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d. |
The In-lieu fee shall be determined by multiplying the required percentage by the estimated cost to construct all the inclusionary units required for the residential development. |
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Example: |
8 unit residential development, average unit size 1,000 sq. ft. 20% Inclusionary requirement = 1.6 units, pursuant to Section 7911 |
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a. |
1,000 x $90.85 = $90,850 |
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(ave. size unit) x (ave. construction cost per sq. ft. from most recent Building Permit Valuation Table) = (estimated cost to construct a single unit of average size) |
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b. |
$90,850 x 1.6 = $145,360 |
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(estimated cost to construct a single unit of average size) x (the number of inclusionary units required) = (the estimated cost to construct all the inclusionary units required for the development) |
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c. |
80% required percentage for 8-unit development (from Table in Section 7912) |
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d. |
$145,360 x 0.80 = $116,288 |
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(estimated cost to construct all the inclusionary units required for the development) x (the required percentage from Table 1 for an 8 unit development) (In-lieu Fee) |
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The in-lieu fees collected under this Chapter and all earnings from investment of the fees shall be deposited into a county housing fund and shall be expended exclusively for provision of affordable housing through construction, acquisition, rehabilitation, or financing supporting affordable housing programs for extremely low, very low or low income households. |
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2. |
Transfer to Alternative Development Site |
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A developer who is developing more than one project in the unincorporated area may be allowed to transfer the obligation for inclusionary units from one development to another if the units transferred to another location are targeted to meet the same goals (number of units, affordability level) that they would have had to meet if they were built on the subject site. This option will only be allowed if the alternative development occurs prior to or concurrently with the development of market-rate units on the subject site, or within a time certain. |
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3. |
Land Dedication |
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Land dedication may be allowed as an option if the site being dedicated is in the unincorporated area and is physically suitable and has infrastructure adequate to support development that meets the inclusionary requirement applicable to the subject development site. Sufficient resources must be available to assure production of the units by the County or its agent within a time certain. |
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4. |
Acquisition/Rehabilitation/Enforcement |
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Acquisition and rehabilitation, if necessary, of existing dwelling units may be allowed subject to enforcement of the same rental/sales price restrictions specified for newly constructed inclusionary units. |
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SECTION 7913. ASSISTANCE AVAILABLE TO DEVELOPERS |
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Residential developments providing inclusionary units on-site as required pursuant to Section 7911 will be eligible to receive the following assistance from the County: |
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Fee Reduction or Deferral |
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The County may reduce or defer any County-imposed development fees including, but not limited to, planning permit processing fees, road mitigation fees, park dedication fees, building permit processing fees, and plan checking fees. |
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2. |
Priority Processing |
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The County Planning and Building Division may review and check all such residential development proposals for compliance with County development regulations in advance of other pending developments. |
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3. |
Density Bonus |
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The County shall offer a density bonus, i.e., an increase in the number of units permitted in a proposed residential development, as specified in the Density Bonus Ordinance (County Ordinance Code Part VI, Division VI, Chapter 1). |
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4. |
Financial Assistance |
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The County may provide general assistance to developers regarding any federal, state or local financial subsidy programs available. |
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SECTION 7914. STANDARDS FOR THE PROVISION OF INCLUSIONARY UNITS |
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1. |
General Standards for all Inclusionary Units |
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a. |
Inclusionary units in a residential development shall be constructed concurrently with market-rate units. Where the phasing of construction is necessary, each phase shall provide the required ratio of inclusionary units to market-rate units to ensure that the inclusionary units are made available for sale or rent at the same time as the market-rate units. |
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b. |
Inclusionary units shall be integrated into the overall design and distributed throughout the development. The units shall be generally the same size as the market-rate units and their exterior materials and appointments shall be architecturally compatible with the market-rate units in the development. |
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c. |
