2020 05 12 PCPLANNING COMMISSION AGENDA 1 MAY 12, 2020
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBER
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, MAY 12, 2020 AT 5:00 P.M.
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, and N-35-20, executed
by the Governor of California in response to the state of emergency relating to
novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing
accommodations by suspending or waiving specified provisions in the Ralph M.
Brown Act (Government Code § 54950 et seq.), members of the Planning
Commission, the City Attorney, City Staff, and City Consultants may participate in
this meeting by teleconference. Additionally, pursuant to the above-referenced
executive orders, the public is not permitted to physically attend at City Hall the
meeting to which this agenda applies, but any member of the public may listen or
participate in the open session of this meeting as specified below.
Members of the public wanting to listen to this meeting may do so by tuning-in live
via http://laquinta.12milesout.com/video/live.
Members of the public wanting to address the Planning Commission, either for
public comment or for a specific agenda item, or both, are requested to send an
email notification to the Planning Commission Secretary Wanda Wise-Latta at
WLatta@LaQuintaCA.Gov, and specify the following information:
1) Full Name 4) Public Comment or Agenda Item Number
2) City of Residence 5) Subject
3) Phone Number 6) Written or Verbal Comments
The email “subject line” must clearly state “Written Comments” or “Verbal
Comments.”
Planning Commission agendas and
staff reports are now available on the
City’s web page: www.LaQuintaCA.Gov
PLANNING COMMISSION AGENDA 2 MAY 12, 2020
Verbal public comments – requests to speak must be emailed to the
Commission Secretary no later than 4:00 p.m. on the day of the meeting;
the City will facilitate the ability for a member of the public to be audible to the
Planning Commission and general public for the item(s) by contacting him/her via
phone and queuing him/her to speak during the discussion.
Only one person at a time may speak by telephone and only after being
recognized by the Planning Commission’s Chairperson.
Written public comments, received prior to the adjournment of the meeting, will
be distributed to the Planning Commission, incorporated into the agenda packet
and public record of the meeting, and will not be read during the meeting unless,
upon the request of the Planning Commission Chairperson, a brief summary of any
public comment is asked to be read, to the extent the Commission Secretary can
accommodate such request.
It would be appreciated that any email communications for public comments
related to the items on the agenda, or for general public comment, are provided to
the Design and Development Department at the email address listed above prior
to the commencement of the meeting. If that is not possible, and to accommodate
public comments on items that may be added to the agenda after its initial posting
or items that are on the agenda, every effort will be made to attempt to review
emails received by the Design and Development Department during the course of
the meeting. The Planning Commission’s Chairperson will endeavor to take a brief
pause before action is taken on any agenda item to allow the Commission Secretary
to review emails and share any public comments received during the meeting. All
emails received by the Commission Secretary, at the email address above, until
the adjournment of the meeting, will be included within the public record relating
to the meeting.
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CALL TO ORDER
ROLL CALL: Commissioners Bettencourt, Currie, Libolt Varner, McCune, Nieto,
Proctor and Chairperson Caldwell
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the Planning Commission on any
matter not listed on the agenda. Please email “Written Public Comments” to
WLatta@LaQuintaCA.Gov and limit your comments to three (3) minutes
(approximately 350 words). The Commission values your comments; however, in
accordance with State law, no action shall be taken on any item not appearing on
the agenda unless it is an emergency item authorized by the Brown Act
[Government Code Section 54654.2(b)].
PLANNING COMMISSION AGENDA 3 MAY 12, 2020
CONFIRMATION OF AGENDA
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COM MUNICATIONS -
None
CONSENT CALENDAR
NOTE: Consent Calendar items are routine in nature and can be approved by one
motion.
1. APPROVE MINUTES OF FEBRUARY 25, 2020
BUSINESS SESSION - None
STUDY SESSION
1. 2019 STATE OF CALIFORNIA HOUSING LEGISLATION
PUBLIC HEARINGS - None
REPORTS AND INFORMATIONAL ITEMS - None
COMMISSIONERS’ ITEMS
STAFF ITEMS - None
ADJOURNMENT
The next regular meeting of the Planning Commission will be held on May 26,
2020, commencing at 5:00 p.m. with the Call to Order, at the City Hall Council
Chamber, 78-495 Calle Tampico, La Quinta, California.
DECLARATION OF POSTING
I, Wanda Wise-Latta, Commission Secretary, do hereby declare that the foregoing
Agenda for the La Quinta Planning Commission meeting of May 12, 2020 was
posted on the City’s website, near the entrance to the Council Chamber at 78-495
Calle Tampico, and the bulletin boards at the Stater Brothers Supermarket at 78-
630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas,
on May 7, 2020.
DATED: May 7, 2020
WANDA WISE-LATTA, Commission Secretary
City of La Quinta, California
Public Notices
PLANNING COMMISSION AGENDA 4 MAY 12, 2020
The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing
impaired, please call the Planning Division of the Design and Development Department at 777-7118, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Commission, arrangements should be
made in advance by contacting the Planning Division of the Design and Development Department at 777-
7118. A one (1) week notice is required.
If background material is to be presented to the Commission during a Planning Commission meeting, please
be advised that ten (10) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant
for distribution. It is requested that this take place prior to the beginning of the meeting.
Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda
will be made available for public inspection at the Design and Development Department’s counter at City Hall
located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours.
PLANNING COMMISSION MINUTES 1 FEBRUARY 25, 2020
PLANNING COMMISSION
MINUTES
TUESDAY, FEBRUARY 25, 2020
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at
5:00 p.m. by Chairperson Caldwell.
PRESENT: Commissioners Bettencourt, Currie, Libolt Varner, McCune,
Nieto, Proctor and Chairperson Caldwell
ABSENT: None
STAFF PRESENT: Design & Development Director Danny Castro, Planning Manager
Cheri L. Flores, Senior Planner Carlos Fl ores, Public Works
Director/City Engineer Bryan McKinney and Commission
Secretary Wanda Wise-Latta
PLEDGE OF ALLEGIANCE
Commissioner Nieto led the Planning Commission in the Pledge of Allegiance.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None
CONFIRMATION OF AGENDA - Confirmed
ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATION -
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES DATED FEBRUARY 11, 2020
MOTION – A motion was made and seconded by Commissioners
Proctor/Bettencourt to approve the Consent Calendar as submitted.
AYES: Commissioners Bettencourt, Currie, Libolt Varner, McCune, Nieto and
Chairperson Caldwell. NOES: None. ABSENT: None. ABSTAIN: None. Motion
passed unanimously.
BUSINESS SESSION
1. GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORTS FOR
CALENDAR YEAR 2019
CONSENT CALENDAR ITEM NO. 1
PLANNING COMMISSION MINUTES 2 FEBRUARY 25, 2020
Planning Manager Cheri L. Flores and Senior Planner Carlos Flores presented the
staff report which is on file in the Design and Development Department.
Staff responded to Commission inquiries and comments regarding Regional Housing
Needs Allocations (RHNA); strategies to meet RHNA; SB2 funding award and how
funds will be used; preparation and submittal of Housing Element Annual Progress
Report; special needs housing; RHNA final unit allocation distribution for
2021/2029; General Plan land uses; upcoming Housing Element Update; zoning
code incentives related to development; homeless population in the Coachella
Valley and related assistance programs; form -based codes and how the process
might be implemented in La Quinta and more specifically the Highway 111
commercial area; higher density, mixed-use areas near commercial development;
and staff clarified that the Public Works Department updates the Golf Cart Use Map.
