HomeMy WebLinkAboutStaff Report 7949
City of Palo Alto (ID # 7949)
City Council Staff Report
Report Type: Informational Report Meeting Date: 4/11/2017
City of Palo Alto Page 1
Summary Title: 2016 Annual Housing Element Progress Report
Title: 2016 Annual Housing Element Progress Report for the Period of
January 1, 2016 to December 31, 2016
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
This is an informational report and no Council action is requested.
Background & Discussion
The City’s Housing Element for the period of 2015 to 2023 was adopted by the City Council on
November 10, 2014 and certified by California Department of Housing and Community
Development (HCD). The City annually prepares a report on the status of the housing element
and progress on its implementation using forms and definitions adopted by HCD. The attached
2016 Annual Housing Element Progress Report (Attachment A) was submitted to HCD and the
Office of Planning and Research by the April 1st deadline.
In the last three Regional Housing Needs Allocation (RHNA) cycles (including the current
housing element cycle), the City has permitted over 3,000 units, of which approximately 750 (or
25%) were affordable at below market rates.
1998-2006 cycle: 1,713 units, of which 341 were affordable
2007-2014 cycle: 1,062 units, of which 290 were affordable
2014-2022 cycle (through 2016): 310 units, of which 121 are affordable
The Housing Element contains a number of adopted programs that the City will need to
implement during the Housing Element period. The table below has a summary of the status of
those programs that have a timeframe of completion within four years of Housing Element
adoption or December 2018. The Housing Element itself can be found at the link provided
here:
City of Palo Alto Page 2
http://www.paloaltocompplan.org/wp-content/uploads/2015/10/2015-
2023_AdoptedHousingElement.pdf
Table 1. Status of Near Term Housing Element Programs (December 2014 to
December 2018)
Status Housing Element Programs
Number
Completed H2.1.8; H2.1.9; H2.2.4; H3.5.2;
H3.5.3; H5.1.7 and H2.2.6
7
Underway H2.1.7; H1.1.2; H2.2.1; H2.2.2;
H3.1.1; H3.4.4; H2.1.10; H2.1.11;
H2.1.12; H2.2.7 and H2.2.8.
11
Not Completed H3.1.14; H1.1.3; H2.1.1; H2.1.3;
H2.1.4; H3.1.12; H3.3.4; H4.2.1;
H4.2.2; H3.1.7; H3.3.7 and
H3.6.1.
12
Total 30
Source: Planning & Community Environment, March 28, 2017
Attachments:
Attachment A: 2016 Annual Housing Element Progress Report (PDF)
MEMORANDUM
To: Department of Housing and Community Development
From: Eloiza Murillo-Garcia, Senior Planner
Cc: Governor’s Office of Planning and Research
City of Palo Alto City Council
City of Palo Alto Planning and Transportation Commission
Date: March 27, 2017
Re: 2016 Annual Housing Element Progress Report
Attached is the City of Palo Alto’s 2016 Annual Housing Element Progress Report. The City is
continuing to work on updates to other elements of its General Plan, the City of Palo Alto
Comprehensive Plan. If conforming amendments to the Housing Element are necessary as part
of the Comprehensive Plan update process, the City will consult with HCD.
Please contact me at (650) 329-2561 or by e-mail : eloiza.murillogarcia@cityofpaloalto.org
should you have any questions.
