Summary of City Planning Department's July 25 Memo to Planning Commission

Note: An updated version of the memo was published on July 27 with minor changes that are described below.

In response to the Planning Commission's hesitation and the public's negative reaction to the previous draft of San Diego’s implementation SB 10, the City’s Planning Department drafted a memo to the Planning Commission on July 25 providing 3 additional options that use different transit stop criteria and distance criteria than the original proposal to determine the area of SB 10 implementation. The original proposal implemented SB 10 within 1 mile walking distance of an existing or planned major transit stop (the SDA, or Sustainable Development Areas), whereas the new proposals specify ½ mile walking distance of 3 different transit stop variations.

The maps below show which parcels in UC are impacted by the different options. (The maps are taken from the July 25 Planning Department memo.)

Original Plan for SB 10 implementation: SDA (1 mile walking distance)

Option 1: Within ½ mile walking distance of Existing Major Transit Stops

Option 2: Within ½ mile walking distance of Existing Major Transit Stops and ⅛ Mile from High Quality Bus Corridor Stops

Option 3: Within ½ mile walking distance of Existing and Planned Major Transit Stops

The July 25 Planning Department memo also details how many parcels are applicable using ⅛-mile, ¼-mile, and ½-mile walking distance from transit stops. The key metrics being considered by the Planning Commission and Council are:

1. Total number of affected lots

2. Percentage of affected residential lots

3. Distribution across 3 categories:

   1. Low resource/high segregation+poverty areas.

   2. Moderate resource areas

   3. High+highest resource areas.

The last metric shows how each option addresses fair housing opportunities for all incomes in all areas citywide. Comparisons of the options begin at P9 Table E. To summarize:

1. Option 1 affects low resource areas significantly.

2. Option 2 strikes a middle ground.

3. Option 3 affects higher resource areas more than the other two.

Further Options

Combinations of options using different distance parameters around existing vs. planned transit stops are a possibility, but are not detailed in the memo.

The July 25 memo also mentions that density can be concentrated closer to transit by using different maximum dwelling limits, maximum height limits, and minimum unit sizes based on distance from transit, but specific information about how these options might be implemented is not detailed in the memo.

An updated memo dated July 27 adds an addition option using different FAR (Floor Area Ratios) which gradually transitioning from higher to lower density based on distance from transit. Table J is updated to included the FAR values.

Potential New Development Regulations

The July 25 Planning Department’s memo main response to the public's pushback appears to be to introduce a new limit of 1 home per 1000 square feet in RS (single-family residential) zones.

At face value, this appears to provide for less density, but other details indicate less concern about impacts of these potential projects on neighboring properties. RM-1-1 base zone regulations become applicable, with a few exceptions detailed on P76 (143.1510), and include the following:

1. Smaller setbacks (compared to RM-1-1)

2. 35ft height limit vs. existing 24'/30' (and RM's 40ft).

3. No maximum lot coverage.

4. Keep the high FAR floor area ratio of 3.0.

5. No Private or Common Open Space requirements for premises less than 10,000 sf.

6. No off-street parking required in TPAs (Transportation Priority Areas).

7. No angled building envelope plane required (see diagram below).

ADU’s in Multi Unit Developments

In addition to development allowed under SB 10, it appears that 1 ADU and 1 JADU are permitted in these multi-unit developments (143.1510 (o)(1)(A)&(B)). It's not clear if these units count towards the proposed 1 unit/1000 sf limit, but it is worth noting that ADUs did not count against such limits in the previous iteration. Rear and side setbacks of zero feet are allowed for ADUs that are 16 ft or less tall regardless of the total number of units on the premises.