Department f Cnsumer and Regulatry Affairs Instructins and General Infrmatin Fr Certificate f Inclusinary Zning Cmpliance (CIZC) Applicatin and Penthuse Affrdable Husing Addendum (last revised, 5.20.16) 1 1. GENERAL INFORMATION Purpse: The Certificate f Inclusinary Zning Cmpliance (CIZC) applicatin aims t ensure that the Inclusinary Develpment (hereinafter, Develpment ) meets the Inclusinary Zning (IZ) prgram requirements. IZ rules are principally lcated in the Zning Regulatins, DCMR Title 11, Chapter 26, administered by the Department f Cnsumer and Regulatry Affairs (DCRA) and IZ Implementatin Regulatins, DCMR Title 14, Chapter 22, administered by the Department f Husing and Cmmunity Develpment [bth may be accessed at http://www.dcregs.dc.gv/search/dcmrsearchbytitle.aspx]. The Zning and Implementatin Regulatins are the cnclusive surces f the requirements shuld there be any discrepancy with this guide. The CIZC applicatin must be submitted t the DCRA fr review n later than the accmpanying building permit applicatin, and DCRA must apprve a CIZC applicatin prir t issuing a building permit fr a Develpment. A fully cmpleted CIZC applicatin will allw fr a timely DCRA review. Additinally, all develpments (residential and nn-residential) prviding penthuse habitable space must execute a Penthuse Affrdable Husing Addendum. Lcatin: A blank CIZC applicatin can be fund n the DCRA website (http://dcra.dc.gv). It may be lcated by entering CIZC in the website s search bx. Check the DCRA website t ensure that the latest versin f the applicatin is btained. Fee: The applicatin fee f $250 must be paid at the time f the submissin f the building permit applicatin. Prvide a cpy f the receipt f payment with the building permit applicatin. Other surces f infrmatin: Fr infrmatin cncerning the requirements f DHCD s IZ unit management and prgram, visit the DHCD website (http://dhcd.dc.gv) r cntact DHCD by phne at (202) 442-7221 r via email at iz.adu@dc.gv. Fr infrmatin cncerning ther permit and zning requirements, cntact the License Center, 1100 4 th Street, S.W., Secnd Flr, by phne at (202) 442-4311 r via email at dcra@dc.gv. 2. APPLICATION INSTRUCTIONS Overview: Sectins A-G 1 This gal f this guide is t prvide guidance and infrmatin relating t DCRA steps and regulatry prcedures, in rder t assist the public in interpreting and cmplying with the relevant inclusinary zning laws and regulatins. This guide is intended t be a living dcument and t assist in cmplying with these inclusinary zning laws and regulatins. T this end, this guide will be updated as needed. This guide is nt a substitute r replacement fr District laws and regulatins, and thse legal surces shuld be cnsulted fr the specific legal requirements applicable t the cnstructin prcess. Many f these laws and regulatins crss ver multiple District agencies sharing in their develpment and enfrcement. This guide is intended t prvide a central infrmatinal surce t assist in cmplying with these inclusinary laws and regulatins. (rev. 6.3.16) Page 1
These sectins ask fr infrmatin related t the prpsed Develpment and hw the IZ requirements are satisfied. In cmpleting the applicatin, yu may type directly int the applicatin r print ut a cpy and handwrite (legibly) the infrmatin. Attach supplemental infrmatin as necessary. Sectin A: Building Permit and Prject Infrmatin Bxes 1-14: These bxes require infrmatin abut the applicant, Develpment, and prperty. The infrmatin prvided must match infrmatin cntained in the building permit applicatin. D nt use abbreviatins fr street names, and be sure that yu indicate the crrect quadrant. Bx 15: Prjects that are part f an excluded categry pursuant t 2602.3(a)-(e) are nt required t submit a CIZC applicatin. Examples include: Htels, mtels, inns, r drmitries ( 2602.3(a)) Husing develped by r n behalf f a lcal cllege r university exclusively fr its students, faculty, r staff ( 2602.3(b)) Prperties lcated in the Dwntwn Develpment District r Sutheast Federal Center Overlay Districts ( 2602.3(e)(1)) Hwever, if a prject is exempt frm IZ pursuant t 2602.3(f) due t federal