California Assembly Bill AB1934 Amended / Bill

 BILL NUMBER: AB 1934AMENDED BILL TEXT AMENDED IN SENATE AUGUST 18, 2016 AMENDED IN SENATE AUGUST 1, 2016 AMENDED IN SENATE JUNE 14, 2016 AMENDED IN ASSEMBLY JUNE 1, 2016 AMENDED IN ASSEMBLY APRIL 14, 2016 AMENDED IN ASSEMBLY APRIL 4, 2016 INTRODUCED BY Assembly Member Santiago FEBRUARY 12, 2016 An act to add  and repeal  Section 65915.7  to   of  the Government Code, relating to housing. LEGISLATIVE COUNSEL'S DIGEST AB 1934, as amended, Santiago. Planning and zoning: development bonuses: mixed-use projects. The Planning and Zoning Law requires, when an applicant 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 for the donation of land within the development if the developer, among other things, agrees to construct a specified percentage of units for very low, low-, or moderate-income households or qualifying residents. This bill, when an applicant for approval  for   of a  commercial development  agrees to partner   has entered into an agreement for partnered housing  with an affordable housing developer to  construct   contribute affordable housing through  a joint project or 2 separate projects encompassing affordable housing,  would   would   , until January 1, 2022,  require a city, county, or city and county to grant to the commercial developer a development bonus, as specified. The bill would define the development bonus to mean incentives mutually agreed upon by the developer and the jurisdiction that may include but are not limited to, specified  variances.   changes in land use requirements. This bill would also require a city or county to submit to the Department of Housing and Community Development information describing an approved commercial development bonus.  By increasing the duties of local officials relating to the administration of development bonuses, this bill would create a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. Vote: majority. Appropriation: no. Fiscal committee: yes. State-mandated local program: yes. THE PEOPLE OF THE STATE OF CALIFORNIA DO ENACT AS FOLLOWS: SECTION 1. The Legislature finds and declares that the development of affordable housing is a matter of statewide concern and is not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, Section 65915.7 of the Government Code, as proposed to be added by this act, shall apply to all cities, including charter cities. SEC. 2. Section 65915.7 is added to the Government Code, to read: 65915.7. (a) When an applicant for approval  for   of a  commercial development  agrees to partner with an affordable housing developer   has entered into an agreement for partnered housing described in subdivision (c)  to  construct     contribute   affordable housing through  a joint project or two separate projects encompassing affordable housing, the city, county, or city and county shall grant to the commercial developer a development bonus as prescribed in subdivision (b).  Offsite housing constructed according to this subdivision shall be   Housing shall be constructed on the site of the commercial development or on a site that is    all of the following: (1) Within the boundaries of the local government. (2) In close proximity to public amenities including schools and employment centers. (3) Located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code. (b) The development bonus granted to the commercial developer shall mean incentives, mutually agreed upon by the developer and the jurisdiction, that may include, but are not limited to, any of the following: (1) Up to a 20-percent  variance   increase  in maximum allowable intensity in the General  Plan, zoning ordinance, or other regulation.   Plan.  (2) Up to a 20-percent  variance   increase  in maximum allowable floor area ratio. (3) Up to a 20-percent  variance   increase  in maximum height requirements. (4) Up to a 20-percent  variance   reduction  in minimum parking requirements. (5)  A specific use   Use  of a limited-use/limited-application elevator for upper floor accessibility.  (6) An exception to a zoning ordinance or other land use regulation.  (c) For the purposes of this section, the agreement for partnered housing  and commercial developments  shall be between the commercial developer and the housing developer, shall identify how the commercial developer will contribute affordable housing, and  shall be approved by the  affordable housing developer, the commercial developer, and the local government.   city, county, or city and co   unty.  (d) For the purposes of this section, affordable housing may be contributed by the commercial developer in one of the following manners: (1) The commercial developer may directly build the units. (2) The commercial developer may  dedicate   donate  a portion of the site or property elsewhere to the affordable housing developer for use as a site for affordable housing. (3) The commercial developer may make  an in-lieu   a cash  payment to the affordable housing developer that shall be used towards the costs of  constructing the  affordable housing  construction on a pending  project. (e) For the purposes of this section, subparagraph (A) of paragraph (3) of subdivision (c) of Section 65915 shall apply. (f) Nothing in this section shall preclude any additional allowances or incentives offered to developers by local governments pursuant to law or regulation. (g)    (1)  If the developer of the affordable units does not commence with construction of those units in accordance with timelines ascribed by the agreement described in subdivision (c), the local government may withhold certificates of occupancy for the commercial development under construction until the developer has completed construction of the affordable units.  (2) For the purposes of this subdivision, "commence with construction" shall mean either of the following:   (A) Commence or complete the construction of affordable units.   (B) Issuance of building permits for the construction of the affordable units.  (h) In order to qualify for a development bonus under this section, a commercial developer shall partner with a housing developer that provides at least 30 percent of the total units for low-income households or at least 15 percent of the total units for very low-income households. (i) Nothing in this section shall preclude an  applicant for a development bonus   affordable housing developer  from seeking a density bonus, concessions or incentives, waivers or reductions of development standards, or parking ratios under Section 65915. (j) A development bonus pursuant to this section shall not include a reduction  or waiver  of  fees for affordable housing or authorize noncompliance with other affordable housing   the  requirements within  a local commercial linkage and impact fee ordinance.   an ordinance that requires the payment of a fee by a commercial developer for the promotion or provision of affordable housing.   (k) A city or county shall submit to the Department of Housing and Community Development, as part of the annual report required by Section 65400, information describing a commercial development bonus approved pursuant to this section, including the terms of the agreements between the commercial developer and the affordable housing developer, and the developers and the local jurisdiction, and the number of affordable units constructed as part of the agreements.   (k)   (l)  For purposes of this section, "partner" shall mean formation of a partnership, limited liability company, corporation, or other entity recognized by the state in which the commercial development applicant and the affordable housing developer are each partners, members, shareholders or other participants, or a contract or agreement between a commercial development applicant and affordable housing developer for the development of both the commercial and the affordable housing properties.  (m) This section shall remain in effect only until January 1, 2022, and as of that date is repealed.  SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.