The purpose of the Regional Housing Need R Combining District is to increase the supply of affordable housing by designating sites for development at 20 units per acre in order to meet housing needs, including but not limited to requirements of the regional housing needs allocation as required by Article 10.6 (commencing with Section 65580) of Chapter 3 of Division 1 of Title 7 of the California Government Code.
(Ord. 4878 § 1, 2007; Ord. 5200 § 3, 2015; Ord. 5286 § 5, 2018; Res. 79-2019, 2019)
(A) 
Sites that are designated as Regional Housing Need R Combining District shall be developed at 20 units per acre. The use and density shall be by right, in that the use and density for the site are not discretionary, for sites zoned as required in subsection (B) of this section. For the purposes of calculating density under these provisions, the developable area of each site developed under the Regional Housing Need R Combining District shall be determined at the time the site is designated. Such developable acreage shall be calculated in accordance with SCCC § 13.10.700-D definition of "developable land" and SCCC § 13.10.700-S definition of "site area, net" except that roadways and driveways shall be included in the developable acreage calculation for the purposes of determining net developable acreage. The number of potential units will be determined by multiplying the developable acreage by 20. Where such calculation results in a fractional number, the number of units shall be determined by rounding up to the nearest whole number.
(B) 
Property that is proposed for rezoning into the Regional Housing Need R Combining District shall include a proposed PUD. The PUD application made at the time of the rezoning to add the R Combining District shall include the development envelope and information on the massing, height, and intensity of development sufficient to perform environmental review under the California Environmental Quality Act (CEQA) at the Program level of detail for the proposed use, but is not required to address every aspect of the PUD application under Chapter 18.10, which may then be subject to Project-level CEQA review. The provision of housing at a density of 20 units/acre shall be deemed a specific benefit adequate to satisfy the finding for approval described in SCCC § 18.30.183(C)(3). Proposals to add the R Combining District to a property are subject to the required findings of a zoning plan amendment set forth in SCCC § 18.40.055.
(C) 
After rezoning and the approval of the PUD, applicants must apply for a design review and site development permit which shall be acted upon by the Board of Supervisors. Projects that include a tentative map approval or are in the Coastal Zone are also subject to subsections (D)(1) and/or (2) of this section, as applicable.
(D) 
In the Coastal Zone, the Regional Housing Need R Combining District shall only be applied to the RM-2, C-1, C-2, PA, and PF zoning districts. If a coastal permit or tentative map approval is required, it must be included in the application.
(1) 
Coastal Permit Requirements. Where a site is located in the Coastal Zone and requires a coastal permit for development, the provisions of Chapter 13.20 SCCC apply. Wherever possible, the environmental review performed at the time the site was designated under the Regional Housing Need R Combining District will be utilized in the processing of the coastal permit.
(2) 
Subdivisions. Development that includes approval of a tentative map is subject to the provisions of the Subdivision Map Act and Chapter 14.01 SCCC. Where a tentative map is proposed, the public hearing may be expanded to address findings necessary under the Subdivision Map Act. Wherever possible the environmental review performed at the time the site was designated under the Regional Housing Need R Combining District will be utilized in the processing of the subdivision.
(Ord. 4878 § 1, 2007; Ord. 5200 § 3, 2015; Ord. 5286 § 6, 2018; Res. 79-2019, 2019)
(A) 
Development Standards.
(1) 
Master Planning. Where contiguous or adjacent parcels are designated under the Regional Housing Need R Combining District, any development proposal for one parcel may be required to include a master plan for development of all contiguous or adjacent parcels which are also designated under the Regional Housing Need R Combining District. The purpose of the master plan is to define interior circulation patterns, exterior site access, fire access to all parcels, infrastructure improvements, common area location and amenities.
(2) 
Site standards shall be those established by SCCC § 13.10.323 for RM 1.5 to RM 4.9, with the following alternative standards also available:
(a) 
Parking requirements: 1.5 spaces per studio or one-bedroom units; 2.0 spaces for two-bedroom units; 2.5 spaces for three-bedroom units; 3.0 spaces per four-bedroom units. An additional 20 percent of the total number of parking spaces is required to accommodate guest parking. Modifications of these standards can be approved for individual sites in the R Combining District as part of the approved PUD for each site, based on unique site and design factors;
(b) 
Height up to 35 feet measured from preconstruction natural grade and up to three stories exclusive of subsurface parking. Modifications of these standards can be approved for individual sites in the R Combining District as part of the approved PUD for each site, based on unique site and design factors;
(c) 
Limits on lot coverage and floor area ratio may be established for individual sites in the R Combining District as part of an approved PUD for each site, based on unique site and design factors;
(d) 
Clustering of affordable units is allowed when 100 percent of the units to be developed are deed restricted rental units affordable to households earning below 80 percent of the area median income;
(e) 
Where garages are provided for market rate units, garages are not required for affordable units; and
(f) 
Maintain standard riparian buffer but eliminate 10-foot additional riparian construction buffer.
(3) 
Developments shall encourage energy efficiency, and environmentally sensitive design and building materials.
(4) 
If located within the Coastal Zone, the project's development standards must be found to be in conformity with the Local Coastal Program provisions that ensure no impact on coastal resources, including but not limited to sensitive habitat, agriculture, public viewshed, public recreational access and open space protections.
(Ord. 4878 § 1, 2007; Ord. 5200 § 3, 2015; Ord. 5210 § 3, 2015; Ord. 5286 § 7, 2018; Res. 79-2019, 2019)