Why was the High Occupancy Housing Zoning Code Text Amendment Adopted

The High Occupancy Housing Zoning Code Text Amendment was adopted to implement the High Occupancy Housing Specific Plan (HOH Plan).

In February 2018, the City Council adopted the citywide HOH Plan, a specific plan to the Regional Plan. The HOH Plan was developed in response to the community’s dialogue about previously proposed high-intensity mid-rise developments near historic neighborhoods that primarily catered to college students. The purpose of the HOH Plan is to provide direction in the form of goals and policies to accommodate a variety of housing options in areas of the city that can support infill, redevelopment, and mixed-use activities.  These goals and policies are intended to enhance and maintain the city’s character and guide future developments that would be considered High Occupancy Housing (HOH). The HOH Plan identified dozens of strategies that could be implemented to address the unintended impacts of these buildings on neighborhood character, affordability and transportation.  It should be noted that the HOH Plan’s listed implementation strategies about the Zoning Code amendments (Pages 102, 103, 105, and 106 of the HOH Plan) “…may be accomplished through another method...” to achieve “…the goals and policies of the HOH Specific Plan and the Regional Plan” (Page 99 of the HOH Plan).  

After the adoption of the HOH Plan, staff received direction and affirmation from City Council on October 8, 2019, to address smaller developments that may also be considered as HOH. The smaller HOH developments that staff was directed to consider are single-family, two-unit (duplex), three-unit (triplex), and multiple-family developments that were not addressed in the HOH Plan.

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1. Why was the High Occupancy Housing Zoning Code Text Amendment Adopted
2. What is a High Occupancy Housing Development (HOHD)?
3. What is a Mixed-use High Occupancy Housing Development (MHOHD)?
4. What is needed if my development is considered an HOHD or MHOHD?
5. What zones is the HOHD allowed in?
6. What zones is the MHOHD allowed?
7. In addition to the zones that an HOHD and MHOHD are allowed, are there additional locational requirements?
8. Has the allowed residential density (dwelling units per acre) in the Residential Zones been changed?
9. Has there been changes to the allowed residential density (dwelling units per acre) of the Commercial Zones?
10. How has High Occupancy Housing Zoning Code Text Amendment affected the Transect Zones and related Building Types?
11. What is the maximum bedrooms that a Single-family, Two-unit (duplex), and Three-unit HOHD is allowed with a Conditional Use Permit?
12. What is the Bedrooms per Acre provisions for a Multiple-Family Developments with four dwelling units or more?
13. Is there a minimum or maximum number or distribution requirements for units with a specific number of bedrooms (one, two, three, four, etc.)?
14. What are the vehicle parking requirements for an HOHD and MHOHD?
15. Is there a parking reduction for provide transit pass to tenants and employees?
16. What are the bicycle parking requirements for an HOHD and MHOHD?
17. What are the building footprint size and separation requirements?
18. What other requirements are there for an HOHD or MHOHD?
19. I have an existing site plan application submitted for a development that is now considered an HOHD or MHOHD. Do I need to comply with the applicable HOHD or MHOHD requirements?
20. I have an existing approved site plan for a development that is now considered an HOHD or MHOHD, and the approval has not expired. Do I need to comply with the High Occupancy Housing Zoning Code?
21. I have an existing approved site plan for a development that is now considered an HOHD or MHOHD, and the approval has expired. Do I need to comply with the High Occupancy Housing Zoning Code?
22. I have a concept plan for a development that is now considered an HOHD or MHOHD; but, I have not submitted a site plan application. Do I need to comply with the High Occupancy Housing Zoning Code?