
|
50%
|
27%
|
35%
|
20%
|
20%
|
35%
|
33%
|
50%
|
50%
|
28%
|
35%
|
20%
|
20%
|
35%
|
34%
|
50%
|
50%
|
29%
|
35%
|
20%
|
20%
|
35%
|
35%
|
50%
|
50%
|
30%
|
35%
|
20%
|
20%
|
35%
|
36%
|
50%
|
50%
|
31%
|
35%
|
20%
|
20%
|
35%
|
37%
|
50%
|
50%
|
32%
|
35%
|
20%
|
20%
|
35%
|
38%
|
50%
|
50%
|
33%
|
35%
|
20%
|
20%
|
35%
|
39%
|
50%
|
50%
|
34%
|
35%
|
20%
|
20%
|
35%
|
40%
|
50%
|
50%
|
35%
|
35%
|
20%
|
20%
|
35%
|
41%
|
50%
|
50%
|
38.75%
|
35%
|
20%
|
20%
|
35%
|
42%
|
50%
|
50%
|
42.5%
|
35%
|
20%
|
20%
|
35%
|
43%
|
50%
|
50%
|
46.25%
|
35%
|
20%
|
20%
|
35%
|
44%
|
50%
|
50%
|
50%
|
35%
|
20%
|
20%
|
35%
|
100%*****
|
80%
|
80%
|
80%
|
35%
|
20%
|
20%
|
35%
|
*
|
All Density Bonus calculations resulting in fractions are rounded
up to the next whole number.
|
**
|
Affordable unit percentage is calculated excluding units added
by a Density Bonus, i.e., the percentage of the number of units allowed
without a Density Bonus.
|
***
|
Moderate income Density Bonus applies to for sale units, not
to rental units.
|
****
|
No affordable units are required for senior units.
|
*****
|
Applies when no less than 80% of the total units (other than
manager's units) are allocated lower income units and no more than
20% are moderate income units.
|
Note: Housing Projects on sites with these Land Use Designations
are not eligible for a supplemental bonus if the site is inside a
Historic Preservation District. This restriction does not apply to
the Transit Village Medium, Transit Village Mixed Use, and Retail
& Business Services Land Use Designations.
|
Table 3.2: Maximum Supplemental Density Bonus
| ||||||
---|---|---|---|---|---|---|
Maximum Supplemental Density Bonus for a Project in a Station
Specific Plan, on Eligible Land Use Designations pursuant to this
Section1, and Located:
| ||||||
In an Eligible Land Use Only (A)2
|
(A) and 1/2 Mile to Major Transit Stop (B)3
|
(A) and 1/2 Mile to a School Facility (C)3
|
All of (A), (B) and (C)
|
In Medium-Low Density Land Use and (B) and (C)2
|
On a Housing Opportunity Site
| |
Supplemental Bonus Amount
|
10%2
|
45%
|
45%
|
65%
|
10%
|
50%
|
Total Maximum Bonus, not to Exceed (with State Density Bonus)
|
60%2
|
80%
|
80%
|
100%
|
60%
|
100%
|
Notes:
| |
(1)
|
Pursuant to subsection C.2, within Historic Preservation Districts,
only the Retail and Business Services, Transit Village Medium, and
Transit Village Mixed Use Land Use Designations are eligible for a
Supplemental Density Bonus pursuant to this table.
|
(2)
|
Properties in the Medium-Low Density General Plan Land Use that
are not located both within 1/2 mile of a Major Transit Stop and School
Facility are not eligible for a Supplemental Density Bonus.
|
(3)
|
Distances to a Major Transit Stop or a School Facility shall
be measured as the shortest distance from the edge of the property
boundaries of the project and facility.
|
Table 3.3: Eligibility Points Schedule for Supplemental Density
Bonuses
| |||||
---|---|---|---|---|---|
Eligibility Points Awarded
|
Rental Projects (1): Percent of Total Units in Base Project
Required By Income:
|
Specialized Very-Low Income Housing (1)
|
For-Sale Projects (1):
| ||
Very Low
|
Low
|
Moderate
|
Moderate Income
| ||
5
|
1.7%
|
2.6%
|
3.2%
|
2.5%
|
20.5%
|
10
|
1.8%
|
2.8%
|
3.4%
|
3.0%
|
21.0%
|
15
|
1.9%
|
3.0%
|
3.7%
|
3.5%
|
21.5%
|
20
|
2.0%
|
3.2%
|
3.9%
|
4.0%
|
22.0%
|
25
|
2.1%
|
3.3%
|
4.1%
|
4.5%
|
22.5%
|
30
|
2.2%
|
3.5%
|
4.3%
|
5.0%
|
23.0%
|
35
|
2.3%
|
3.7%
|
4.5%
|
5.5%
|
23.5%
|
40
|
2.4%
|
3.9%
|
4.7%
|
6.0%
|
24.0%
|
45
|
2.5%
|
4.0%
|
4.9%
|
6.5%
|
24.5%
|
50
|
2.6%
|
4.2%
|
5.2%
|
7.0%
|
25.0%
|
55
|
2.8%
|
4.4%
|
5.4%
|
7.5%
|
25.5%
|
60
|
2.9%
|
4.6%
|
5.6%
|
8.0%
|
26.0%
|
65
|
3.0%
|
4.7%
|
5.8%
|
8.5%
|
26.5%
|
70
|
3.1%
|
4.9%
|
6.0%
|
9.0%
|
27.0%
|
75
|
3.2%
|
5.1%
|
6.2%
|
9.5%
|
27.5%
|
80
|
3.3%
|
5.3%
|
6.5%
|
10.0%
|
28.0%
|
85
|
3.4%
|
5.4%
|
6.7%
|
10.5%
|
28.5%
|
90
|
3.5%
|
5.6%
|
6.9%
|
11.0%
|
29.0%
|
95
|
3.6%
|
5.8%
|
7.1%
|
11.5%
|
29.5%
|
100
|
3.7%
|
6.0%
|
7.3%
|
12.0%
|
30.0%
|
If the calculation for the required number of units at each
income level results in a fractional number, the required number of
units shall be rounded up to the next whole number.
