BILL NUMBER: AB 744	CHAPTERED
	BILL TEXT

	CHAPTER  699
	FILED WITH SECRETARY OF STATE  OCTOBER 9, 2015
	APPROVED BY GOVERNOR  OCTOBER 9, 2015
	PASSED THE SENATE  AUGUST 31, 2015
	PASSED THE ASSEMBLY  SEPTEMBER 2, 2015
	AMENDED IN SENATE  AUGUST 18, 2015
	AMENDED IN SENATE  JULY 8, 2015
	AMENDED IN SENATE  JUNE 23, 2015
	AMENDED IN ASSEMBLY  JUNE 2, 2015
	AMENDED IN ASSEMBLY  MARCH 26, 2015

INTRODUCED BY   Assembly Members Chau and Quirk
   (Principal coauthor: Assembly Member Gonzalez)
   (Coauthor: Senator Beall)

                        FEBRUARY 25, 2015

   An act to amend Section 65915 of the Government Code, relating to
housing.



	LEGISLATIVE COUNSEL'S DIGEST


   AB 744, Chau. Planning and zoning: density bonuses.
   The Planning and Zoning Law requires, when a developer of housing
proposes a housing development within the jurisdiction of the local
government, that the city, county, or city and county provide the
developer with a density bonus and other incentives or concessions
for the production of lower income housing units or the donation of
land within the development if the developer, among other things,
agrees to construct a specified percentage of units for very low,
low-, or moderate-income households or qualifying residents. Existing
law requires continued affordability for 55 years or longer, as
specified, of all very low and low-income units that qualified an
applicant for a density bonus. Existing law prohibits a city, county,
or city and county from requiring a vehicular parking ratio for a
housing development that meets these criteria in excess of specified
ratios. This prohibition applies only at the request of the developer
and specifies that the developer may request additional parking
incentives or concessions.
   This bill would, notwithstanding the above-described provisions,
additionally prohibit, at the request of the developer, a city,
county, or city and county from imposing a vehicular parking ratio,
inclusive of handicapped and guest parking, in excess of 0.5 spaces
per bedroom on a development that includes the maximum percentage of
low- or very low income units, as specified, and is located within1/2
mile of a major transit stop, as defined, and there is unobstructed
access to the transit stop from the development. The bill would also
prohibit, at the request of the developer, a city, county, or city
and county from imposing a vehicular parking ratio, inclusive of
handicapped and guest parking, in excess of specified amounts per
unit on a development that consists solely of units with an
affordable housing cost to lower income households, as specified, if
the development is within1/2 mile of a major transit stop and there
is unobstructed access to the transit stop from the development, is a
for-rent housing development for individuals that are 62 years of
age or older that complies with specified existing laws regarding
senior housing, or is a special needs housing development, as those
terms are defined. The bill would require a subject development that
is a for-rent housing development for individuals that are 62 years
of age or older or a special needs housing development to have either
paratransit service or unobstructed access, within 1/2 mile, to
fixed bus route service that operates at least 8 times per day. The
bill would authorize a city, county, or city and county to impose a
higher vehicular parking ratio based on substantial evidence found in
an areawide or jurisdictionwide parking study, as specified. The
bill would make findings and declarations, including that the subject
of the bill is a matter of statewide concern and not a municipal
affair.
   By imposing additional duties on local governments in awarding
density bonuses, this bill would impose a state-mandated local
program.
   The California Constitution requires the state to reimburse local
agencies and school districts for certain costs mandated by the
state. Statutory provisions establish procedures for making that
reimbursement.
   This bill would provide that no reimbursement is required by this
act for a specified reason.



THE PEOPLE OF THE STATE OF CALIFORNIA DO ENACT AS FOLLOWS:

  SECTION 1.  The Legislature finds and declares all of the
following:
   (a) Having a healthy housing market that provides an adequate
supply of homes that are affordable to Californians at all income
levels is critical to the economic prosperity and quality of life in
the state.