Department of Housing and
Community Development
ANNUAL HOUSING ELEMENT PROGRESS REPORT
City or County Name: City of Palo Alto
Mailing Address: 250 Hamilton Avenue
Palo Alto, CA 94301
Contact Person: Eloiza Murillo-Garcia Title: Senior Planner
Phone: 650-329-2561 FAX: 650-329-2154 E-mail: eloiza.murillogarcia@cityofpaloalto.org
Reporting Period by Calendar Year: from 1/1/16 to 12/31/16
These forms and tables, (see sample – next page) must be submitted to HCD and the
Governor’s Office of Planning and Research (OPR) on or before April 1, of each year for
the prior calendar year; submit separate reports directly to both HCD and OPR
(Government Code Section 65400) at the addresses listed below:
Department of Housing and Community Development
Division of Housing Policy Development
P.O. Box 952053
Sacramento, CA 94252-2053
-and-
Governor’s Office of Planning and Research
P.O. Box 3044
Sacramento, CA 95812-3044
Attachment 1
page 1 of 7
-
2
Low-
Income
11
Moderate-
Income
2
(11) Total Extremely Low-Income Units*
430 Forest Ave
(10) Total by income Table A/A3 ► ►
565 Stanford Ave
430 Forest Ave
18
* Note: These fields are voluntary
(9) Total of Moderate and Above Moderate from Table A3 ► ► ► ► ► ►
3
183
30 3
15
22
Above
Moderate-
Income
Total Units
per
Project
Deed
Restricted
UnitsEst. # Infill
Units*
See Instructions See Instructions
8
Housing without
Financial Assistance
or Deed Restrictions
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Palo Alto
Table A
Annual Building Activity Report Summary - New Construction
Very Low-, Low-, and Mixed-Income Multifamily Projects
Housing with Financial
Assistance and/or
Deed Restrictions
6 7
2-4 O
Assistance
Programs
for Each Development
Tenure
R=Renter
O=Owner
Affordability by Household Incomes
Very Low-
Income
5a
Reporting Period Date: 01/01/16
1 2
Housing Development Information
Project Identifier
(may be APN No.,
project name or
address)
Unit
Category
5
Date: 12/31/16
2-4 O
11115+R
3 4
2
2
Note below the number of units
determined to be affordable without
financial or deed restrictions and
attach an explanation how the
jurisdiction determined the units were
affordable. Refer to instructions.
Attachment 1
page 2 of 7
-
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Palo Alto
Reporting Period Date: 01/01/16 Date: 12/31/16
Table A2
Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant
to GC Section 65583.1(c)(1)
(3) Acquisition of Units
Please note: Units may only be credited to the table below when a jurisdiction has included a program it its housing element to rehabilitate, preserve or acquire units to accommodate a portion of its RHNA whichmeet the specific criteria as outlined in GC Section 65583.1(c)(1)
Low-Income TOTAL UNITS
Activity Type (4) The Description should adequately document how each unit complies with
subsection (c )(7) of Government Code Section 65583.1
6.
Total
Extremely Low-
Income*
Very Low-Income
0
1.
Single Family
0(1) Rehabilitation Activity
0
Annual building Activity Report Summary for Above Moderate-Income Units
(not including those units reported on Table A)
* Note: This field is voluntary
(5) Total Units by Income
(2) Preservation of Units At-Risk
Affordability by Household Incomes
0
0
0 0
Table A3
4. Second Unit2.
2 - 4 Units
3.
5+ Units
5.
Mobile Homes
7.
Number of
infill units*
Attachment 1
page 3 of 7
-
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Palo Alto
Reporting Period Date: 01/01/16 Date: 12/31/16
(3 2nd du's/Cottages, + 96 SFR BPermits Issued - 96 SFR BPermits Demo = +7 Rebuilds for CYear 2015)
3
No. of Units Permitted for Above Moderate
3
0 0
* Note: This field is voluntary
0
3No. of Units Permitted for Moderate 0
Attachment 1
page 4 of 7
-
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Palo Alto
Reporting Period Date: 01/01/16 Date: 12/31/16
2019
Non-deed restricted*
691
58
2021 2022
Year
6
8
20
2018
Permitted Units Issued by Affordability
Year
4
2015 2016Enter Calendar Year starting with the first year of the RHNA allocation period. See Example.
Note: units serving extremly low-income households are included in the very low-income permitted units totals.