Commissioners shared thoughts regarding Planning Commission review of any fiscal
impact analysis when considering important or larger land use issues.
Director Castro commented that fiscal impact analysis is typically not within the
realm of Planning Commission review when considering the merits of a project in
terms of zoning and appropriateness; would not be part of the Commission’s
findings and should not be a basis for approval of a project.
MOTION: A motion was made and seconded by Commissioners Bettencourt/Currie
recommending to the City Council that they authorize submittal of the General Plan
Status and the Housing Element Annual Progress Reports to the Office of Planning
and Research and State Department of Housing and Community Development.
AYES: Commissioners Bettencourt, Currie, Libolt Varner, McCune, Nieto, Proctor
and Chairperson Caldwell. NOES: None. ABSENT: None. ABSTAIN: None.
Motion passed unanimously.
STUDY SESSION - None
PUBLIC HEARINGS – None
REPORTS AND INFORMATIONAL ITEMS - None
COMMISSIONERS’ ITEMS
Commissioner Proctor commented he was pleased to see the start of the
installation of the auto dealer signs along Highway 111.
Commission Bettencourt extended a happy birthday to Commissioner Libolt Varner
and the Commission concurred.
STAFF ITEMS - None
ADJOURNM ENT
PLANNING COMMISSION MINUTES 3 FEBRUARY 25, 2020
There being no further business, it was moved and seconded by Commissioners
Bettencourt/Currie to adjourn this meeting at 5:54 p.m. Motion passed
unanimously.
Respectfully submitted,
WANDA WISE-LATTA, Commission Secretary
City of La Quinta , California
City of La Quinta
PLANNING COMMISSION MEETING
STAFF ITEM
TO: Madame Chair and Members of the Planning Commission
FROM: Cheri Flores, Planning Manager
DATE: May 12, 2020
SUBJECT: PRESENTATION OF 2019 STATE OF CALIFORNIA HOUSING
LEGISLATION
Over the last several years, the State Legislature has passed legislation to
address the shortfall of housing in California. In 2019, over 30 pieces of
legislation were passed by the State legislature covering various aspects of
housing, from tenant protection to streamlining the development process to
increasing density, in an effort to increase housing affordability and speed up
the process of building houses. Many of this legislation affects the way Cities
conduct their business moving forward. This presentation provides a
summary of key legislation that affects existing and future project
applications. This is for the Commission’s information only and no direction,
guidance or decisions are being sought.
Attachment 1: Housing Legislation Summary
STUDY SESSION ITEM NO. 1
3/4/2020
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Housing Legislation Summary
Presented to
City of La Quinta Planning Commission
City Attorney’s Office, Bill Ihrke
Rutan & Tucker, LLP
May 2020
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Refresher on ADU Lingo
Accessory Dwelling Unit (ADU) =
attached or detached dwelling unit that
provides independent living facilities for 1
or more persons and is located on a lot
with existing or proposed primary single
family (SF) or multifamily (new) dwelling.
Includes permanent provisions for living,
sleeping, eating, cooking and sanitation.
Includes efficiencies (Health & Safety §
17958.1) and manufactured homes
(Health & Safety § 18007).
2
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Refresher on ADU Lingo
Junior Accessory Dwelling
Unit (JADU) = dwelling unit
of no more than 500 sf,
contained entirely within a
SF home with either
separate or shared
sanitation facilities.
3
ATTACHMENT 1
3/4/2020
2
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5-year Experiment.....
ADU law to remain in
effect until 1-1-2025
§ 65852.2(o)
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ADUs/JADUs
5
Deadline for acting on completed
applications cut in half starting Jan. 1
Complete applications for ADU/JADU
must be approved ministerially within
60 days rather than 120 days
Exception: No primary structure
exists
No action = automatic approval if no
enforceable local ordinance
§ 65852.2(a)(3)**All references are to Government Code unless otherwise stated
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Local Regulation of ADU/JADU Severely
Restricted as of January 1
• Local ordinance “may” be adopted. Not mandatory. Worth it?
• It will only apply when you are not dealing with the 4 categories of
by-right/building permit only ADUs/JADUs (discussed later).
• Ordinance must generally allow ADUs in areas zoned for SF or
multifamily use.
• City may limit areas for ADUs based only on adequacy of
water/sewer service or traffic flow/public safety.
• Cannot mandate owner-occupancy.
3/4/2020
3
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
• As revised, subsection (a)(1) states that the City may ....
– “Impose standards on accessory dwelling units that include, but
are not limited to, parking, height, setback, landscape,
architectural review, maximum size of a unit, and standards that
prevent adverse impacts on any real property that is listed in the
California Register of Historic Resources. These standards
shall not include requirements on minimum lot size.”
• But then the following subsections severely cut back what can be
imposed.
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
• No minimum lot size may be included.
• Cannot impose lot coverage limitations/FAR that would prevent 800
sq ft ADU that is 16 ft in height, with at least 4 ft rear/side yard
setback.
• No minimum size standard that would prohibit efficiency (150 sq ft).
• No maximum size standard that would preclude 850 sq ft or 1000 sq
ft for 2-bd ADU.
• No more than 4 ft side/rear yard setback (front yard ok).
• Cannot require fire sprinklers unless required for primary unit.
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
§ 65852.2 (a) outlines the most restrictive standards (that don’t apply to
the 4 categories of automatically permitted units discussed below -- not
governed by local ordinance) § 65852.2(a)(6)
“No other local ordinance, policy, or regulation shall be the basis for the
delay or denial of building permit.” § 65852(a)(5)
Option: City may require that ADUs only be rented for 30+ days
[Note –short-term rental must be prohibited for the “Building Permit
Only” units, discussed below]
3/4/2020
4
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
Local Parking Standards were already cut back, now more so...
New – local ordinance cannot require replacement parking when
parking area converted to ADU. § 65852.2(a)(1)(D)(xi).
Clarified – can’t impose any parking requirement if unit within ½ mile
walking distance to public transit, which includes bus stop or train
station.
Carried forward, among others: can’t impose requirement when ADU is
part of existing or proposed primary or accessory structure.
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If City’s ordinance fails to meet any of
the new requirements (e.g., if it has a
minimum lot size) it “shall be null and
void and [the city] shall thereafter
apply the standards established in
this subdivision for approval of
accessory dwelling units, unless and
until the agency adopts an ordinance
that complies with this subdivision.
§ 65852.2(a)(4)
Interpreted (at least by some) to mean
it voids the whole ordinance.
Effect on City’s Existing Ordinance
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CEQA Clearance for Ordinance
Amendment?
What about all the
GHG/VMT from
additional units??
PRC § 21080.17
3/4/2020
5
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Ordinance oversight by HCD
13
If City adopts ordinance to comply with new law (old ordinance will not be in
compliance), must submit to HCD for compliance review within 60 days of
adoption.
Failure to address HCD comments/concerns may lead to notification by HCD to
Attorney General that City is violation the law.
§ 65852.2(h)
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4 New Categories of ADU/JADU by
BUILDING PERMIT ONLY (Regardless of
what your ordinance says!)