r District gvernment invlvement, then a CIZC applicatin must be submitted. Enter all infrmatin requested in Sectins A, C, and F f the CIZC applicatin, including infrmatin related t IZ that wuld therwise be required (fr cmparisn purpses). A DHCD written certificatin as required per 2602.8 must be prvided as well. Bx 16: This bx asks whether the Develpment is a cnversin t an apartment huse in an R-4 zne pursuant t rules implemented n June 26, 2015 (ZC Case N. 14-11). If yes, then prceed as fllws: Fr a BZA apprved cnversin f an existing pre-1958 ne-family dwelling r flat t an apartment huse in the R-4 zne fr 4 r mre dwelling units (including cellar units), then every even numbered unit beginning at the 4 th unit shall be an IZ unit set-aside fr mderate incme husehlds. In such cases, cmplete the CIZC applicatin in its entirety except fr Sectin A, Bxes 18-28 (which can remain blank). Fr a cnversin f an existing pre-1958 nn-residential building t an apartment huse f 10 r mre units, r an expansin f an existing apartment building in this zne, the set-aside requirements and incme limits are gverned by therwise applicable IZ rules. In such cases, cmplete the CIZC applicatin in its entirety. Bx 17: This bx asks whether the Develpment prvides new r expanded penthuse habitable space. If yes, execute a Penthuse Affrdable Husing Addendum. Bx 18: This bx asks what material represents the primary methd f frame cnstructin. This calculatin shuld exclude belw grade cnstructin. Bx 19: This bx asks fr the Ttal Land Area f the Lt(s) f the Inclusinary Develpment. Bx 20: This bx asks fr the Ttal Grss Flr Area fr all uses in the Develpment. Grss Flr Area is a defined term in 199 and is applied t determine flr area rati (FAR). Please see http://www.dcregs.dc.gv/gateway/chapterhme.aspx?chapternumber=11-1 t cnsult the definitin. (rev. 6.3.16) Page 2
Bx 21: This bx asks fr the Ttal Residential Grss Flr Area in the Develpment. Fr entirely residential prjects, Bxes 20 and 21 wuld have identical calculatins. Fr a mixed-use Develpment, residential grss flr area includes all space dedicated t the use f the residents. Bx 22: This bx asks fr Ttal Residential Grss Flr Area including any residential add-ns that are therwise nt cunted in Bx 21. Such add-ns are Grss Cellar Area and Grss Enclsed Public Space Prjectins. Sum the calculatins t determine the Ttal Residential Grss Flr Area fr IZ Analysis. Mre specifically: Grss Cellar Area: Fr multiple dwellings, nly enter infrmatin fr a Develpment when residential unit(s) are lcated in cellar space, as defined by 199. Fr single husehld dwellings and flats, cellar space must be entered in all cases. Cellar space is measured as the sum f the grss hrizntal areas f the cellar. In additin t the area f the dwelling units, include the area f elevatr shafts, stairwells, and cmmn areas, and exclude flr space used fr mechanical equipment with structural headrm f six feet, five inches (6 ft., 5 in.) r less. Space dedicated fr parking shuld als be excluded. Grss Enclsed Public Space Prjectins: Enter infrmatin nly where building prjectins in public space, such as bay windws that enclse residential flr area, are present. In such cases, include all residential prjectin space regardless f whether the space is cntained within a residential unit r cmmn space. Bx 23: This bx asks fr Ttal Net Residential Flr Area including add-ns identified in Bx 22. In general, the Net Residential Flr Area references ccupiable residential space in a dwelling unit. The figure als shuld include ccupiable space lcated in cellars and enclsed public space prjectins referenced in Bx 22. Fr multiple dwellings, ccupiable space is defined as the actual flr area inside a unit r dwelling, including the interir wall(s) thickness. Excluded frm this calculatin are cmmn areas, such as elevatrs, stairways, lbbies, mechanical rms, party rms, vent shafts and pipe chaser shafts, and the thickness f exterir walls and the walls between dwelling units. Fr flats, all residential flr area shuld be included except fr shared stairways, entries, r ther cmmn space, and the