§ 9126.91. Other Site Development Standards - Site Planning and Design – Residential… — Carson Zoning Code

A. Residential projects that include affordable and/or senior citizen households shall be those projects in which a minimum of ten (10) percent of the units are provided for affordable and/or senior citizen households.
1. "Affordable households" shall mean and include "very low income," "lower income," "low income" or "moderate income" households defined as follows:

"Very low income households" shall mean those households with an income that is fifty (50) percent or less of the "area median family income" published approximately annually by the State Department of Housing and Community Development Department (HCD) based on information provided by the Federal Department of Housing and Urban Development (HUD).

"Lower income households" shall mean those households with an income that is more than fifty (50) percent or sixty (60) percent or less of the "area median family income" published annually by HCD based on information provided by HUD.

"Low income households" shall mean those households with an income that is more than sixty (60) percent or eighty (80) percent or less of the "area median family income" published annually by HCD based on information provided by HUD.

"Moderate income households" shall mean those households with an income that is more than eighty (80) percent or one hundred twenty (120) percent or less of the "area median family income" published annually by HCD based on information provided by HUD.

"Senior citizen households" shall mean those households in which the residents are persons at least fifty-five (55) years of age.

B. Maximum Monthly Rents or Mortgage Payments and Terms of Affordability. The maximum monthly rents or mortgage payments for "affordable" and "senior citizen" units are as follows:

Income Category	Maximum	Monthly Rent or Mortgage Payment
Very low income		(.5 x area median family income x .3) 12
Lower income		(.6 x area median family income x .3) 12
Low income		(.8 x area median family income x .3) 12
Moderate income		(1.2 x area median family income x .3) 12
Senior citizen		No income limitation

The affordable or senior citizen units must be kept as affordable or senior citizen units per the following chart:

	Owner Occupied	Rental
Type of Unit	Minimum Time	Minimum Time
Affordable	15 years*	30 years
Senior citizen	15 years*	30 years

*Or such other time length as determined by the Planning Commission.

The above formulas shall also consider the number of bedrooms per unit.

C. Deviations and Conditions.
1. In approving development plans for residential projects qualifying under this Section, the approving authority may allow deviations from the following development standards:
  - a. Site Requirements in CMC § 9125.2 , § 9125.3 and § 9125.4 ;
  - b. Residential Site Development Standards in Division 6 of this Part; and
c. Vehicular Parking, Loading and Maneuvering Areas development standards in CMC § 9162.1 and § 9162.21 .
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- d. The following portions of CMC § **9128.15** for Residential Condominiums and CMC § **9128.54** for Multiple-Family Dwellings: Private Open Space, Length of and Separation Between Buildings, Landscaping Requirements, Recreational Facilities. 
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1. The approving authority may impose additional requirements as Conditions of Approval if it finds in writing that such deviations and additional requirements are justified in order to achieve one (1) or more of the objectives listed in CMC § 9126.9(B) .
2. As a guideline to be used in considering development plans for residential projects qualifying under this Section, the approving authority shall utilize the development criteria as provided for in CMC § 9128.16 and § 9128.55 in addition to the following criteria:

The project should be a comprehensive and integrated design, providing for its own open space, landscaping, recreational facilities, off-street parking and amenities for contemporary living. Any deviations from the requirements of the Zoning Ordinance should not significantly reduce or alter the design of the project to the extent that overall qualities of the architecture and site plan are compromised.

Architectural unity and harmony should be achieved both within the project and between the project and the surrounding community so that the project does not constitute a disruption to the established fabric of the community. The height of proposed structures should be compatible with the existing and anticipated development within the area. To the extent feasible, structures should be designed to reduce height adjacent to existing buildings of smaller scale and the public right-of-way.

Consideration should be given to innovative design which effectively provides for residential projects of higher density while assuring adequate fire protection, water supply, vehicular and pedestrian circulation and other public services.

In designing projects which are intended for affordable residential development, consideration may be given to a reduction in lot area, configuration and street frontage for single-family residential lots. The design of the subdivision should be compatible with existing single-family developments within the immediate neighborhoods. Lot sizes should not be less than four thousand (4,000) square feet in area and should provide sufficient widths and street frontages to allow for adherence to minimum front, side and rear yard setback requirements. The singlefamily homes should utilize innovative design concepts which create an attractive neighborhood. (Ord. 92-972 § 2)