“perhaps the most significant change of all” – CA
Renters Legal Advocacy
These apply in all residential AND MIXED-USE
zones. § 65852.2(e)
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Category 1
A (Mostly) Contained Unit
1 ADU or JADU per lot with existing or proposed SF home,
if it satisfies all of the following:
– Unit is within space of SF home or accessory structure + up to
150 sq ft expansion for accommodating ingress/egress
– Unit has exterior access from SF home
– Side/rear setbacks sufficient for fire/safety
– If JADU, meets requirements of § 65852.22
§ 65852.2(e)(1)(A)
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3/4/2020
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Category 2
The Twofer – Detach ADU + JADU
• 1 detached, new construction ADU
with existing or new SF home
– Must be able to provide 4-ft rear/side
yard setback
– City may limit to 800 sq ft and 16 ft. in
height
• Above detached ADU can be
COMBINED with JADU that meets
Category 1 requirement, for a total
of 3 units on lot.
• § 65852.2(e)(1)(B)
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Category 3
The Multifamily Boiler Room Option!
• Existing multifamily may convert
portions not used as livable spaces
“including, but not limited to,
storage rooms, boiler rooms,
passageways, attics, basements,
or garages.”
• Space must comply with state
building standards for dwellings.
• City “shall” allow at least 1 ADU,
and may allow up to 25% of
existing units.
• § 65852.2(e)(1)(C)
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3/4/2020
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Category 4
Multifamily Detached ADUs
• Two DETACHED ADUs can
be added on lot with
multifamily.
• Can’t exceed 16 ft. in height.
• Can’t encroach within 4 ft.
side/rear yard setback.
• § 65852.2(e)(1)(D)
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Special Rules for “Building Permit only”
Categories 1-4
• City can’t require correction of non-conforming
zoning conditions. Note – this is NOT restricted
to LEGAL nonconforming conditions.
• City can’t require fire sprinklers unless main
structure require to have them.
• City MUST require that all rentals be more than
30 days.
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Changes to the JADU requirements
• Clarified that a JADU can be proposed for either an
existing or a proposed SF dwelling
• Deleted the requirement of sink
• Deleted voltage requirement for cooking appliances
• Reduced processing time to 60 days
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3/4/2020
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ADU/JADU Mitigation Fee Act
• Mitigation Fee Act &
Quimby
– No fees on ADUs under
750 sq ft
– ADUs over 750 sq ft –
charged proportionally in
relation to sq ft of primary
unit
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ADU Utility Connections & Fees
– Not considered “a new residential
use” if SF home already exists for
purposes of connection/capacity
charges.
– A Category 1 unit (mostly within
existing SF home), applicant’s not
required to install new/separate utility
connection for unit, and no fee or
capacity charge permitted.
– For any ADU other than Category 1,
new/separate utility connection may
be required and may be subject to
proportionate fee, based upon sq ft or
number of fixtures.
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Timing of Certificates of Occupancies
When being
constructed together,
City can’t issue C of O
for ADU before issuing
one for primary
dwelling. § 65852.2(k)
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3/4/2020
9
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Owners of ADUs built before
1/1/2020, or built after that
date in city with noncompliant
ADU ordinance at the time of
construction, may request a
5-year delay in Code
Enforcement unless
correcting the violation is
necessary to protect health
and safety.
Notice of violation must
include notice of right to
request delay!
Gov’t § 65852.2(n);
H&S § 17980.12
“Statewide amnesty program for unpermitted
ADUs”
Impacts on Code Enforcement until 2025
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HOAs now limited.
AB 670:
CC&R’s cannot “effectively prohibit or
unreasonably restrict” ADUs.
HOA may only impose “reasonable
restrictions” if they don’t
unreasonably increase costs or
effectively prohibit construction.
Civ. Code § 4751
What about HOA?
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Impact on Existing Deed Restrictions?
• Legislation is silent on whether existing owner
occupancy deed restrictions must be removed
• Civil Code 4751 might invalidate:
(a) Any covenant, restriction, or condition contained in any deed,
contract, ... or other instrument affecting the transfer or sale of any
interest in a planned development, and any provision of a governing
document, that either effectively prohibits or unreasonably restricts the
... use of an accessory dwelling unit or junior accessory dwelling unit on
a lot zoned for single-family residential use that meets the requirements
of Section 65852.2 or 65852.22 of the Government Code, is void and
unenforceable.
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3/4/2020
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ADUs & Housing Elements
Housing Elements must now include “a plan that incentivizes and
promotes the creation of accessory dwelling units that can be offered at
affordable rent.” AB 671 - § 65583(c)(7)
City may count ADUs for
purposes of identifying
sites for housing per §
65583.1(a), subject to
HCD approval.
§ 65852.2(m)
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Selling ADUs separate from primary
dwelling?
AB 587 – Adds § 65852.26 that allows units built by “qualified
nonprofit” (e.g., Habitat For Humanity) to be sold/conveyed to low or
moderate income persons, provided certain requirements are
satisfied.
Requires recorded agreements and covenants that impose:
• 45-year affordability
requirements
• certain resale/ restrictions
• separate utility connections
• principal residency
requirements
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
“OLD” & “NEW” NO-NET LOSS
NOW ON TO...
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3/4/2020
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Existing “No Net Loss” Law
Effective Jan. 1, 2019 - § 65863 already imposed:
• Restrictions on reduction of density unless certain findings were
made, including remaining sites identified in HE were sufficient to
meet RHNA
• Restrictions on approving individual projects with less than the
density than units identified in the HE unless findings made
• Requirement to identify additional sites for housing to cover
reductions
• Requirement to “identify and make available” within 180 days
additional adequate sites if agency approves lower density project
and finds remaining sites are not adequate to meet RHNA
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
HERE COMES
Another 5-year experiment ...
• No net loss on steroids!
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SB 330 – NEW No Net Loss of Planned or
Actual Units
• § 66300 added:
• Applies to “Affected
Cities” – cities
determined to be in
“urbanized area or
urban cluster”
• LQ qualifies
• Includes voters –
initiative power
regulated
33
3/4/2020
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SB 330 – NEW No Net Loss of Planned or
Actual Units
• Fundamental purposes:
– Prevent future planning/across the board regulations
that will reduce housing
– Preclude/limit individual projects that will result in
fewer units due to demolition
• Kicks in on housing development projects that
don’t have a completed project application before
Jan. 1 2020
– Extreme limitations on demolition of “protected units”
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SB 330 – NEW No Net Loss of Planned Units
• Per § 66300(b), on land where housing is permitted, City
can’t enact “development policy, standard, or condition”
that would have the following effects:
– Reduce intensity of land use per GP, SP, zoning below Jan. 1,
2018 levels (unless HCD approves)
– “Less intense use” includes
• reductions to height, density, FAR
• increases in open space or lot size requirements
• new/increased set backs, minimum frontage or maximum lot
coverage
• “or anything that would lessen the intensity of housing”
35
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
SB 330 – NEW No Net Loss of Planned Units
• Per § 66300(b), on land where housing is permitted, City
can’t enact “development policy, standard, or condition”
that would have the following effects:
– Impose moratorium on housing development unless imminent
threat to health & safety
– Enforce ordinance imposing moratorium on housing unless
approved by HCD
– Impose/enforce design standards established after 1-1-2020 that
are not objective
– Establishing/implementing numeric caps on permits/units/limits
on population
36
3/4/2020
13
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SB 330 – NEW No Net Loss of Planned Units
• City can decrease intensity if it concurrently
increases intensity elsewhere so no net loss
in residential capacity (66300(i))
• Any provision enacted after Jan. 1, 2020 not
consistent with above is deemed void
37
City can impose restrictions on
“commercial use” of land
designated for residential use, e.g.,
short term rentals (66300(c))
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
SB 330 – NEW No Net Loss of Actual Units
• On project level [§ 66300(d)],
City can’t approve a “housing
development project” [more
than one unit] that:
– Demolishes existing dwelling units
unless it replaces with at least as
many
38
• Severe restriction is the demolition of “protected units”
(e.g., affordable), including replacement requirements
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
SB 330 AND THE HOUSING
ACCOUNTABILITY ACT (HAA)
Next...
