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Report regarding proposed approach to evaluate benefits and disadvantages of modifications to Single Family General Plan and Zoning Regulations to allow additional housing types and density. (Lisa Costa Sanders, Project Administrator and Billy Gross, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the City Council review the proposed approach to evaluate benefits and disadvantages of modifications to Single Family General Plan and Zoning Regulations to allow additional housing types and density and to provide direction to staff.
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BACKGROUND
On February 24, 2021, City Council provided initial feedback and directed staff and the General Plan consultant team to analyze options to allow moderate density housing in districts that currently allow only single family homes. The initial proposal included a two-phase approach, with Phase 1 including technical analysis and community outreach, the results of which would be presented to the Council for a determination on whether to proceed with changes to the single-family land use regulations in the General Plan and Zoning Code Updates. If directed by the Council, Phase 2 would include preparation of the land use policies and zoning code regulations to allow additional housing types in single family neighborhoods.
Based on the Council’s initial feedback, staff and the consultant team have further refined the Phase 1 scope, including an expanded community outreach plan, as outlined below:
Phase 1 - Discovery and Listening
Planning level research and analysis:
o Evaluation of existing residential land use in the City including: parcel analysis; areas where moderate density housing is currently allowed, site and building design analysis (basic density, lot coverage, floor area, height and parking) and policy analysis.
o Evaluate the current accessory dwelling unit (ADU) and junior accessory dwelling unit (JDU) allowances and compare to potential zoning change.
o Review the potential density changes with State density bonus law and inclusionary housing requirements.
o Complete an economic analysis to evaluate the density changes impact on land value, housing prices, social equity and gentrification.
o Evaluate existing condominium regulations with potential density changes.
o Consider the economies to build this housing type (developer feasibility).
o Review how other communities address these issues.
o Evaluate where in South San Francisco multi-plex housing might be appropriate, e.g. 2-4 scenarios showing geography extent of potential multi-plex housing (all single family parcels, refined by parcel size, refined by location in City).
Community Engagement:
o Community-wide Educational Forum hosted by the Community Advisory Committee (May 2021). This would provide an opportunity for the community to understand the concept of allowing multi-plex housing in single family neighborhoods, see examples of the housing type and understand the challenges and opportunities.
o Conduct four virtual community-wide meetings (late May and June 2021). The meetings will include a brief overview of multi-plex housing and be an opportunity to hear community comments.
o Conduct one in-person community meeting/open house workshop in Downtown (June 2021, pending COVID health orders). Additional opportunity to hear community comments.
o All of the community outreach meetings identified above will be noticed citywide with a postcard mailer, use of social media and email announcements, flyer distribution, and other identified communication measures.
o Community Advisory Committee (CAC) meeting (June). Comments from the community meetings and findings from the research will be presented for discussion by the CAC.
o Planning Commission meeting (late June). Comments from the community and CAC meetings and findings from the research will be presented for a recommendation to the City Council.
o City Council meeting (July). Comments from the community, CAC and Planning Commission meetings and findings from the research will be presented for a decision on whether to move forward to Phase 2.
If the Council decides to allow multi-plex housing in single family neighborhoods, staff and the consultant team will proceed with Phase 2. In general, Phase 2 will include release of the Notice of Preparation (NOP) on the EIR to reflect the change to the land use map and preparation of General Plan policies and Zoning Code regulations, including design standards. More details of the Phase 2 scope of work will be presented to the City Council in July with consideration of the item.
Phase 1 is estimated to cost $50,000 - $75,000 (depending on the number of community outreach meetings) and Phase 2 is estimated to cost $50,000. The work is estimated to extend the overall General Plan update process by approximately four months.
FUNDING
The complete work for this project is estimated at $100,000 to $125,000. The first phase is estimated to cost $50,000 - $75,000. The cost will be funded from REAP funds (State housing grant funds) and the General Plan reserve fund.
CONCLUSION
Staff recommends that the City Council review the proposed approach to evaluate benefits and disadvantages of modifications to Single Family General Plan and Zoning Regulations to allow additional housing types and density and to provide direction to staff.