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01-11-2022 - CC PC Special Meeting Agenda
City Council Agenda City of Campbell, 70 N. First St., Campbell, California NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This City Council Special meeting will be conducted in person as well as telecommunication and is compliant with provisions of the Brown Act. The City Council meeting will be live-streamed on Channel 26 or Channel 88, the City's website and on YouTube https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting. Those members of the public wishing to provide public comment virtually are asked to register in advance at: https://www.campbellca.gov/signup. After registering, you will receive a confirmation email containing information about joining the meeting. Members of the public may attend the meeting in person at Campbell City Hall - Council Chambers. Public comment will also be accepted via email at ClerksOffice@campbellca.gov prior to the start of the meeting. Written comments will be posted on the website and distributed to the Council. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. SPECIAL JOINT MEETING OF THE CAMPBELL CITY COUNCIL AND PLANNING COMMISSION Tuesday, November 1, 2022 – 5:45 p.m. City Hall Council Chamber 70 N. First St., Campbell, California CALL TO ORDER ROLL CALL PUBLIC COMMENT UNFINISHED BUSINESS 1. Multi-Family Development and Design Standards Recommended Action: Receive the report on the Multi-Family Development and Design Standards. ADJOURN IMPORTANT NOTICE: Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection with the agenda packet in the lobby of City Clerk’s Office, 70 N. First Street, Campbell, CA 95008, during normal business hours. These materials will also be available on the City website at https://www.ci.campbell.ca.us/agendacenter with the agenda packet following the last item of the agenda, subject to staff’s ability to post the documents prior to the meeting. All documents not posted prior to the meeting will be posted the next business day. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the City Council Chambers. If you require accommodation, please contact the City Clerk’s Office, (408) 866-2117, at least one week in advance of the meeting. City Council Report TITLE: Multi-Family Development and Design Standards RECOMMENDED ACTION Receive the report on the Multi-Family Development and Design Standards. PURPOSE The purpose of this item is to provide an informational briefing to the City Council and Planning Commission on the Multi-Family Development and Design Standards (hereinafter “Design Standards”) under development. Specifically, this report serves to reframe the challenges presented by the Housing Accountability Act, outline the primary objectives of the Design Standards update, and explain the core concepts, terminology, and principles of the code under development that uses a form-based approach and how the approach being undertaken will differ from the City’s existing approach to regulating land use and design. This briefing is also intended to provide an overview of the methodology being used to prepare the standards and a summary of the contents and purpose of each chapter that will be included in the final work product. Finally, this report includes an update on recent legislative changes (e.g., AB 2097, AB 2011, SB 6) and how they will affect the standards under development and identify key issues that will need to be addressed early in the process to be successful. BACKGROUND On August 17, 2022, the City Council received a ‘Kick-Off’ report on the subject item, provided guidance on key aspects of the work plan and established four guiding principles (i.e., Keep it Simple, Keep it Focused, Keep it Engaging, and Keep it Moving) to ensure the scope of work remains focused on priorities and is completed on time (reference Attachment A – Guiding Principles). On August 23, 2022, the Planning Commission received the same ‘Kick-Off’ presentation presented to the Council on August 17, 2022, as well as a summary of Council direction from the meeting. At the meeting, the Planning Commission appointed Commissioners Buchbinder and Kamkar to serve on an Ad-Hoc Subcommittee which will help research topic areas of interest – such as best practices related to parking standards. Item: 1 Category: UNFINISHED BUSINESS Meeting Date: November 1, 2022 1 Packet Pg. 3 Multi-Family Development and Design Standards - Study Session Page 2 of 19 On August 24, 2022, staff held its first Community Meeting, and on August 26, 2022, staff held its first Developer’s Roundtable Meeting, serving to educate and engage the community in the process and obtain initial feedback regarding development of the standards. On September 20, 2022, the City Council received a progress update on the Design Standards, and staff identified the proposal to conduct an informational joint study session between the City Council and the Planning Commission. On September 28, 2022, staff held its second Developer’s Roundtable Meeting. Approximately 50 participants were in attendance. The purpose of this Developer’s Roundtable was to present the approach used to apply the Design standards to a sample housing development and to solicit feedback from the development community on the changes under consideration. In late September, Governor Newsom signed several new land use and housing bills, most significantly involving restrictions on requiring parking near transit (AB 2097; adopted September 26, 2022) and allowing affordable residential development on commercial properties (AB 2011/SB 6; adopted September 28, 2022). An analysis of how these bills will be addressed as part of the Design Standards update, is discussed under ‘Legislative changes”. On October 19, 2022, staff held an in-person Community Meeting at the Community Center. Approximately 15 members of the public in attendance. The meeting served as an opportunity for the public to engage directly with staff and provide feedback on some of the key issues that will need to be addressed as part of the update (see related discussion). On October 21, 2022, staff held its third Developer’s Roundtable Meeting. Approximately 23 participants were in attendance. The meeting served to discuss areas of concern identified and offer clarification on the City’s approach toward developing standards and how they may be applied. DISCUSSION The following discussion is organized into six sections which serve to explain: 1) how the Design Standards will address challenges presented by the Housing Accountability Act and the primary objectives of the update; 2) core concepts, terminology, and principles used to develop the code using a form-based approach and how the approach being undertaken will differ from the City’s existing approach to regulating land use and design; 3) the methodology being used to prepare the standards; 4) contents and purpose of each chapter that will be included in the final work product; 5) how recent legislative changes (e.g., AB 2097, AB 2011, SB 6) will affect the standards under development; 6) key issues that will need to be addressed early in the process to be successful. 