SEC. 16-420F.  PLAN REVIEW AND PROCESSING.
   (A)   Application - An AAHOP project shall be identified by the applicant at the time of the DDR application. The DDR application fee and applicable supplemental development and environmental analysis and impact fees are required.
   (B)   Standards - The attached dwelling unit development standards apply (City Code sections 16-360 to 16-363). Maximum building heights have been set at six-stories by the 2030 general plan and an increase in allowed stories up to six will not be counted as a concession.
   (C)   Design - AAHOP projects shall incorporate good design principles and include on-site amenities appropriate for the resident population to be served.
   (D)   Concessions - An AAHOP project applicant that provides at least 15 affordable units may identify and request one development standard concession as part of the DDR project application; said concession is in addition to any concessions that may be obtained through the application for and issuance of, a density bonus permit pursuant to Division 7A of this chapter (commencing with section 16-410A).
   (E)   Adjustment to standards - The city commits to utilizing established attached dwelling unit development standards and modifying numerical standards by plus or minus 10%, as necessary, to ensure requested densities (up to the maximum allowed for the subject AAHOP site) and to ensure quality development is achieved for AAHOP projects.
   (F)   DDR - A development design review (DDR) process (City Code section 16-525) is required for all AH-designated projects. During the DDR process, projects shall be reviewed for compliance with development and building code standard and comply with the city's standard conditions of approval. The city may require reasonable conditions of approval that implement the general plan that will not materially affect the financial feasibility of the project.
   (G)   Ministerial - Other than a density bonus permit and/or subdivision map, no other discretionary review, such as a special use permit or planned unit development permit, shall be required for affordable residential projects.
   (H)   CEQA - The AAHOP DDR permit is not defined as ministerial within the meaning of CEQA and Cal. Public Resource Code 21080(b)(1): the all-affordable residential use and density of each AAHOP site is allowed by right. AAHOP projects not otherwise exempt from CEQA shall comply with an appropriate CEQA review process. The DDR review process applies a series of fixed standards and objective measurements and does not intend to involve the use of personal or subjective judgments in deciding whether or how the project should be carried out. However, in a manner similar to allowed uses in the city's industrial zones, there are implied and explicit quality of life, public safety, and environmental performance standards that may require reasonable interpretive judgement by professionals to ensure that an AAHOP project is similar to comparable and contemporaneous market-rate developments.
   (I)   Impact fees - AAHOP projects shall pay all applicable impact fees, provide appropriate design and engineering studies, and otherwise follow the applicable entitlement process for a discretionary project of comparable size and use. AAHOP applicants may request alternative impact fee payments and/or credits as allowed by applicable codes and regulations.
   (J)   Community involvement - AAHOP project applicants shall provide information and make a project presentation at three community meetings: 1) a conceptual proposal at an inter-neighborhood community organization (INCO)-recognized neighborhood council meeting in which the proposed project is located or by an advertised local neighborhood meeting if the INCO neighborhood council is inactive or does not provide a meeting opportunity within 60 days of a written request, 2) an AAHOP DDR application presentation at the RNCO or an advertised community meeting if the INCO neighborhood council is inactive or does not provide a meeting opportunity within 60 days of a written request, and 3) a DDR approval-ready project at a regularly schedule planning division community workshop. All three presentations shall include discussion of project site design, circulation, and architectural elevations and solicit and consider public suggestions regarding design compatibility with surrounding uses and possible environmental impacts. The director shall determine the appropriate amount of notice for each meeting based on the size and location of the AAHOP project. Nothing in this division (J) precludes a developer from additionally engaging the INCO and/or a neighborhood or any other community organization in addition to the three required meetings.
(Ord. No. 2913)