thickness f exterir walls and the walls between dwelling units. Fr single husehld dwellings, all residential flr area shuld be included, except fr the thickness f exterir walls. Bx 24: This bx represents the rati f Ttal Net Residential Area fr IZ Analysis [Bx 23] t Ttal Residential Grss Flr Area fr IZ Analysis [Bx 22]. This rati shuld be applied when determining the bnus density IZ calculatin in net terms. Bx 25: Indicate the factr used in generating the greater IZ requirement pursuant t 2603.1 and 2603.2. Bx 26: This bx asks fr the resulting preliminary IZ requirement within the Develpment (nt including penthuse) in bth grss and net terms. The IZ requirement shuld be calculated as utlined in 2603.1 and 2603.2, unless therwise nted. In general, the IZ requirement is calculated as the greater f a percentage f the grss flr area being devted t residential use (based n Bxes 22 and 23), r a percentage f the bnus density achieved in the Develpment (based n Bx 20). Grss flr area dedicated t IZ is calculated by multiplying the residential flr area devted t residential use by 8% r 10% based n the zne and/r framing material. T determine the Residential Grss Flr Area, use the ttal identified in Bx 22 in the calculatin. T determine the Net Residential Flr Area, use the ttal identified in Bx 23 in the calculatin. (rev. 6.3.16) Page 3
Bnus density is calculated as the difference between the Ttal Grss Flr Area (all uses) (Bx 20) and the matter f right FAR in the Develpment s zne, althugh alternate methds may apply depending n verlay district and fr nn-matter f right Develpments. Fr purpses f bnus density calculatins, nte that all bnus density even in mixed-use buildings is cnsidered residential density fr IZ calculatin purpses. Multiply the bnus density square ftage by either the 50% r 75% factr (Bx 25), as determined in the chart belw. Additinally, t determine the net bnus density, als multiply by the rati (Bx 24). Planned Unit Develpments (PUDs) typically are nt required t determine the bnus density fr purpses f the IZ requirement. Belw is a representatin f the IZ set-aside requirements based n zne and primary methd f cnstructin (nte that set-aside amunts als must ultimately be calculated in net terms). Enter the greater IZ calculatin in bth grss and net terms. D nt include any penthuse space in these calculatins (Bx 27), s lng as the penthuse is nt cunting tward the building s grss flr area. See 411.13(b). Bx 27: This bx asks fr any penthuse IZ Requirement based n penthuse habitable space prvided. This number shuld match the number calculated in an assciated Penthuse Affrdable Husing Addendum. Bx 28: This bx asks whether the Penthuse IZ Requirement will be fulfilled thrugh a payment t a husing trust fund. Bx 29: This bx asks fr the Ttal Net Residential IZ Required Within the Develpment. Calculate the Ttal Net Residential Flr Area (Bx 26(b)) + the penthuse IZ requirement in Bx 27 (if prvided within the building and nt thrugh a payment t the husing trust fund). Sectin B: IZ Unit Classificatin Zne Framing Material IZ Set Aside R-2, R-3, R-4, R-5-A, R-5-B, C-1, C-2-A, W-0, r W-1 C-2-B, C-2-B-1, C-2-C, C-3, CR, R-5-C, R-5-D, R-5-E, SP-1, SP-2, USN, W-2, r W-3 Steel & Cncrete Other, such as stick built All Greater f 8% f the grss flr area being devted t residential use, r 50% f the bnus density Greater f 10% f the grss flr area being devted t residential use, r 75% f the bnus density Greater f 8% f the grss flr area being devted t residential use, r 50% f the bnus density Overall: This sectin asks fr a breakdwn f market rate and IZ unit infrmatin. The infrmatin in Sectin B is intended t demnstrate whether 2605.2 and 2603.3 have been satisfied. Leave blank any cells which are nt applicable t the Develpment. Fr example, if the Develpment nly is a multiple dwelling prject, d nt enter infrmatin fr single husehld dwellings and flats. Sectin 2605.2 prvides: The prprtin f studi, efficiency, and ne-bedrm inclusinary units t all inclusinary units shall nt exceed the prprtin f market-rate studi, efficiency, and ne-bedrm units t all market-rate units. Nte that all units cntained in the cellar r penthuse must be cunted in this analysis. (rev. 6.3.16) Page 4