1 Packet Pg. 4 Multi-Family Development and Design Standards - Study Session Page 3 of 19 1) How the Design Standards addresses challenges under the Housing Accountability Act and primary objectives Under the Housing Accountability Act (HAA), the City is limited in its ability to request modifications to the design of a housing project1 after it is submitted and may not deny, or reduce the density of a project, unless it is found to be in violation of objective standards2. The City is further limited on the number of hearings3 it can conduct when evaluating a housing project. While the changes under the HAA represent a major paradigm shift in the traditional design approach, which previously allowed for greater public input on housing projects after permit submittal, it also provides for outcomes that are more predictable for developers and the public. Recognizing the City can no longer use a discretionary design review process to shape a housing project, a primary objective of the update will be to “frontload” the project design review process. Figure 1: Traditional Project Review process Figure 2: “Frontloaded” Approach under the Housing Accountability Act The following table highlights aspects of project design that were previously decided as part of the public review process, that are no longer enforceable under the Housing Accountability Act, and how they may be addressed by the Design Standards under development. 1 State law considers any of the following to constitute a housing project: a) a project with residential units only, b) mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use, and c) transitional housing or supportive housing. 2 State law defines objective standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal. 3 SB 330 provides that a city may not conduct more than five hearings on a housing development project after the application is deemed complete (Government Code § 65905.5). Under the statute, as revised by SB 8, a “hearing” includes “any public hearing, workshop, or similar meeting, including any appeal, conducted by the city” with respect to the project. 1 Packet Pg. 5 Multi-Family Development and Design Standards - Study Session Page 4 of 19 Existing Standards Design Standards Under Development Building Envelope (Height/Setbacks/FAR) Objective Objective Massing / Modulation Somewhat Subjective (Not Enforceable) Objective Site Layout (Placement of Buildings, Streets, Alleys, etc.) Subjective (Not Enforceable) Objective Façade Articulation Subjective (Not Enforceable) Objective Table 1: Existing Standards vs. Design Standards Under Development In developing new tools and standards, which respond to aspects of design review process that were previously decided during the staff review/public review phases, it will be important to strike the right balance between being too permissive/flexible (which can result in poor site and building design outcomes) and being too prescriptive/regulated (which can result in every building looking the same). How the form-based approach can identify where, and to what extent any given standard should apply, to achieve desired outcomes is explained in the following section. 2) Design Standards “Form-Based” Approach - Core Concepts/Terms/Principles 1 Packet Pg. 6 Multi-Family Development and Design Standards - Study Session Page 5 of 19 The City’s existing land use policies are organized by distinctions in land use as opposed to physical form. As part of the update, the City will incorporate a ‘form-based’ approach as the primary organizing principle for the development of new housing development. Figure 3 – Organizing Principles of Conventional vs. Form-Based Zoning As a result of this change, the standards established by the update process will be more focused on the character and form of the buildings and spaces they create, than the uses that occupy them. This approach is particularly useful for regulating residential and mixed-use development projects, recognizing that within the same building envelope a project could have 4-6 units, or 50-100 units. In practice, a property regulated by a form- based code may be required to develop at different scale (height, building size) along a major commercial corridor than along the side or rear of a property where it may abut lower intensity development. As such, a form-based approach allows for standards to be applied based on the site-specific context of a property, rather than relying on a zoning or general plan land use designation which typically applies the same standards to every property in the City with the same designation. • Core Concept #1: Form-based codes may be applied based on site-specific context (i.e., adjacency to commercial corridor) instead of only relying on the zoning or land use designation of the property. • Core Concept #2: Form-based codes may be applied to an entire property, or only a portion of a property. Establishment of Form-Based Zones: To convey ‘where’ site specific development standards should be applied, the Design Standards will include a new “form-based zoning” map. Like the City’s existing zoning map, this map will include names for its various zoning districts as well as zoning district map symbols (abbreviations) for easy reference. Where the City’s General Plan and Zoning Map largely focus on land use, the form-based zoning map will serve to identify which set of design standards apply to any given property – allowing for greater design control than is possible under the City’s existing approach. 1 Packet Pg. 7 Multi-Family Development and Design Standards - Study Session Page 6 of 19 Figure 4 – Relationship of General Plan, Zoning and Form-Based Map In the example provided below, the Town of Corte Madera uses the code “T4” to relate to its “Suburban Neighborhood Small” form-based zoning district which serves to assign a set of specific development standards to a property. Figure 5 – Form-Based Zoning Map – Town of Corte Madera • Core Concept #3: A form-based zoning map looks very similar to a standard zoning map, except that its focus is exclusively on the form of buildings on a property. The “T” from the Corte Madera form-based map is based on the concept of a “Transect” which relates to the general building intensity of a property with a “T-1” through “T-3” representing areas with smaller/less-intensive “House Scale4” building types and sizes and “T-4” through “T-5” representing progressively more urban zones with larger/denser “Block Scale” building types and sizes. While the City of Campbell may adopt its own terminology for characterizing its form-based zones, “T” codes will be referenced in the draft materials as placeholder for discussion purposes. 4 The terms “House Scale” and “Block Scale” are key terms that are defined in Attachment B. 1 Packet Pg. 8 Multi-Family Development and Design Standards - Study Session Page 7 of 19 • Core Concept #4: The draft Design Guidelines will use symbols, such as “T1” to “T5”, to represent progressively more urban zones in the City where a set of design standards will apply. Figure 6 – Example of Transects (T1 through T5) • Core Concept #5: The City may establish as many form-based zones as necessary to specify the set of standards that should apply to any given property. Components of a Form-Based Zone: To determine which set of standards apply in any given form-based zone, one or more selections from the available pallets must be made. As an example, the following exhibit illustrates typical frontage types that may be applied to a form-based zone. Figure 7 – Pallet of Available Frontage Types The City may designate one or more frontage types to be expressly ‘allowed’ or ‘prohibited’ in the design of a project within a specified form-based zone. 1 Packet Pg. 9 Multi-Family Development and Design Standards - Study Session Page 8 of 19 Figure 8 – Select Design Standards Specified by Zone While a common criticism of adopting form-based standards is that they can be overly prescriptive (as opposed to the traditional approach to design review which allowed for greater public input and discussion), the standards can build in flexibility by providing a greater number of design options (e.g., frontage types, building types, architectural standards) to choose from, which can be refined and expanded overtime. This design pallet will provide more options than can be used in any single project, allowing for developers to mix and match standards. • Core Concept #6: Any combination of design standards may be selected to develop a specified form-based zone. The City also has the option of leaving some areas completely open, allowing the developer to choose what design is appropriate for any given property beyond the application of basic development standards (floor area ratio, height). • Core Concept #7: Sets of standards (i.e., selected frontage types, building type standards, site design standards) can be developed to respond to local conditions. To avoid ‘cookie cutter’ design, the City also has the freedom to decide the context, or locations, in the City where specific standards should be more heavily regulated and situations where specific outcomes (i.e., site layout, frontage types, street types, architectural types) may be left for the developer to decide to allow for greater variability in outcomes. For example, the City may require greater control over key gateways in the community while leaving the development of sites between major intersections more open ended. 