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ATTY/RESO.0063/PC RESO ZONING ORDINANCE AMENDMENT ARTICLE 29 <br />REV: 08-12-21 SK <br />Page 7 of 17 <br />location" includes all adjacent parcels of land under common ownership or control, the <br />property lines of which are contiguous at any point, or the property lines of which are <br />separated only by a public or private street, road, or other public or private right-of-way, or <br />separated only by the lands owned or controlled by the developer. <br />T. "Review authority" means the City staff person or body authorized to approve or deny an <br />application for a planning or building permit for a residential development project. <br />U. "Very low income households" means households with incomes no greater than the <br />maximum income for very low income households, as published annually by the City for each <br />household size, based on United States Department of Housing and Urban Development <br />(HUD) and the California Department of Housing and Community Development (HCD) <br />income limits for San Mateo County. <br />29.3 - Applicability. <br />The requirements of this Article 29 apply to new nonresidential development projects and <br />residential development projects as set forth below. <br />A. Housing Impact Fee. A housing impact fee is imposed on all developers of <br />nonresidential development projects and residential development projects between five <br />(5) to nineteen (19) units, subject to the exemptions in Section 29.5 (Payment of a <br />Housing Impact Fee). <br />B. On-Site Construction of Affordable Housing. Residential development projects of <br />twenty (20) units or more (excluding accessory dwelling units) are required to construct <br />affordable units on site per Section 29.4 (Requirements for Inclusion of Affordable <br />Housing) and other applicable provisions of this Article. <br />C. Four or Fewer Dwelling Units. Residential development projects of four (4) or fewer <br />dwelling units are exempt from the requirements of this Article. <br /> <br />29.4 - Requirements for Inclusion of Affordable Housing. <br />A. Number of Affordable Units and Level of Affordability. The number of affordable units <br />must be constructed as specified below unless an alternative is approved per Section 29.8 <br />(Alternatives). For the purposes of this section, "total units" does not include units awarded <br />above the otherwise-allowable maximum density as part of a density bonus in Section 32.19 <br />(Affordable Housing Density Bonuses). <br />1. Rental Projects. Ten percent (10%) of the proposed units in a rental residential <br />development shall be affordable to moderate income households, five percent (5%) of <br />the proposed units in a rental residential development shall be affordable to low income <br />households, and five percent (5%) of the proposed units shall be set aside for very low <br />income households. Alternative percentages and levels of affordability may be <br />considered as part of the Affordable Housing Plan and Agreement (Section 29.7) and <br />the review authority may approve or conditionally approve such an alternative if it <br />determines, based on substantial evidence, that such alternative percentages and levels <br />of affordability will provide as many or more affordable units at the same or lower income <br />levels or will otherwise provide greater public benefit than the standard requirement.