|
Table 3.4: Community Benefits and Eligibility Points
| ||
---|---|---|
Community Benefit
|
Point Calculation
|
Notes
|
Public Open Space, Either Option A or B:
|
A:
For projects seeking 20 pts or less, 4 pts. per 1% of site area
or 1,000 sf, whichever is greater.
For projects seeking 21-30 pts: 3 pts. per 1% of site area or
1,500 sf, whichever is greater.
For projects seeking 31-40 pts, 2.5 pts. per 1% of site area
or 2,000 sf, whichever is greater.
|
The landscape design must comply with applicable provisions
of the Santa Rosa Design Guidelines and/or other applicable guidelines
and be approved as part of design review for the project. The open
space must be publicly accessible at all times. Provisions must be
made for operation and maintenance in perpetuity.
|
B: 10 pts per 1% of project construction valuation contributed
to Park Impact Fee, up to 40 pts.
| ||
Historic or Landmark Preservation
|
10 pts per 1% of project construction valuation contributed
toward rehabilitating or improving a landmark property up to 40 pts.
|
If the landmark property is not owned by the project applicant,
a joint rehabilitation/improvement agreement must be submitted with
the landmark property owner.
|
Infrastructure/Capital Improvement
|
10 pts per 1% of project construction valuation contributed
to Capital Facilities/Utilities Impact Fee up to 40 pts.
| |
Family-Sized Rental Units
|
5 pts. per each 8% of the project's Affordable Housing units
with three or more bedrooms up to 40 pts.
|
Round up to the next whole number of units when calculating
the share of family-sized units.
|
Innovative Community Benefit
|
The Council may approve an innovative community benefit and
grant points on a schedule of 10 pts. per 1% of project construction
valuation paid toward the proposed innovative benefit, up to 40 pts.
|
The benefit must be significant and substantially beyond normal
requirements.
|
Table 3.5: Incentives or Concessions Allowed Based on Affordable
Housing Set Aside
| |||
---|---|---|---|
Incentives or Concessions
|
Minimum Very Low Income Percentage
|
Minimum Low-Income Percentage
|
Minimum Moderate-Income Percentage
|
1
|
5%
|
10%
|
10%
|
2
|
10%
|
17%
|
20%
|
3
|
15%
|
24%
|
30%
|
4
|
100% Low/Very Low/Mod (20% Moderate Allowed)*
|
Table 3.6: Density Bonus Housing Development Maximum Parking
Ratios*
| ||
---|---|---|
Proximity to Transit
|
Affordability and Project Type
|
Number of Spaces
|
With paratransit or within 1/2 mile of a fixed bus route
|
100% rental housing affordable to lower or very low-income households
|
0.5 space per dwelling unit
|
Senior citizen housing development
|
0.5 space per dwelling unit
| |
Special needs housing development
|
No parking required
| |
Supportive housing development
|
No parking required
| |
Within 1/2 mile of a major transit stop
|
Other 100% rental housing affordable to lower or very low-income
households
|
No parking required
|
At least 11% very low-income housing set-aside**
|
0.5 space per bedroom**
| |
At least 20% lower income housing set-aside
|
No parking required.
| |
Extremely low-income dwelling units
|
No parking required for the extremely low-income dwelling units
only
| |
All Other Projects
|
0-1 bedroom: 1 space per unit
| |
2-3 bedrooms: 1.5 spaces per unit
| ||
4 or more bedrooms: 2.5 spaces per unit
|
*
|
Inclusive of parking for guests and persons with a disability
|
**
|
May not require parking pursuant Zoning Code 20-36.040
|
Applicants may utilize an available Concession or Incentive
for relief from the dispersion requirements of this subsection if
supporting evidence is provided to the Director that demonstrates
that the provisions of this subsection reduce the financing feasibility
of the project.;
|