   (b) There exists a severe shortage of affordable housing,
especially for persons and families of extremely low, very low, and
low income, and there is an immediate need to encourage the
development of new housing, not only through the provision of
financial assistance but also through reforms to regulation.
   (c) Affordable housing is expensive to build in California.
   (d) The cost of building affordable housing in California is
impacted by local opposition, changes imposed by local design and
review, and requirements for on-site parking.
   (e) The average construction cost per space, excluding land cost,
in a parking structure in the United States is about $24,000 for
aboveground parking and $34,000 for underground parking. In an
affordable housing project with a fixed budget, every $24,000 spent
on a required parking space is $24,000 less to spend on housing.
   (f) The biggest single determinant of vehicle miles traveled and
therefore greenhouse gas emissions is ownership of a private vehicle.

   (g) A review of developments funded through the Department of
Housing and Community Development's Transit-Oriented Development
Implementation Program (TOD program) shows that lower income
households drive 25 to 30 percent fewer miles when living within
one-half mile of transit than those living in non-TOD program areas.
When living within one-quarter mile of frequent transit, they drove
nearly 50 percent less.
   (h) When cities require off-street parking with all new
residential construction, they shift what should be the cost of
driving, the cost of parking a car, into the cost of housing, which
artificially increases the cost of housing.
   (i) Increases in public transportation and shared mobility options
and the development of more walkable and bikeable neighborhoods
reduce the demand for parking.
   (j) Consistent with Chapter 488 of the Statues of 2006 (AB 32) and
Chapter 728 of the Statutes of 2008 (SB 375), it is state policy to
promote transit-oriented infill development to reduce greenhouse gas
emissions.
   (k) The high cost of the land and improvements required to provide
parking significantly increases the cost of transit-oriented
development, making lower cost and affordable housing development
financially infeasible and hindering the goals of SB 375.
   (l) Eliminating minimum parking requirements will allow the
limited funding available for affordable housing to support more
housing for more Californians. A given housing subsidy fund can
benefit about 6.5 times more households with no parking spaces than
households with 2 spaces per unit.
   (m) Minimum parking requirements provide large subsidies for
parking, which in turn encourage more people to drive cars.
   (n) Minimum parking requirements create a barrier to effective use
of the density bonus law contained in Section 65915 of the
Government Code. The parking required for the extra units adds
construction and land costs that may be prohibitive and requires
vacant land that may be unavailable, especially in locations near
transit.
   (o) Increasing the supply of affordable housing near transit helps
achieve deeper affordability through reduced transportation costs,
in addition to reduced housing costs.
   (p) Governmental parking requirements for infill and
transit-oriented development reduce the viability of transit by
limiting the number of households or workers near transit, increasing
walking distances, and degrading the pedestrian environment.
   (q) Reducing or eliminating minimum parking requirements for
infill and transit-oriented development and allowing builders and the
market to decide how much parking is needed can achieve all of the
following:
   (1) Ensure sufficient amounts of parking at almost all times.
   (2) Reduce the cost of development and increase the number of
transit-accessible and affordable housing units.
   (3) Allow for more effective use of the density bonus law.
   (4) Increase density in areas with the most housing demand, and
improve the viability of developing alternate modes of
transportation, such as public transit, ridesharing, biking, and
walking.
   (5) Reduce greenhouse gas emissions and vehicle miles traveled by
removing an incentive to drive.
   (r) It is the intent of the Legislature to reduce the cost of
development by eliminating excessive minimum parking requirements for
transit-oriented developments that includes affordable housing,
senior housing, and special needs housing.
   (s) The Legislature further declares that the need to address
infill development and excessive parking requirements is a matter of
statewide concern and is not a municipal affair as that term is used
in Section 5 of Article XI of the California Constitution. Therefore,
this act shall apply to all cities, including charter cities.
