R3 Zoning District Update Project Chronology
O
ctober 29, 2019 – City Council Meeting
Options for responding to displacement study session
N
ovember 12, 2019 - City Council Meeting
• Approve project scope of work
• Approve Opticos Design, Inc. contract
S
eptember 22, 2020 – City Council Meeting
Displacement Response Strategy update
O
ctober 13, 2020 - City Council Meeting
Present key initial findings and receive Council direction on next steps. Council comments included the following (note that comments do not necessarily represent majority):
• Existing R3 standards do not meet community goals; many R3 projects exhibit a lot of “sameness”;
• R3 standards should focus on form and neighborhood fit and less on floor area ratio (FAR) and density limits;
• Need to look at mitigating parking impacts from new R3 development; • Look at new tree canopy standards; also, preserve existing tree canopies in R3 neighborhoods;
• Public space is lacking with newer R3 development; focus on providing a more pleasant public/pedestrian experience;
• Adding more units in R3 is important;
• Larger units for families are lacking in R3; consider encouraging or requiring a minimum threshold for the amount of larger units in new development; • Address usable, common open space that is public, efficient, and usable by residents;
• Consider maximizing density and incentivizing new development; new rowhouse development reduces opportunities for new stacked flat/higher-density development;
Attachment 1
• Quality of life in R3 is very important; consider any additional infrastructure that is needed;
• R3 project is needed to meet the City’s Regional Housing Needs Assessment (RHNA) allocation;
• New R3 standards should increase densities;
• Consider prioritizing R3 “subareas” that require seismic retrofits; • Focus on “the look and feel” and character of buildings and making great neighborhoods;
• Do not incentive “look-alike” buildings; address architectural variety and interest; • Consider R3 changes that increase densities near transit; focus on proximity to services, bikeways, etc.
• Concern over potential large increase of new units and impact to community and infrastructure, including potential school impacts; and • Strategies are needed for new R3 development that displaces residents.
October 26, 2020 - Community Meeting #1
November 16, 2020 - Community Meeting #2
March 17, 2021 – Environmental Planning Commission Meeting April 13, 2021 - City Council Meeting
Provide direction on Draft standards, materials and concepts. City Council comments included the following (note that comments do not necessarily represent majority):
• Resolve displacement issue first
• More outreach needed
• General support for zones
o Some CC members (2) concerned about R3 impact/influence on General Plan o Concern over R3-D
o Concern over some geographic areas/equity
o Concern over R3/R4 issues
• Concern about walkability/streetscape/landscaping
• Support for diversity of housing types
• Most ok with approach for addressing overlay zones, but bring back options • Need to address issues of amenities (parks, retail, etc)
Summer 2022 – Neighborhood Workshops
April 11, 2023 – City Council Meeting
Housing Element Adoption
October 10, 2023 – City Council Meeting
Displacement Response Strategy – local replacement requirements
December 11, 2023 – Tenants’ Workshop
March 13, 2024 – Environmental Planning Commission Meeting
April 9, 2024 – City Council Meeting
The City Council approved the following goals:
1. Create opportunities for diverse unit types, including middle -income ownership and stacked flats;
2. Produce better design that reflects the community’s vision through objective form - based standards including pedestrian- friendly neighborhoods, respectful transitions, and increased tree canopy and landscaping;
3. Create opportunities for neighborhood-serving uses;
4. Update the R3 Zoning District to be consistent with state law and the General Plan while addressing Housing Element programs and improving development review;
5. Use density change in targeted areas to achieve desired goals, implementing changes to large-parcel areas rather than small, and increasing the supply of housing;
6. Consider a series of incentives for developers that are more attractive than the density bonus; and
7. Encourage parcel aggregation.
The City Council directed staff to carry out the project in a single combined phase, rather than focusing on parts of the project in a first phase and other parts in a second phase.
The City Council supported a framework of density subdistricts presented in the staff report.
The City Council endorsed the following criteria for locating higher densities:
1. Existing General Plan and zoning designations: Target growth to most dense areas.
2. Access to public transit.
3. Sites adjacent to commercial areas and employment areas.
4. Along major corridors.
5. Density transitions near single-family neighborhoods.
6. Individual OR prevailing parcel size.
7. Realistic density increases: Areas where parcel pattern and existing uses do not constrain envisioned development.
8. Support the creation of parks and open space.
February 3, 2025 - Change Areas Presentation and Q&A