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SR 12-19-2023 10A City Council Report City Council Meeting: December 19, 2023 Agenda Item: 10.A 1 of 14 To: Mayor and City Council From: David Martin, Director, Administration Subject: Introduction and Adoption of Emergency Interim Zoning Ordinance Authorizing Establishment, By Resolution, of Objective Design Standards for Qualifying Housing Projects that Elect to Use the Streamlined, Ministerial Approval Process Established by Senate Bill 35 and Adoption of Resolution Establishing Objective Design Standards for Qualifying Housing Projects that Elect to Use the Streamlined, Ministerial Approval Process Established by Senate Bill 35 Recommended Action Staff recommends that the City Council: 1. Adopt a finding of no possibility of significant effect pursuant to Section 15061(b)(3)(Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines; 2. Introduce and adopt an Emergency Interim Zoning ordinance authorizing Council to establish, by Resolution, objective design standards for housing projects that qualify for the streamlined, ministerial approval process established by SB 35 housing projects; and 3. Adopt Resolution establishing objective design standards for housing projects that qualify for the streamlined, ministerial approval process established by SB 35. Summary Senate Bill 35 (SB 35) was passed in 2017 by the California State Legislature and signed into law; it was subsequently amended most recently by SB 423 in 2023. SB 35 provides qualifying housing projects the opportunity to opt -in to a streamlined approval process in jurisdictions that have not adopted a compliant Housing Element or are not meeting State-mandated housing production goals. Some of the preconditions include a minimum percentage of affordable units, labor requirements and consistency with local planning standards. Each year, the State Department of Housing and Community 10.A Packet Pg. 452 2 of 14 Development (HCD) issues an SB 35 determination that indicates which cities are subject to SB 35 (https://www.hcd.ca.gov/planning-and-community- development/statutory-determinations). HCD’s determination is based on Annual Progress Report (APR) data submitted by jurisdictions each year compared to the prorated Lower (Very-Low and Low) and Above-Moderate Regional Housing Needs Assessment (RHNA) for each jurisdiction. Figure 1: Statewide Summary of SB 35 Determinations (source: HCD) On June 30, 2023, HCD determined that Santa Monica is subject to SB 35 for housing projects that include more than 50% of their units as affordable units. This means that Santa Monica fell behind on addressing lower-income housing needs for the 5th Cycle Housing Element. The infographic created by HCD shows the statewide SB 35 determination summary. SB 35 housing projects with more than 50% of their units as affordable units are eligible for a streamlined, ministerial review process that does not require public hearings. As a 10.A Packet Pg. 453 3 of 14 result, the housing projects must only be reviewed against objective design standards (in addition to compliance with other development standards) and cannot be subject to the City’s standard architectural review process, which is designed to, among other things, prevent the development of structures or uses that are not of acceptable exterior design or appearance, are of inferior quality, or are likely to have a depreciating effect on the local environment or surrounding area by reason of appearance or value; to eliminate conditions, structures, or uses, which by reason of their effect tend to degrade the health, safety, or general welfare of the community . Because the City was not subject to SB 35 prior to June 2023, the City has no objective design standards in place for projects that qualify for and opt in to the SB 35 process. Should the City not adopt any objective design standards, projects could be approved without any design review that is intended to promote the public health, safety, and general welfare of the community. The adoption of the proposed emergency interim ordinance (Attachment A) will ensure that the City will have standards (Attachment B) in place to apply to SB 35 projects, should an applicant opt into using that process. Background Overview of SB 35 SB 35 requires streamlining the approval of qualifying housing development by providing a ministerial process through which a project is only reviewed against objective standards (including objective zoning and design review standards). SB 35 applies to jurisdictions that are not meeting their RHNA goal for construction of above - moderate income housing and/or housing for households below 80% area median income (AMI). SB 35 also applies if a jurisdiction has not adopted a compliant housing element. From a project applicant perspective, SB 35 is a voluntary program that a project applicant may elect to pursue once the State has determined that a jurisdiction has not meet its RHNA goal. As amended by SB 423, the provisions of SB 35 sunset Government Code Section 65913.4 on January 1, 2036. Similar to the City’s Administrative Approval (AA) process for housing projects, SB 35’s streamlining process is available to qualifying projects if they meet certain criteria. A 10.A Packet Pg. 454 4 of 14 comparison of the eligibility criteria for the SB 35 streamlining process as compared to the City’s streamlined AA process is shown in the table below: Table 1: Comparison of SB 35 Process vs City’s Streamlined Process for Housing Projects SB 35 Streamlining Santa Monica AA Streamlining Housing Project Type - At least 2 units - At least 2 units - No more than 33% commercial - No more than 25% commercial - At least 50% on-site affordable to low-income households - At least 15% on-site affordable per AHPP evenly distributed across all income categories - Must be consistent with objective standards (eligible density bonus/ incentives/concessions/waivers through State Density Bonus Law (SDBL) permitted) - Must be consistent with Zoning Ordinance. May include a variance or modification (eligible density bonus/incentives/concessions/waivers through SDBL permitted) Site Requirements - No limit on site size - Cannot be on sites 1 acre or more - Cannot be on a site: • With prime farmland • Designated as a hazardous waste site, unless site cleared