  SEC. 2.  Section 65915 of the Government Code is amended to read:
   65915.  (a) When an applicant seeks a density bonus for a housing
development within, or for the donation of land for housing within,
the jurisdiction of a city, county, or city and county, that local
government shall provide the applicant with incentives or concessions
for the production of housing units and child care facilities as
prescribed in this section. All cities, counties, or cities and
counties shall adopt an ordinance that specifies how compliance with
this section will be implemented. Failure to adopt an ordinance shall
not relieve a city, county, or city and county from complying with
this section.
   (b) (1) A city, county, or city and county shall grant one density
bonus, the amount of which shall be as specified in subdivision (f),
and incentives or concessions, as described in subdivision (d), when
an applicant for a housing development seeks and agrees to construct
a housing development, excluding any units permitted by the density
bonus awarded pursuant to this section, that will contain at least
any one of the following:
   (A) Ten percent of the total units of a housing development for
lower income households, as defined in Section 50079.5 of the Health
and Safety Code.
   (B) Five percent of the total units of a housing development for
very low income households, as defined in Section 50105 of the Health
and Safety Code.
   (C) A senior citizen housing development, as defined in Sections
51.3 and 51.12 of the Civil Code, or a mobilehome park that limits
residency based on age requirements for housing for older persons
pursuant to Section 798.76 or 799.5 of the Civil Code.
   (D) Ten percent of the total dwelling units in a common interest
development, as defined in Section 4100 of the Civil Code, for
persons and families of moderate income, as defined in Section 50093
of the Health and Safety Code, provided that all units in the
development are offered to the public for purchase.
   (2) For purposes of calculating the amount of the density bonus
pursuant to subdivision (f), an applicant who requests a density
bonus pursuant to this subdivision shall elect whether the bonus
shall be awarded on the basis of subparagraph (A), (B), (C), or (D)
of paragraph (1).
   (3) For the purposes of this section, "total units" or "total
dwelling units" does not include units added by a density bonus
awarded pursuant to this section or any local law granting a greater
density bonus.
   (c) (1) An applicant shall agree to, and the city, county, or city
and county shall ensure, the continued affordability of all very low
and low-income rental units that qualified the applicant for the
award of the density bonus for 55 years or a longer period of time if
required by the construction or mortgage financing assistance
program, mortgage insurance program, or rental subsidy program. Rents
for the lower income density bonus units shall be set at an
affordable rent as defined in Section 50053 of the Health and Safety
Code.
   (2) An applicant shall agree to, and the city, county, or city and
county shall ensure that, the initial occupant of all for-sale units
that qualified the applicant for the award of the density bonus are
persons and families of very low, low, or moderate income, as
required, and that the units are offered at an affordable housing
cost, as that cost is defined in Section 50052.5 of the Health and
Safety Code. The local government shall enforce an equity sharing
agreement, unless it is in conflict with the requirements of another
public funding source or law. The following apply to the equity
sharing agreement:
   (A) Upon resale, the seller of the unit shall retain the value of
any improvements, the downpayment, and the seller's proportionate
share of appreciation. The local government shall recapture any
initial subsidy, as defined in subparagraph (B), and its
proportionate share of appreciation, as defined in subparagraph (C),
which amount shall be used within five years for any of the purposes
described in subdivision (e) of Section 33334.2 of the Health and
Safety Code that promote home ownership.
   (B) For purposes of this subdivision, the local government's
initial subsidy shall be equal to the fair market value of the home
at the time of initial sale minus the initial sale price to the
moderate-income household, plus the amount of any downpayment
assistance or mortgage assistance. If upon resale the market value is
lower than the initial market value, then the value at the time of
the resale shall be used as the initial market value.
   (C) For purposes of this subdivision, the local government's
proportionate share of appreciation shall be equal to the ratio of
the local government's initial subsidy to the fair market value of
the home at the time of initial sale.
