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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.
Please refer to Division 10-80.20: Definition of Specialized Terms, Phrases, and Building Functions, Section 10-80.20.080 Definitions, “H” of the Zoning Code.
A summary of the definitions of High Occupancy Housing Development are below:
A. Single-Family High Occupancy Housing Development: A single-family attached or detached dwelling unit with:
B. Two-units (Duplex) High Occupancy Housing Development: A lot or parcel containing two dwelling units, excluding an Accessory Dwelling Unit, with:
C. Three-units (Triplex / Mulitple-family) High Occupancy Housing Development, : A lot or parcel containing three dwelling units with:
D. Four-units and Greater High Occupancy Housing Development: A Development Site containing four or more dwelling units where:
The definitions of Mixed-use High Occupancy Housing Development is:
A. A mixed-use development with:
Please refer to the land use tables of Section 10-40.30.030: Residential Zones, Section 10-40.30.040: Commercial Zones, and Division 10-40.40: Transect Zones of the Zoning Code for the zones that the High Occupancy Housing Development (HOHD) lands use is allowed.
Below is a summary of zones that the HOHD land use is allowed:
Note: 1. Not allowed on the ground floor unless behind an allowed ground-floor use.
CUP = Conditional Use Permit
PRD = Planned Residential Development
Please refer to the land use tables of Section 10-40.30.040: Commercial Zones and Division 10-40.40: Transect Zones of the Zoning Code for the zones that the Mixed-use High Occupancy Housing Development (MHOHD) lands use is allowed.
Below is a summary of zones that the MHOHD land use is allowed:
In addition to the zones that High Occupancy Housing Development (HOHD) and Mixed-use High Occupancy Housing Development (MHOHD) are allowed, the following locational requirements apply:
A. Single-Family HOHD:
B. An HOHD with two-units (Duplex): A lot or parcel containing two dwelling units, excluding an Accessory Dwelling Unit, with:
C. An HOHD with three-units (Triplex / Mulitple-family): A lot or parcel containing three dwelling units with:
D. An HOHD with four or more dwelling units: An HOHD containing four or more dwelling units where:
Link to the Regional Plan, Map 24: Activity Centers
Link to the Specific Plan website and list of plans
The distance between the permanent transit stop to the Development Site shall be measuredfollowing a continuously improved sidewalk and/or public paved trail.
E. Mixed-use High Occupancy Housing Developments (MHOHD)s:
Link to the Regional Plan, Map 25: Road Network Illustration
F. An HOHD or MHOHD with more than 50 dwelling units per acre and/or 125 bedrooms per acre.
G. An HOHD on a lot or parcel with a Commercial Zone designation:
There has not been a change to the residential densities that are allowed in the Residential zone. Please refer to Table 10-40.30.030.C. Residential Zones – Building Form and Property Development Standards at the following link: Section 10-40.30.030. and scroll down to the table.
Yes, density maximums have been incorporated for developments with and without a Conditional Use Permit. A Condition Use Permit for a High Occupancy Housing Development or Mixed-use High Occupancy Housing is required for a development with a density greater than 13 dwelling units per acre in the Suburban Commercial (SC) zone and 29 dwelling units per acre in all other Commercial Zones.
The dwelling units allowed in each Building Type that are used with the Transect zones have not been modified.
The definitions of a High Occupancy Housing Development or Mixed-use High Occupancy Housing Development would determine which developments in the Transects zones would require a Conditional Use Permit. In addition, the associated High Occupancy Housing land use would have to be allowed with a CUP in the Transect Zone.
Therefore, any development that conforms with the following definitions would require the approval of a Conditional Use Permit, if the land use is allowed in the property’s zoning designation:
E. A mixed-use development with:
Single-family High Occupancy Housing Development: No maximum
Two-unit (duplex) High Occupancy Housing Development: 10 bedrooms
Three-unit High Occupancy Housing Development: 12 bedrooms
Bedrooms per Arce are calculated by the total bedrooms of a Development Site divided by the total gross acres of the Development Site.
Example: An HOHD has a total number of 560 bedrooms on a 12-acre Development Site. The Bedrooms per Arce would be
560 bedrooms ÷ 12 acres = 46.67 Bedrooms per Acre
Yes, there a minimum or maximum number or distribution requirements of bedroom types (one, two, three, four, etc. bedrooms). These requirements are:
An HOHD or MHOHD with three bedrooms or less do not have a minimum or maximum number, or distribution requirements, of bedrooms types.
The parking requirement are:
Residential units of a High Occupancy Housing Development and Mixed-Use High Occupancy Housing Development
The sum of:
1 to 75 bedrooms = 1 space per bedroom, plus
76 to 325 bedrooms = 0.90 spaces per bedroom, plus
326 to 650 bedrooms = 0.80 spaces per bedroom, plus
Greater than 650 bedrooms = 0.70 spaces per bedroom
Yes. The High Occupancy Housing Zoning Code Text Amendment includes allows for a parking reduction for developments that provide tranist passes to tenants and employees. Please refer to section 10-50.80.061 Transit Pass Parking Reduction Pilot Program of the adopted amendment at the following link: City Council Adopted High Occupancy Housing Zoning Code Text Amendment - Ordinance No. 2020-28 and Resolution No. 2020-59 (PDF)
High Occupancy Housing Developments.
Mixed-use High Occupancy Housing Developments.
Building Footprint(1) Sizes and Separation Requirements.
Note 1. For the purpose of the requirements of subsection B of this section, the maximum allowable building footprint is equal to the largest floor plate of a structure, including interior courtyards, abutting and interior, or partial interior, podium and above ground parking structure(s), and structures connected with a continuous roof.
The following are other requirements are there for an High Occupancy Housing Development and Mixed-use High Occupancy Housing Development: