Housing Element and Zoning Code Study Session
Special Joint Planning Commission/City Council | August 9, 2022
1. Housing Element 2023-2031 Overview
• HCD Schedule and RHNA Requirements
• Opportunity Corridors for New Housing
• New Goals to implement General Plan Vision
2. Zoning Code Update
• Form-Based Code for Housing – Managing new Multi-Family Design • New Objective Design Standards for all Residential Districts
3. Entitlement Review Process Options
AGENDA
HOUSING ELEMENT UPDATE
TO IMPLEMENT THE GENERAL PLAN VISION
HOUSING ELEMENT HIGHLIGHTS
• Required to adopt HE no later than April 1, 2023
• Must include zoning to encourage housing
construction
• Includes programs to ensure equity, fair housing,
reduce constraints and adapt to climate change
• Regional Housing Needs Assessment (RHNA):
• SSF RHNA expectation for 2023-2031: 3,656 units over period
HCD SCHEDULE FOR HOUSING ELEMENT ADOPTION
• Public Draft for 30 days: Posted July 5, 2022
• Incorporate comments: Aug 5th- 15th
• Joint PC/CC Study Session: TONIGHT
• Submit Draft to HCD for Review: August 15th ish
• HCD Review Period (90 Days): Due Nov 14, 2022
• Adoption of Housing Element: Expected Jan 2023
• Adoption no later than April 1, 2023
Income Group SSF Units
Very Low Income
(<50% of AMI) 871
Low Income
(50%-80% of AMI) 502
Moderate Income
(80%-120% of AMI) 720
Above Moderate Income
(>120% of AMI) 1,863
Total 3,956
RHNA FOR SOUTH SAN FRANCISCO
• Previous RHNA: 1,864
units
• Estimated RHNA Capacity
under General Plan: +17K
units
Lindenville
5,000 units
ECR – South
690 units
ECR – North
1,440 units South Airport
5,000 units
HOUSING OPPORTUNITY CORRIDORS
Very Low
Units Low Units Mod Units
Above Mod
Units Total Units
RHNA 871 502 720 1863 3956
RHNA w/20% Buffer 1045 602 864 2236 4747
Type
Very Low
Units Low Units Mod Units
Above Mod
Units Total Units
Pipeline Projects 225 408 50 2898 3581
ADUs (based on high
projection) 113 113 113 38 376
Opportunity Sites 342 1154 471 11142 13109
Total 670 1,656 633 13,922 17,066
RHNA SUMMARY FOR HOUSING ELEMENT
HE GOALS INFORMED BY GENERAL PLAN
City of South San Francisco Housing Program Goals
Goal 1 EQUITY - Create equitable opportunity for people of all ages, races/ethnicities, abilities, socioeconomic status, genders, and family types regardless of income level.
Goal 2 CREATION/FACILITATION - Promote the provision and/or access of housing by both the private and public sectors for all income groups in the community.
Goal 3
REMOVE CONSTRAINTS - Support housing development by eliminating unnecessary and/or costly barriers in the housing development process and facilitating collaboration with private and public partners to develop housing options affordable to everyone.
Goal 4 PRESERVE - Strive to maintain and preserve existing housing resources, including both affordable and market-rate units.
Goal 5 QUALITY OF LIFE - Promote residential neighborhoods designed for a high quality of life for neighborhood residents and visitors.
Goal 6
SPECIAL NEEDS POPULATIONS - Enhance the quality of existing affordable housing and expand housing opportunities and services for special needs populations and residents experiencing housing insecurity.
Goal 7 CLIMATE RESILIENCY - Green buildings are the standard for new construction and major renovations and the performance of existing buildings is improved.