   (3) (A) An applicant shall be ineligible for a density bonus or
any other incentives or concessions under this section if the housing
development is proposed on any property that includes a parcel or
parcels on which rental dwelling units are or, if the dwelling units
have been vacated or demolished in the five-year period preceding the
application, have been subject to a recorded covenant, ordinance, or
law that restricts rents to levels affordable to persons and
families of lower or very low income; subject to any other form of
rent or price control through a public entity's valid exercise of its
police power; or occupied by lower or very low income households,
unless the proposed housing development replaces those units, and
either of the following applies:
   (i) The proposed housing development, inclusive of the units
replaced pursuant to this paragraph, contains affordable units at the
percentages set forth in subdivision (b).
   (ii) Each unit in the development, exclusive of a manager's unit
or units, is affordable to, and occupied by, either a lower or very
low income household.
   (B) For the purposes of this paragraph, "replace" shall mean
either of the following:
   (i) If any dwelling units described in subparagraph (A) are
occupied on the date of application, the proposed housing development
shall provide at least the same number of units of equivalent size
or type, or both, to be made available at affordable rent or
affordable housing cost to, and occupied by, persons and families in
the same or lower income category as those households in occupancy.
For unoccupied dwelling units described in subparagraph (A) in a
development with occupied units, the proposed housing development
shall provide units of equivalent size or type, or both, to be made
available at affordable rent or affordable housing cost to, and
occupied by, persons and families in the same or lower income
category in the same proportion of affordability as the occupied
units. All replacement calculations resulting in fractional units
shall be rounded up to the next whole number. If the replacement
units will be rental dwelling units, these units shall be subject to
a recorded affordability restriction for at least 55 years. If the
proposed development is for-sale units, the units replaced shall be
subject to paragraph (2).
   (ii) If all dwelling units described in subparagraph (A) have been
vacated or demolished within the five-year period preceding the
application, the proposed housing development shall provide at least
the same number of units of equivalent size or type, or both, as
existed at the highpoint of those units in the five-year period
preceding the application to be made available at affordable rent or
affordable housing cost to, and occupied by, persons and families in
the same or lower income category as those persons and families in
occupancy at that time, if known. If the incomes of the persons and
families in occupancy at the highpoint is not known, then one-half of
the required units shall be made available at affordable rent or
affordable housing cost to, and occupied by, very low income persons
and families and one-half of the required units shall be made
available for rent at affordable housing costs to, and occupied by,
low-income persons and families. All replacement calculations
resulting in fractional units shall be rounded up to the next whole
number. If the replacement units will be rental dwelling units, these
units shall be subject to a recorded affordability restriction for
at least 55 years. If the proposed development is for-sale units, the
units replaced shall be subject to paragraph (2).
   (C) Paragraph (3) of subdivision (c) does not apply to an
applicant seeking a density bonus for a proposed housing development
if his or her application was submitted to, or processed by, a city,
county, or city and county before January 1, 2015.
   (d) (1) An applicant for a density bonus pursuant to subdivision
(b) may submit to a city, county, or city and county a proposal for
the specific incentives or concessions that the applicant requests
pursuant to this section, and may request a meeting with the city,
county, or city and county. The city, county, or city and county
shall grant the concession or incentive requested by the applicant
unless the city, county, or city and county makes a written finding,
based upon substantial evidence, of any of the following:
   (A) The concession or incentive is not required in order to
provide for affordable housing costs, as defined in Section 50052.5
of the Health and Safety Code, or for rents for the targeted units to
be set as specified in subdivision (c).
   (B) The concession or incentive would have a specific adverse
impact, as defined in paragraph (2) of subdivision (d) of Section
65589.5, upon public health and safety or the physical environment or
on any real property that is listed in the California Register of
Historical Resources and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact without
rendering the development unaffordable to low- and moderate-income
households.
   (C) The concession or incentive would be contrary to state or
federal law.
   (2) The applicant shall receive the following number of incentives
or concessions:
   (A) One incentive or concession for projects that include at least
10 percent of the total units for lower income households, at least
5 percent for very low income households, or at least 10 percent for
persons and families of moderate income in a common interest
development.