1 Packet Pg. 10 Multi-Family Development and Design Standards - Study Session Page 9 of 19 • Core Concept #8: The City can decide where and to what extent standards should apply – by turning on, or off, specified standards from the options available. Development of Large Sites: Under the methodology used to prepare the Design standards, when larger sites are proposed for development, a first step is to use an objective process that divides the property into blocks and assigns the form-based zones within the blocks. The following graphic summarizes the six key steps that will be used to divide larger properties into blocks and apply specific zones and site standards. Figure 9: Required Steps to Develop Large Sites Once larger properties are assigned standards, they proceed through the development review process the same as any other property. This process is recommended for larger sites as it allows for developers to be more involved in the selection of the zones assigned to their property as well as the exact location/placement of streets and/or paseos that provide vehicular or pedestrian connectivity through the property. • Core Concept #9: Properties subject to the large site standards are divided into smaller, more connected, blocks that are more in scale with the surrounding community. 1 Packet Pg. 11 Multi-Family Development and Design Standards - Study Session Page 10 of 19 Relationship to General Plan and Zoning: While the application of design standards may be separated from the zoning and land use designation of the property, they each will continue to play a critical role. The following graphic summarizes the overarching relationship between the General Plan and Zoning designation of a property and the Design Standards under development. Figure 10 – Relationship to General Plan and Policy Documents As indicated, the standards will only apply to multi-family residential and/or mixed-use projects (green boxes above). Single-family residential projects, commercial projects, and industrial projects (red boxes above) will continue to abide by the development standards outlined by their applicable area plan or zoning district. Creation of standards for single-family is proposed to be included as part of a future work effort. • Core Concept #10: The standards will only apply to multi-family residential and/or mixed-use projects and will be implemented by the General Plan and Zoning Ordinance. The following discussion explains the relationship between these documents, and how they serve to inform the standards under development, in greater detail. Relationship to General Plan: The Design Standards, together with the Zoning Map and Ordinance, will be responsible for implementing the multi-family residential and mixed- use land uses and densities under consideration as part of Envision Campbell General Plan and Housing Element update. Accordingly, the standards will apply to properties with residential densities ranging from 8-16 units per acre (Low-Medium Density Residential) up to 75 units per acre (Transit-Oriented Mixed Use)5. As many of the higher density residential sites are identified Housing Opportunity Sites in the draft Housing Element,, preparation of the Design standards now will help inform the City in showing how these sites will develop and assist in any needed refinements of the housing opportunity sites and/or densities being studied (see discussion under ‘Project Schedule / Next Steps’). • Core Concept #11: The standards under development will help inform the refinement of the Housing Opportunity Site Inventory and ensure that the densities under consideration by the General Plan and Housing Element can be achieved. 5 The Design Standards shall also account for projects which apply for a density bonus at all ranges. 1 Packet Pg. 12 Multi-Family Development and Design Standards - Study Session Page 11 of 19 Relationship to Zoning Map & Municipal Code: While the standards will be consolidated into a new stand-alone document, which will include its own set of terms and definitions, many of the permitting requirements and standards will still rely on, and be implemented by, the City’s adopted Zoning Map and Municipal Code. As examples, noticing and appeal procedures, utility undergrounding requirements, tree removal permits, and many other sections of the Municipal Code will still apply. While the City’s Zoning Map will not be used to determine where Design Standards are applied, it will still be used to determine the allowable uses of property. Type of Regulation Refer to? Permitting Processes Zoning Ordinance Subdivision Standards Subdivision Ordinance Permitted Uses Zoning Ordinance Site Layout Design Standards (New!) Architectural Design Design Standards (New!) Tree Removal Requirements Zoning Ordinance Table 2: Regulations and Reference Point • Core Concept #12: Many standards and permitting processes contained in the Campbell Zoning Ordinance and Municipal Code shall still apply to properties subject to the Design Standards. Relationship to Area / Neighborhood Plans The new Design Standards will incorporate existing design requirements contained within the City’s existing Area and Neighborhood Plans to the extent feasible6. The Area and Neighborhood Plans will continue to apply to single-family residential projects, commercial/industrial development, and streetscapes. A detailed explanation of the methodology being used to prepare the standards has been provided in the following section. • Core Concept #13: The Design Standards under development will continue to rely on the Area and Neighborhood Plans for streetscape standards. All other standards contained with the City’s Area and Neighborhood Plans will be superseded by the standards under development. 3) Methodology being used to prepare the standards. 6 Note: To avoid pitfalls identified by the original workplan effort, the comparative analysis shall be limited to those standards captured by the zoning envelope analysis. Accordingly, subjective policy guidance (e.g., colors, materials, relationships between buildings) that may exist within existing policies documents will not be flagged or brought forward for further discussion. 