(a) Site Selection Criteria. For sites to be designated under the Regional Housing Need “R” Combining District, the site must meet the following criteria:
(1) Site must be identified by the County to satisfy the Regional Housing Need. A private landowner may not apply for designation under the Regional Housing Need “R” Combining District without the concurrence of the Board of Supervisors prior to application.
(b) Development Standards.
(1) Density. Sites designated under the Regional Housing Need “R” Combining District shall be developed at 20 units per acre. For the purposes of calculating density under these provisions, the developable area of each site designated under the Regional Housing Need “R” Combining District shall be determined at the time the site is designated. Such developable acreage shall be calculated in accordance with 13.10.700-D definition of “Developable Land” and 13.10.700-S definition of “Site Area, Net” except that roadways and driveways shall be included in the developable acreage calculation for the purposes of determining net developable acreage. The number of potential units will be determined by multiplying the developable acreage by 20. Where such calculation results in a fractional number, the number of units shall be determined by rounding down to the nearest whole number.
(2) Master Planning. Where contiguous or adjacent parcels are designated under the Regional Housing Need “R” Combining District, any development proposal for one parcel may be required to include a Master Plan for development of all contiguous or adjacent parcels which are also designated under the Regional Housing Need “R” Combining District. The purpose of the Master Plan is to define interior circulation patterns, exterior site access, fire access to all parcels, infrastructure improvements, common area location and amenities.
(3) Incentives and Concessions. Development projects proposed under the Regional Housing Need Combining District will be entitled to all of the following alternative development standards:
(i) Parking requirements: 1.5 spaces per studio or one bedroom units; 2.0 spaces for two bedroom; 2.5 spaces for three bedroom units; 3.0 spaces per 4 bedroom unit. An additional 20% of the total number of parking spaces is required to accommodate guest parking. Modifications of these standards can be approved for individual sites in the “R” Combining District as part of an approved PUD for each site, based on unique site and design factors.
(ii) Height (up to 35 feet measured from pre-construction natural grade) and up to 3 stories exclusive of subsurface parking. Modifications of these standards can be approved for individual sites in the “R” Combining District as part of an approved PUD for each site, based on unique site and design factors.
(iii) Lot coverage and Floor Area Ratio do not apply; and
(iv) Reduced size of affordable units (see 17.10.032(a)(4)), and reduction in number of bedrooms (see 17.10.032(a)(3)).
(v) Clustering of affordable units,
(vi) Where garages are provided for market rate units, garages are not required for affordable units, but in such cases affordable units shall have a minimum of 218 cubic feet of private storage space per unit which shall be accessed from the outside of the unit,
(vii) Maintain standard riparian buffer but eliminate 10 foot additional riparian construction buffer,
(viii) For projects eligible for concessions under State density bonus law, a project developer may request additional concessions as set forth in Chapter 17.12.
(4) Affordability Requirements under the Regional Housing Need “R” Combining District. All development proposals on parcels designated under the Regional Housing Need “R” Combining District shall be required to provide forty (40) percent of the total number of units as affordable: 15% shall be affordable under the requirements for all development projects in Chapter 17.10.030(b)(1) and an additional 25% shall be affordable under the requirements for Enhanced Affordable units as described Chapter 17.10.030(b)(6). The number of affordable units at each affordability level will be calculated upon determination of the developable acreage of a site. Where fractional numbers result, a fractional in lieu fee will be required for the fractional amount that is attributable to the 15% affordability requirement. For fractional numbers in the 25% Enhanced Affordable category, affordable housing obligation will be derived by rounding to the nearest whole number, such that 0.5 will be rounded up.
(5) Encourage energy efficiency, and environmentally sensitive design and building materials. (Ord. 4878 § 1 (part), 6/12/2007)