for residential use • With a mobile home park • With conservation areas/easement or protected species • With wetlands • With a floodplain or floodway • Within a designated very high fire hazard severity zone - No environmental site limitations - Cannot demolish a historic structure - Cannot demolish a historic structure Prevailing Wage and Labor Requirements - Prevailing Wage required for projects that are both 11+ units and non-public work - Skilled and trained workforce requirements for any project over 85 feet in height - Healthcare benefits must be provided for projects with 50 units or more - None Tenant Protections - Project cannot demolish units: • Occupied by tenants within last 10 years • Subject to affordable deed restriction • Subject to any form of local rent or price control Consistent with SB 330 state requirements: - Project cannot reduce the total number of dwelling units on-site - Project must replace protected units, which are units: • Occupied by low-income tenants within last 5 years • Subject to affordable deed restriction • Subject to any form of local rent or price control • Subject to Ellis Act withdrawal in last 10 years 10.A Packet Pg. 455 5 of 14 SB 35 qualifying housing projects are processed ministerially under specified timelines. Under SB 35, design review must be objective and is strictly focused on assessing compliance with those objective design standards published and adopted by ordinance or resolution at the time of project application. This means that SB 35 qualifying housing projects are not subject to review by the Architectural Review Board under the processes and findings set forth in Santa Monica Municipal Code Chapter 9.55. Santa Monica’s RHNA & HCD’s SB 35 Determination HCD is the agency charged with determining whether a jurisdiction is required to apply the streamlining provisions of SB 35 qualifying housing projects. Each year, HCD makes a determination based on the following: • Has the jurisdiction submitted the most recent APR? • Has the jurisdiction made sufficient progress toward RHNA or prorated RHNA? If a jurisdiction has failed to submit its most recent APR, then it would automatically be subject to SB35. In making the determination of whether sufficient progress has been made toward RHNA, SB 35 defines the reporting period as the first half of the RHNA cycle (i.e. 50% of RHNA or “prorated RHNA”) or the second half of the RHNA cycle (i.e. 100% of RHNA). Because the City is not yet halfway through the 6 th Cycle RHNA, SB 35 compliance is based on the second half of the 5th Cycle RHNA (i.e. 100% of the 5th Cycle RHNA). This means that the City’s SB 35 compliance will not be updated again until the halfway point of the 6th Cycle RHNA, or in 2025. HCD considers anything less than 100% permitting progress toward 5th Cycle RHNA goals to be insufficient for purposes of SB 35. Thus in June 2023; HCD determined that the City did not make sufficient progress towards its 5th Cycle Housing Element RHNA for lower income housing. The following summary graphic displays the comparison of permits issued for housing units to the 5th Cycle RHNA. As shown, the City’s lower income RHNA target was 691 units, but the City issued permits for 545 lower income units. Therefore, at this time, development projects providing 50% of total on-site units as affordable to 10.A Packet Pg. 456 6 of 14 households at or below 80% AMI are eligible for SB 35 streamlining in Santa Monica if they meet all of the eligibility criteria. Figure 2: Progress Towards Meeting 5th Cycle RHNA (Source: HCD) To get a sense of future compliance, the below table shows the City’s progress towards meeting the 6th Cycle RHNA. HCD would evaluate the City’s progress at the halfway point of the 6th Cycle RHNA. Santa Monica’s Progress Towards 6th Cycle RHNA as of November 2023 Approved Pending In construction* (count towards 6th Cycle) RHNA Remaining Above Moderate 1,831 2,353 589 2,727 (2,046) VLI 283 198 128 2,794 2,185 LI 152 80 28 1,672 1,412 Moderate 112 32 68 1,702 1,490 Total # of Units 2,378 2,663 813 8,895 3,041 5,854 Units Expected to Count Towards 6th Cycle HE *building permits obtained after April 1, 2021 Excludes projects submitted under Builder’s Remedy 10.A Packet Pg. 457 7 of 14 Proposed Objective Design Standards for SB 35 Housing Projects (Greater than 50% affordable units) The proposed objective design standards for SB 35 housing projects are not intended to replace existing development or objective design standards already in the zoning code. Given that these standards apply only to SB 35 housing projects where more than 50% of the units are deed-restricted affordable units, the following objectives guided the creation of additional standards intended to replicate the ARB process: • No replacement of existing objective design standards in zoning ordinance already extensively discussed throughout Housing Element process • Ensure that proposed standards are not a constraint on housing production • Ensure that proposed standards are within the scope of what the Architectural Review Board would typically review Objective Design Standards (ODS) Program On April 29, 2021, the City of Santa Monica was awarded a grant from the Southern California Association of Governments (SCAG) through the SCAG Sustainable Communities Program (SCP) program – Housing & Sustainable Development award, which provides direct technical assistance to SCAG member jurisdictions on planning and policy projects. The project seeks to help support participating cities with a greater understanding of the role of objective development and design standards in increasing housing production in Los Angeles County and throughout California. The project scope includes permit streamlining assistance, an online cost estimator tool, and the preparation of objective design standards. AECOM consultants have been assisting the City on this ODS Project with technical assistance in preparing the proposed SB 35 objective design standards for Council’s consideration. Staff and AECOM have been developing objective design standards based on the public comments provided during the project’s initial outreach with the community, ARB, and Planning Commission. Below is a brief overview of the public meetings held for the ODS project to date: 10.A Packet Pg. 458 8 of 14 • On August 22, 