1 Packet Pg. 13 Multi-Family Development and Design Standards - Study Session Page 12 of 19 In developing Design Standards for the City of Campbell, there are six major design phases. As these phases represent major milestones in the work effort, the schedule provides for check-ins throughout to ensure the standards under development remain aligned with priorities and completed on schedule. At each major check-in, staff will provide “Test Fits” to illustrate how the standards are being shaped by the process and to identify areas requiring refinement. Figure 11 – Test Fit Example Phase 1 (Existing Conditions Analysis): The first phase, or research phase, is nearly complete which entails an analysis of existing conditions in the City. This information was summarized in the September 20, 2022, City Council Report (reference Attachment G). The existing conditions analysis included a review of standards contained in the City’s existing planning documents (e.g., zoning ordinance, area plans), evaluation of the residential densities under consideration as part of the General Plan and Housing Element update, and evaluation of the existing built environment in Campbell (i.e., frontage types by area in the City) and physical context of different areas (walkable or auto-oriented). In addition, the City conducted outreach with key stakeholders and the community to educate and solicit feedback on key issues that will need to be addressed. 1 Packet Pg. 14 Multi-Family Development and Design Standards - Study Session Page 13 of 19 Figure 12: Excerpts from September 20, 2022 Council Report – Density & Height Phase 2 (Conflicts Identified): Based on the evaluation of the City’s existing development standards and studied land uses completed in Phase 1, staff and the consultant team identified areas where the standards conflict with the land use designations / densities under consideration. For example, the slope line required by Area 2 of the Winchester Boulevard Master Plan represents a broad, one size fits all, approach to regulating mass/bulk/height that may preclude development of projects that meet the existing and proposed residential densities under consideration by the General Plan. As part of the update process, staff will present alternative design standards to address these conflicts. (reference ‘Key Issues that need to be addressed’). Figure 13 – Standards Reviewed & Conflicts Identified Phase 3 (Development of Design Standards): Having reviewed the City’s built environment and development standards in Phase 1 and identified conflicts under Campbell’s existing standards that need to be addressed in Phase 2, Phase 3 begins to focus on development of the design standards will be developed to meet the city’s objectives and generate the intended physical character. The standards can incorporate a range of approaches that regulate different design elements of a building (i.e., frontages) based on its context. During this process, the City will need to identify which standards (i.e., frontage types, building types, architectural standards) should be included in the Design Standards and the specificity desired. Phase 3 largely serves to identify the design standards that will be used, so the City can direct how prescriptive or flexible the standards should be in the community, and of the specificity for which a building and/or site design should be regulated. Off-street parking regulations, and other key standards fundamental to the design of projects will be discussed in this phase. Phase 4 (Mapping of Auto-Oriented and Walkable Neighborhoods): Beyond identifying the design elements to be used in the standards, the City will need to map how the standards should apply in different parts of the community. As a starting point, Phase 4 will first map areas of the community which have an ‘auto-oriented’ or ‘walkable’ neighborhood context. The City can use this delineation to apply different design 1 Packet Pg. 15 Multi-Family Development and Design Standards - Study Session Page 14 of 19 standards based on this context. For example, storefronts and lower parking standard might be appropriate to apply in areas that are walkable (i.e., Downtown), whereas areas that are more auto-oriented (San Tomas Area Neighborhood) might warrant allowing porches and establishing a higher parking requirement. Figure 14 & 15 – Auto-Oriented (San Tomas) vs. Walkable Context (Downtown) Phase 5 (Mapping of Form-Based Zones & Selection of Design Standards): Having identified in Phase 3 the design standards that should be used and conducted mapping in Phase 4, this Phase focuses on assigning how the sets of design standards will apply to specific areas throughout the City. This initial map and associated set of standards will be released as part of the Administrative Draft. Phase 6 (Final Mapping of Form-Based Zones and Refinement of Design Standards): Based on the feedback provided on the Administrative Draft, completed in Phase 5, staff and the consultant will refine the standards and finalize the form-based zoning map. These will be presented for review and refinement a final time prior to adoption. Together, the form-based zones and refined standards will represent the final Design Standards for use with new housing projects in the community. 4) How the standards are organized and key terminology. The Design Standards (reference Attachment C – Sample Design Standards) will be consolidated into a stand-alone document, organized into chapters by topic area. A summary of key terminology/concepts used in the standards has been provided as a dedicated attachment (reference Attachment B – Key Terminology and Concepts). Figure 16: Example of Key Terminology and Concepts 1 Packet Pg. 16 Multi-Family Development and Design Standards - Study Session Page 15 of 19 The following table outlines the contents and general description of the purpose of each chapter that will be included in the standards. # Chapter Title Description / Purpose 1 Preamble Establishes purpose and applicability of the standards and form-based zones. Identifies which sections of the Campbell Municipal Code are superseded or to remain applicable. 2 Introduction/Applicability 3 Establishment of zones 4 Specific to uses Identifies which uses are allowed in which form- based zones. This section will reference zoning ordinance for a list of permitted, conditional, and prohibited uses. 5 General standards Development and design standards. 6 Specific to buildings 7 Specific to frontages 8 Specific to architecture 9 Specific to large sites Standards which govern the division of larger properties into smaller blocks and assign zones. 10 Administration Allows for administrative relief to design standards, with limitations on the type and scale of relief. This is to allow flexibility for projects not meeting certain standards. 11 Definitions Provides definitions to terminology that is used in the Standards. Table 2: Chapters of the Multi-Family Development and Design Standards 5) How recent adopted state legislation affects the update. In late September, Governor Newsom signed several new land use and housing bills which restrict the City’s ability to require parking for new development near transit (AB 2097; adopted September 26, 2022) and allow residential development on commercial properties (AB 2011/SB 6; adopted September 28, 2022). The work plan will account for these changes as follows: • Assembly Bill 2097 (AB 2097) prohibits public agencies from enforcing minimum automobile parking requirements for residential, commercial, and mixed-use developments located within ½ mile of public transit (industrial properties are not affected). 1 Packet Pg. 17 Multi-Family Development and Design Standards - Study Session Page 16 of 19 Figure 17: 1/2 Mile Buffer Map from Public Transit7 (Includes Stops in the Regional Transportation Plan) Actions in Response: Staff will amend the City’s Parking Ordinance to reference the new minimum parking requirements and exceptions. The Design Standards under development will also plan for building types that provide, and do not provide, parking based on their proximity to qualifying public transit. Working with the Ad-Hoc Subcommittee of the Planning Commission, staff will return with recommendations on proposed parking standards that focus on areas outside of the AB 2097 buffers, including potential reduction factors (e.g., car share, bicycle parking). • Assembly Bill 2011 (AB 2011) & Senate Bill 6 (SB 6) are considered ‘sister’ bills as they share many similarities (i.e., both allow for housing in commercial areas, both require prevailing wage). 