PC 082813 - Laserfiche WebLink

time that they have been doing this. He indicated that that does not mean that it does not happen but that it is pretty uncommon. He added that there are the costs of higher density, and everyone has assumed for years and years that the higher the density, the more money it will make, and of course everybody would want it. Mr. Dolan stated that the issue of the type of construction is very important. He noted that when the City did all these re- zonings, staff was suggesting to some people to go higher; and staff could only talk a couple of people into going higher because they knew that would put them into a podium product, and they did not think the market could support it and so they wanted the lower density. He indicated that sometimes it is difficult to get extra density when developers start to look at all of the site development standards such as getting the parking to fit, and they just run out of space. He noted that higher density just does not work out with all the landscape, open space, and setbacks requirements. He added that there is also a weird thing that happens, based on the particular regulatory structure, and it exists right now here where the high- density General Plan designation is anything above eight units per acre, which, theoretically, goes to infinity. He stated that every high- density project, all of this things sound pretty scary, but if someone comes and the land is designated high- density, there is nothing to add the bonus to as it is eight units to infinity. He noted that it is the exact same conversation that staff has on a regular project with no bonus, and so no one every bothers to bring it forward. Mr. Dolan stated that density bonus is 135 percent of the allowed density. He indicated that the allowed density goes up as high as possible, and then these other limiting factors come in and really determine what the project is going to be. He noted that because the City does so many things with PUDs, and other communities do the same thing, density bonus just becomes an exercise that is never going to happen in reality. He concluded that while this sounds a little scary, the likelihood of the City getting very many applications using density bonus is not very high. Commissioner O'Connor stated that he misunderstood what density bonus meant and was thinking that with density bonus, the increased number of units that the developer might get would take the place of the required open space. He noted that the City does not generally or normally build out the land totally; it is pretty generous with its open space and probably requires more open space than most cities. Mr. Dolan stated that a developer could ask for a concession on that particular requirement. He added that there is not one listed that is automatic; the developer would have to go do a financial analysis and provide the documentation. He emphasized that density bonus is available to anyone right now, whether the City adopts this ordinance or not, because it is State law. He explained that in the past, if a city does not adopt it, the State law is afforded to everyone; however, the State now says that a city is committed to it in its Housing Element and must adopt it. He added that the City is going to have its own version that it can live with, but there are a lot of things that State law provides that the City cannot just avoid. He noted, however, that if a city adopts it on time, the City is given the opportunity in its next Housing Element PLANNING COMMISSION MINUTES, August 28, 2013 Page 14 of 16