The mix of unit sizes and bedroom counts in the inclusionary units should be proportional to the mix of unit sizes and bedroom counts provided in the market rate units (i.e., if 50% of the market rate units are two bedroom units, 50% of the inclusionary units should be two bedroom units). |
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2. |
Specific Standards for Ownership Inclusionary Units |
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a. |
Price Levels |
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Ownership inclusionary units shall be offered at sales prices that are considered affordable to extremely low, very low, low-income, or moderate households, as defined in Section 7910. |
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b. |
Guarantee of Continued Affordability: Resale Controls |
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(1) |
In order to maintain the affordability of the inclusionary units constructed pursuant to this Chapter, the purchase price paid by the original qualified purchaser and each subsequent purchaser of an ownership inclusionary unit shall be limited to: |
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(a) |
The original purchase price plus the percentage increase defined in the original deed from the developer to the first eligible home buyer, plus the amount of any substantial capital improvement expenditures greater than one percent of the original purchase price, minus any costs necessary to bring the unit into conformity with County Building Regulations, in the event that the occupant has allowed the unit to deteriorate due to deferred maintenance; or |
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(b) |
The fair market value, whichever is less. |
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(2) |
The deed restrictions, recorded as part of the grant deed to the first eligible home buyer, will contain provisions which will provide the County with a first right to either purchase the unit at the contract price or assign the County's first right to a eligible buyer. It will also contain language that, in the event that the County fails to exercise its first right to purchase, requires the seller to sell the unit at the defined "affordable sales price" to an eligible buyer selected by the seller. The seller shall not be allowed to levy or charge any additional fees nor shall any "finders fee" or other monetary consideration be allowed other than customary real estate commissions and closing costs. |
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(3) |
The owners of any inclusionary unit shall incorporate as a part of the grant deed conveying title of any such unit, the declaration of restrictions, stating the restrictions imposed by this Chapter including, but not limited to, all applicable resale controls and occupancy restrictions. The terms of the restrictions shall specifically assign to the County all of the sellers' rights to enforce the declaration of restrictions in the manner provided by law. The County or its designee shall monitor resales of inclusionary units, for purposes of preventing any abuse or violation of sale or resale controls. The restrictions shall last in perpetuity. |
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c. |
Buyer Certification and Selection |
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Inclusionary units are to be sold to households who qualify as extremely low, very low, low-income, or moderate households, as defined in Section 7910. Buyers eligible to purchase inclusionary units will be selected by the developer in accordance with a marketing program approved, in advance by the County. The marketing program shall set forth an equitable selection process to be used for the marketing of the affordable units established in conformance with this Chapter. |
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Selection criteria may include, but not be limited to, household income and assets, household size, and the size of available units. In addition, priority may be given, first, to current residents of San Mateo County, and second, to persons employed in San Mateo County. |
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d. |
Monitoring Fee |
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At the time of resale, whenever the County exercises its option to purchase any ownership inclusionary unit, the current owner shall pay a monitoring fee to the County. The amount of the fee shall be set by resolution of the Board of Supervisors, and may be adjusted periodically as necessary to cover the County's costs to monitor resales of inclusionary units. |
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3. |
Specific Standards for Rental Inclusionary Units |
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a. |
Rent Levels |
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Rental inclusionary units shall be offered at rent levels that are considered affordable to extremely low, very low or low-income households, as defined in Section 7910. |
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b. |
Guarantee of Continued Affordability |
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A developer of rental inclusionary units required by this Chapter will be required to enter into an agreement with the County to guarantee the continued affordability of such units. This agreement will be recorded prior to issuance of a certificate of occupancy. The agreement must state that the developer agrees, and binds any successors, to maintain the units as affordable housing in perpetuity. |
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c. |
Tenant Certification and Selection |
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Rental inclusionary units are to be rented to households who qualify as extremely low, very low or low-income households, as defined in Section 7910. Owners of rental inclusionary units must make available to the County adequate records in order to prove to the County that all tenants occupying the designated affordable rental units are eligible under the term of this ordinance, and the specific agreement implementing the affordability requirements executed by the County and the developer prior to building permit issuance. The agreement will provide for a fair and equitable tenant selection process to insure the selection of eligible tenants. Selection criteria may include, but not be limited to, amount of household income and assets, household size, and the size of available units. In addition, priority may be given, first, to current residents of San Mateo County, and second, to persons employed in San Mateo County. |