39
3/4/2020
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Housing Accountability Act
• Housing Accountability Act or
“Anti-NIMBY Act” (Gov. Code
§ 65589.5) amended again
• Applies to “housing
development projects”
– Residential or mixed use with
2/3 residential square footage
–Likely does not apply to the
development of a single family
home
– Single family home and ADU?
40
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2018 Amendments
41
• The HAA had historically
placed a number of restrictions
on a local agency’s ability to
disprove both affordable
housing and market rate
housing projects
• 2018 amendments made a
number of changes to further
limit local discretion
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
2018 Amendments
To deny a housing development
project (or impose a condition
reducing density), agency must
either:
• Determine project does not
comply with objective general
plan, zoning or subdivision
criteria or standards within 1-2
months of a completed
application (otherwise deemed
consistent)
OR
3/4/2020
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2018 Amendments
Find, by a preponderance of the evidence, that project
would have a specific adverse impact on public health
or safety that can’t be mitigated:
• previously substantial evidence test
• “specific, adverse impact” means a significant, quantifiable,
direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or
conditions as they existed on the date the application was
deemed complete
43
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2018 Amendments
Additional changes:
• Added additional penalty
provisions, including fines
for bad faith disapprovals
• Attorneys fees for housing
groups
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
New Amendments
Effective January 1, 2020
SB 330 further amended HAA:
• Freezes all existing regulations and impact fees when
certain enumerated information (a “preliminary
application”) is submitted for a housing development
project
• No City action required to “deem” application complete
3/4/2020
16
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Vesting Regulations Upon Complete
“Preliminary Application”
• “Deemed complete” is now defined as the submittal of a
“preliminary application.”
• Project is only subject to ordinances, policies, and
standards adopted and in effect when the “preliminary
application” was submitted.
• “Preliminary application” is a new defined term in Permit
Streamlining Act. (§65941.1)
46
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Contents Required for Preliminary
Application
• Application deemed complete upon
receipt of:
– Specific location/legal description
– Existing uses/physical condition of
the site
– Site plan
– Number of units and square feet of
residential and nonresidential
development, and proposed parking
spaces
47
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Contents Required for Preliminary
Application
Required Information (continued):
– Proposed point sources of air or water pollution
– Species of concern known to occur on the site
– Certain information about potential hazards
– Any historic or cultural resources
– Any density bonus requests
48
3/4/2020
17
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Contents Required for Preliminary
Application
Required Information (continued):
– Whether any Subdivision Map Act
approvals are needed
– Certain information related to the coastal
zone
– Whether any residential units will be
demolished
– Location of any streams or public
easements
49
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Limitations to Vesting
The following may still be imposed after application deemed
complete:
• Automatic fee increases based on independent cost
indices referenced in a city or county’s fee ordinance
• Regulation is necessary to mitigate or avoid a health or
safety impact and there is no feasible alternative
(preponderance of evidence)
• Regulation necessary to avoid or substantially lessen a
project impact under CEQA
50
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Limitations to Vesting Continued
Vesting “expires” when the project
has not commenced construction
within 2.5 years of “final approval”
or is revised to change the number
of residential units or square
footage of construction by 20% or
more
51
3/4/2020
18
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Limitations to Vesting Continued
• Later enacted regulations of
use and occupancy of
residential units such as rent
control and limitations on
short term rentals still apply
to housing development
projects
52
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Additional HAA Amendments
• Clarifies “objective” to mean “involving no personal or
subjective judgment by a public official and being
uniformly verifiable by reference to an external and
uniform benchmark or criterion available and knowable
by both the development applicant or proponent and
the public official.”
• “Lower density” includes any conditions that have the
same effect or impact on the ability of the project to
provide housing.
53
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Additional HAA Amendments
• Reorganizes provisions allowing challenge to enforce
HAA by applicant, potential resident, or housing
organization
• Court required to order compliance in 60 days if a
violation is found
– Violation = “disapproved a housing development project
complying with applicable, objective general plan and zoning
standards and criteria, or imposed a condition that the project be
developed at a lower density, without making the findings
required by this section or without making findings supported by
a preponderance of the evidence.”
54
3/4/2020
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HAA Does Not Exempt Projects from
CEQA
SB 330 did not affect § 65589.5(e), which states:
• “Nothing in this section shall be construed to relieve the
local agency from complying with” CEQA or the Coastal
Act
55
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SB 330 AND THE PERMIT
STREAMLINING ACT
Some more changes...
56
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Permit Streamlining Act
• Maximum of 5 public hearings
where project complies with
General Plan and zoning (§
65905.5)
• Deadline to act on project after
EIR certified reduced from 120
to 90 days (§ 65950)
– 60 days for certain affordable
housing developments
57
3/4/2020
20
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Permit Streamlining Act
Adds § 65913.10:
• City must make “historic site” determination at the time the preliminary
application is submitted, “[f]or purposes of any state or local law,
ordinance, or regulation that requires the city or county to determine
whether the site of a proposed housing development project is a
historic site.”
58
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Permit Streamlining Act
New § 65913.10:
• Determination “remains valid” during pendency unless
discovery made during grading/construction
• Only applies to housing development projects (probably
not SFH projects)
• Does not “supersede, limit or otherwise modify” the
requirements of CEQA or the Coastal Act
59
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Permit Streamlining Act
Amends § 65943:
• City required to provide the applicant with an exhaustive
list, in writing, of the items that were not complete within
30 days of application submittal
– deemed complete if no written determination in 30 days
• City may not request new information that was not listed
in the initial incomplete letter during subsequent reviews
of an incomplete application
60
3/4/2020
21
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Permit Streamlining Act
City must make copies of list of
information required to be included
in applications for housing
development projects available
both
– in writing to applicants and anyone
requesting it
– publicly available on the agency’s
website
61
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CHANGES TO THE DENSITY
BONUS LAW
...and finally
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Density Bonus Law
Concept and Existing Law
If Applied For & Criteria Met, City MUST Grant:
– Additional (Bonus) Market-Rate
Units
– Incentives and Concessions
– Waivers or Reductions of
Development Standards
– Parking Concessions
– Parking Allowances
63
3/4/2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Review)
• Criteria to trigger law:
– Restrict Specified Percentages of Affordable Units or
– Other Statutorily Specified Housing Uses
• State Law Governs & City Ordinance Implements
• Governing Statutes: Government Code § 65915 et seq.