   (B) Two incentives or concessions for projects that include at
least 20 percent of the total units for lower income households, at
least 10 percent for very low income households, or at least 20
percent for persons and families of moderate income in a common
interest development.
   (C) Three incentives or concessions for projects that include at
least 30 percent of the total units for lower income households, at
least 15 percent for very low income households, or at least 30
percent for persons and families of moderate income in a common
interest development.
   (3) The applicant may initiate judicial proceedings if the city,
county, or city and county refuses to grant a requested density
bonus, incentive, or concession. If a court finds that the refusal to
grant a requested density bonus, incentive, or concession is in
violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
grant an incentive or concession that has a specific, adverse impact,
as defined in paragraph (2) of subdivision (d) of Section 65589.5,
upon health, safety, or the physical environment, and for which there
is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. Nothing in this subdivision shall be
interpreted to require a local government to grant an incentive or
concession that would have an adverse impact on any real property
that is listed in the California Register of Historical Resources.
The city, county, or city and county shall establish procedures for
carrying out this section, that shall include legislative body
approval of the means of compliance with this section.
   (e) (1) In no case may a city, county, or city and county apply
any development standard that will have the effect of physically
precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or
incentives permitted by this section. An applicant may submit to a
city, county, or city and county a proposal for the waiver or
reduction of development standards that will have the effect of
physically precluding the construction of a development meeting the
criteria of subdivision (b) at the densities or with the concessions
or incentives permitted under this section, and may request a meeting
with the city, county, or city and county. If a court finds that the
refusal to grant a waiver or reduction of development standards is
in violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
waive or reduce development standards if the waiver or reduction
would have a specific, adverse impact, as defined in paragraph (2) of
subdivision (d) of Section 65589.5, upon health, safety, or the
physical environment, and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact. Nothing
in this subdivision shall be interpreted to require a local
government to waive or reduce development standards that would have
an adverse impact on any real property that is listed in the
California Register of Historical Resources, or to grant any waiver
or reduction that would be contrary to state or federal law.
   (2) A proposal for the waiver or reduction of development
standards pursuant to this subdivision shall neither reduce nor
increase the number of incentives or concessions to which the
applicant is entitled pursuant to subdivision (d).
   (f) For the purposes of this chapter, "density bonus" means a
density increase over the otherwise maximum allowable residential
density as of the date of application by the applicant to the city,
county, or city and county. The applicant may elect to accept a
lesser percentage of density bonus. The amount of density bonus to
which the applicant is entitled shall vary according to the amount by
which the percentage of affordable housing units exceeds the
percentage established in subdivision (b).
   (1) For housing developments meeting the criteria of subparagraph
(A) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
    Percentage Low-Income Units      Percentage
                                    Density Bonus
                10                       20
                11                      21.5
                12                       23
                13                      24.5
                14                       26
                15                      27.5
                17                      30.5
                18                       32
                19                      33.5
                20                       35


   (2) For housing developments meeting the criteria of subparagraph
(B) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
    Percentage Very Low   Percentage Density Bonus
       Income Units
             5                       20
             6                      22.5
             7                       25
             8                      27.5
             9                       30
            10                      32.5
            11                       35


   (3) For housing developments meeting the criteria of subparagraph
(C) of paragraph (1) of subdivision (b), the density bonus shall be
20 percent of the number of senior housing units.
   (4) For housing developments meeting the criteria of subparagraph
(D) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
   Percentage Moderate-   Percentage Density Bonus
       Income Units
            10                        5
            11                        6
            12                        7
            13                        8
            14                        9
            15                       10
            16                       11
            17                       12
            18                       13
            19                       14
            20                       15
            21                       16
            22                       17
            23                       18
            24                       19
            25                       20
            26                       21
            27                       22
            28                       23
            29                       24
            30                       25
            31                       26
            32                       27
            33                       28
            34                       29
            35                       30
            36                       31
            37                       32
            38                       33
            39                       34
            40                       35


   (5) All density calculations resulting in fractional units shall
be rounded up to the next whole number. The granting of a density
bonus shall not be interpreted, in and of itself, to require a
general plan amendment, local coastal plan amendment, zoning change,
or other discretionary approval.