ZONING CODE: FORM-BASED DESIGN
TO SHAPE MULTI-FAMILY CONSTRUCTION
1 0
FORM-BASED AREAS FOR OPPORTUNITY CORRIDORS
Lindenville
East of101
Area
El CaminoReal
Corridor Area
Airport Blvd
Gellert/Westborough
INTRODUCTION TO FORM-BASED CODE
• Development Site Line
• Build-to Area
FORM-BASED CODES IN PRACTICE
Emphasize design, scale, and
relationships of buildings and public
space
• Seeks to achieve a specific urban
form and to shape a high-quality
built environment
• Prioritizes building form
over use to develop walkable areas
• Does not replace state and
local building codes
• Meets state requirements of
the Housing Accountability Act
for objective standards
• Addresses the relationship of
private development to public
space
• Establishes palette of forms and
for increased predictability
Elementsof an FBC
1. Form-Based
(Transect)Zones
2. Building Types
3. Frontage Types
4. Open SpaceTypes
Zoning District Building Type Frontage Type Open Space Uses ▪ > 3 acres or
▪ < 3 acres and
• 20+ units (residential)
• 2+ structures (nonresidential or mixed-use)
• >10,000 sq ft (nonresidential or mixed-use)
▪ Permitted
▪ Minor Use
Permit
▪ Conditional Use
Permit
▪ Not Allowed
FORM-BASED ZONING FOR OPPORTUNITY CORRIDORS
T5C
T3C
T4C
T6UC
T4M
ZONING DISTRICT (TRANSECT ZONES): T5C
Description
Density and FAR
Height in feet
Allowed building types
Additional Standards
Additional standards
Building
placement and
build-to area
Parking location
BUILDING TYPES: FLEX HIGH-RISE
Description
Zones
Site size and
building size
Pedestrian access
Allowed frontage types
Open space (private, common, public)
Parking configuration
Height in Stories
FRONTAGE TYPES: STOOP
PUBLIC OPEN SPACE TYPES: PLAZA
DESIGN TYPOLOGIES UNDER FORM BASED CODE
DUPLEX
• Allowed in T3N
• Height: 3 stories
• Parking: exposed surface
parking, carports, detached
or attached garages
TRIPLEX/FOURPLEX
• Allowed in T3N, T3C, T4C
• Height: 4 stories
• Parking: exposed surface
parking, carports, detached
or attached garages
DESIGN TYPOLOGIES UNDER FORM BASED CODE
LIVE/WORK
• Allowed in T4M, T5C
• Height: 3 stories
• Parking: exposed surface
parking, carports, detached
or attached garages
ROWHOUSE
• Allowed in T3C, T4C
• Height: 4 stories
• Attached, individually
secured garages
DESIGN TYPOLOGIES UNDER FORM BASED CODE
MULTIPLEX
• Allowed in T4C, T5C, T6UC
• Height: 4 stories
• Parking: attached, individually
secured garages, shared garage
(underground or podium)
FLEX LOW-RISE
• Allowed in T3N, T3C, T4C,
T4M, T5C
• Height: 3 stories
• Shared surface parking,
shared garage (underground
or podium)
DESIGN TYPOLOGIES UNDER FORM BASED CODE
FLEX MID-RISE
• Allowed in T4C, T4M, T5C, T6UC
• Height: 6 stories
• Parking: shared garage
(underground or podium),
shared garage aboveground
wrapped with uses space
FLEX HIGH-RISE
• Allowed in T5C, T5C
• Height: 12 stories
• Parking: shared garage
(underground or podium),
shared garage aboveground
wrapped with uses space
ALL FRONTAGE TYPES
ARCADE
Allowed for Flex Low-Rise, Flex
Mid-Rise, Flex High-Rise
DOORYARD
Allowed for Duplex, Triplex/Fourplex,
Rowhouse, Live/work, Multiplex, Flex
Low-Rise, Flex High-Rise
FORECOURT
Allowed for Multiplex, Flex LowRise, Flex Mid-Rise, Flex High-Rise
ALL FRONTAGE TYPES
SHOPFRONT
Allowed for Live/Work, Flex LowRise, Flex Mid-Rise, Flex High-Rise PORCH
Allowed for Duplex,
Triplex/Fourplex, Rowhouse
STOOP
Allowed for Duplex, Triplex/Fourplex,
Rowhouse, Multiplex, Flex High-Rise
ALL FRONTAGE TYPES
Terrace
Allowed for Rowhouse, Live/Work,
Multiplex, Flex Low-Rise, Flex Mid-Rise,
Flex High-Rise