7 Under AB 2097, “Public transit” means a major transit stop as defined in Section 21155 of the Public Resources Code. This definition includes major transit stops that are included in the applicable regional transportation plan. 1 Packet Pg. 18 Multi-Family Development and Design Standards - Study Session Page 17 of 19 Figure 18: Potentially Impacted Commercial Properties under AB 2011 & SB 6 Actions in Response: Staff will ensure the standards apply to qualifying commercial properties where future housing can be developed under the provisions of the bill. 6) Key issues that need to be addressed in upcoming meetings Staff will be seeking feedback from the Commission and Council in the following subject areas to help shape the first draft of the Design Standards in November 2022 (see Project Schedule below). • Regulation of architectural standards • Large site development standards • Standards to address adjacency and context • Off-street parking regulations This feedback will shape the development of the Design Standards to be shown in the release of the Administrative Draft in January / February 2023. The draft standards will be returned to the Commission and Council for feedback, as well as input on the following areas of discussion that will be necessary to complete the effort: • Compliance with standards 1 Packet Pg. 19 Multi-Family Development and Design Standards - Study Session Page 18 of 19 • Public review process Project Schedule / Next Steps On November 8, 2022, and on November 15, 2022, the Planning Commission and City Council, respectively, will be asked to weigh in on the key issues that need to be addressed in the near-term (i.e., proposed reductions to parking standards). Based on the feedback provided, staff will work with the design consultant to develop the Administrative Draft of the Standards and assign those standards to a form-based zoning map which will be presented next year. 2022 • November 1 – Joint PC/CC Meeting (key concepts/approach) (subject meeting) • November 8 &15 – PC/CC Meeting (key standards, walkability map, etc.) • November 22 & 29 – PC/CC Meeting (review of draft test fits for Housing Element) 2023 • January /February – Administrative Draft Released/Form-Based Zones Reviewed • March – Adoption of Standards & Form-Based Zones This timeline keeps the project on schedule for an anticipated adoption in March of 2023 with the General Plan and Housing Element. FISCAL IMPACTS There are no specific fiscal impacts associated with this item. Prepared by: Stephen Rose, Senior Planner Reviewed by: Rob Eastwood, Community Development Director 1 Packet Pg. 20 Multi-Family Development and Design Standards - Study Session Page 19 of 19 Approved by: Brian Loventhal, City Manager Attachment: a. Guiding Principles b. Key Terminology and Concepts c. Sample Design Standards d. Public Transit Stop Half-Mile Buffer e. AB 2011 and SB 6 Summary Chart f. Zoning Envelope Analysis g. September 20, 2022 - City Council Report 1 Packet Pg. 21 Multi-Family Development and Design Standards Guiding Principles Guiding Principle #1: Keep it Simple - Consolidate the standards in a single document - Supersede, rather than attempt to amend, existing standards - Limit the comparison of proposed standards against vague/existing policies Guiding Principle #2: Keep it Focused - Focus on priority housing types (small-lot, multi-family, mixed-use development) - Prevent ‘scope creep’ by deferring non-priority items (i.e., single-family) in this first phase - Stay on schedule to avoid conflicts with Housing Element/General Plan work effort Guiding Principle #3: Keep it Engaging - Illustrate design concepts rather than rely on narrative and technical terms - Provide multiple opportunities to participate in-person and online - Hold targeted meetings on needs of key stakeholders - Provide for on-demand appointments, as needed Guiding Principle #4: Keep it Moving 1.a Packet Pg. 22 Attachment: Guiding Principles (Multi-Family Development and Design Standards - Study Session) Opticos Design, Inc. 2022 Terminology & Concepts Form-based zones compared to conventional zones Form-based codes (FBCs) represent a paradigm shift in the way that the built environment is regulated. The formal short definition of a FBC is as follows: Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning. Unlike conventional, use-based codes, FBCs utilize the intended form and character, rather than use as the organizing framework of the code. 1.b Packet Pg. 23 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Physical Contexts Walkable:Walkable contexts consist of areas where a person can walk, bike or ride transit to work to fulfill most shopping and recreation needs. These areas allow for but do not require the use of a vehicle to accommodate most daily needs. Auto-oriented/Drivable:Auto-oriented (or drivable) contexts consist of areas developed mainly after the 1950s. This type of development is driven by the priority to accommodate the automobile. Characteristic of this context type, land uses are segregated and often buffered, leaving large distances between them and contributing to the need for the automobile for day-to-day functions. Walking and cycling occur in these areas, but generally for recreation rather than destination purposes due to low connectivity and few amenities within short walking distance. 1.b Packet Pg. 24 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Building Size House Scale Building: A building that is the size of a small-to-large house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall, including wings. Block Scale Building: A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous facade as long as most or all of a block. Building Footprint: The outline of the area of ground covered by the foundations of a building or structure. Main Body: The primary massing of a primary building. Wing: A structure of at least five feet in depth physically attached to, and secondary to, the main body of a primary building. Main Body Wing 1.b Packet Pg. 25 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Design Site A portion of land within a parcel, delineated from other design sites and/or parcels to accommodate no more than one building type. The main purpose of a design site is to allow a parcel large enough to contain more than one building type to contain multiple building types while not requiring the legal subdivision of the parcel into additional parcels. One parcel One parcel proposed for three design sites. Each design site is sized in compliance with the width and depth standards of the zone. One parcel with three resulting primary buildings in compliance with required setbacks. Individual design sites are not required to be recorded as new parcels. 1.b Packet Pg. 26 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Facade Zone The area between the minimum and maximum setback lines along the front of a design site and along the side street of a corner design site where the building facade is required to be placed. The zone standards identify the minimum amount of facade to be placed in the facade zone. Façade Zone 1.b Packet Pg. 27 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Frontage Types Physical elements configured to connect the building facade to the back of the sidewalk abutting a street or public open space depending on the intended physical character of the zone. 1.b Packet Pg. 28 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Large Site Requirements Developments of at least three acres or at least 700 feet long or deep shall be designed per the following standards: •Developments of 20 acres or less, see Figure 1 [Walkable Neighborhood Plan Design Process Overview for Large Sites (3 to 20 Acres)]; •Walkable Neighborhood Plan (WNP). Proposed development is required to include a Walkable Neighborhood Plan (WNP)in compliance with this Subsection that identifies the proposed and existing blocks, civic and open spaces, and streets within 1,500 linear feet of the proposed development. WNPs shall include the information required in Section x.9.030 (Walkable Neighborhood Plan). 