64
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Density Bonus Law
(Review)
State Law Affordable Incomes
• Extremely Low Income Households = 30% or Less than
Area Median Income (AMI)
• Very Low Income Households = 50% or Less AMI
• Lower Income Households = 80% or Less AMI
• Moderate Income Households = 120% or Less AMI
• Housing & Community Dev. (HCD) Publishes Annually
(See, Health & Saf. Code §§ 50050-50106)
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Review)
State Law Affordable Rents and Purchase Prices
• Maximum Affordable Rental Rates (Generally)
Very Low = 30% x 50% AMI
Low = 30% x 60% AMI
Moderate = 30% x 110% AMI
• Maximum Affordable Housing Costs (Generally)
Very Low = 30% of 50% AMI
Low = 30% of 70% AMI
Moderate = Between 28% and 35% of Income x 110% AMI
(Health & Saf. Code §§ 50052.5, 50053)
3/4/2020
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Density Bonus Law
(Review)
Existing Law - Housing Projects Eligible for Density Bonus
“Sliding Scale” Percentages for Affordable Units:
• 10% of Units for Lower Income Households (80% AMI)
• 5% of Units for Very Low
Income Households (50% AMI)
• 10% of Owner-Occupied Condo
Units for Moderate Income
Households (120% AMI)
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Review)
Existing Law – Other Projects Eligible for Density Bonus
• Senior Citizen Housing
• Child Care Facilities
• Special Needs Housing
• Land Dedication
• 20% of Units (bed + common
area) for Lower Income
College Students (with
Priority for Homeless
Students)
(Gov. Code § 65915, subd. (b)(1)(A)-(F))
68
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Density Bonus Law
(Amendments)
Starting Jan. 1, 2020 – Additional Eligible Housing Projects
• 100% of Units for Lower Income Households
o Allowance of up to 20% for Moderate Income
Households
o May Have Manager Unit(s) Too
3/4/2020
24
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Specified Rental Rates:
• At Least 20% of Units at Affordable Rent
• Other Units at TCAC Low-Income Tax Credit Rates
(Gov. Code § 65915, subd. (c)(1)(B)(ii))
(Amended by stats. 2019, ch. 666 (AB 1763))
70
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Even Higher Density Bonus:
• No “Sliding Scale” Percentage
• Bonus = 80% of Number of
Low Income Units
• If within ½ Mile of “Major Transit Stop”
(Pub. Res. Code § 21155), NO Maximum Control On
Density
(Gov. Code § 65915, subd. (f)(3)(D))
(Amended by stats. 2019, ch. 666 (AB 1763))
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• More Incentives and Concessions:
• Entitled up to 4
• If within ½ Mile of “Major Transit Stop,” Entitled to
Up To 3 Additional Stories or 33 Feet
3/4/2020
25
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Incentives and Concessions:
o Reduction in Site Development Standards,
o Mixed Use Approval,
o Design Modifications, Etc.,
o NOT REQUIRED to be City Financial Assistance.
(Gov. Code § 65915, subds. (d)(2)(D), (k))
(Amended by stats. 2019, ch. 666 (AB 1763))
73
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Waivers or Reductions of Development Standards:
• Includes Set Backs, Density, Height Restrictions, Etc.
• Not Required UNLESS:
Prevent Construction of Project
Burden on City = Adverse Impact on Health/Safety
• Attorney’s Fees If Applicant Successful
(Gov. Code § 65915, subd. (e)(1) & (3))
(Amended by stats. 2019, ch. 666 (AB 1763))
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Rental & Special Use Projects – Parking Exemptions
• No Minimum Vehicular Parking Requirement
• Project Meets Criteria:
– Consists Solely of Rental Units (excluding Manager
Unit(s))
– For Lower Income Households at Affordable Housing
Costs
75
3/4/2020
26
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
– Project is Either:
• Special Needs Housing, or
• Supportive Housing
– Special Needs Housing Must Have:
• Paratransit Service
• Unobstructed Access (½ Mile to Bus Route)
(Gov. Code § 65915, subd. (p)(4))
(Amended by stats. 2019, ch. 666 (AB 1763))
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QUESTIONS?
POWER POINTS
PLANNING
COMMISSION
MEETING
MAY 12, 2020
Planning Commission Meeting May 12, 2020
1
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Planning
Commission
May 12, 2020 at 5 p.m.
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Housing Legislation Summary
Presented to
City of La Quinta Planning Commission
City Attorney’s Office, Bill Ihrke
Rutan & Tucker, LLP
May 2020
1
2
Planning Commission Meeting May 12, 2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Refresher on ADU Lingo
Accessory Dwelling Unit (ADU) =
attached or detached dwelling unit that
provides independent living facilities for 1
or more persons and is located on a lot
with existing or proposed primary single
family (SF) or multifamily (new) dwelling.
Includes permanent provisions for living,
sleeping, eating, cooking and sanitation.
Includes efficiencies (Health & Safety §
17958.1) and manufactured homes
(Health & Safety § 18007).
3
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Refresher on ADU Lingo
Junior Accessory Dwelling
Unit (JADU) = dwelling unit
of no more than 500 sf,
contained entirely within a
SF home with either
separate or shared
sanitation facilities.
4
3
4
Planning Commission Meeting May 12, 2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
5-year Experiment.....
ADU law to remain in
effect until 1-1-2025
§ 65852.2(o)
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ADUs/JADUs
6
Deadline for acting on completed
applications cut in half starting Jan. 1
Complete applications for ADU/JADU
must be approved ministerially within
60 days rather than 120 days
Exception: No primary structure
exists
No action = automatic approval if no
enforceable local ordinance
§ 65852.2(a)(3)**All references are to Government Code unless otherwise stated
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6
Planning Commission Meeting May 12, 2020
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
• Local ordinance “may” be adopted. Not mandatory. Worth it?
• It will only apply when you are not dealing with the 4 categories of
by-right/building permit only ADUs/JADUs (discussed later).
• Ordinance must generally allow ADUs in areas zoned for SF or
multifamily use.
• City may limit areas for ADUs based only on adequacy of
water/sewer service or traffic flow/public safety.
• Cannot mandate owner-occupancy.
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Local Regulation of ADU/JADU Severely
Restricted as of January 1
• As revised, subsection (a)(1) states that the City may ....
– “Impose standards on accessory dwelling units that include, but
are not limited to, parking, height, setback, landscape,
architectural review, maximum size of a unit, and standards that
prevent adverse impacts on any real property that is listed in the
California Register of Historic Resources. These standards
shall not include requirements on minimum lot size.”
• But then the following subsections severely cut back what can be
imposed.
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8
Planning Commission Meeting May 12, 2020
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Local Regulation of ADU/JADU Severely
Restricted as of January 1
• No minimum lot size may be included.
• Cannot impose lot coverage limitations/FAR that would prevent 800
sq ft ADU that is 16 ft in height, with at least 4 ft rear/side yard
setback.
• No minimum size standard that would prohibit efficiency (150 sq ft).
• No maximum size standard that would preclude 850 sq ft or 1000 sq
ft for 2-bd ADU.
• No more than 4 ft side/rear yard setback (front yard ok).
• Cannot require fire sprinklers unless required for primary unit.