2022, the City hosted a virtual community workshop with approximately 32 participants consisting of community members and stakeholders and provided an introduction to the Objective Design Standards project. • On September 19, 2022, the Architectural Review Board held a study session on the ODS program and discussed the design features and concepts the Board is most interest in seeing developed in housing projects. • On October 19, 2022, the Planning Commission held a study session on the introduction of the ODS Program and discussed design principals most important to the overall design of housing projects that should be evaluated as part of the ODS project. • On October 26, 2023, the City hosted a second virtual community workshop with approximately 38 participants and discussed both SB 35 draft objective design standards and potential BAP conceptual design standards. • On November 6, 2023, the Architectural Review Board held a study session and provided comments on the draft SB 35 design standards and conceptual BAP design standards. • On November 15, 2023, the Planning Commission held the first of two study sessions on objective design standards. The Commission was presented with and provided comments on draft SB 35 design standards that are the subject of this Emergency IZO currently proposed for City Council consideration. • On November 27, 2023, the City hosted a virtual community roundtable discussion including architects and affordable housing providers on the draft SB 35 objective design standards, with a particular focus on whether the draft standards would be workable and not present barriers to developing affordable 10.A Packet Pg. 459 9 of 14 housing projects. Additional feedback received from affordable housing providers during this session has been incorporated into the proposed IZO standards. • On December 6, 2023, the Planning Commission held the second of two study sessions on objective design standards. The Commission was presented with and provided comments on an introduction to conceptual objective design standards for the Bergamot Area Plan (BAP) that will be evaluated in 2024 for possible adoption as part of Housing Element Program 1.E. The purpose of the proposed Emergency Interim Zoning Ordinance and Resolution is to consider for adoption a set of objective design standards in coordination with Senate Bill 35 (SB 35) requirements and programs set forth in the 6th Cycle Housing Element. The proposed SB 35 objective design standards seek to ensure quality building design while addressing design-related issues often discussed by the Architectural Review Board (ARB) during the design review of housing projects. These design standards would apply exclusively to qualifying SB 35 projects providing at least 50% of its units as affordable. SB 35 projects are provided streamlined review and are exempt from any discretionary consideration, including ARB design review. These design standards are intended to implement the City’s design principles for housing projects absent the ARB’S review of qualifying SB 35 housing projects. In developing the standards, staff also focused on practicality, constructability and minimal additional cost so as not to create barriers to housing production. Proposed SB 35 Objective Design Standards The proposed SB 35 standards are based on common design -related issues that the ARB often discusses during its review of housing projects. Also included are standards that address recent changes in the zoning code for housing projects including the removal of restrictions that will allow ground floor residential units in non -residential districts. Additionally, in response to housing projects designing above -grade parking levels to reduce the cost of providing typical subterranean-level parking in density bonus projects, screening standards are proposed that seek to minimize its overall 10.A Packet Pg. 460 10 of 14 appearance. These objective design standards are grouped into the following categories and are provided as Attachment B: • Ground Floor: Residential and Commercial Entries and Design Elements: Based on the recent zoning changes for housing projects in Spring 2022, ground floor residential restrictions have been removed and housing units are now allowed anywhere on the ground level in most non-residential zoning districts. As such, the establishment of ground floor design standards for residential uses facing the street are necessary to ensure that the ground floor is adequately designed and pedestrian - oriented. Design standards are included for ground floors consisting of commercial uses and residential use where units are located at the sidewalk facing the street. • Facades: Transparency and Materials: These standards address design details of façade materials, transitions, and overall visual interest. Transparency standards for both residential and commercial uses on the ground floor are proposed to ensure an active ground floor design. • Open Space: Roof Decks, Juliet Balconies, Landscaping, and Social Spaces: The design and programming of open space for residential projects is critical to ensuring the quality of life for residents. In coordination with existing open space requirements, these standards seek to provide additional flexibility to ensure that the design of a project’s private and common open space are designed in a manner that maximizes resident use and enjoyment of the space. Balconet requirements are proposed as an alternate form of private open space other than traditional private balconies for residential units. Additionally, social space standards are included to ensure that common outdoor space is designed with adequate amenities (i.e. seating, cooking facilities, water features, play areas, etc.) that ensure the maximum use of these spaces by residents. 