1.b Packet Pg. 29 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Civic Space Types 1.b Packet Pg. 30 Attachment: Key Terminology and Concepts (Multi-Family Development and Design Opticos Design, Inc. 2022 Terminology & Concepts Adjustments to Standards This section is intended to allow for minor deviations from certain standards in this FBC for specific situations because of the prescriptive nature of the standards. 1.b Packet Pg. 31 Attachment: Key Terminology and Concepts (Multi-Family Development and Design 1.cPacket Pg. 32Attachment: Sample Design Standards (Multi-Family Development and Design Standards - Study Session) 1.cPacket Pg. 33Attachment: Sample Design Standards (Multi-Family Development and Design Standards - Study Session) 1.cPacket Pg. 34Attachment: Sample Design Standards (Multi-Family Development and Design Standards - 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Study Session) 1.cPacket Pg. 404Attachment: Sample Design Standards (Multi-Family Development and Design Standards - Study Session) Half-Mile Buffer - MTC Major Stops City of San Jose, County of Santa Clara, Bureau of Land Management, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, METI/NASA, NGA, EPA, Transit Stops - Major (2021) - Transitstops 2021 existing planned 0_5Mile_Buffer_of_transitstops_major_2021 9/27/2022 0 1.5 30.75 mi 0 2 41 km 1:108,261 1.d Packet Pg. 405 Attachment: Public Transit Stop Half-Mile Buffer (Multi-Family Development and Design Standards - 1.e Packet Pg. 406 Attachment: AB 2011 and SB 6 Summary Chart (Multi-Family Development and Design Standards - Study Session) © 2022 Opticos Design Inc. Zoning regulations set limits on where buildings can fit on any given site, how tall the buildings can be, and how much of the lot they can occupy. This translates into a 3-dimensional shape, depicted in these diagrams, referred to as the "zoning envelope". State law currently prohibits local governments from reducing housing capacity by further limiting these envelopes. City of Campbell Task A.4 - Analysis September 2022 Campbell Residential Design Standards R-3 R-2R-D, R-M Zoning Envelope Analysis Key Characteristics Height Feet 35 max. Stories 2.5 max. FAR R-D 0.45 max. R-M 0.50 max. Lot Coverage 40% max. Density (du/ac) R-D N/A (2 du/lot) R-M 6 - 13 max. Typical Adjacencies Along Rear R-1-6, R-2, R-3 Key Characteristics Height Feet 35 max. Stories 2.5 max. FAR 0.55 max. Lot Coverage 40% max. Density (du/ac)14 - 20 max. Typical Adjacencies Along Rear R-1-6, R-D, Commerical/office districts Key Characteristics Height Feet 40 max. Stories 3 max. FAR 0.55 max. Lot Coverage 40% max. Density (du/ac)21 - 27 max. Typical Adjacencies Along Rear PD, R1-6, R-D, Commerical/office districts WBMP Area 2 The "slope line", or variable rear setback, implies different potential for building height along Winchester Boulevard depending on the depth of the lot. On lots less than about 105' deep, a third story is not feasible. STANP: R-D, R-M, R-2, R-3 Although zoning in the San Tomas Area Neighborhood Plan technically allows up to 2.5 stories, the 28' height limit makes a half-story above the second difficult to achieve without reducing ceiling heights to the bare minimum. Key Characteristics Height Feet 28 max. Stories 2.5 max. FAR R-D 0.45 max. R-M 0.50 max. R-2, R-3 0.55 max. Lot Coverage 40% max. Density (du/ac)6 - 13 max. Typical Adjacencies Along Rear R-1-6 Key Characteristics Height Feet 45 max. Stories 1 min.; 3 max. Ground Floor Ceiling Height 15' min. Building Frontage 120' max. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear R-2, R-3 (some R-1-6 at north) WBMP Areas 1 + 3 The "slope line", or variable rear setback, implies different potential for building height along Winchester Boulevard depending on the depth of the lot. On lots less than about 130' deep, a fourth story is not feasible. Key Characteristics Height Feet 55 max. Stories 2 min.; 4 max. Ground Floor Ceiling Height 15' min. Building Frontage 200' max. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear R-1-6, R-2, PD 1.f Packet Pg. 407 Attachment: Zoning Envelope Analysis (Multi-Family Development and Design Standards - Study Session) © 2022 Opticos Design Inc. City of Campbell Task A.4 - Analysis September 2022 Campbell Residential Design Standards ECAMP North Blocks 2 + 3 For parcels on the north side of East Campbell Ave between Foote Ave, Page St, and Poplar Ave, the East Campbell Avenue Master Plan requires a 15' rear setback for the first two stories and a 20' rear setback beginning at the third story. ECAMP North Block 1 The East Campbell Avenue Master Plan requires a 10' setback from the railroad right of way for the block between Civic Center Dr and Foote Ave. C-3, ECAMP North Block 4 In the C-3 zone and on the north side of East Campbell Ave between Highway 17 and Union Ave, no setbacks are required beyond what the building code specifies. Zoning Envelope Analysis Key Characteristics Height 45' max. Ground Floor Ceiling Height C-3 "Tall" ECAMP NB 4 15' min. FAR C-3 1.25 max. ECAMP NB 4 1.50 max. Lot Coverage No max. Density (du/ac)27 max. Typical Adjacencies Along Rear PD, C-2 Key Characteristics Height Feet 45 max. Stories 2 min. Ground Floor Ceiling Height 15' min. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear Railroad ROW Key Characteristics Height Feet 45 max. Stories (ECAMP)2 min. Ground Floor Ceiling Height 15' min. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear PD, R-1-6 SOCA Sub-Area 2 Sub-Area 2 in the South of Campbell Avenue Area Plan includes a few large, undivided parcels, in addition to several parcels west of the tracks with more regular dimensions. Sub-Area 2 sets a 50' maximum height limit and requires projects to redevelop at least 1.5 acres. ECAMP South Block 3 The East Campbell Avenue Master Plan requires a 5' rear setback for the parcels on the south side of East Campbell Ave between Highway 17 and Union Ave. ECAMP South Blocks 1 + 2 The trapezoidal parcels on the south side of East Campbell Ave between Railway, Dillon, and Gilman Avenues have long frontages on East Campbell. The East Campbell Avenue Master Plan requires a 10' setback at the rear—abutting the side property lines of the parcels further down the block. Key Characteristics Height Feet 45 max. Stories 2 min. Ground Floor Ceiling Height 15' min. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear PD Key Characteristics Height Feet 45 max. Stories 2 min. Ground Floor Ceiling Height 15' min. FAR 1.50 max. Lot Coverage No max. Density (du/ac)No max. Typical Adjacencies Along Rear PD Key Characteristics Height 50' max. Min. Project Area 1.5 acres Lot Coverage No max. Density (du/ac)12 - 27 max. Typical Adjacencies Along Rear Creek, Mobile Home Park Zoning regulations set limits on where buildings can fit on any given site, how tall the buildings can be, and how much of the lot they can occupy. This translates into a 3-dimensional shape, depicted in these diagrams, referred to as the "zoning envelope". State law currently prohibits local governments from reducing housing capacity by further limiting these envelopes. 