246
1,988
15
Remaining Need for RHNA Period ► ► ► ► ►
Total Units ► ► ►
Income Level
RHNA
Allocation by Income Level
Non-deed restrictedLowDeed Restricted 6
Year
3
Above Moderate
278
3
Total RHNA by COG.Enter allocation number:
432
Year
8
2017
Year
5
Year
7
Year
1
23
Table B
Regional Housing Needs Allocation Progress
Very Low Deed Restricted
Non-deed restricted
Moderate
Deed Restricted
14587
3
46 18
160
43
310
189
14 264
1,678
398
64
Year
9
648
368
Total Remaining RHNA
by Income Level
Total Units to Date
(all years)Year
2
2014
Attachment 1
page 5 of 7
-
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202 )
Jurisdiction City of Palo Alto
Reporting Period Date: 01/01/16 Date: 12/31/16
All programs reported in Table C are taken from the Housing Goals, Policies and Programs section of the City's 2015-2023 Housing Element, adopted on November 10, 2014 and certified
on January 20, 2015
General Comments:
Completed Programs Objective Timeframe
in H.E.Status of Program Implementation
SEE ATTACHED.
Program Implementation Status
Housing Programs Progress Report - Government Code Section 65583.
Summary of Near Term Housing Element Programs February 28, 2017
Page 1
Housing Element 2015-2023
Near Term Implementation Programs -- Time Frame
Implement within 2 years of adoption (by Dec. 2016)
H2.1.7 PROGRAM Explore developing a Transfer of Development Rights (TDR) program to encourage higher-density housing in appropriate locations.
Eight-Year Objective: Create opportunities for higher-density housing.
Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Consider program within two years of Housing Element
adoption
Status: Not yet completed (Underway).
H2.1.8 PROGRAM Promote redevelopment of underutilized sites by providing information about potential housing sites on the City’s website, including the Housing
Sites identified to meet the RHNA and information about financial
resources available through City housing programs.
Eight-Year Objective: Provide information to developers about potential
housing sites. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Post information on website upon adoption of Housing
Element Status: Completed.
H2.1.9 PROGRAM Amend the Zoning Code to create zoning incentives that encourage the
consolidation of smaller lots identified as Housing Inventory Sites and
developed with 100% affordable housing projects. Incentives may include development review streamlining, reduction in required parking for
smaller units, or graduated density when consolidated lots are over one-
half acre. Adopt amendments as appropriate. Provide information
regarding zoning incentives to developers.
Eight-Year Objective: Amend the Zoning Code to provide development
incentives to meet the RHNA.
Funding Source: City funds
Responsible Agency: Planning & Community Environment Time Frame: Adopt amendments within two years of Housing Element adoption
Status: Scheduled to be completed March 2017.
Summary of Near Term Housing Element Programs February 28, 2017
Page 2
H2.2.4 PROGRAM As detailed in the Resources chapter of the Housing Element, the City of
Palo Alto has committed to providing financial assistance towards the
conversion of 23 multi-family units to very low-income (30-50% AMI)
units for a period of 55 years, and is seeking to apply credits towards the City’s RHNA (refer to Appendix C - Adequate Sites Program Alternative
Checklist). The Palo Alto Housing Corporation (PAHC) approached the
City for assistance in converting a portion of the 60 units at the Colorado
Park Apartments, to be reserved for very low-income households. The
committed assistance will ensure affordability of the units for at least 55 years, as required by law.
Eight-Year Objective: By the end of the second year of the housing
element planning period, the City will enter into a legally enforceable
agreement for $200,000 in committed assistance to purchase affordability covenants on 23 units at the Colorado Park Apartments. The City will report to HCD on the status of purchasing affordability covenants no later
than July 1, 2018, and to the extent an agreement is not in place, will
amend the Housing Element as necessary to identify additional sites.
Responsible Agency: Planning & Community Environment Time Frame: Ongoing
Status: Completed.
H3.1.14 PROGRAM Encourage and support the regional establishment of a coordinated effort to provide shared housing arrangement facilitation, similar to the HIP Housing Home Sharing Program in San Mateo County. Advocate among
regional and nonprofit groups to establish the necessary framework.
Eight-Year Objective: Meet with regional groups and work to establish a Santa Clara Home Sharing Program Funding Source: City Housing funds Responsible Agency: Planning & Community Environment
Time Frame: Within two years of Housing Element adoption
Status: Not yet completed.