   (g) (1) When an applicant for a tentative subdivision map, parcel
map, or other residential development approval donates land to a
city, county, or city and county in accordance with this subdivision,
the applicant shall be entitled to a 15-percent increase above the
otherwise maximum allowable residential density for the entire
development, as follows:
    Percentage Very Low          Percentage
          Income                Density Bonus
            10                       15
            11                       16
            12                       17
            13                       18
            14                       19
            15                       20
            16                       21
            17                       22
            18                       23
            19                       24
            20                       25
            21                       26
            22                       27
            23                       28
            24                       29
            25                       30
            26                       31
            27                       32
            28                       33
            29                       34
            30                       35


   (2) This increase shall be in addition to any increase in density
mandated by subdivision (b), up to a maximum combined mandated
density increase of 35 percent if an applicant seeks an increase
pursuant to both this subdivision and subdivision (b). All density
calculations resulting in fractional units shall be rounded up to the
next whole number. Nothing in this subdivision shall be construed to
enlarge or diminish the authority of a city, county, or city and
county to require a developer to donate land as a condition of
development. An applicant shall be eligible for the increased density
bonus described in this subdivision if all of the following
conditions are met:
   (A) The applicant donates and transfers the land no later than the
date of approval of the final subdivision map, parcel map, or
residential development application.
   (B) The developable acreage and zoning classification of the land
being transferred are sufficient to permit construction of units
affordable to very low income households in an amount not less than
10 percent of the number of residential units of the proposed
development.
   (C) The transferred land is at least one acre in size or of
sufficient size to permit development of at least 40 units, has the
appropriate general plan designation, is appropriately zoned with
appropriate development standards for development at the density
described in paragraph (3) of subdivision (c) of Section 65583.2, and
is or will be served by adequate public facilities and
infrastructure.
   (D) The transferred land shall have all of the permits and
approvals, other than building permits, necessary for the development
of the very low income housing units on the transferred land, not
later than the date of approval of the final subdivision map, parcel
map, or residential development application, except that the local
government may subject the proposed development to subsequent design
review to the extent authorized by subdivision (i) of Section 65583.2
if the design is not reviewed by the local government prior to the
time of transfer.
   (E) The transferred land and the affordable units shall be subject
to a deed restriction ensuring continued affordability of the units
consistent with paragraphs (1) and (2) of subdivision (c), which
shall be recorded on the property at the time of the transfer.
   (F) The land is transferred to the local agency or to a housing
developer approved by the local agency. The local agency may require
the applicant to identify and transfer the land to the developer.
   (G) The transferred land shall be within the boundary of the
proposed development or, if the local agency agrees, within
one-quarter mile of the boundary of the proposed development.
                                                            (H) A
proposed source of funding for the very low income units shall be
identified not later than the date of approval of the final
subdivision map, parcel map, or residential development application.
   (h) (1) When an applicant proposes to construct a housing
development that conforms to the requirements of subdivision (b) and
includes a child care facility that will be located on the premises
of, as part of, or adjacent to, the project, the city, county, or
city and county shall grant either of the following:
   (A) An additional density bonus that is an amount of square feet
of residential space that is equal to or greater than the amount of
square feet in the child care facility.
   (B) An additional concession or incentive that contributes
significantly to the economic feasibility of the construction of the
child care facility.
   (2) The city, county, or city and county shall require, as a
condition of approving the housing development, that the following
occur:
   (A) The child care facility shall remain in operation for a period
of time that is as long as or longer than the period of time during
which the density bonus units are required to remain affordable
pursuant to subdivision (c).
   (B) Of the children who attend the child care facility, the
children of very low income households, lower income households, or
families of moderate income shall equal a percentage that is equal to
or greater than the percentage of dwelling units that are required
for very low income households, lower income households, or families
of moderate income pursuant to subdivision (b).