10.A Packet Pg. 461 11 of 14 • Parking: Entry Design and Screening of Above Grade Structured Parking: These standards are intended to ensure that any above -grade parking levels proposed within housing projects are adequately screened and designed with materials that integrate well into the project’s design (minimize the appearance of parking levels above the ground floor). Summary of ARB Study Session The Architectural Review Board held a study session on November 6, 2023. The Board acknowledged that because the standards are likely to apply to projects with a significant percentage of affordable housing including 100% affordable housing, consideration should be given to focusing any requirements only on elevations that face a public street in order to ensure that objective design standards are not cost prohibitive. The Board made a number of additional suggestions that have been incorporated into the draft standards. The comments focused on usability and constructability, while maintaining a high level of design. The ARB commented on standards for glazing at residential ground floor units, ensuring practicality where services such as trash are required, increasing clarity and flexibility in requirements for design of windows, common open space and landscaping. Overall, staff is supportive of the Board’s comments and recommendations, and the standards have been revised accordingly. Summary of Planning Commission Study Session On November 15, 2023, the Planning Commission held a study session to review the proposed SB 35 objective design standards. The comments generally focused on ensuring practicality and to refrain from requirements that might add unreasonable costs or barriers to the development of housing and, in particular, for affordable housing development. The Commission also suggested additional intent statements for greater 10.A Packet Pg. 462 12 of 14 clarity. Other comments included ensuring there would be no conflicts between design standards and other requirements, suggestions for additional refinements for pedestrian orientation at the street level, and for greater flexibility and practicality in common open space standards. Comments from the Planning Commission have been addressed in the proposed objective design standards. Summary of Roundtable Discussion with Housing Providers On November 27, 2023, staff held a roundtable discussion with affordable housing providers and architects who are involved in designing such projects. The group provided key insight into specific operational requirements that enabled revisions to the standards to avoid unnecessary conflicts. Comments included flexibility for residential entries and for common open space requirements. As a result of the comments received during the roundtable discussion, staff has made changes to the proposed objective design standards to provide more flexibility in achieving ground floor activation if there are ground floor residential units, created a sliding scale for landscape requirements, and added a definition of a shade tree. Emergency Interim Zoning Ordinance and Resolution Santa Monica is currently subject to SB 35 for qualifying housing projects with at least 50% affordable housing. Therefore, the proposed Emergency Interim Zoning ordinance (EIZO) will authorize Council to establish, by Resolution, objective design standards for housing projects that qualify for and elect to use the streamlined, ministerial approval process established by SB 35 and is intended to ensure that objective design standards are immediately in effect upon adoption of the ordinance. Staff further recommends adoption of the separate Resolution establishing the objective design review standards that will be applicable to qualifying projects that elect to use the SB 35 process. While staff has conducted multiple study sessions and community engagement on the proposed standards, the EIZO and Resolution allow the SB 35 objective design standards to be revisited for improvements upon further evaluation as necessary. 10.A Packet Pg. 463 13 of 14 Because housing projects that opt in to the streamlined, ministerial approval process established by the housing projects must only be reviewed against objective design standards (in addition to compliance with other development standards) and are not subject to the City’s standard architectural review process, without objective design standards, housing projects could be approved without any design review that is intended to promote the public health, safety, and general welfare of the community. Environmental Analysis The proposed approval of the EIZO and Resolution to establish objective design standards for qualifying SB 35 projects is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines (common sense exemption). Based on the evidence in the record, it can be seen with certainty that there is no possibility that the proposed interim ordinance may have a significant effect on the environment. The proposed ordinance and resolution are administrative and regulatory in nature in that they establish objective design standards to ensure that future SB 35 projects will be subject to design review consistent with SB 35. The objective design standards to not alter development standards for housing projects previously analyzed as part of the 2021-2029 6th Cycle Housing Element Environmental Impact Report (EIR) [SCH No. 20212269242021] that was certified by Council on October 12, 2021, with an Addendum to the EIR approved on October 11, 2022. Therefore, no further environmental review under CEQA is required. Financial Impacts There is no immediate financial impact or budget action necessary as a result of the recommended action. 10.A Packet Pg. 464 14 of 14 Prepared By: Jing Yeo, Planning Manager Approved Forwarded to Council Attachments: A. SB 35 Objective Design Standards Emergency IZO B. SB 35 Objective Design Standards Resolution C. PowerPoint Presentation 10.A Packet Pg. 465 1 City Council Meeting: December 19, 2023 Santa Monica, California ORDINANCE NUMBER _________ (CCS) (City Council Series) AN EMERGENCY INTERIM ZONING ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA AUTHORIZING THE ESTABLISHMENT, BY RESOLUTION, OF OBJECTIVE DESIGN STANDARDS FOR QUALIFYING HOUSING PROJECTS THAT ELECT TO USE THE STREAMLINED, MINISTERIAL APPROVAL PROCESS ESTABLISHED BY SENATE BILL 35 WHEREAS, in an effort to address the California housing shortage by increasing housing supply, Senate Bill (“SB”) 35, passed in 2017 by the California State Legislature and most recently amended by SB 423 in 2023, provides qualifying housing projects the opportunity to opt-in to a streamlined, ministerial approval process through which a housing project is only reviewed against objective zoning and design review standards; WHEREAS, SB 35 applies to jurisdictions that do not have a compliant