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Local Regulation of ADU/JADU Severely
Restricted as of January 1
§ 65852.2 (a) outlines the most restrictive standards (that don’t apply to
the 4 categories of automatically permitted units discussed below -- not
governed by local ordinance) § 65852.2(a)(6)
“No other local ordinance, policy, or regulation shall be the basis for the
delay or denial of building permit.” § 65852(a)(5)
Option: City may require that ADUs only be rented for 30+ days
[Note –short-term rental must be prohibited for the “Building Permit
Only” units, discussed below]
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10
Planning Commission Meeting May 12, 2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Local Regulation of ADU/JADU Severely
Restricted as of January 1
Local Parking Standards were already cut back, now more so...
New – local ordinance cannot require replacement parking when
parking area converted to ADU. § 65852.2(a)(1)(D)(xi).
Clarified – can’t impose any parking requirement if unit within ½ mile
walking distance to public transit, which includes bus stop or train
station.
Carried forward, among others: can’t impose requirement when ADU is
part of existing or proposed primary or accessory structure.
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com 12
If City’s ordinance fails to meet any of
the new requirements (e.g., if it has a
minimum lot size) it “shall be null and
void and [the city] shall thereafter
apply the standards established in
this subdivision for approval of
accessory dwelling units, unless and
until the agency adopts an ordinance
that complies with this subdivision.
§ 65852.2(a)(4)
Interpreted (at least by some) to mean
it voids the whole ordinance.
Effect on City’s Existing Ordinance
11
12
Planning Commission Meeting May 12, 2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
CEQA Clearance for Ordinance
Amendment?
What about all the
GHG/VMT from
additional units??
PRC § 21080.17
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Ordinance oversight by HCD
14
If City adopts ordinance to comply with new law (old ordinance will not be in
compliance), must submit to HCD for compliance review within 60 days of
adoption.
Failure to address HCD comments/concerns may lead to notification by HCD to
Attorney General that City is violation the law.
§ 65852.2(h)
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14
Planning Commission Meeting May 12, 2020
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4 New Categories of ADU/JADU by
BUILDING PERMIT ONLY (Regardless of
what your ordinance says!)
“perhaps the most significant change of all” – CA
Renters Legal Advocacy
These apply in all residential AND MIXED-USE
zones. § 65852.2(e)
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Category 1
A (Mostly) Contained Unit
1 ADU or JADU per lot with existing or proposed SF home,
if it satisfies all of the following:
– Unit is within space of SF home or accessory structure + up to
150 sq ft expansion for accommodating ingress/egress
– Unit has exterior access from SF home
– Side/rear setbacks sufficient for fire/safety
– If JADU, meets requirements of § 65852.22
§ 65852.2(e)(1)(A)
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15
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Planning Commission Meeting May 12, 2020
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Category 2
The Twofer – Detach ADU + JADU
• 1 detached, new construction ADU
with existing or new SF home
– Must be able to provide 4-ft rear/side
yard setback
– City may limit to 800 sq ft and 16 ft. in
height
• Above detached ADU can be
COMBINED with JADU that meets
Category 1 requirement, for a total
of 3 units on lot.
• § 65852.2(e)(1)(B)
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Planning Commission Meeting May 12, 2020
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Category 3
The Multifamily Boiler Room Option!
• Existing multifamily may convert
portions not used as livable spaces
“including, but not limited to,
storage rooms, boiler rooms,
passageways, attics, basements,
or garages.”
• Space must comply with state
building standards for dwellings.
• City “shall” allow at least 1 ADU,
and may allow up to 25% of
existing units.
• § 65852.2(e)(1)(C)
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Category 4
Multifamily Detached ADUs
• Two DETACHED ADUs can
be added on lot with
multifamily.
• Can’t exceed 16 ft. in height.
• Can’t encroach within 4 ft.
side/rear yard setback.
• § 65852.2(e)(1)(D)
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Planning Commission Meeting May 12, 2020
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Special Rules for “Building Permit only”
Categories 1-4
• City can’t require correction of non-conforming
zoning conditions. Note – this is NOT restricted
to LEGAL nonconforming conditions.
• City can’t require fire sprinklers unless main
structure require to have them.
• City MUST require that all rentals be more than
30 days.
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Changes to the JADU requirements
• Clarified that a JADU can be proposed for either an
existing or a proposed SF dwelling
• Deleted the requirement of sink
• Deleted voltage requirement for cooking appliances
• Reduced processing time to 60 days
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Planning Commission Meeting May 12, 2020
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ADU/JADU Mitigation Fee Act
• Mitigation Fee Act &
Quimby
– No fees on ADUs under
750 sq ft
– ADUs over 750 sq ft –
charged proportionally in
relation to sq ft of primary
unit
23
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ADU Utility Connections & Fees
– Not considered “a new residential
use” if SF home already exists for
purposes of connection/capacity
charges.
– A Category 1 unit (mostly within
existing SF home), applicant’s not
required to install new/separate utility
connection for unit, and no fee or
capacity charge permitted.
– For any ADU other than Category 1,
new/separate utility connection may
be required and may be subject to
proportionate fee, based upon sq ft or
number of fixtures.
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Planning Commission Meeting May 12, 2020
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Timing of Certificates of Occupancies
When being
constructed together,
City can’t issue C of O
for ADU before issuing
one for primary
dwelling. § 65852.2(k)
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Owners of ADUs built before
1/1/2020, or built after that
date in city with noncompliant
ADU ordinance at the time of
construction, may request a
5-year delay in Code
Enforcement unless
correcting the violation is
necessary to protect health
and safety.
Notice of violation must
include notice of right to
request delay!
Gov’t § 65852.2(n);
H&S § 17980.12
“Statewide amnesty program for unpermitted
ADUs”
Impacts on Code Enforcement until 2025
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Planning Commission Meeting May 12, 2020
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HOAs now limited.
AB 670:
CC&R’s cannot “effectively prohibit or
unreasonably restrict” ADUs.
HOA may only impose “reasonable
restrictions” if they don’t
unreasonably increase costs or
effectively prohibit construction.
Civ. Code § 4751
What about HOA?
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Impact on Existing Deed Restrictions?
• Legislation is silent on whether existing owner
occupancy deed restrictions must be removed
• Civil Code 4751 might invalidate:
(a) Any covenant, restriction, or condition contained in any deed,
contract, ... or other instrument affecting the transfer or sale of any
interest in a planned development, and any provision of a governing
document, that either effectively prohibits or unreasonably restricts the
... use of an accessory dwelling unit or junior accessory dwelling unit on
a lot zoned for single-family residential use that meets the requirements
of Section 65852.2 or 65852.22 of the Government Code, is void and
unenforceable.
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Planning Commission Meeting May 12, 2020
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ADUs & Housing Elements
Housing Elements must now include “a plan that incentivizes and
promotes the creation of accessory dwelling units that can be offered at
affordable rent.” AB 671 - § 65583(c)(7)
City may count ADUs for
purposes of identifying
sites for housing per §
65583.1(a), subject to
HCD approval.
§ 65852.2(m)
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Selling ADUs separate from primary
dwelling?
AB 587 – Adds § 65852.26 that allows units built by “qualified
nonprofit” (e.g., Habitat For Humanity) to be sold/conveyed to low or
moderate income persons, provided certain requirements are
satisfied.