Sectin 2603.3 specifies the incme breakdwn between 50% and 80% f AMI fr IZ units. Belw is a representatin f the IZ set-aside requirements: Zne R-3, R-4, R-5-A, R-5-B, R-5-C, R-5-D, R-5-E, C-1, C-2-A, StE, W-0, and W-1 CR, C-2-B, C-2-B-1, C-2-C, C-3-A, C-3-B, C-3-C, USN, W-2, W-3, SP-1, and SP-2 IZ Incme Set Aside Set-aside half f the IZ units fr eligible lw-incme husehlds and half f the IZ units fr eligible mderateincme husehlds. The first IZ unit and each additinal dd number unit shall be set aside fr lw-incme husehlds. Set aside all f the IZ units fr eligible mderate-incme husehlds. Sectin C: IZ Unit Itemizatin The definitins f lw-incme and mderate incme husehlds are als reprduced belw 2601.1: Lw-incme husehld a husehld f ne r mre individuals with a ttal annual incme adjusted fr husehld size equal t less than fifty percent (50%) f the Metrplitan Statistical Area median as certified by the Mayr pursuant t the Act. Mderate-incme husehld a husehld f ne r mre individuals with a ttal annual incme adjusted fr husehld size equal t between fifty-ne percent (51%) and eighty percent (80%) f the Metrplitan Statistical Area median as certified by the Mayr pursuant t the Act. Overall: This sectin asks fr IZ unit infrmatin, including the Ttal Net Residential IZ Prpsed. If there are mre than 10 IZ units, please enter additinal infrmatin in an attached supplement. The Ttal Net Residential IZ Prpsed must meet r exceed the required amunt identified in Bx 29. Tenure (Sale/ Rental) Clumn: Indicate whether the identified IZ units will be fr sale, such as cndminiums, r rental units. Penthuse Generated IZ Clumn: Where the penthuse generated IZ requirement is satisfied n-site (nt thrugh a payment t a husing trust fund), prvide the amunt f square ftage that has been applied t IZ unit(s). The lcatin and unit number(s) f the square ftage required pursuant t the Penthuse IZ Requirement, as shwn in Bx 27, must be fully accunted fr in the IZ Unit Itemizatin. Additinally, ne hundred percent f inclusinary units resulting frm the set-aside required fr penthuse habitable space shall be set aside fr eligible lw-incme husehlds. Enter the ttal square feet added t unit frm the Penthuse IZ Requirement at the bttm f the clumn. This amunt must meet r exceed the ttal requirement identified in Bx 27. Sectin D: Other Requirements Bx 1: Cnfirm that any bedrm identified in the Develpment r in building plans, whether IZ r market rate, meet the definitin f bedrm prvided in 14 DCMR Chapter 22, 2299.1, which is as fllws: Bedrm a rm with immediate access t an exterir windw and a clset that is designated as a bedrm r sleeping rm n cnstructin plans submitted in an applicatin fr a building permit fr an Inclusinary Develpment. (rev. 6.3.16) Page 5
Bx 2: Indicate whether the cnstructin will be phased. If the answer is yes, attach a phasing plan. Bx 3: Review Sectin G Zning Administratr Check List: Official Use Only and cnfirm that sufficient infrmatin has been prvided fr the DCRA reviewer t cnduct the review. Bxes 4 and 5: Indicate whether any f the IZ units are reserved fr tenant right f return r are ff-site units fr anther IZ develpment. Sectin E: Prject Architect s Or Prject Engineer s Inclusinary Unit Certificatin Enter infrmatin, signature, and date. Cnsult 14 DCMR Chapter 22, 2202.4(f) cncerning requirements related t minimum IZ unit sizes, reprduced belw: A certificatin frm the Inclusinary Develpment s architect r engineer that the size f each Inclusinary Unit is at least ninety-eight percent (98%) f the average size f the same type f Market Rate Unit in the develpment r at least ninety-eight percent (98%) f the size indicated in the fllwing table, whichever is lesser : Types f Dwelling Multiple Family Dwelling One r Tw Husehld Dwellings Sectin F: Applicant s Signatures Type f Unit Minimum Unit Size (square feet) Studi/ 400 Efficiency One Bedrm 550 Tw Bedrm 800 Three Bedrm 1000 Fur Bedrm 1050 Tw Bedrm 1000 Three Bedrm 1200 Fur Bedrm 1400 Enter