Housing Element or have not met their Regional Housing Needs Assessment (“RHNA”) goal for construction of above-moderate income housing and/or housing for households below 80% area median income (AMI); and WHEREAS, each year, the State Department of Housing and Community Development (“HCD”) issues an SB 35 determination that indicates which cities are subject to the streamlining requirements of SB 35; and WHEREAS, this determination is based upon Annual Progress Report (“APR”) data submitted by jurisdictions each year compared to the RHNA or prorated Lower (Very- Low and Low) and Above-Moderate RHNA for each jurisdiction; and WHEREAS, on June 30, 2023, HCD determined that Santa Monica fell behind on addressing Lower-Income housing needs for the City’s 5th Cycle (2013-2021) Housing 10.A.a Packet Pg. 466 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 2 Element, and, therefore, Santa Monica is subject to SB35 for housing projects that include more than 50% of their units as affordable units and elect to comply with all other requirements of SB 35; and WHEREAS, as a result, eligible housing projects must only be reviewed against objective design standards (in addition to compliance with other development standards) and cannot be subject to the City’s standard architectural review process, which is designed to, among other things: (1) prevent the development of structures or uses that are not of acceptable exterior design or appearance, are of inferior quality, or are likely to have a depreciating effect on the local environment or surrounding area by reason of appearance or value; and (2) to eliminate conditions, structures, or uses, which by reason of their effect tend to degrade the health, safety, or general welfare of the community; and WHEREAS, because the City was not subject to SB 35 prior to June 2023, the City has no objective design standards in place for projects that qualify for and opt into the SB 35 process; and WHEREAS, should the City not adopt any objective design standards, projects could be approved without any design review intended to promote the health, safety, and general welfare of the community; and WHEREAS, the City Council now desires to ensure that the City will have objective design standards in place to apply to SB 35 projects, should an applicant opt into using that process; and WHEREAS, the proposed Emergency Interim Zoning Ordinance is intended to ensure that objective design standards are immediately in effect upon adoption of the 10.A.a Packet Pg. 467 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 3 ordinance while allowing flexibility for the objective design standards to be revisited for improvements upon further evaluation as necessary; and WHEREAS, the City Council finds and declares that a current and immediate threat to the public health, safety, and general welfare exists due to the current lack of comprehensive objective design standards for common design issues in housing projects eligible for SB 35 streamlining, which are otherwise exempt from discretionary design review, such that failure to approve this Emergency Interim Zoning Ordinance, and allow for the adoption of objective design standards for eligible projects by resolution, would result in a threat to public health, safety, and welfare because no applicable design standards would be in place should an eligible project elect SB 35 streamlined review. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The Santa Monica Municipal Code Section 9.31.195 is hereby amended to read as follows: § 9.31.195 Multiple-Unit Dwelling Projects. The purpose of this Section is to establish requirements for multiple-unit dwelling projects; however, 100% affordable housing projects are exempt from subsections (A) and (B) of this Section. A. Unit Mix. Multiple-unit dwelling projects with more than 50 units shall incorporate the requirements set forth below, except Tier 2 projects shall comply with Section 9.23.030(A)(2). 1. For market rate units: a. At least 10% of the units shall be three-bedroom units; 10.A.a Packet Pg. 468 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 4 b. At least 10% of the units shall be two-bedroom units; c. No more than 15% of the units shall be studio units. 2. Affordable housing unit mix shall be governed by Chapter 9.64, Affordable Housing Production Program. 3. The Director may grant a waiver from this unit mix requirement pursuant to the requirements and procedures for Waivers in Chapter 9.43. B. Transportation Demand Management. Multiple-unit dwelling projects that meet the applicability established in Section 9.53.030 shall include the following Transportation Demand Management measures in addition to those required by Chapter 9.53, Transportation Demand Management: 1. For nonresidential components of projects, provide the following: a. A transportation allowance equivalent to at least 75% of the cost of a monthly regional transit pass, in accordance with Section 9.53.130(B)(2)(b)(viii). b. Bike valet, free of charge, during all automobile valet operating hours. 2. For residential components of projects, provide a transportation allowance equivalent to at least 75% of the cost of a monthly regional transit pass, in accordance with Section 9.53.130(B)(2)(c)(iv). C. Air Quality Assessment Zone. Multiple-unit dwelling projects within the Air Quality Assessment Zone shall be required to prepare a technical memorandum that describes the effectiveness of design features to reduce exposure to diesel particulate matter (DPM) as a part of the early project design process. Such memorandum shall be submitted at 10.A.a Packet Pg. 469 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 5 the time of project application and shall be subject to review and approval by the Director prior to project approval. D. Unit Replacement Requirements. Multiple-unit dwelling projects shall comply with all applicable residential unit replacement requirements, including, but not limited to, Government Code Section 66300(d) and State Density Bonus law. E. Objective Design Standards for Streamlined, Ministerial Approval Process Established by Senate Bill 35. Qualifying multiple-unit dwelling projects that elect to use the streamlined, ministerial approval process established by Senate Bill 35 (SB 35), and set forth in Government Code Section 65913.4, shall be required to comply with objective design review standards, which may be established by resolution of the City Council. SECTION 2. Any provision of the Santa Monica Municipal Code or appendices thereto inconsistent with the provisions of this Emergency Interim Zoning Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Emergency Interim Zoning Ordinance. SECTION 3. If any section, subsection, sentence, clause, or phrase of this Emergency Interim Zoning Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Emergency Interim Zoning Ordinance. The City Council hereby declares that it would have passed this Emergency Interim Zoning Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. 