1.f Packet Pg. 408 Attachment: Zoning Envelope Analysis (Multi-Family Development and Design Standards - Study Session) City Council Report TITLE: Receive a Progress Update on the Residential Design Standards Work Plan Effort and Preparation of an Initial Draft of the Multi- Family Residential Development and Design Standards. (File No.: PLN-2022-90) RECOMMENDED ACTION That the City Council receive the report and provide feedback on the initial approach for preparing the Multi-Family Residential Development and Design Standards. PURPOSE The purpose of this item is to provide an update to the City Council on the Residential Design Standards work plan effort, including the following: a) Feedback received from the public and developer meetings held to date and how it informs the focus and direction of the Residential Design Standards; and b) Informational overview of the steps taken by the City’s consultant, Opticos, to prepare an Initial Draft of the Multi- Family Residential Development and Design Standards, including an evaluation of the City’s planning documents, and an analysis of the existing built environment in Campbell. BACKGROUND On August 17, 2022, the City Council received a ‘Kick-Off’ report on the subject item, provided guidance on key aspects of the work plan and established four guiding principles to ensure the scope of work remains focused on priorities and is completed on time (reference Attachment A – Council Feedback & Guiding Principles). On August 23, 2022, the Planning Commission received the same ‘Kick-Off’ presentation presented to the Council on August 17, 2022, as well as a summary of Council direction from the meeting. At the meeting, the Planning Commission appointed Commissioners Buchbinder and Kamkar to serve on an Ad-Hoc Subcommittee which will help research topic areas of interest – such as best practices related to parking standards. DISCUSSION The City of Campbell needs to adopt objective standards to effectively review development of housing projects, consistent with state law. Once established, these Item: 13 Category: UNFINISHED BUSINESS Meeting Date: September 20, 2022 13 Packet Pg. 170 1.g Packet Pg. 409 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 2 of 9 standards will serve to provide significant control over the site layout and architectural design of new housing projects, over which the City currently has limited or no control. This item serves as an update on the City’s effort to prepare and adopt Citywide development and design standards for multi-family and mixed-use development projects, which have been prioritized to account for new land use designations under consideration as part of the General Plan and Housing Element updates. Given the limited time to complete the update prior to the adoption of the General Plan and Housing Element updates early next year (March 2023), the project scope does not involve single-family homes. To make this distinction clear, and to be consistent with Council direction from its meeting of August 27, 2022, staff intends to rebrand the workplan from “Residential Design Standards” to “Multi-Family Development and Design Standards” going forward. The following discussion includes a summary of recent community engagement performed and public feedback, an overview of the steps being taken to develop new standards, a summary of the sites included in the initial test fit studies, and review of the project schedule and next steps. Community / Stakeholder Engagement & Feedback In August and September of 2022, staff took several actions to facilitate community and stakeholder feedback, including conducting a series of community and stakeholder outreach meetings, hosting a booth at the weekly Farmer’s Market, and distributing an online survey. Through these outreach events, staff collected detailed feedback from the community, interested parties, and developers on community design preferences and key considerations related to the plan effort as follows. A summary of community feedback received to date has been provided in Attachment B – Community Survey Results and Public Feedback: - Encourage projects to have varied/pitched roofs that look like an assemblage of multiple distinct buildings (i.e., Cresleigh/Parkview). Figure 1: Proposed Cresleigh/Parkview Project - Discourage projects with exclusively flat roofs (i.e., 300 Railway Avenue/St. Anton, Pennylane) 13 Packet Pg. 171 1.g Packet Pg. 410 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 3 of 9 Figures 2 & 3: 300 Railway/St. Anton & Pennylane Projects - Encourage Spanish architectural styles, especially at the Pruneyard and along Winchester Boulevard near the Community Center. Figures 4 & 5: Sample Images of Spanish Styles from the Community Design Survey - Support “Cannery” style architectural in the Downtown and surrounding areas. Figure 6: Example “Cannery” style architecture at 300 Orchard City Drive - Consider establishing different parking standards for specific uses (i.e., parking needs for senior housing projects change over time). - Consider changes to private and common open space regulations (e.g., allow flexibility to decrease private open space but increase common open space and vice versa, allow a ‘credit’ system for common open space) - Be mindful with standards that are overly prescriptive (e.g., architecture, setbacks) Further, the community was polled on architectural preferences by specific areas and neighborhoods of the City including West Campbell, Winchester Boulevard, Downtown, Creekside/Pruneyard, and San Tomas area. A summary of policies pertaining to these areas, and public feedback received, have been included in Attachment C. 13 Packet Pg. 172 1.g Packet Pg. 411 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 4 of 9 The feedback received will be incorporated in the preparation of the Initial Draft of the Multi-Family Residential Development and Design Standards. Review of Existing Standards & Built Environment To support research needed to prepare an Initial Draft of the Multi-Family Residential Development and Design Standards Opticos has conducted a review of the standards contained in the City’s existing planning documents (e.g., zoning ordinance, area plans), the residential densities under consideration as part of the General Plan and Housing Element update and conducted an evaluation of the existing built environment in Campbell. Opticos is evaluating the standards (i.e., setbacks, floor area ratio, lot coverage) with the assistance from staff to determine what standards can be retained and which standards will need to be adjusted to account for the new land use designations under consideration. As the City Council will be separately considering refinements to the Draft Housing Opportunity Site map inventory later this year, this research is also anticipated to help highlight properties in the City where a reduction density may be warranted to minimize compatibility issues that may otherwise result (see related discussion under ‘Next Steps’). While still in draft form, results of these initial efforts are included as Attachments D through J and summarized as follows: 1. Zoning Envelope Analysis (Attachment D) The intent of this analysis is to illustrate how properties in Campbell can be developed today using the existing codes. This ‘Zoning Envelope Analysis’ provides a 3-D representation of the potential building form based on a review of existing objective standards and will be used going forward for comparison purposes with the new Multi- Family Residential Development and Design Standards Figure 7: Excerpt from Zoning Envelope Analysis 13 Packet Pg. 173 1.g Packet Pg. 412 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 5 of 9 2. Frontage Type Analysis (Attachment E) Opticos has also begun to evaluate the existing built environment in Campbell and conducted a streetscape study of “frontage types” (i.e., how buildings interface the street) found in the City. The Frontage Type Analysis illustrates some of the most common frontage types, by land use designations under