signatures, addresses, and dates. Applicatins missing signatures will nt be prcessed. Sectin H: Zning Administratr Check List Overall: D nt fill-in this checklist. Hwever, please review the Infrmatin and Analysis check lists t ensure that the DCRA reviewer has all necessary infrmatin t review each item. Infrmatin: Bx 4: Refer t the DHCD website t btain a cpy f the IZ Cvenant template and fr DHCD cntact infrmatin. An applicant must receive DHCD preliminary apprval f a draft IZ Cvenant as part f the CIZC prcess. An IZ Cvenant must be recrded in the land recrds prir t the final Certificate f Occupancy fr multiple dwellings and flats and the final inspectin fr single family dwellings. As a final step, the Zning Administratr must certify that the CIZC applicatin meets the Zning Regulatin IZ requirements t cmplete the DCRA review. (rev. 6.3.16) Page 6
PENTHOUSE AFFORDABLE HOUSING ADDENDUM Overall: All develpments residential and nn-residential that prvide any penthuse habitable space must execute a Penthuse Affrdable Husing Addendum ( Addendum ) at the time f building permit review fr the penthuse space. If a prject des nt include penthuse habitable space, then n Addendum is necessary. Additinally, a prject must execute bth a CIZC applicatin and Addendum in the fllwing scenaris: Where penthuse habitable space is cnstructed in assciatin with: (1) a new Inclusinary Zning (IZ) develpment, r (2) an additin t an existing develpment that itself wuld trigger new r expanded IZ requirements within the building, then execute bth the Addendum and a CIZC applicatin. Where penthuse habitable space is cnstructed in assciatin with a new building r additin (residential r nn-residential) which is: (1) nt therwise subject t IZ requirements, and (2) any penthuse generated IZ square ftage wuld nt be prvided within the building, then execute an Addendum nly and nt a CIZC applicatin. Nte that penthuse habitable space typically must be included in calculatins t determine the amunt f ff-street vehicle parking, bicycle parking, and lading (see 411.15 fr exceptins). Sectin A: Prject Infrmatin Bxes 1-14: These bxes require infrmatin abut the applicant, develpment, and prperty. The infrmatin prvided must match infrmatin cntained in the building permit applicatin. D nt use abbreviatins fr street names, and be sure that yu indicate the crrect quadrant. Sectin B: Residential Buildings Cnstructing Penthuse Habitable Space Bx 1: Indicate the scenari fr which the penthuse habitable space is being prvided and whether a CIZC applicatin als is needed in additin t the Addendum. Bx 2: Begin by identifying the Ttal Penthuse Habitable Space prvided. The regulatins define penthuse habitable space as enclsed space within a penthuse devted t any use permitted in the zne, unless therwise restricted, ther than penthuse mechanical space. The term penthuse habitable space shall include cmmunal recreatin space and assciated facilities such as strage, kitchen space, change rms, r lavatries. Of the penthuse habitable space, nly certain space is eligible t generate IZ square ftage pursuant t 411.6 as summarized belw: Type f Develpment Residential What Cunts Tward IZ Generatin Penthuse habitable space excluding space devted exclusively t cmmunal rftp recreatin space r amenity space fr the primary use f residents f the residential building The penthuse habitable space subject t IZ shuld be calculated cnsistent with methds typically used t determine grss square ftage. Additinally, penthuse hallways r ther cmmn areas used t access penthuse habitable space shuld als be included in the calculatin f habitable penthuse space generally and fr the determinatin f habitable penthuse space subject t the affrdable husing requirement. In instances where the hallway/cmmn area als serves as access t penthuse mechanical space r ther uses specifically excluded frm generating an affrdable husing requirement, allcate a prprtinate amunt f the hallway/cmmn area space t the calculatin f the relevant penthuse habitable space. Indicate the amunt f penthuse habitable space subject t IZ analysis. (rev. 6.3.16) Page 7