   (3) Notwithstanding any requirement of this subdivision, a city,
county, or city and county shall not be required to provide a density
bonus or concession for a child care facility if it finds, based
upon substantial evidence, that the community has adequate child care
facilities.
   (4) "Child care facility," as used in this section, means a child
day care facility other than a family day care home, including, but
not limited to, infant centers, preschools, extended day care
facilities, and schoolage child care centers.
   (i) "Housing development," as used in this section, means a
development project for five or more residential units. For the
purposes of this section, "housing development" also includes a
subdivision or common interest development, as defined in Section
4100 of the Civil Code, approved by a city, county, or city and
county and consists of residential units or unimproved residential
lots and either a project to substantially rehabilitate and convert
an existing commercial building to residential use or the substantial
rehabilitation of an existing multifamily dwelling, as defined in
subdivision (d) of Section 65863.4, where the result of the
rehabilitation would be a net increase in available residential
units. For the purpose of calculating a density bonus, the
residential units shall be on contiguous sites that are the subject
of one development application, but do not have to be based upon
individual subdivision maps or parcels. The density bonus shall be
permitted in geographic areas of the housing development other than
the areas where the units for the lower income households are
located.
   (j) (1) The granting of a concession or incentive shall not be
interpreted, in and of itself, to require a general plan amendment,
local coastal plan amendment, zoning change, or other discretionary
approval. This provision is declaratory of existing law.
   (2) Except as provided in subdivisions (d) and (e), the granting
of a density bonus shall not be interpreted to require the waiver of
a local ordinance or provisions of a local ordinance unrelated to
development standards.
   (k) For the purposes of this chapter, concession or incentive
means any of the following:
   (1) A reduction in site development standards or a modification of
zoning code requirements or architectural design requirements that
exceed the minimum building standards approved by the California
Building Standards Commission as provided in Part 2.5 (commencing
with Section 18901) of Division 13 of the Health and Safety Code,
including, but not limited to, a reduction in setback and square
footage requirements and in the ratio of vehicular parking spaces
that would otherwise be required that results in identifiable,
financially sufficient, and actual cost reductions.
   (2) Approval of mixed-use zoning in conjunction with the housing
project if commercial, office, industrial, or other land uses will
reduce the cost of the housing development and if the commercial,
office, industrial, or other land uses are compatible with the
housing project and the existing or planned development in the area
where the proposed housing project will be located.
   (3) Other regulatory incentives or concessions proposed by the
developer or the city, county, or city and county that result in
identifiable, financially sufficient, and actual cost reductions.
   (l) Subdivision (k) does not limit or require the provision of
direct financial incentives for the housing development, including
the provision of publicly owned land, by the city, county, or city
and county, or the waiver of fees or dedication requirements.
   (m) This section does not supersede or in any way alter or lessen
the effect or application of the California Coastal Act of 1976
(Division 20 (commencing with Section 30000) of the Public Resources
Code).
   (n) If permitted by local ordinance, nothing in this section shall
be construed to prohibit a city, county, or city and county from
granting a density bonus greater than what is described in this
section for a development that meets the requirements of this section
or from granting a proportionately lower density bonus than what is
required by this section for developments that do not meet the
requirements of this section.
   (o) For purposes of this section, the following definitions shall
apply:
   (1) "Development standard" includes a site or construction
condition, including, but not limited to, a height limitation, a
setback requirement, a floor area ratio, an onsite open-space
requirement, or a parking ratio that applies to a residential
development pursuant to any ordinance, general plan element, specific
plan, charter, or other local condition, law, policy, resolution, or
regulation.
   (2) "Maximum allowable residential density" means the density
allowed under the zoning ordinance and land use element of the
general plan, or if a range of density is permitted, means the
maximum allowable density for the specific zoning range and land use
element of the general plan applicable to the project. Where the
density allowed under the zoning ordinance is inconsistent with the
density allowed under the land use element of the general plan, the
general plan density shall prevail.