H3.5.2 PROGRAM Amend the Zoning Code to clarify distancing requirements for emergency
shelters, stating that “no more than one emergency shelter shall be
permitted within a radius of 300 feet.”
Eight-Year Objective: Amend the Zoning Code to clarify distancing requirements for emergency shelters. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt amendments within one year of Housing Element
adoption Status: Completed.
Summary of Near Term Housing Element Programs February 28, 2017
Page 3
H3.5.3 PROGRAM Amend the Zoning Code to revise definitions of transitional and
supportive housing to remove reference to multiple-family uses, and
instead state that “transitional and supportive housing shall be considered
a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same
zone.”
Eight-Year Objective: Amend the Zoning Code to revise transitional and
supportive housing definitions. Funding Source: City funds Responsible Agency: Planning & Community Environment
Time Frame: Adopt amendments within one year
Status: Scheduled to be completed March 2017.
H5.1.7 PROGRAM In accordance with Government Code Section 65589.7, immediately following City Council adoption, the City will deliver to all public
agencies or private entities that provide water or sewer services to
properties within Palo Alto a copy of the 2015-2023 Housing Element.
Eight-Year Objective: Immediately following adoption, deliver the 2015-2023 Palo Alto Housing Element to all providers of sewer and water services within the City.
Funding Source: City funds
Responsible Agency: Planning & Community Environment Time Frame: Within one month of adoption of the Housing Element Status: Completed.
Implement within 3 years of adoption (by Dec. 2017)
H1.1.2 PROGRAM Consider modifying development standards for second units, where
consistent with maintaining the character of existing neighborhoods. The modifications should encourage the production of second units affordable to very low-, low-, or moderate-income households.
Eight-Year Objective: Consider modifying the Zoning Code to provide
for additional second units. Funding Source: General Fund Responsible Agency: Planning & Community Environment Time Frame: Conduct a study within three years of adoption of Housing
Element to assess the potential for additional second units with
modifications to the development standards. Status: Scheduled to be completed June 2017.
H1.1.3 PROGRAM Provide incentives to developers such as reduced fees and flexible
development standards to encourage the preservation of existing rental cottages and duplexes currently located in the R-1 and R-2 residential areas.
Summary of Near Term Housing Element Programs February 28, 2017
Page 4
Five-Year Objective: Preserve 10 rental cottages and duplexes.
Funding Source: City Housing Fund
Responsible Agency: Planning and Community Environment Time Frame: Explore incentives within three years of Housing Element adoption
Status: Not yet completed.
H2.1.1 PROGRAM To allow for higher density residential development, consider amending
the Zoning Code to permit high-density residential in mixed use or single use projects in commercial areas within one-half a mile of fixed rail stations and to allow limited exceptions to the 50-foot height limit for
Housing Element Sites within one-quarter mile of fixed rail stations.
Eight-Year Objective: Provide opportunities for a diverse range of housing types near fixed rail stations. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Consider Zoning Code amendments within three years of
Housing Element adoption Status: Not yet completed.
H2.1.3 PROGRAM Amend the zoning code to specify the minimum density of eight dwelling
units per acre in all RM-15 districts. Consider amending the zoning code
to specify minimum density for other multifamily zoning districts, consistent with the multi-family land use designation in the Comprehensive Plan.
Eight-Year Objective: To provide opportunities for up to10 additional
dwelling units on properties zoned RM-15 Funding Source: City funds Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Not yet Completed.
H2.1.4 PROGRAM Amend the Zoning Code to create zoning incentives that encourage the development of smaller, more affordable housing units, including units for
seniors, such as reduced parking requirements for units less than 900
square feet and other flexible development standards.
Eight-Year Objective: Provide opportunities for 75 smaller, more affordable housing units. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption Status: Not yet completed.