Further, indicate which factr 8% r 10% is used t determine the amunt f IZ generated. A bnus density calculatin des nt apply in this circumstance. See CIZC Sectin A, Bx 26 explanatin abve fr guidance cncerning hw t determine the applicable factr based n zne and cnstructin type. Cnstructin type shuld reflect the primary methd f cnstructin used in the building (ttal grss flr area) as a whle. Enter the resulting Penthuse IZ Requirement. Bx 3: Indicate hw the penthuse generated IZ requirement is being fulfilled. Nte that there may be alternative cmpliance ptins available aside frm prviding additinal IZ square ftage within the Develpment (see 2607.9(a)-(c) r 2602.3(f)). If prvided within the building, the penthuse generated IZ may be allcated t any unit in the building, s lng as the square ftage is dedicated t units fr eligible lw incme husehlds (50% AMI) (see 2607.10). Such allcatins must als be reflected in Sectin C (the last clumn) in a Develpment s assciated CIZC applicatin. Bx 4: If the penthuse generated IZ is being satisfied thrugh a cntributin t a husing trust fund (see 414.13 414.16), enter infrmatin relevant t the cntributin calculatin, ttal amunt wed, the amunt paid at the time f permitting, and the amunt remaining t be paid prir t the prject s certificate f ccupancy. Fr purpses f calculating the cntributin amunt, nte that htels, mtels, inns, amng ther eligible prperties described in 2602.3(e), wuld be calculated as akin t residential develpments. Als be aware that the assessed value f the prperty refers t the land itself, nt t any imprvements. Further nte that Penthuse Habitable Space Subject t IZ set-aside prvisins per 411.16 is the square ftage amunt used in the calculatin f the husing trust fund cntributin. Present prf f the payment at the time f the building permit review t substantiate the cntributin. Finally, crdinate with DHCD cncerning the selected husing trust fund (see 2499.2) and t cnfirm DHCD s acknwledgment f payments as necessary. Sectin C: Nn-Residential Buildings Cnstructing Habitable Penthuse Space Bx 1: Indicate the amunt f Penthuse Habitable Space Prvided, which must include all frms f habitable space per 411.17. Bx 2: Indicate hw the affrdable husing requirement generated by the penthuse habitable space will be satisfied. Sectin 414.2 defines the threshld amunt f penthuse habitable space which prduces an affrdable husing requirement: Type f Develpment Nn-residential What Cunts Tward Affrdable Husing Prductin Penthuse habitable space exceeding 1,000 square feet If the amunt f penthuse habitable space des nt exceed the threshld fr generating affrdable husing, d nt cmplete Bxes 3 r 4 f Sectin C, but still execute Sectins D and E. Bx 3: If the penthuse generated affrdable husing is being satisfied thrugh the cnstructin r rehabilitatin f required husing (cnsult 414.5 414.11), prvide descriptive infrmatin. Bx 4: If the penthuse generated affrdable husing is being satisfied thrugh a cntributin t a husing trust fund (cnsult 414.12 414.16), enter infrmatin relevant t the cntributin calculatin, ttal amunt wed, the amunt paid at the time f permitting, and the amunt remaining t be paid prir t the prject s certificate f ccupancy. Present prf f the payment at the time f the building permit review t substantiate the cntributin. Finally, crdinate with DHCD cncerning the selected husing trust fund (see 2499.2) and t cnfirm DHCD s acknwledgment f payments as necessary. Sectin D: Prject Architect s Or Prject Engineer s Inclusinary Unit Certificatin (rev. 6.3.16) Page 8
Enter infrmatin, signature, and date. Sectin E: Applicant s Signatures Enter signatures, addresses, and dates. Applicatins missing signatures will nt be prcessed. Sectin F: Zning Administratr Check List Overall: D nt fill-in this checklist. Hwever, please review the Infrmatin and Analysis check lists t ensure that the DCRA reviewer has all necessary infrmatin t review each item. As a final step, the Zning Administratr must certify that the Addendum meets the Zning Regulatins IZ requirements t cmplete the DCRA review. (rev. 6.3.16) Page 9