HomeMy WebLinkAbout13 LEGISLATIVE REPORT AB 2280
AGENDA REPORT
MEETING DATE: MAY 20, 2008
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: LEGISLATIVE REPORT - AB 2280
SUMMARY:
Assembly Bill 2280 (Saldana and Calballero) would amend the existing density bonus law
by clarifying the intent of the law and rectifying some issues associated with current law. A
copy of the bill is included as Attachment A to this report.
RECOMMENDATION:
That the City Council take a position to support AB 2280 and direct staff to transmit the
attached letter of support to Senators Saldana and Calballero.
FISCAL IMPACT:
There are no significant fiscal impacts associated with this action.
DISCUSSION:
Assembly Bill 2280 would amend the existing density bonus law by clarifying and rectifying
issues associated with current law. AB 2280 would amend the following:
• The bill would require, for qualifying senior citizen housing developments, as
defined, that 100 percent of the units in the development be for senior citizens.
• The bill would require the City to grant concession or incentive requested by the
applicant under the existing law unless the City makes written findings based upon
substantial evidence that the concession or incentives would be contrary to state or
federal law.
• The bill would revise the percentage of lower income, very low income, and
moderate income households required for qualification for incentives and
concessions (increase 10 percent across the board to the threshold of affordable
units which must be built to get the local incentives or concessions).
• The bill would delete a requirement that an applicant for a waiver or reduction of
development standards show that the waiver or modification is necessary to
make proposed housing units economically feasible. Instead the bill proposes to
City Council Report
AB 2280
May 20, 2008
Page 2
allow waiver or modification when the applicable development standards will
have the effect of physically precluding the construction of affordable housing.
• The bill would require, as a condition for the granting of a density bonus to a
developer in exchange for donating land to a city for very low income housing,
that the local agency identify a source of funding for the very low income units.
• The bill would specify that, for the purposes of the provisions of existing law, a
concession or incentive does not include elimination or modification of the public
review process for development.
Staff recommends that the City Council take a position to support AB 2280 based on the
above proposed amendments.
Justina Willkom
Senior Planner
Elizabeth A. Binsack
Community Development Director
Attachments:
A. AB 2280
B. Draft Letter of Support
ATTACHMENT A
Assembly Bill 2280
AMENDED IN ASSEMBLY MAY 6, 2008
CALIFORNIA LEGISLATURE-200]-OH REGULAR SESSION
ASSEMBLY BILL No. 2280
Introduced by Assembly Members Saldana and Caballero
February 21, 2008
An act to amend Section 65915 of the Government Code, relating to
housing.
LEGISLATIVE COUNSEL'S DIGEST
AB 2280, as amended, Saldana. Density bonus.
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 low-, very low, or
moderate-income households or qualifying residents.
This bill would require, for qualifying senior citizen housing
developments, as defined, that 100% of the units in the development
be for senior citizens.
concession.
The bill would require a city, county, or city and county to grant a
concession or incentive requested by the applicant under existing law
unless the city, county, or city and county makes a written finding,
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AB 2280 - 2 -
based upon substantial evidence, that, among other things, the
concession or incentive would be contrary to state or federal law.
The bill would revise the percentage of lower income, very low
income, and moderate income households required for qualification for
incentives and concessions.
The bill would delete a requirement that an applicant for a waiver or
reduction of development standards show that the waiver or modification
is necessary to make proposed housing units economically feasible.
The bill would require, as a condition for the granting of a density
bonus to a developer in exchange for donating land to a city, county,
or city and county for very low income housing, that the local agency
identify-and approve a source of funding for the very low income units.
The bill would specify that, for the purposes of these provisions of
existing law, a concession or incentive does not include elimination or
modification of the public review process for development.
Vote: majority. Appropriation: no. Fiscal committee: no.
State-mandated local program: no.
The people of the State of California do enact as follows:
1 SECTION 1. Section 65915 of the Government Code is
2 amended to read:
3 65915. (a) A city, county, or city and county shall comply
4 with the provisions of this section. An applicant may seek a density
5 bonus for a housing development with five or more units. An
6 application for a density bonus may be submitted only when the
7 application for the initial discretionary approval for the housing
8 ~ development is submitted. A city, county, and city or
9 county shall grant a density bonus in accordance with the
10 provisions of this section and, when a density bonus is requested,
11 shall also provide the applicant incentives or concessions for the
12 production of housing units and child care facilities as prescribed
13 in this section. All cities, counties, or cities and counties shall adopt
14 an ordinance that specifies how compliance with this section will
15 be implemented.
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1 (b) (1) A city, county, or city and county shall grant one density
2 bonus, the amount of which shall be as specified in subdivision
3 (f), and, if a density bonus is requested, incentives or concessions,
4 as described in subdivision (d), when an applicant for a housing
5 development voluntarily agrees to construct a housing
6 development, excluding any units permitted by the density bonus
7 awarded pursuant to this section, that will contain at least any one
8 of the following:
9 (A) Ten percent of the total units of a housing development for
10 lower income households, as defined in Section 50079.5 of the
11 Health and Safety Code.
12 (B) Five percent of the total units of a housing development for
13 very low income households, as defined in Section 50105 of the
14 Health and Safety Code.
15 (C) One hundred percent of the total units of a housing
16 development are a senior citizen housing development as defined
17 in Sections 51.3 and 51.12 of the Civil Code, or mobilehome park
18 that limits residency based on age requirements for housing for
19 older persons pursuant to Section 798.76 or 799.5 of the Civil
20 Code.
21 (D) Ten percent of the total dwelling units in a common interest
22 development as defined in Section 1351 of the Civil Code for
23 persons and families of moderate income, as defined in Section
24 50093 of the Health and Safety Code, provided that all units in the
25 development are offered to the public for purchase.
26 (2) For purposes of calculating the amount of the density bonus
27 pursuant to subdivision (f), the applicant who requests a density
28 bonus pursuant to this subdivision shall elect whether the bonus
29 shall be awarded on the basis of subparagraph (A), (B), (C), or (D)
30 of paragraph (1).
31 (3) For the purposes of this section, "total units" or "total
32 dwelling units" does not include units added by a density bonus
33 awarded pursuant to this section or any local law granting a greater
34 density bonus.
35 (c) (1) An applicant shall agree to, and the city, county, or city
36 and county shall ensure, continued affordability of all low- and
37 very low income units that qualified the applicant for the award
38 of the density bonus for 30 years or a longer period of time if
39 required by the construction or mortgage financing assistance
40 program, mortgage insurance program, or rental subsidy program.
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AB 2280
4
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. Owner-occupied units shall be available at an affordable
housing cost as defined in Section 50052.5 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 the
moderate-income units that are directly related to the receipt of
the density bonus in the common interest development, as defined
in Section 1351 of the Civil Code, are persons and families of
moderate income, as defined in Section 50093 of the Health and
Safety Code, 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 anequity-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 homeownership.
(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.
(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,
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county, or city and county. A proposal shall be submitted
concurrently with the application for a density bonus. 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
20 percent of the total units for lower income households, at least
15 percent for very low income households, or at least 20 percent
for persons and families of moderate income in a common interest
development.
(B) Two incentives or concessions for projects that include at
least 30 percent of the total units for lower income households, at
least 20 percent for very low income households, or at least 30
percent for persons and families of moderate income in a common
interest development.
(C) Three incentives or concessions for projects that include at
least 40 percent of the total units for lower income households, at
least 25 percent for very low income households, or at least 40
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
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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) 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
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contrary to state or federal law. The waiver or reduction of
development standards shall not be interpreted, in and of itself, to
require a general plan amendment, local coastal plan amendment,
zoning change, or other discretionary approval. However, if the
housing development for which a waiver or reduction of
development standards is requested requires a discretionary
approval, any request for the waiver or reduction shall be reviewed
concurrently with the required discretionary approval.
(f) For the purposes of this chapter, "density bonus" means a
density increase over the otherwise maximum allowable residential
density under the applicable zoning ordinance and land use element
of the general plan 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 Income Units Percentage Density Bonus
5 20
6 22.5
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Percentage Very Low Income Units Percentage Density Bonus
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.
(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-Income Units
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
Percentage Density Bonus
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
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- 9 - AB 2280
Percentage Moderate-Income Units Percentage Density Bonus
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. However, if the housing
development for which a density bonus is requested requires a
discretionary approval, any request for the density bonus for that
housing development shall be reviewed concurrently with the
required 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 under
the applicable zoning ordinance and land use element of the general
plan for the entire development, as follows:
Percentage Very Low Income Percentage Density Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 2s
21 26
22 27
23 28
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Percentage Very Low Income Percentage Density Bonus
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 sized or of
sufficient size to permit development of at least 40 units, has the
appropriate general plan designation, is appropriately zoned for
development at the density described in~is-s~tbd~sien 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
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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
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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 a 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
1351 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.