Requires recorded agreements and covenants that impose:
• 45-year affordability
requirements
• certain resale/ restrictions
• separate utility connections
• principal residency
requirements
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Planning Commission Meeting May 12, 2020
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“OLD” & “NEW” NO-NET LOSS
NOW ON TO...
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Existing “No Net Loss” Law
Effective Jan. 1, 2019 - § 65863 already imposed:
• Restrictions on reduction of density unless certain findings were
made, including remaining sites identified in HE were sufficient to
meet RHNA
• Restrictions on approving individual projects with less than the
density than units identified in the HE unless findings made
• Requirement to identify additional sites for housing to cover
reductions
• Requirement to “identify and make available” within 180 days
additional adequate sites if agency approves lower density project
and finds remaining sites are not adequate to meet RHNA
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Planning Commission Meeting May 12, 2020
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HERE COMES
Another 5-year experiment ...
• No net loss on steroids!
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SB 330 – NEW No Net Loss of Planned or
Actual Units
• § 66300 added:
• Applies to “Affected
Cities” – cities
determined to be in
“urbanized area or
urban cluster”
• LQ qualifies
• Includes voters –
initiative power
regulated
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Planning Commission Meeting May 12, 2020
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SB 330 – NEW No Net Loss of Planned or
Actual Units
• Fundamental purposes:
– Prevent future planning/across the board regulations
that will reduce housing
– Preclude/limit individual projects that will result in
fewer units due to demolition
• Kicks in on housing development projects that
don’t have a completed project application before
Jan. 1 2020
– Extreme limitations on demolition of “protected units”
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SB 330 – NEW No Net Loss of Planned Units
• Per § 66300(b), on land where housing is permitted, City
can’t enact “development policy, standard, or condition”
that would have the following effects:
– Reduce intensity of land use per GP, SP, zoning below Jan. 1,
2018 levels (unless HCD approves)
– “Less intense use” includes
• reductions to height, density, FAR
• increases in open space or lot size requirements
• new/increased set backs, minimum frontage or maximum lot
coverage
• “or anything that would lessen the intensity of housing”
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Planning Commission Meeting May 12, 2020
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SB 330 – NEW No Net Loss of Planned Units
• Per § 66300(b), on land where housing is permitted, City
can’t enact “development policy, standard, or condition”
that would have the following effects:
– Impose moratorium on housing development unless imminent
threat to health & safety
– Enforce ordinance imposing moratorium on housing unless
approved by HCD
– Impose/enforce design standards established after 1-1-2020 that
are not objective
– Establishing/implementing numeric caps on permits/units/limits
on population
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SB 330 – NEW No Net Loss of Planned Units
• City can decrease intensity if it concurrently
increases intensity elsewhere so no net loss
in residential capacity (66300(i))
• Any provision enacted after Jan. 1, 2020 not
consistent with above is deemed void
38
City can impose restrictions on
“commercial use” of land
designated for residential use, e.g.,
short term rentals (66300(c))
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Planning Commission Meeting May 12, 2020
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SB 330 – NEW No Net Loss of Actual Units
• On project level [§ 66300(d)],
City can’t approve a “housing
development project” [more
than one unit] that:
– Demolishes existing dwelling units
unless it replaces with at least as
many
39
• Severe restriction is the demolition of “protected units”
(e.g., affordable), including replacement requirements
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
SB 330 AND THE HOUSING
ACCOUNTABILITY ACT (HAA)
Next...
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Planning Commission Meeting May 12, 2020
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Housing Accountability Act
• Housing Accountability Act or
“Anti-NIMBY Act” (Gov. Code
§ 65589.5) amended again
• Applies to “housing
development projects”
– Residential or mixed use with
2/3 residential square footage
–Likely does not apply to the
development of a single family
home
– Single family home and ADU?
41
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2018 Amendments
42
• The HAA had historically
placed a number of restrictions
on a local agency’s ability to
disprove both affordable
housing and market rate
housing projects
• 2018 amendments made a
number of changes to further
limit local discretion
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Planning Commission Meeting May 12, 2020
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2018 Amendments
To deny a housing development
project (or impose a condition
reducing density), agency must
either:
• Determine project does not
comply with objective general
plan, zoning or subdivision
criteria or standards within 1-2
months of a completed
application (otherwise deemed
consistent)
OR
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
2018 Amendments
Find, by a preponderance of the evidence, that project
would have a specific adverse impact on public health
or safety that can’t be mitigated:
• previously substantial evidence test
• “specific, adverse impact” means a significant, quantifiable,
direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or
conditions as they existed on the date the application was
deemed complete
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Planning Commission Meeting May 12, 2020
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2018 Amendments
Additional changes:
• Added additional penalty
provisions, including fines
for bad faith disapprovals
• Attorneys fees for housing
groups
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
New Amendments
Effective January 1, 2020
SB 330 further amended HAA:
• Freezes all existing regulations and impact fees when
certain enumerated information (a “preliminary
application”) is submitted for a housing development
project
• No City action required to “deem” application complete
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Planning Commission Meeting May 12, 2020
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Vesting Regulations Upon Complete
“Preliminary Application”
• “Deemed complete” is now defined as the submittal of a
“preliminary application.”
• Project is only subject to ordinances, policies, and
standards adopted and in effect when the “preliminary
application” was submitted.
• “Preliminary application” is a new defined term in Permit
Streamlining Act. (§ 65941.1)
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Contents Required for Preliminary
Application
• Application deemed complete upon
receipt of:
– Specific location/legal description
– Existing uses/physical condition of
the site
– Site plan
– Number of units and square feet of
residential and nonresidential
development, and proposed parking
spaces
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Planning Commission Meeting May 12, 2020
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Contents Required for Preliminary
Application
Required Information (continued):
– Proposed point sources of air or water pollution
– Species of concern known to occur on the site
– Certain information about potential hazards
– Any historic or cultural resources
– Any density bonus requests
49
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Contents Required for Preliminary
Application
Required Information (continued):
– Whether any Subdivision Map Act
approvals are needed
– Certain information related to the coastal
zone
– Whether any residential units will be
demolished
– Location of any streams or public
easements
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Planning Commission Meeting May 12, 2020
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Limitations to Vesting
The following may still be imposed after application deemed
complete:
• Automatic fee increases based on independent cost
indices referenced in a city or county’s fee ordinance
• Regulation is necessary to mitigate or avoid a health or
safety impact and there is no feasible alternative
(preponderance of evidence)
• Regulation necessary to avoid or substantially lessen a
project impact under CEQA
51
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Limitations to Vesting Continued
Vesting “expires” when the project
has not commenced construction
within 2.5 years of “final approval”
or is revised to change the number
of residential units or square
footage of construction by 20% or
more
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Planning Commission Meeting May 12, 2020
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Limitations to Vesting Continued
• Later enacted regulations of
use and occupancy of
residential units such as rent
control and limitations on
short term rentals still apply
to housing development
projects
53
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Additional HAA Amendments
• Clarifies “objective” to mean “involving no personal or
subjective judgment by a public official and being
uniformly verifiable by reference to an external and
uniform benchmark or criterion available and knowable
by both the development applicant or proponent and
the public official.”
• “Lower density” includes any conditions that have the
same effect or impact on the ability of the project to
provide housing.
