Chapter 21.128 — AFFORDABLE HOUSING IMPLEMENTATION PLAN

An affordable housing implementation plan (AHIP) provides a process to review and grant density bonuses, concessions, incentives, and development standard waivers in compliance with Government Code Section 65915 et seq. and Chapter 21.49. (Ord. 736, § 5 (part), 2025).

Any development project which requests a density bonus, concession/incentive, and/or development standard waiver shall apply for an Affordable Housing Implementation Plan. (Ord. 736, § 5 (part), 2025).

An application for an affordable housing implementation plan shall include the following information:

(a) A legal description of the project site where the target dwelling units will be located including a statement of present ownership and present and proposed zoning.

(b) A letter signed by the present owner stating what specific density bonus, incentives or concessions, waivers or modifications in development standards are being requested from the City and if reduced parking pursuant to Section 21.49.060 is being requested.

(c) A detailed vicinity map showing the project location and such details as the location of the nearest commercial retail, transit stop, potential employment locations, park or recreation facilities or other social or community service facilities.

(d) Site plans, floor plans, and building elevations, which shall designate the total number of units proposed on the site, including the number and location of target dwelling units and density bonus dwelling units, and supporting plans per the application submittal requirements.

(e) If the project site contains existing dwelling units, a description of the existing dwelling units. This shall include the number of units, whether owner-occupied or rentals, the number of bedrooms in each of the units, and evidence to household income of occupants for the previous five years.

(f) In the case of a request for any incentive or concession, evidence that the request will result in identifiable and actual cost reductions.

(g) In the case of a request for a waiver or reduction of development standards, evidence that the development standard being waived or reduced will have the effect of physically precluding the construction of the development at the densities proposed.(Ord. 736, § 5 (part), 2025).

The review authority for affordable housing implementation plans shall be as follows:

(a) For requests for increases in density and parking reductions, the Director shall be the final action authority, subject to appeal to the Planning Commission.

(b) For concessions/incentives, excluding financial incentives, or development standard waivers/reductions, the Planning Commission shall be the final action authority, subject to appeal to the City Council.

(c) For financial incentives, fee waivers, and waivers to dedication requirements, the City Council shall be the final action authority. (Ord. 736, § 5 (part), 2025).

The review authority shall approve the affordable housing implementation plan, unless it adopts one of the following findings:

(a) The project would have a specific, adverse impact on the health and safety of the public and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

(b) The project would have a specific, adverse impact on any real property that is listed in the California Register of Historical Resources and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

(c) A proposed concession/incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or rents for the targeted units.

(d) Approval of the affordable housing implementation plan would be contrary to state or federal law.

(e) Approval of the financial incentives, fee waiver, or waivers to dedication requirements would not result in a public benefit. (Ord. 736, § 5 (part), 2025).