   (p) (1)  Except as provided in paragraphs (2) and (3), upon the
request of the developer, a city, county, or city and county shall
not require a vehicular parking ratio, inclusive of handicapped and
guest parking, of a development meeting the criteria of subdivisions
(b) and (c), that exceeds the following ratios:
   (A) Zero to one bedroom: one onsite parking space.
   (B) Two to three bedrooms: two onsite parking spaces.
   (C) Four and more bedrooms: two and one-half parking spaces.
   (2) Notwithstanding paragraph (1), if a development includes the
maximum percentage of low- or very low income units provided for in
paragraphs (1) and (2) of subdivision (f) and is located within
one-half mile of a major transit stop, as defined in subdivision (b)
of Section 21155 of the Public Resources Code, and there is
unobstructed access to the major transit stop from the development,
then, upon the request of the developer, a city, county, or city and
county shall not impose a vehicular parking ratio, inclusive of
handicapped and guest parking, that exceeds 0.5 spaces per bedroom.
For purposes of this subdivision, a development shall have
unobstructed access to a major transit stop if a resident is able to
access the major transit stop without encountering natural or
constructed impediments.
   (3) Notwithstanding paragraph (1), if a development consists
solely of rental units, exclusive of a manager's unit or units, with
an affordable housing cost to lower income families, as provided in
Section 50052.5 of the Health and Safety Code, then, upon the request
of the developer, a city, county, or city and county shall not
impose a vehicular parking ratio, inclusive of handicapped and guest
parking, that exceeds the following ratios:
   (A) If the development is located within one-half mile of a major
transit stop, as defined in subdivision (b) of Section 21155 of the
Public Resources Code, and there is unobstructed access to the major
transit stop from the development, the ratio shall not exceed 0.5
spaces per unit.
   (B) If the development is a for-rent housing development for
individuals who are 62 years of age or older that complies with
Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed
0.5 spaces per unit. The development shall have either paratransit
service or unobstructed access, within one-half mile, to fixed bus
route service that operates at least eight times per day.
   (C) If the development is a special needs housing development, as
defined in Section 51312 of the Health and Safety Code, the ratio
shall not exceed 0.3 spaces per unit. The development shall have
either paratransit service or unobstructed access, within one-half
mile, to fixed bus route service that operates at least eight times
per day.
   (4) If the total number of parking spaces required for a
development is other than a whole number, the number shall be rounded
up to the next whole number. For purposes of this subdivision, a
development may provide on-site parking through tandem parking or
uncovered parking, but not through on-street parking.
   (5) This subdivision shall apply to a development that meets the
requirements of subdivisions (b) and (c), but only at the request of
the applicant. An applicant may request parking incentives or
concessions beyond those provided in this subdivision pursuant to
subdivision (d).
   (6) This subdivision does not preclude a city, county, or city and
county from reducing or eliminating a parking requirement for
development projects of any type in any location.
   (7) Notwithstanding paragraphs (2) and (3), if a city, county,
city and county, or an independent consultant has conducted an
areawide or jurisdictionwide parking study in the last seven years,
then the city, county, or city and county may impose a higher
vehicular parking ratio not to exceed the ratio described in
paragraph (1), based upon substantial evidence found in the parking
study, that includes, but is not limited to, an analysis of parking
availability, differing levels of transit access, walkability access
to transit services, the potential for shared parking, the effect of
parking requirements on the cost of market-rate and subsidized
developments, and the lower rates of car ownership for low- and very
low income individuals, including seniors and special needs
individuals. The city, county, or city and county shall pay the costs
of any new study. The city, county, or city and county shall make
findings, based on a parking study completed in conformity with this
paragraph, supporting the need for the higher parking ratio.
  SEC. 3.  No reimbursement is required by this act pursuant to
Section 6 of Article XIII B of the California Constitution because a
local agency or school district has the authority to levy service
charges, fees, or assessments sufficient to pay for the program or
level of service mandated by this act, within the meaning of Section
17556 of the Government Code.