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~ITY OF SAN. BE~ARDINOa.... MEMORANDUg
To MAYOR AND COMMON ~CjL
From
Subject Density Bonus Al ternati ves
Date
JOHN F. WILSON
Deputy City Attorney
March 6, 1985
Approved
Date
700.1,13.132
The following is a list of options available as alternatives to
the grant of a density bonus for a residential housing
development.
A. Tax Exempt Financing.
1. Bonds issued pursuant to the Improvement Act of 1911 as
set forth at Streets and Highways Code Section 5000, et seq.
Streets and Highways Code Section 5101 provides that:
"Whenever in the opinion of the legislative
body the public interest or convenience may
require, it (the legislative body) may order the
whole or any portion, either in length or in
width, of anyone or more of the streets, places,
public ways, or property, easements, or rights-of-
way, or tidelands, or submerged lands owned by any
city, or tidelands or submerged lands leased by
the state to any city for the construction of
improvements authorized by subdivision (g), open
or dedicated to public use, and any property for
which an order for possession prior to judgment
has been obtained, to be improved by or have
constructed therein, over or thereon, either
singly or in any combination thereof, any of the
following:
1. The grading or regrading, the paving or
repaving, the planking or replanking, . . .
2. The construction of sidewalks,
crosswalks, . . . all structures, buildings and
other facilities necessary to make parks and
parkways and recreation areas useful for the
purposes for which intended, culverts, bridges,
curbs, gutters, tunnels, subways or viaducts;
3. Sanitary sewers and facilities;
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March 6. 1985
Page 2
4. Drains;
5. Lighting;
6. Fire protection,
7. Flood protection;
8. Water supply;
9. Gas supply;
10. Bomb or fallout shelters;
11. Retaining walls and enbankments;
12. Ornamental vegetation; .
14. Stabilization of lands;
15. Necessary improvements; and
16. Auxiliary work."
2. Bonds issued pursuant to the Municipal Improvement Act
of 1913, as set forth at Streets and Highways Code Section
10,000, et seq.
Streets and Highways Code Section 10,100 provides:
"Whenever the public interest or convenience
requires, the legislative body of any municipality
may install in or along its streets all or any of
the following:
(a) Water mains, pipes, . . . and other
necessary works. . . for providing water service.
(b) . . necessary works and appliances for
providing electric prower service.
(c) necessary works and appliances for
providing gas service.
(d) necessary works and appliances for
lighting purposes.
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Mayor and Common Council
March 6, 1985
Page 3
(e) Any works, . . . for providing any other
public service."
3. Multi-family Mortgage Revenue Bonds.
Government Code Section 91520 provides in part that:
"(a) There is in each public agency a public,
corporate instrumentality of the State of
California, known as the industrial development
authority of the public agency. Each public
agency is authorized to utilize such authority in
the issuance of revenue bonds in the
accomplishment of the public purposes. . . ."
Section 91503 of the Government Code sets forth those purposes
for which industrial development bonds may be issued, which
includes subsection (b)(l) providing that:
"Residential real property for family unit or
other housing facilities"
The industrial development bonds with respect to housing are
currently administered by the RDA as multi-family mortgage
revenue bonds. These bonds are tax exempt agency bonds and,
therefore, carry a lower rate of interest to the developer. The
bonds are issued with the requirement that 25% of any housing
development built with such bond funding must be reserved for
low or moderate income persons for the life of the bonds.
4. Single family mortgage revenue bonds.
This is a program which is in some ways analogous to the
industrial development bond/multi-family mortgage revenue bond
described at number 3 above. Under this program the City issues
sufficient bonds to raise a pool of dollars. Subsequent to these
sums being raised, interested developers sign up for
participation with the RDA. The developer has three years after
he enters into participation to build and sell the single family
residences financed under the program. The mortgage revenue bond
program lowers the interest rate and the initial down payment
required by purchasers of the housing.
The program has certain limits. It applies only to first time
home buyers. In addition, there are limits on the income of the
buyers and cost of any housing to be sold using this bond
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Mayor and Common Council
March 6, 1985
Page 4
financing. Additionally, the costs of the housing may vary
depending on whether the housing is located in a targeted Qr
nontargeted area.
5. Waiver of financing fees.
The City of San Bernardino currently collects a 1% fee levied on
all tax exempt bonds issued by the City. As one of its
alternatives, the City may elect to waive collection of this 1%
fee.
B. Waiver of dedication of land for parks and recreation and/or
fees therefor.
Government Code Section 66477 provides:
"The legislative body of a city. . . may,
by ordinance, require the dedication of land or
impose a requirement of the payment of fees in
lieu thereof, or a combination of both, for park
or recreational purposes, as a condition of
approval of a tentative map or parcel map. . . ."