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Planning Commission Meeting May 12, 2020
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Additional HAA Amendments
• Reorganizes provisions allowing challenge to enforce
HAA by applicant, potential resident, or housing
organization
• Court required to order compliance in 60 days if a
violation is found
– Violation = “disapproved a housing development project
complying with applicable, objective general plan and zoning
standards and criteria, or imposed a condition that the project be
developed at a lower density, without making the findings
required by this section or without making findings supported by
a preponderance of the evidence.”
55
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HAA Does Not Exempt Projects from
CEQA
SB 330 did not affect § 65589.5(e), which states:
• “Nothing in this section shall be construed to relieve the
local agency from complying with” CEQA or the Coastal
Act
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Planning Commission Meeting May 12, 2020
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SB 330 AND THE PERMIT
STREAMLINING ACT
Some more changes...
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Permit Streamlining Act
• Maximum of 5 public hearings
where project complies with
General Plan and zoning (§
65905.5)
• Deadline to act on project after
EIR certified reduced from 120
to 90 days (§ 65950)
– 60 days for certain affordable
housing developments
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Planning Commission Meeting May 12, 2020
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Permit Streamlining Act
Adds § 65913.10:
• City must make “historic site” determination at the time the preliminary
application is submitted, “[f]or purposes of any state or local law,
ordinance, or regulation that requires the city or county to determine
whether the site of a proposed housing development project is a
historic site.”
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Permit Streamlining Act
New § 65913.10:
• Determination “remains valid” during pendency unless
discovery made during grading/construction
• Only applies to housing development projects (probably
not SFH projects)
• Does not “supersede, limit or otherwise modify” the
requirements of CEQA or the Coastal Act
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Planning Commission Meeting May 12, 2020
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Permit Streamlining Act
Amends § 65943:
• City required to provide the applicant with an exhaustive
list, in writing, of the items that were not complete within
30 days of application submittal
– deemed complete if no written determination in 30 days
• City may not request new information that was not listed
in the initial incomplete letter during subsequent reviews
of an incomplete application
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Permit Streamlining Act
City must make copies of list of
information required to be included
in applications for housing
development projects available
both
– in writing to applicants and anyone
requesting it
– publicly available on the agency’s
website
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Planning Commission Meeting May 12, 2020
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CHANGES TO THE DENSITY
BONUS LAW
...and finally
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Density Bonus Law
Concept and Existing Law
If Applied For & Criteria Met, City MUST Grant:
– Additional (Bonus) Market-Rate
Units
– Incentives and Concessions
– Waivers or Reductions of
Development Standards
– Parking Concessions
– Parking Allowances
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Review)
• Criteria to trigger law:
– Restrict Specified Percentages of Affordable Units or
– Other Statutorily Specified Housing Uses
• State Law Governs & City Ordinance Implements
• Governing Statutes: Government Code § 65915 et seq.
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Density Bonus Law
(Review)
State Law Affordable Incomes
• Extremely Low Income Households = 30% or Less than
Area Median Income (AMI)
• Very Low Income Households = 50% or Less AMI
• Lower Income Households = 80% or Less AMI
• Moderate Income Households = 120% or Less AMI
• Housing & Community Dev. (HCD) Publishes Annually
(See, Health & Saf. Code §§ 50050-50106)
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Review)
State Law Affordable Rents and Purchase Prices
• Maximum Affordable Rental Rates (Generally)
Very Low = 30% x 50% AMI
Low = 30% x 60% AMI
Moderate = 30% x 110% AMI
• Maximum Affordable Housing Costs (Generally)
Very Low = 30% of 50% AMI
Low = 30% of 70% AMI
Moderate = Between 28% and 35% of Income x 110% AMI
(Health & Saf. Code §§ 50052.5, 50053)
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Review)
Existing Law - Housing Projects Eligible for Density Bonus
“Sliding Scale” Percentages for Affordable Units:
• 10% of Units for Lower Income Households (80% AMI)
• 5% of Units for Very Low
Income Households (50% AMI)
• 10% of Owner-Occupied Condo
Units for Moderate Income
Households (120% AMI)
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Review)
Existing Law – Other Projects Eligible for Density Bonus
• Senior Citizen Housing
• Child Care Facilities
• Special Needs Housing
• Land Dedication
• 20% of Units (bed + common
area) for Lower Income
College Students (with
Priority for Homeless
Students)
(Gov. Code § 65915, subd. (b)(1)(A)-(F))
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Density Bonus Law
(Amendments)
Starting Jan. 1, 2020 – Additional Eligible Housing Projects
• 100% of Units for Lower Income Households
o Allowance of up to 20% for Moderate Income
Households
o May Have Manager Unit(s) Too
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Specified Rental Rates:
• At Least 20% of Units at Affordable Rent
• Other Units at TCAC Low-Income Tax Credit Rates
(Gov. Code § 65915, subd. (c)(1)(B)(ii))
(Amended by stats. 2019, ch. 666 (AB 1763))
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Even Higher Density Bonus:
• No “Sliding Scale” Percentage
• Bonus = 80% of Number of
Low Income Units
• If within ½ Mile of “Major Transit Stop”
(Pub. Res. Code § 21155), NO Maximum Control On
Density
(Gov. Code § 65915, subd. (f)(3)(D))
(Amended by stats. 2019, ch. 666 (AB 1763))
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• More Incentives and Concessions:
• Entitled up to 4
• If within ½ Mile of “Major Transit Stop,” Entitled to
Up To 3 Additional Stories or 33 Feet
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Incentives and Concessions:
o Reduction in Site Development Standards,
o Mixed Use Approval,
o Design Modifications, Etc.,
o NOT REQUIRED to be City Financial Assistance.
(Gov. Code § 65915, subds. (d)(2)(D), (k))
(Amended by stats. 2019, ch. 666 (AB 1763))
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Planning Commission Meeting May 12, 2020
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Density Bonus Law
(Amendments)
100% Affordable Projects – Additional Mandates
• Waivers or Reductions of Development Standards:
• Includes Set Backs, Density, Height Restrictions, Etc.
• Not Required UNLESS:
Prevent Construction of Project
Burden on City = Adverse Impact on Health/Safety
• Attorney’s Fees If Applicant Successful
(Gov. Code § 65915, subd. (e)(1) & (3))
(Amended by stats. 2019, ch. 666 (AB 1763))
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
100% Rental & Special Use Projects – Parking Exemptions
• No Minimum Vehicular Parking Requirement
• Project Meets Criteria:
– Consists Solely of Rental Units (excluding Manager
Unit(s))
– For Lower Income Households at Affordable Housing
Costs
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Planning Commission Meeting May 12, 2020
39
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
Density Bonus Law
(Amendments)
– Project is Either:
• Special Needs Housing, or
• Supportive Housing
– Special Needs Housing Must Have:
• Paratransit Service
• Unobstructed Access (½ Mile to Bus Route)
(Gov. Code § 65915, subd. (p)(4))
(Amended by stats. 2019, ch. 666 (AB 1763))
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Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
QUESTIONS?
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Planning Commission Meeting May 12, 2020
40
Rutan & Tucker, LLP | 611 Anton Blvd., Suite 1400, Costa Mesa, CA 92626 | 714-641-5100 | www.rutan.com
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