10.A.a Packet Pg. 470 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 6 SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of this Emergency Interim Zoning Ordinance. The City Clerk shall cause the same to be published once in the official newspaper within 15 days after its adoption. This Emergency Interim Zoning Ordinance shall become effective immediately from its adoption and shall be of no further force and effect sixty days therefrom unless extended pursuant to Santa Monica Municipal Code 9.46.090(C). APPROVED AS TO FORM: _________________________ Douglas Sloan, City Attorney 10.A.a Packet Pg. 471 Attachment: SB 35 Objective Design Standards Emergency IZO (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 1 City Council Meeting: December 19, 2023 Santa Monica, California RESOLUTION NUMBER _________ (CCS) (City Council Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA ADOPTING OBJECTIVE DESIGN STANDARDS FOR QUALIFYING HOUSING PROJECTS THAT ELECT TO USE THE STREAMLINED, MINISTERIAL APPROVAL PROCESS ESTABLISHED BY SENATE BILL 35 WHEREAS, in an effort to address the California housing shortage by increasing housing supply, Senate Bill (“SB”) 35, passed in 2017 by the California State Legislature and most recently amended by SB 423 in 2023, provides qualifying housing projects the opportunity to opt into a streamlined, ministerial approval process through which a housing project is only reviewed against objective zoning and design review standards; WHEREAS, SB 35 applies to jurisdictions that do not have a compliant Housing Element or have not met their Regional Housing Needs Assessment (“RHNA”) goal for construction of above-moderate income housing and/or housing for households below 80% area median income (AMI); and WHEREAS, each year, the State Department of Housing and Community Development (“HCD”) issues an SB 35 determination that indicates which cities are subject to the streamlining requirements of SB 35; and WHEREAS, this determination is based upon Annual Progress Report data submitted by jurisdictions each year compared to the RHNA or prorated Lower (Very-Low and Low) and Above-Moderate RHNA for each jurisdiction; and WHEREAS, on June 30, 2023, HCD determined that Santa Monica fell behind on addressing Lower-Income housing needs for the City’s 5th Cycle (2013-2021) Housing Element, and, therefore, Santa Monica is subject to SB35 for housing projects that include 10.A.b Packet Pg. 472 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 2 more than 50% of their units as affordable units and elect to comply with all other requirements of SB 35; and WHEREAS, as a result, eligible housing projects must only be reviewed against objective design standards (in addition to compliance with other development standards) and cannot be subject to the City’s standard architectural review process, which is designed to, among other things: (1) prevent the development of structures or uses that are not of acceptable exterior design or appearance, are of inferior quality, or are likely to have a depreciating effect on the local environment or surrounding area by reason of appearance or value; and (2) to eliminate conditions, structures, or uses, which by reason of their effect tend to degrade the health, safety, or general welfare of the community; and WHEREAS, the proposed objective design standards supplement standards already in existence and seek to ensure quality building design while addressing design- related issues often considered during the design review of housing project, including, but not limited to: (1) ground floor design standards for residential uses facing the street to ensure adequate design and pedestrian orientation; (2) standards for design details of façade materials, transitions, and overall visual interest; (3) design standards for open space for residential projects to ensure maximal resident use and enjoyment of the space; and (4) standards to ensure that any above-grade parking levels within housing projects are adequately screened and designed with materials that integrate well into the project’s design and minimize its appearance; and WHEREAS, the proposed objective design standards have been developed in consultation with the Southern California Association of Governments (“SCAG”), AECOM, Architectural Review Board (“ARB”), Planning Commission, and commentary 10.A.b Packet Pg. 473 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 3 received by members of the public during virtual community workshops occurring on August 22, 2022, October 26, 2023 and a roundtable discussion on November 27, 2023; and WHEREAS, the following objectives guided the creation of the proposed standards: (1) no replacing of existing objective design standards in the zoning ordinance already extensively discussed throughout Housing Element process; (2) ensuring that proposed standards are not a constraint on housing production; and (3) ensuring that proposed standards are within the scope of ARB’s typical review; and WHEREAS, should the City not adopt any objective design standards, projects could be approved without any design review that is intended to promote the health, safety, and general welfare of the community; and WHEREAS, the City Council now desires to adopt Objective Design Standards attached as Exhibit A to this Resolution in compliance with SB 35 to ensure that the City has appropriate standards immediately in place to apply to qualifying SB 35 housing projects, should an eligible applicant opt into using that process. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The City Council does hereby adopt the Objective Design Standards attached to this Resolution as Exhibit A and incorporated herein by reference. In adopting these standards, the City Council finds and declares that, based on the oral and written testimony presented to the City Council at the public hearing on December 19, 2023, that there is substantial evidence in the record to support the standards set forth therein. 10.A.b Packet Pg. 474 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 4 SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect. APPROVED AS TO FORM: _________________________ Douglas Sloan, City Attorney Exhibit A - Objective Design Standards for Projects Subject to Senate Bill 35 10.A.b Packet Pg. 475 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing EXHIBIT A 10.A.b Packet Pg. 476 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing SB 35 Objective Design Standards December 2023 | Final 10.A.b Packet Pg. 477 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 1 I. Ground Floor Design Intent To promote an active, accessible, and comfortable pedestrian environment that enhances the public realm at a human scale, promotes a sense of openness, and enables flexible uses over time. Objective Design Standards A. Horizontal Element for buildings with a ground floor height of 15 feet or greater: Incorporate a horizontal element between 9 and 14 feet above sidewalk elevation for a minimum of 30% of building frontage. Any horizontal elements shall not consist of vinyl or plastic materials. Elements may be continuous or intermittent, and may include but not limited to: 1) An awning, canopy, or other covering; 2) Signage band 3) An architectural projection of at least 18 inches; and/or 4) A trellis. B. Entrances Except For Entrances to Residential Units: Street-facing façades shall provide a minimum of one entrance for each street frontage that opens onto the sidewalk. Entrances shall be articulated by one or more of the following: 1) A canopy, awning or other covering; 2) Signage band 3) Porch/portico; 4) Trellis; or 5) Recessed entryway. C. Street-Facing Residential Uses: Ground floor residential units with street frontage shall have either an entrance or private Outdoor Living Area facing the street. Projects that do not provide street-facing residential units and provide a primary entry into the site or residential lobby may include street-facing residential amenity space pursuant to Section I(C)(6) below. 1) Entrances to residential units on the ground floor shall be set back a minimum of 4 feet from the street-facing property line. 2) Entrances shall have a minimum 3-foot covered landing area at the same grade as the interior floor. 3) Entrances shall incorporate at least three of the following: a. Recession of entrance at least 2 feet from the building façade; b. Overhead projection (e.g. porch roof); 10.A.b Packet Pg. 478 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 2 c. A sidelight window, adjacent window, or door with a window; d. At least one stair, up or down, from the pedestrian pathway; e. Paving material, texture, or pattern differentiated from the pedestrian pathway. 4) Stoops and patios: The side of a patio or stoop (when parallel to a sidewalk) taller than 30 inches shall be set back a minimum of 18 inches from the property line, separated by planted area. 5) Private Outdoor Living Area Adjacent to a Street: Ground floor private outdoor living areas adjacent to a street shall not be permitted to be enclosed with a fence, wall, or hedge greater than 5 feet in height. Any portion of fences, walls, and hedges above 42 inches in height shall be at least 50% visually transparent. 6) Housing Projects with a Single Primary Entry for Residents: Resident amenity space including but not limited to community rooms, gym or other active space for residents may be located on the ground floor facing the street if the project is designed with a single primary entrance into the site or building lobby for residents. Such spaces shall be subject to transparency requirements for ground floor residential uses pursuant to Section II(A)(1). D. Equipment Screening: Equipment including but not limited to electrical boxes, back- flow preventers or similar connections required to be located at the street-facing elevations shall be screening with landscape material, or painted to match adjacent building materials, as permitted. 10.A.b Packet Pg. 479 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 3 II. Façades Design Intent To address the incorporation of architectural elements and features for visual interest, creating well-designed and coherent building façades with sufficient detail, relief and/or variation. Objective Design Standards A. Transparency: Street-facing façades shall incorporate glazing for at least 30 percent of the façade, inclusive of ground floor transparency. 1) Ground Floor Residential Uses: A minimum of 20% of each ground floor street- facing façade shall be transparent, measured between floor and ceiling height. B. Openings 1) Every room on an exterior wall shall contain an operable opening unless prohibited by Building Code or located within the Air Quality Assessment Zone. 2) Windows shall be recessed at least 2 inches from the face of the façade unless windows have an exterior shading device on a street facing façade. C. Materials 1) Material transitions shall occur at the inside corner of a plane change. When material changes occur in the same plane, projecting or recessed architectural elements shall be used to create a corner for material transition. 2) Drainage shall be routed away from the façade to prevent the staining of materials. 3) No foam materials shall be utilized. D. Roof Decks: Roof decks or portions of roof decks located within 12 feet of a residential zoning district shall be set back a minimum of 30 inches from the building edge. E. Fences & Walls: Fences and walls shall be made of prefinished materials except for foam, plastic, or vinyl. If the wall is constructed of concrete block, the wall shall be stacked bond or polished block. 