Modifications to HIP Density, FAR, Building Height, and Daylight Planes Table G-1 summarizes the proposed density, FAR, and height changes to the HIP. In the commercial districts, it distinguishes between sites that are designated or not designated as Housing Element opportunity sites, where existing standards diverge.
The draft ordinance also includes modifications to setback and daylight plane requirements, which generally affect the RM districts and adjacencies to lower density residential districts, respectively. Collectively, these standards support livable spaces and respect adjacent uses, but may also limit development to townhomes or prevent sufficient unit yields to support financially feasible projects.
Table G-1: Summary of Existing vs. Proposed HIP Maximum Building Height and Residential FAR/Density Standards
Housing Incentive ProgramZoning
District Base Standards Existing Proposed Standards
CD-C
2.0 FAR (HE Opp Site)
1.0 FAR (Non-Opp Site)
3.0 FAR w/ TDR
50-foot height
3.0 FAR
50-foot
height
No changes proposed yet due to
Downtown Housing Area Plan.
That process may result in revised
base zoning and HIP standards.
CC(2)
1.5 FAR (HE Opp Site)
0.6 FAR (Non-Opp Site)
37-foot height
2.0 FAR
50-foot
height
3.5 FAR (HE Opp Site)*
2.6 FAR (Non-Opp Site)*
60-foot height
CS (El
Camino)
1.25 FAR (HE Opp Site)
0.6 FAR (Non-Opp Site)
50-foot height
1.5 FAR
50-foot
height
3.5 FAR (HE Opp Site)*
2.85 FAR (Non-Opp Site)*
60-foot height
CS (San
Antonio)
1.25 FAR/30-40 du/ac (HE Opp
Site)
0.6 FAR/30 du/ac (Non-Opp Site)
50-foot height
2.0 FAR
50-foot
height
No changes proposed yet due to
San Antonio Road Area Plan. That
process may result in revised base
zoning and HIP standards.
CN (El
Camino)
1.25 FAR (HE Opp Site)
0.5 FAR (Non-Opp Site)
40-foot height
1.5 FAR
50-foot
height
3.25 FAR (HE Opp Site)*
2.5 FAR (Non-Opp Site)*
50-foot height
GM/ROLM
Focus Area
2.5 FAR
60-foot height N/A
3.5 FAR*
No change in height
RM-40
40-50 du/ac (HE Opp Site)
40 du/ac (Non-Opp Site)
1.0 FAR (All Sites)
40-foot height N/A
60 du/ac*
3.0 FAR*
50-foot height
RM-30
30-50 du/ac (HE Opp Site)
30 du/ac (Non-Opp Site)
0.6 FAR (All Sites)
35-foot height N/A
60 du/ac*
2.5 FAR*
40-foot height
Housing Incentive ProgramZoning
District Base Standards Existing Proposed Standards
RM-20
20-50 du/ac (HE Opp Site)
20 du/ac (Non-Opp Site)
0.5 FAR (All Sites)
30-foot height N/A
60 du/ac* (HE Opp Site)
40 du/ac (Non-Opp Sites)
2.0 FAR*
40-foot height
Notes:
*Except no residential density (du/ac) limit and additional 0.5 FAR bonus if at least 10% of units are 3+ bedroom units, to provide an incentive for family- friendly units.
HE Opp Site = Housing Element Opportunity Sites
Modifications to HIP Daylight Planes
The HIP ensures height transitions in areas where higher density zones abut lower density zones or lower height structures, by continuing to enforce daylight plane and height transition standards. However, to accommodate taller heights, the ordinance proposes adjustments to the daylight plane to allow daylight planes to start higher.
As shown in Figure G-1, the existing daylight plane makes is challenging to fit two full- height stories within the daylight plane area (left diagram). Modifying the initial daylight plane from 10 feet to 16 feet allows for development of two stories at the front of the site (right diagram). Figure G-1 illustrates the impact of these changes in the RM-30 zone.
Figure G-1: Comparison of Existing and Modified Daylight Plane Requirements (RM-30 Zone Example)