Provision for collection of these fees within the City of San
Bernardino is provided under San Bernardino Municipal Code
Section 15.56.040. This section provides that the fee is imposed
on the privilege of constructing any mobile home lot or
residential dwelling unit. A formula for the calculation of the
fee is included therein. San Bernardino Municipal Code Section
15.56.040 must be amended to permit waiver of its provisions.
C. Establishment of a community facilities and improvement
assessment district.
1. The Mello-Roos Community Facilities Act of 1982.
Government Code Section 53313 provides:
"A community facilities district may be
established under this chapter to provide anyone
or more of the following types of additional
services within an area:
(a) Police protection services, . .
(b) Fire protection and suppression services,
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Mayor and Common Council
March 6, 1985
Page 5
and ambulance and paramedic services.
(c) Recreation program services and the
operation and maintenance of parks and parkways.
(d) Flood and storm protection services, . .
A community facilities district may only
provide the services authorized in this section to
the extent that they are in addition to those
provided in the territory of the district before
the district was created, and may not supplant
those services already available within that
terri tory." (Emphasis added.)
Government Code 53313.5 further provides:
"A community facilities district may also
provide for the purchase, construction, expansion,
or rehabilitation of any real or other tangible
property with an estimated useful life of five
years or longer which is necessary to meet
increased demands placed on local agencies as a
result of development or rehabilitation occurring
within the district. For example, . . .
(a) Local park, recreation, or parkway
facilities,
(b) Elementary and secondary school sites and
structures. . .
(c) . Libraries.
(d) ... natural gas pipeline facilities,
telephone lines, and facilities for the
transmission . . . of electrical energy to provide
access to those services to customers who do not
have access to those services. . . .
(e) Any
legislative
district is
or operate.
other governmental facilities which the
body creating the community facilities
authorized by law to construct, own,
"
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March 6, 1985
Page 6
D. Waiver of building permit fees.
The building permit and inspection fees for construction of
housing and for grading are set forth at Table Nos. 3-A through
3-F of the Uniform Administrative Code as adopted under Section
15.04.020 of the San Bernardino Municipal Code. A copy of these
charts is attached for your convenience. As an example, the
building permit fees alone for a house with a valuation of
$100,000 would be $433. This would not include inspection fees
or fees for grading permits. A waiver of these fees would
require the adoption of an ordinance setting forth the conditions
under which these fees would be waived.
E. Change of zone.
At San Bernardino Municipal Code Section 19.06.090(B) the
Council is given the discretion to either approve, modify or
reject a recommendation of the Planning Commission with
respect to the adoption of a change of zone. Change of zone
is accomplished through adoption of an ordinance. Such adoption
constitutes a legislative act. A change of zone is immune from
attack on the grounds of abuse of discretion or lack of
substantial evidence for the denial of such zone change.
(Ensign Bickford Realty Corp. v. City Council [1977] 68
Cal.App.3d 461, 137 CaI.Rptr. 304.)
F. Variances.
The provisions controlling the grant of variances are set forth
at San Bernardino Municipal Code Chapter 19.74. This chapter
establishes that variances are to be granted or denied by the
Planning Commission with right of appeal to the Mayor and Common
Council.
The grant or denial of a variance is an adjudicatory act and
said grant or denial may be reviewed by a mandamus action filed
in the Superior Court. At a minimum, the City could be required
to produce, in court, a record of findings which support such
grant or denial. If the court finds that the record does not set
forth substantial evidence in support of the decision, the court
may require a further review by the City or, the court may
require the City to grant the variance.
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March 6, 1985
Page 7
G. Conditional Use Permits.
The provisions controlling the issuance of conditional use
permits are set forth in San Bernardino Municipal Code Chapter
19.78. The conditional use permit may be issued by the Planning
Commission whose decisions are appealable by the Mayor and Common
Co~ncil, or by the Mayor and Common Council as original action.
Before the conditional use permit may be granted, findings must
be made as required at San Bernardino Municipal Code Section
19.78.050. The grant of a conditionEl use permit is an
adjudicatory act by the Planning Commission and/or the Mayor and
Common Council. Said grant is reviewable by a mandamus action
filed in Superior Court. The grant or denial must be based on
written findings supported by substantial evidence. A court,
reviewing the City's decision with respect to a conditional use
permit, has the same option as described above with respect to
variances.
