Chapter 17.14 — AFFORDABLE HOUSING—LOT CONSOLIDATION

Prior History: Former Chapter 17.14 Development Standard Tables, compiled of Ord. 1281 § 4, 9/8/14; Ord. 1321 § 9, 10/24/16; Ord. 1345 § 7, 9/25/17; repealed and replaced by Ord. 1443, 4/28/2025

The purpose and intent of this chapter is to incentivize lot consolidation for housing development, and redevelopment in underutilized portions of the city, and support more compact and higherdensity rental and owner-occupied residential developments affordable to lower income households. (Ord. 1443, 4/28/2025)

Terms and phrases used in this chapter have the same meaning as defined by the California Code of Regulations , including 25 CCR Section 6912 , et seq., as may be amended from time to time, and as provided below. Undefined words and phrases have the same meaning as set forth in this code.

"Affordable housing project" means new development consisting of residential units restricted to occupancy by lower income households. For purposes of this chapter, affordable housing project includes a mixed use project with ground-level commercial uses, provided that the residential uses account for not less than 85% of the affordable housing project's gross floor area. (Ord. 1443, 4/28/2025)

This chapter applies to affordable housing projects that include consolidation of two or more contiguous legal lots for the purposes of establishing an affordable housing project. (Ord. 1443, 4/28/2025)

An affordable housing project submitted pursuant to this chapter must comply with all the following minimum standards:

• A. Number of Residential Units. The affordable housing project must include not less than 16 residential units, and amount to a development density of not less than 30 dwelling units per acre.

• B. Development Standards. All development standards in the underlying zone are applicable, except as otherwise authorized by this chapter.

• C. Affordability. The property owner or authorized representative must record a covenant against title to the resulting lot, in a form approved by the City Attorney, securing the continued affordability of all dwelling units in accordance with the Density Bonus Act, California Code of Regulations , and any other applicable law governing affordable housing costs and affordable rent. The restrictive covenant must be recorded against the property before the issuance of the first construction permit. The property owner or authorized representative must annually report affordable housing costs to the Director.

• D. Underutilized Lot. At least one of the lots proposed for consolidation must be less than or equal to 0.16 acres in gross area.

• (Ord. 1443, 4/28/2025)

The property owner or authorized representative must file an application on forms provided by the Director, together with required filing fees, a chain of title, and other information that may be required by the Director or Engineer.

(Ord. 1443, 4/28/2025)

All affordable housing projects submitted pursuant to this chapter which include lot consolidation of four lots or less are subject to development review by the Director. The Director will evaluate all other affordable housing projects for compliance with this chapter before scheduling for a public hearing before the approving body pursuant to this code. (Ord. 1443, 4/28/2025)

Affordable housing projects that satisfy the requirements of this chapter may select not more than three of the following incentives:

• A. Lot Coverage. When the project proposes the maximum density allowed per the underlying zone, a five percent increase in maximum allowed building coverage.

• B. Landscape Requirements. When the project proposes the maximum density allowed per the underlying zone, a 10% reduction in minimum landscape requirements.

• C. Setbacks. When the project proposes the maximum density allowed per the underlying zone, all required setbacks may be reduced to five feet, except when any property line of the consolidated lot abuts a parcel zoned for low-density residential uses, in which case the setbacks identified in the underlying zone apply.

• D. Parking Reduction. A reduction in the number of required parking spaces may be granted by the Director, provided the property owner, or authorized agent, submits a parking study prepared by a traffic engineer which evaluates parking impacts and demands and demonstrates sufficient off-street parking to accommodate the use in support of reduction for review and approval to the Director and City Engineer.

• E. Parking Alternatives. Tandem, shared and off-site parking options may be permitted when a parking study, prepared by a traffic engineer, is submitted to the Director for review and approval, which demonstrates sufficient off-street parking and circulation to accommodate the use.

• F. Minimum Group Open Space. The required amount of group open space may be reduced by five percent.

• G. Small Lot Subdivisions. The minimum lot size required by the underlying zone may be reduced to not less than 4,000 square feet.

• (Ord. 1443, 4/28/2025)

Before approving any affordable housing project, including incentives pursuant to this chapter, the approving authority must find all of the following:

• A. The application satisfies the provisions of this chapter.

• B. The granting of the requested incentives will not result in any adverse impacts to adjacent properties due to an encroachment of building elements that would substantially reduce such property's access to light and air, the privacy enjoyed by the adjacent residents, or otherwise reduce the reasonable use of the property.

• C. In granting a reduction in the number of parking spaces and/or parking alternatives, the approving authority must find that the affordable housing project will provide sufficient parking to accommodate the proposed use.

• (Ord. 1443, 4/28/2025)