ALL PUBLIC OPEN SPACE TYPES
Town Square Plaza Paseo Pocket Park Greenway
NEW OBJECTIVE DESIGN STANDARDS
FOR CITYWIDE RESIDENTIAL DEVELOPMENT
GENERAL AND LOW-DENSITY DESIGN
General Site and Building Design
• Building entrances
• Open space design and orientation
• Building Materials
Single-Family and Duplex Design
• Upper-story wall planes
• Roofline design
• Parking access and design
MULTI-FAMILY AND MIXED-USE DESIGN
• Building
modulation/articulation
• Zero lot line facades
• Entrances
• Public Open Space Req’t
and Design
• Parking Access and
Design
MULTI-FAMILY AND MIXED-USE DESIGN
• Building
modulation/articulation
• Zero lot line facades
• Entrances
• Public Open Space Req’t
and Design
• Parking Access and
Design
MULTI-FAMILY AND MIXED-USE DESIGN
• Building
modulation/articulation
• Zero lot line facades
• Entrances
• Public Open Space Req’t
and Design
• Parking Access and
Design
MULTI-FAMILY AND MIXED-USE DESIGN
• Building
modulation/articulation
• Zero lot line facades
• Entrances
• Public Open Space Req’t
and Design
• Parking Access and
Design
Protection required;
limited outdoor corridor
access; separation of
residential and nonresidential entrances
MULTI-FAMILY AND MIXED-USE DESIGN
• Building
modulation/articulation
• Zero lot line facades
• Entrances
• Public Open Space Req’t
and Design
• Parking Access and
Design
Requirement for lots > 15,000sf to
provide public open space
Design of private; common; and
public open space (for
conventional zones)
Frontage; access;
structured parking
design and visibility
NEW AND ENHANCED DESIGN STANDARDS
New Standards
• Form-Based Districts
• Dictates Building Form
• Dictates Frontage Form
• Open Space Types
• Height Transitions between Districts
• Requirement for Public Open Space
• Art / Landscape Req’t on zero lot-line
facades
Enhanced Standards
• Building modulation/articulation
• Entrances
• Open Space Design
• Parking Access and Design
ENTITLEMENT REVIEW PROCESS
OPTIONS
3 6
STATE STREAMLINING PROVISIONS
• SB 330 Housing Crisis Act
• “Housing Development Project” includes residential with 2+ units, and mixeduse with 2/3 of area dedicated to residential • Prohibits more than 5 hearings when reviewing a project that complies with the general plan and with the zoning code objective standards • Recommended review process for multi-family residential • Design Review Board (up to 2 meetings)
• Neighborhood Meeting
• Planning Commission (approval body)
• City Council (call for review / appeal)
PROCESS TO COMPLY WITH SB330
Current Process
- Design Review Board (1-2)
- Neighborhood Meeting
- Housing Standing
Committee
- Bicycle and Pedestrian
Advisory Commission
- Planning Commission
- City Council (approval
body)
Recommended SB330 Process
- Design Review Board
- Include BPAC rep
- Neighborhood Meeting
- Planning Commission
(approval body)
- City Council (call for review
/ appeal)
DEVELOPMENT REVIEW AUTHORITY
Chief Planner
- Sign Permits
- Minor Use Permits
- Temporary Use Permits
- Permit Modifications
- Short-Term Rental Permit
- Design Review
Planning Commission
- Conditional Use Permits
- Design Review – New
Commercial Buildings
- Design Review – New
Residential and Mixed-Use
Buildings 4 stories or taller
- Precise Plans
- Variances
- Certificates of Alteration
- Master Sign Program
- Calls for Review
City Council
▪ General Plan Amendments
▪ Zoning Ordinance
Amendments
▪ Pre-zoning
▪ Specific Plans &
Amendments
▪ Development Agreements
▪ Community Benefit
Agreements
▪ Non-Standard Affordable
Housing Agreement
▪ Calls for Review
Thank you.
August 9, 2022