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d. |
Monitoring Fee |
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For each inclusionary rental unit provided under this Chapter, the owner shall pay an annual monitoring fee each year for the term of required affordability. The amount of the fee shall be set by resolution of the Board of Supervisors, and may be adjusted periodically as necessary to cover the County's costs to monitor inclusionary rental units. |
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SECTION 7915. PROCEDURE TO ENSURE COMPLIANCE WITH INCLUSIONARY REQUIREMENTS |
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1. |
No planning approval, building permit or certificate of occupancy shall be granted to a residential development of five (5) or more units/lots that does not meet the requirements of this Chapter. |
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2. |
The manner of compliance with this Chapter shall be specified as a condition of the County's formal approval of the project (i.e., as a condition of any subdivision, design review, or other planning approval required for the project). In those instances where a residential development may need no formal approval other than a building permit, the Planning Director shall specify the manner of compliance with this Chapter prior to issuance of a building permit. |
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3. |
The inclusionary units required pursuant to this Chapter shall be ready for occupancy or the in-lieu fees shall be paid to the County before the final certificate of occupancy for market rate units is issued. No County official or agency shall issue the final certificate of occupancy for market rate units until the inclusionary units are ready for occupancy or the fees have been paid. |
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4. |
No County official or agency shall authorize release of utilities for any new residential development until notification is received from the Planning Director that all inclusionary housing unit requirements or in-lieu fee requirements have been met. |
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Failure of any County official or agency to fulfill the requirements of this Chapter shall not excuse any applicant from meeting the requirements of this Chapter. |
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SECTION 7916. ENFORCEMENT |
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1. |
The County may institute any appropriate legal actions or proceedings necessary to ensure compliance herewith, including but not limited to, actions to revoke, deny or suspend any permit or planning approval. |
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2. |
In case of failure to pay when due an in-lieu fee under this Chapter, the fee shall be the greater of: (1) the fee that would have been payable at the time of completion of construction plus interest from that date at the rate of interest on one-year treasury bills as of the date of completion of construction; or (2) the fee that would have been payable if the development had been completed at the time of enforcement, whichever is greater. The payment of fees may be enforced as a lien on the property. |
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3. |
It shall be unlawful for any person to sell or rent an inclusionary unit constructed pursuant to this Chapter at a price or rent exceeding the maximum allowed under this Chapter or to a household not qualified under this Chapter. |
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SECTION 7917. ADJUSTMENT/APPEALS |
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A developer of any project subject to the requirements in this Chapter may appeal to the Planning Commission for a reduction, adjustment, or waiver of the requirements. Any such appeal shall be made in writing and filed with the Planning Division. The appeal shall set forth in detail the factual and legal basis for the claim of waiver, reduction, or adjustment. The Planning Commission shall consider the appeal at the public hearing on the permit application or at a separate hearing. The appellant shall bear the burden of presenting substantial evidence to support the appeal, including technical information to support the appellant's position. No waiver shall be approved unless the Planning Commission finds that: (1) the project will not be feasible if subjected to the full requirements of this Chapter; or (2) there is no reasonable relationship or nexus between the impact of the development and either the amount of the fee charged or the inclusionary requirement. |
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Any person aggrieved by any action taken by the County involving approval, denial, suspension, or revocation of any permit or planning approval pursuant to this Chapter, may appeal such action or determination to the Planning Commission, with further appeal possible to the Board of Supervisors. |
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SECTION 7918. SEVERABILITY |
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1. |
If any clause, sentence, section or part of this Chapter, or any fee imposed upon any person or entity, is found to be unconstitutional, illegal, or invalid, such unconstitutionality, illegality, or invalidity shall affect only such clause, sentence, section or part of this Chapter, or such person or entity, and shall not affect or impair any of the remaining provisions, clauses, sentences, sections, or parts of this Chapter or the effect of the Chapter on other persons or entities. |
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It is hereby declared to be the intention of the Board of Supervisors of San Mateo County that this Chapter would have been adopted had such unconstitutional, illegal, or invalid clause, sentence, section, or part of this Chapter not been included herein, or had such person or entity been expressly exempted from the application of this Chapter. To this end, the provisions of the Chapter are severable. |
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