consideration by the General Plan (reference Attachment F – Draft General Plan Map and Symbology), with large circles representing more representative examples of the frontage types identified. Figure 8: Excerpt from Frontage Type Analysis Based on this information, Opticos will work with staff to develop frontage type standards unique to Campbell and apply them to areas where they are present in the community. For example, as the ‘Shopfront, Recessed/Angled’ frontage type is commonly found in the Campbell Downtown, it will be retained as a design option for future projects in that area. 3. Existing Height Limits Analysis (Attachment G) Understanding building height is a major consideration of the update, Opticos has worked with staff to prepare an analysis of existing height limits in the City. Figure 9: Excerpt from Existing Height Analysis This information, in addition to the Zoning Envelope Analysis, will serve to inform the initial application of standards and help identify areas where significant differences in height between existing and proposed land use designations may present compatibility considerations. Working with Opticos, staff intends to prepare a Height Analysis that accounts for planned land use designations and standards, once developed, and 13 Packet Pg. 174 1.g Packet Pg. 413 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 6 of 9 explore ways that the City’s maximum building height of 75-feet may be respected, even in circumstances where a developer pursues a density bonus. 4. Density Limits in Draft General Plan Analysis (Attachment H) To better understand land use designations under consideration by the Housing Element and General Plan, Opticos prepared a gradient ‘heat map’ of residential densities throughout the City. Figure 10: Excerpt from Density Limits in General Plan Analysis This map will be one of several tools presented to the Council in November of this year, when considering refinements to the Housing Opportunity Sites inventory, to help determine where potential conflicts between land uses may occur and how they may be addressed by the new standards under development. 5. Parking Standards (Attachment I & J) Staff is working with Opticos and the Planning Commission Ad-Hoc subcommittee to evaluate options for proposed modifications to Campbell’s parking standards. This initial research includes the following components: • Campbell Parking Standards Summary: Included as Attachment I, a summary of Campbell’s existing parking standards and the parking standards allowed by state density bonus law, has been provided. • Parking Standards Comparison Studies: Included as Attachment J, staff has started to prepare an initial draft of a parking standards comparison survey, summarizing how the City of Campbell’s residential parking standards compare to those adopted, or under consideration by, adjoining communities. • Walkability Map: As part of the update, Opticos will prepare a map which identifies the ‘walkability’ of specific properties (i.e., within a half-mile of transit/10-minute walking distance of specified amenities). This map will serve to inform where specific design regulations (such as frontage treatments) may be applied and where the City may consider reducing parking standards. • Summary of Pending Legislation: As part of the parking standards analysis, staff intends to provide an update on existing and pending legislation that reduces 13 Packet Pg. 175 1.g Packet Pg. 414 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 7 of 9 parking standards, including AB 2097 which will prohibit a minimum parking mandate on residential, commercial, and mixed-use developments within a half- mile of a major transit stop in certain circumstances. • Test Fit Studies: To help ground the exercise, the Test Fit Studies will serve to illustrate the impact of parking standards on the site layout and architectural design of new multi-family residential projects. In addition to providing these deliverables, staff will work with Opticos, as well as the Ad-Hoc Subcommittee of the Planning Commission, to identify best practices as well as case studies from communities that have been successful in reducing their parking standards. Test Fits As part of the project scope of work, Opticos will prepare “Test Fits” that will serve to illustrate the application of the Multi-Family Development and Design Standards at various stages of development (Initial Draft, Administrative Draft, Final Draft). Figure 11 – Example Test Fit Analysis At its meeting of April 19, 2022, the City Council identified the following five (5) sites to be studied: Address Existing Studied Land Use 600 E Hamilton Ave. Former Fry's Electronics MU-TO 2415 S Winchester Blvd. Safeway Shopping Center MU-TO 92 N San Tomas Aquino Rd. San Tomas Plaza MU-CC 621 E Campbell Ave. Greylands Office Park MU-HD 251 Llewellyn Ave. Uplift Family Service MDR Table 1: Identified Test Fit Sites 13 Packet Pg. 176 1.g Packet Pg. 415 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 8 of 9 As the project scope anticipates preparing up to ten (10) test fit studies, Opticos has recommended including the additional five properties to the list based on an analysis of the number of properties in the City which share similar lot shapes and configurations. For example, 139 Alder Ave. was selected for this review as it represents one of 37 properties in the City that share a similar lot size (60 feet wide, 135 feet deep) and land use designation. Address Existing Studied Land Use 74 Dillon Ave. Bay Mountain Storage MU-CC 1855 S Winchester Blvd. Office CBD 139 Adler Ave. Fourplex MDR 200 Budd Ave. Duplex LMDR 255 Dillon Ave. Storage GC-MU Table 2: Opticos Recommended Test Fit Sites While several developers/property owners have expressed interest in having their properties be included in the Test-Fit Analysis, staff is supportive of the list identified by Opticos for the initial rollout to ensure broad coverage of the standards under development and will return with alternative sites for consideration, based on developer/property owner interest, at a later phase of the update process. Project Schedule / Next Steps Based on public feedback and input received to date, Opticos has started to prepare an Initial Draft of the Multi-Family Residential Development and Design Standards which is anticipated to be completed late September / early October. Figure 12: Project Schedule The Initial Draft of the Multi-Family Residential Design Standards will be presented to the Community on October 19, 2022, and at a developer roundtable meeting on 13 Packet Pg. 177 1.g Packet Pg. 416 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session) Residential Design Standards Page 9 of 9 October 21, 2022. On November 15, 2022, the City Council will receive an update on the Initial Draft, as well as a summary of public/developer input received to date and will be asked to weigh in on key standards under review (i.e., proposed reductions to parking standards). This timeline keeps the project on schedule for an anticipated adoption in March of 2023 with the General Plan and Housing Element. FISCAL IMPACTS There are no specific fiscal impacts associated with this item. Prepared by: Stephen Rose, Senior Planner Approved by: Brian Loventhal, City Manager Attachment: a.Council Feedback & Guiding Principles b.Community Survey Results and Public Feedback c.Policies and Public Feedback on Architectural Identity d.Zoning Envelope Analysis e.Frontage Type Analysis f.Draft General Plan Map and Symbology g.Existing Height Limits h.Density Limits in Draft General Plan i.Campbell Parking Standards j.Parking Standards Comparison Survey 13 Packet Pg. 178 1.g Packet Pg. 417 Attachment: September 20, 2022 - City Council Report (Multi-Family Development and Design Standards - Study Session)