SEC. 16-410P.  PARKING STANDARD MODIFICATIONS FOR QUALIFIED HOUSING DEVELOPMENTS.
   (A)   Requirements for parking standard modifications - Modification of parking standard set forth in section 16-622 are available only for qualified housing developments. An application for parking standard modifications stating the specific modification requested must be submitted with the qualified housing development application. (Cal. Gov’t Code, Section 65915(p)(3))
   (B)   Parking standard modifications - If the requirements of section 16-410C are met, the vehicular parking ratio, inclusive of handicapped and guest parking, shall not exceed the following ratios (Cal. Gov’t Code, Section 65915(p)(1)):
      (1)   Zero to one bedroom: one on-site parking space.
      (2)   Two to three bedrooms: two on-site parking spaces.
      (3)   Four and more bedrooms: two and one-half on-site parking spaces.
   (C)   If the total number of parking spaces required for the qualified housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this section, "on-site parking" may be provided through tandem parking or uncovered parking, but not through on-street parking. (Cal. Gov’t Code, Section 65915(p)(4))
   (D)   Except as otherwise provided in this section, all other provisions of Chapter 16, Article X (Off-Street Parking Requirements) applicable to residential development apply.
   (E)   An applicant may request additional parking incentives beyond those provided in this section if applied for pursuant to section 16-410L. (Cal. Gov’t Code, Section 65915(p)(5))
   (F)   Exceptions - Upon request of the applicant, the following maximum parking standards shall apply, inclusive of handicap and guest parking, to the entire housing development subject to this Division 7A, as required by Cal. Gov’t Code, Section 65915(p):
      (1)   A maximum of 0.5 parking spaces per bedroom shall apply when all the following conditions apply (Cal. Gov’t Code, Section 65915(p)(2)):
         (a)   The development includes the maximum percentage of low- or very low-income units provided for section 16-410H (Density Bonus Allowance for Housing Development with Affordable Housing Component).
         (b)   The development is located within one-half mile of a major transit stop, as defined in Cal. Public Resources Code, Section 21155(b).
         (c)   There is unobstructed access to the major transit stop from the development. A development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments.
      (2)   A maximum of 0.5 parking spaces per unit shall apply when all the following conditions apply (Cal. Gov’t Code, Section 65915(p)(3)(A)):
         (a)   The development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower-income families, as provided in Cal. Health and Safety Code, Section 50052.5.
         (b)   The development is located within one-half mile of a major transit stop, as defined in Cal. Public Resources Code, Section 21155(b).
         (c)   There is unobstructed access to the major transit stop from the development. A development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments.
      (3)   A maximum of 0.5 parking spaces per unit shall apply when all the following conditions apply (Cal. Gov’t Code, Section 65915(p)(3)(B)):
         (a)   The development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower-income families, as provided in Cal. Health and Safety Code, Section 50052.5.
         (b)   The development is for individuals who are 62 years of age or older and which complies with Cal. Civil Code, Sections 51.2 and 51.3.
         (c)   The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.
      (4)   A maximum of 0.3 parking spaces per unit shall apply when all the following conditions apply (Cal. Gov’t Code, Section 65915 (p)(3)(C)):
         (a)   The development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower-income families, as provided in Cal. Health and Safety Code, Section 50052.5.
         (b)   The development is a special needs housing development, as defined in Cal. Health and Safety Code, Section 51312.
         (c)   The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.
   (G)   Notwithstanding allowances in section 16-410P(F) above, if the city or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed the ratio described in section 16-410P(B) above, based on substantial evidence found in the parking study that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low-income individuals, including seniors and special needs individuals. The city shall pay the costs of any new study. The city shall make findings, based on a parking study completed in conformity with this division (G), supporting the need for the higher parking ratio. (Cal. Gov’t Code, Section 65915(p)(7)
(Ord. No. 2912)