H2.2.1 PROGRAM Implement an incentive program within three years of Housing Element
Summary of Near Term Housing Element Programs February 28, 2017
Page 5
adoption for small properties identified as a Housing Element Site to
encourage housing production on those sites. The incentive eliminates Site
and Design Review if the project meets the following criteria:
• The project has 9 residential units or fewer
• A residential density of 20 dwelling units per acre or higher
• Maximum unit size of 900 square feet
Eight-Year Objective: Streamline processing for identified Housing Element Sites.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt program within three years of Housing Element
adoption Status: Site and Design Review threshold has been increased to 9 units.
H2.2.2 PROGRAM Work with Stanford University to identify sites suitable for housing that
may be located in the Stanford Research Park and compatible with
surrounding uses.
Eight-Year Objective: Identify sites suitable for housing to
accommodate additional housing units.
Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Identify sites within three years of Housing Element adoption
Status: Not yet Completed (Underway)
H2.2.6 PROGRAM On parcels zoned for mixed use, consider allowing exclusively residential use on extremely small parcels through the transfer of zoning requirements between adjacent parcels to create horizontal mixed use arrangements. If
determined to be appropriate, adopt an ordinance to implement this
program.
Eight-Year Objective: Consider transfer of zoning requirements to create horizontal mixed use. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption Status: Scheduled to be completed March 2017 as part of Program 2.1.9.
H3.1.1 PROGRAM Amend the City’s BMR ordinance to lower the BMR requirement
threshold from projects of five or more units to three or more units, and to
modify the BMR rental section to be consistent with case law related to
inclusionary rental housing.
Summary of Near Term Housing Element Programs February 28, 2017
Page 6
Eight-Year Objective: Provide opportunities for four additional BMR
units.
Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Amend BMR Ordinance within three years of Housing
Element adoption.
Status: Scheduled to be completed by June 2017.
H3.1.12 PROGRAM Amend the Zoning Code to provide additional incentives to developers who provide extremely low-income (ELI), very low-income, and low-income housing units, above and beyond what is required by the Below
Market Rate program, such as reduced parking requirements for smaller
units, reduced landscaping requirements, and reduced fees.
Eight-Year Objective: Provide incentives for development of housing for Extremely Low Income households.
Funding Source: City Housing funds
Responsible Agency: Planning & Community Environment Time Frame: Within three years of Housing Element adoption Status: Not yet completed.
H3.3.4 PROGRAM Support the development and preservation of group homes and supported
living facilities for persons with special housing needs by assisting local
agencies and nonprofit organizations in the construction or rehabilitation of new facilities for this population.
Eight-Year Objective: Regularly review existing development
regulations, and amend the Zoning Code accordingly to reduce regulatory
obstacles to this type of housing. Funding Source: City & CDBG Funds Responsible Agency: Planning & Community Environment
Time Frame: Amend Zoning Code within three years of Housing Element
adoption. Status: Not yet completed.
H3.4.4 PROGRAM The City will work with affordable housing developers to pursue opportunities to acquire, rehabilitate, and convert existing multi-family developments to long-term affordable housing units to contribute to the City’s
fair share of the region’s housing needs.
Eight-Year Objective: Identify potential sites for acquisition and conversion and provide this information to developers.
Funding Source: City funds
Responsible Agency: Planning and Community Environment
Time Frame: Within three years of Housing Element adoption Status: Ongoing.
Summary of Near Term Housing Element Programs February 28, 2017
Page 7
H4.2.1 PROGRAM Ensure that the Zoning Code facilitates the construction of housing that
provides services for special needs households and provides flexible
development standards for special service housing that will allow such
housing to be built with access to transit and community services while preserving the character of the neighborhoods in which they are proposed
to be located.
Eight-Year Objective: Evaluate the Zoning Code and develop flexible
development standards for special service housing. Funding Source: City funds Responsible Agency: Planning & Community Environment
Time Frame: Evaluate the Zoning Code within three years of adoption of
the Housing Element. Status: Not yet completed.