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) 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.
(k) For the purposes of this chapter, concession or incentive
means any of the following, but does not include elimination or
modification of the public review process:
(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
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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 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.
(~ 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) Nothing in this section shall be construed to supersede or
in any way alter or lessen the effect or application of the California
Coastal Act (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 site or construction
conditions, such as height limitations, setback requirements, floor
area ratios, onsite open space requirements, and parking ratios,
that apply to a residential development pursuant to any ordinance,
general plan element, specific plan, or other local condition, law,
policy, resolution, or regulation, the application of which would
physically preclude the construction of the housing development
at the density allowed pursuant to this section.
(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
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1 maximum allowable density for the specific zoning range and land
2 use element of the general plan applicable to the project.
3 (p) (1) Upon the request of the developer, no city, county, or
4 city and county shall require a vehicular parking ratio, inclusive
5 of handicapped and guest parking, of a development meeting the
6 criteria of subdivision (b), that exceeds the following ratios:
7 (A) Zero to one bedrooms: one onsite parking space.
8 (B) Two to three bedrooms: two onsite parking spaces.
9 (C) Four and more bedrooms: two and one-half parking spaces.
10 (2) If the total number of parking spaces required for a
11 development is other than a whole number, the number shall be
12 rounded up to the next whole number. For purposes of this
13 subdivision, a development may provide "onsite parking" through
14 tandem parking or uncovered parking, but not through onstreet
15 parking.
16 (3) This subdivision shall apply to a development that meets
17 the requirements of subdivision (b) but only at the request of the
18 applicant. An applicant may request a waiver of parking pursuant
19 to subdivision (d), in addition to the request made pursuant to this
20 subdivision.
O
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ATTACHMENT B
Draft Letter of Support
AB 2280
City of Tustin
May 21, 2008
May 21, 2008
Assembly Member Lori Saldana
State Capitol, Room 5150
Sacramento, CA 95814
RE: NOTICE OF SUPPORT FOR AB 2280 (SALDANA AND CABALLERO) -
DENSITY BONUS
Dear Assembly Member Saldana:
The City of Tustin is in support of your measure, AB 2280, which clarifies the density bonus law
in several important ways. Over the past several years a number of well-intentioned bills have
amended Government Code Section 65915 related to density bonus law. Unfortunately, these
changes have created extensive confusion for local planners and city attorneys whose task is to
interpret and implement that law. These changes have tipped the scale away from sound
community planning towards favoring large developers that seek to avoid community building
standards designed to make our cities and neighborhoods enjoyable, livable communities.
AB 2280 firmly clarifies matters of existing law where a local community does not have an
inclusionary ordinance or where the developer agrees to include affordable units over and above
the inclusionary ordinance, as articulated in legislative history. Local agencies and developers
alike have found this provision confusing, and this clarification will help resolve some local
disputes.
In addition, developers have used the density bonus law to waive basic building standards by
including a miniscule amount of affordable units. AB 2280 would require more affordable units
to be built before a developer can waive compliance with an ordinance of community interest.
Furthermore, AB 2280 also clarifies that any request for additional waivers of development
standards must be to resolve issues related only to physical hindrances to construction and not
economic hindrances. This change would focus on the physical impact of making the project fit,
as designed, on the parcel.
The City of Tustin believes that recent changes have created an imbalance in public policy
relating to project development and also believes that AB 2280 is the commonsense approach to
an equitable balance. For all of these reasons, the City of Tustin is in support of AB 2280.
Sincerely,
Jerry Amante
Mayor
As 2280
City of Tustin
May 21, 2008
Cc: Senator Ackerman
Senator Correa
Senator Margett
Assembly Member DeVore
Assembly Member Duvall
Assembly Member Solorio
Assembly Member Spitzer
Assembly Member Van Tran
Assembly Member Walters
Ryan Eisberg, Consultant, State Republican Caucus
Josh Rosa, Governor's Office of Planning and Research
Bill Higgins, League of California Cities
Orange County City Managers
Anya Lawler, Senior Consultant, Assembly Local Government Committee
William Weber, Consultant, Assembly Republican Caucus
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