H. Parcel maps.
Government Code Section 66428 provides in pertinent part
that:
". . . A local agency shall, by ordinance,
provide a procedure for waiving the
requirement for a parcel map, imposed by this
division, including the requirements for a
parcel map imposed by Section 66426. The
procedure may include provisions for waiving
the requirement for a tentative and final map
for the construction of a condominium
project on a single parcel. The ordinance
shall require a finding by the legislative
body or advisory agency, that the proposed
division of land complies with such
requirements as may have been established by
this division or local ordinance enacted
pursuant thereto as to area, improvement and
design, floodwater drainage control,
appropriate improved public roads, sanitary
disposal facilities, water supply
availability, environmental protection, and
other requirements of this division or local
ordinance enacted pursuant thereto. In any
case, where the requirement for a parcel map
is waived by local ordinance pursuant to
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Mayor and Common Council
March 6, 1985
Page 8
provisions of this section, a tentative map
may be required by local ordinance."
The provisions of this section have been implemented by Section
18.12.010 and Chapter 18.48 of the San Bernardino Municipal Code.
The Mayor and Common Cc,uncil may exercise control over the waiver
of the requirement for a parcel map its findings that support
such waiver. These include the finding that the proposed
division of land meets all applicable requirements as to
improvement and design, drainage control, improved public roads,
sanitary disposal facilities, water supply availability,
environmental protection, and all other requirements of the Map
Act.
Decisions with respect to parcel maps are adjudicatory acts.
Decisions with respect to parcel maps are subject to the same
ccurt review as previously described.
I. Nonrecommended Alternatives.
1. Waiver of storm drain fees.
2. Waiver of sewer connection fees.
3. Waiver of sewage capacity fees.
JOH' 1~.
Deputy City Attorney
JFW:dp
Attach
UNIFORM ADMINISTRATIVE CODE
1982 EDITION
TABLE NO. 3-A-BUILDING PERMIT FEES
J.ilding or structure of Groups A, E. I.
JSed or occupied. and no change in the
iog or structure or portion thereof shall
ed a Certificate of Occupancy therefor
TOTAL YALUATlOH
51.00 to 5500.00
5501.00 to 52,000.00
FEE
510.00
SIO.OO for the first $500.00 plus Sl.50 for
each additional 5100.00 or fraction thereof, to
and including $2,000.00
532.50 for the firsl $2.000.00 plus $6.00 for
each additional $1,000.00 or fraction thereof,
to and mcluding $25,000.00
5J70.5O for the first 525.000.00 plus 54.50 for
each additional 51,000.00 or fraction thereof.
to and including $50,000.00
5283.00 for the forst 550.000.00 plus 53.00 for
each additional $1,000.00 or fraction thereof,
to and including 5100.000.00
5433.00 for the lint 5100.000.00 plus 52.50
for each additional $1,000.00 or fraction
thereof
racIer or use of a building shall not be
Ode.
ction when it is found that the building
; of the technical codes, the building
BCY which shall contain the following:
52,001.00 to 525,000.00
525,001.00 to 550.000.00
550,001.00 10 5100.000.00
5100.001.00 and up
, building for wbicb the certificate is
ion of the building complies with the
hnical codes for the group and division
the proposed occupancy is classified.
Olbor IIlIpedionI and F_:
I. Inspc:ctions ou15ideofoormal business hours........ . . $15.00 per hour
(nunimum charge--two hours)
2. Reinspection fee assessed under provisions of
Section30S(h) ................................... .515.00eac:h
3. InsfCCtions for which DO fee is specifically
ind.caIed .. . .. . . .. . , . . . . . .. . . . . .. . . . . . .. . . . . . . .515.00 per hour
(minimum charse-cne-haIfhour)
4. Additional plan review requirod by change.. additions
::U':::::c:;.~-t.'"r~)"""""""'" . 515.00per hour
ding official finds Ihat no substantial
building or portion thereof before the
ry Certificale of Occupancy forthe use
tructure prior to the completion of the
IIIcy shall be posted in a conspicuous
oved..cepI by Ihe building official.
may. in writing. suspend or revoke a
provisions of this code whenever the
s of incorrect infonnation supplied, or
or structure or portion thereof is in
any of the provisions of this code.
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TABLE NO. a-&--ELECTRICAL PERMIT FEES
IWmIt _
Forissuingeachpermil......................,................... $10.00
For issuing each supplemental permit. ..... ......................... 3.00
Syalem F.. Schedule
(Not': TM/ollowing do not include ~rmi'-issll;"gJu.J
Nt\\' Residential Buildings
The following fees shall include all wiring and
electrical equipment in or on each building. or other
electrical equipment on the same premises
constructed at the same time:.
For new multifamily residential buildings (apartments
and condominiums) having three or mort living
units nol including the area of garages, cuports
and other noncommercial automobile storage areas
constructed at the same time. per square fOOl. . . . . . . . . . . . . . . . . . . .02
(Co",inutdj
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