H4.2.2 PROGRAM Work with the San Andreas Regional Center to implement an outreach
program that informs families in Palo Alto about housing and services
available for persons with developmental disabilities. The program could
include the development of an informational brochure, including information on services on the City’s website, and providing housing-related training for individuals/families through workshops.
Eight-year objective: Provide information regarding housing to families
of persons with developmental disabilities. Funding Source: General Fund Responsibility: Planning and Community Environment Time frame: Develop outreach program within three years of adoption of
the Housing Element.
Status: Not yet completed.
Implement within 4 years of adoption (by Dec. 2018)
H3.1.7 PROGRAM Ensure that the Zoning Code permits innovative housing types such as co-
housing and provides flexible development standards that will allow such
housing to be built, provided the character of the neighborhoods in which
such housing is proposed to be located is maintained.
Eight-Year Objective: Review the Zoning Code and determine
appropriate amendments to allow innovative housing types with flexible
development standards.
Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Consider changes to the Zoning Code within four years of
Housing Element adoption.
Status: Not yet completed.
H3.3.7 PROGRAM Prepare a local parking demand database to determine parking standards
Summary of Near Term Housing Element Programs February 28, 2017
Page 8
for different housing uses (i.e. market rate multifamily, multifamily
affordable, senior affordable, emergency shelters etc.) with proximity to
services as a consideration. Adopt revisions to standards as appropriate.
Eight-Year Objective: Determine parking standards for different residential uses. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within four years of Housing Element adoption Status: Not yet completed. (The City Council has requested we prioritize this program due to changes in the State Density Bonus Law related to parking.)
H3.6.1 PROGRAM Conduct a nexus study to evaluate the creation of workforce housing for
City and school district employees.
Eight-Year Objective: Create the opportunity for up to five units of workforce housing.
Funding Source: City of Palo Alto Commercial Housing Fund
Responsible Agency: Planning & Community Environment Time Frame: Conduct a study within four years of adoption of the Housing Element. Status: Not yet completed.
Implement with Comprehensive Plan
H2.1.10 PROGRAM As a part of planning for the future of El Camino Real, explore the identification of pedestrian nodes (i.e. “pearls on a string”) consistent with the South El Camino Design Guidelines, with greater densities in these
nodes than in other areas.
Eight-Year Objective: Explore the identification of pedestrian nodes. Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed (Underway).
H2.1.11 PROGRAM Consider implementing the Pedestrian and Transit Oriented Development (PTOD) Overlay for the University Avenue downtown district to promote
higher density multifamily housing development in that area.
Eight-Year Objective: Consider PTOD for University Avenue. Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Within four years of Housing Element adoption, in
conjunction with the Comprehensive Plan update
Summary of Near Term Housing Element Programs February 28, 2017
Page 9
Status: Not yet completed (Underway).
H2.1.12 PROGRAM Evaluate developing specific or precise plans for the downtown, California
Avenue, and El Camino Real areas to implement in the updated Comprehensive Plan. Adopt plans for these areas, as appropriate.
Eight-Year Objective: Evaluate developing plans for downtown,
California Avenue, and El Camino Real.
Funding Source: City funds Responsible Agency: Planning & Community Environment Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed. (Proposed for inclusion as an implementation
program in the Comprehensive Plan Update)
H2.2.7 PROGRAM Explore requiring minimum residential densities to encourage more
housing instead of office space when mixed-use sites develop, and adopt
standards as appropriate.
Eight-Year Objective: Explore requiring minimum densities in mixed
use districts. Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing in conjunction with the Comprehensive Plan
update Status: Not yet completed (Underway).
H2.2.8 PROGRAM Assess the potential of removing maximum residential densities (i.e.
dwelling units per acre) in mixed use zoning districts to encourage the
creation of smaller housing units within the allowable Floor Area Ratio
(FAR), and adopt standards as appropriate.
Eight-Year Objective: Assess removal of maximum densities in mixed
use zoning districts.
Funding Source: City funds
Responsible Agency: Planning & Community Environment Time Frame: Ongoing in conjunction with the Comprehensive Plan update
Status: Not yet completed (Underway).