10.A.b Packet Pg. 480 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 4 III. Open Space Design Intent To provide a variety of open spaces that contribute enhanced livability by providing residents access to light and air as well as passive and active recreation. Common outdoor living areas typically consist of landscaped areas, landscaped courts, walks, patios, swimming pools, barbeque areas, playgrounds, turf, gardens, or other such improvements. Objective Design Standards A. Balconets: At least half of residential units without private outdoor living area shall have a balconet (e.g. Juliet balcony). The balconet is not required to allow residents to step beyond the façade; it may be a railing at the outer plane of a façade opening that extends to the floor. B. Common Outdoor Living Area 1) Open-to-the-sky: No more than 20 percent of Common Outdoor Living Area may be covered by occupied building space. 2) Landscaping: A minimum of 25 percent of each Common Outdoor Living Area 500 square feet or greater shall be planting area with a minimum length and wide of 30 inches. For Common Outdoor Living Area less than 500 square feet and greater than 100 square feet, a minimum of 10% shall be planting area. There shall be no requirement for spaces less than 100 square feet. 3) Trees: A minimum of one 24-inch box tree for every 500 square feet of Common Outdoor Living Area shall be planted within the Common Outdoor Living Area. At least 50 percent shall be shade trees. A shade tree shall be defined as a deciduous tree that provides relief from direct sunlight for at least six months. 4) Social Space: A minimum of one social space, either soft or hardscape, with a minimum dimension of 10 feet in each direction shall be provided for every 25 units. Each required Social Spaces shall incorporate one of the following amenities: a. Cooking facilities b. Edible gardens c. Pools and/or spas d. Water features e. Exercise space and/or equipment f. Play space and/or play equipment 10.A.b Packet Pg. 481 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 5 5) Seating: A minimum of 1 seat per 200 square feet of Common Outdoor Living Area shall be provided with a minimum of four seats. Benches at least 48 linear inches in length may be calculated as 2 seats. At least 50% of required seating shall be arranged in groups of four or more seats. 10.A.b Packet Pg. 482 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing 6 IV. Parking Design Intent To reduce the visual impacts of above-grade parking. Objective Design Standards A. Design of Parking Entrances: Exterior building finishes shall wrap into parking entrances/exits for a minimum of 20 feet from the building façade. B. Screening of Structured Parking: Facades shall be screened with materials that are used elsewhere in the building design or may use any of the following materials: 1) At least 13-gauge metal; 2) Precast concrete panels; 3) Laminated glass; and/or 4) Green walls. 10.A.b Packet Pg. 483 Attachment: SB 35 Objective Design Standards Resolution (6061 : Interim Zoning Ordinance for Objective Design Standards for SB35 Housing SB35 Objective Design Standards Emergency IZO City Council December 19, 2023 10.A.c Packet Pg. 484 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Agenda 1.SB35 Overview 2.Update on RHNA Progress 3.HCD’s SB35 Determination 4.Proposed SB35 Objective Design Standards 5.Recommendation 10.A.c Packet Pg. 485 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective What is SB35? •Passed as part of 2017 housing package •Amended by SB423 in 2023 •Created ministerial approval process for qualifying projects in cities not meeting State mandates for housing production •Applicants must opt-in to the SB35 approval process •Design review must only be through objective design standards 10.A.c Packet Pg. 486 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective What is SB35? •Determination by HCD as to whether cities are subject to SB35 •Applies to cities that don’t meet RHNA goals for above-moderate income housing and lower-income housing •Applies to cities that don’t have compliant Housing Element •June 30, 2023 HCD determined Santa Monica met market - rate production but fell short on affordable unit production •Santa Monica subject to SB35 for qualifying housing projects containing at least 50% affordable units 10.A.c Packet Pg. 487 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Update on RHNA Progress – 5th Cycle •HCD bases determination on 2 factors: •Has latest Annual Progress Report been submitted? •Has the jurisdiction made sufficient progress towards RHNA or prorated RHNA? •Santa Monica’s determination will only change at mid-point of 6th Cycle RHNA (2025) SB 35 Reporting Period defined as either: “Prorated RHNA” = halfway through Housing Element cycle or “RHNA” = completion of Housing Element cycle 10.A.c Packet Pg. 488 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Streamlining vs. Santa Monica AA Process SB35 Streamlining Santa Monica AA Streamlining Housing Project Type At least 2 units At least 2 units No more than 33% commercial No more than 25% commercial At least 50% on-site affordable to low-income households At least 15% on-site affordable per AHPP evenly distributed across all income categories Must be consistent with objective standards (eligible incentives/concessions/waivers through SDBL permitted) Must be consistent with Zoning Ordinance. May include a variance or modification (eligible incentives/concessions/waivers through SDBL permitted) 10.A.c Packet Pg. 489 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Streamlining vs. Santa Monica AA Process SB35 Streamlining Santa Monica AA Streamlining Site Requirements No limit on site size Cannot be on sites 1 acre or more Cannot be on a site: •With prime farmland •Designated as a hazardous waste site, unless site cleared for residential use •With a mobile home park •With conservation areas/easement or protected species •With wetlands •With a floodplain or floodway •Within a designated very high fire hazard severity zone No environmental site limitations Cannot demolish a historic structure Cannot demolish a historic structure 10.A.c Packet Pg. 490 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Streamlining vs. Santa Monica AA Process SB35 Streamlining Santa Monica AA Streamlining Prevailing Wage and Labor Requirements •Prevailing Wage required for projects that are both 11+ units and non-public work •Skilled and trained workforce requirements for any project over 85 feet in height •Healthcare benefits must be provided for projects with 50 units or more None 10.A.c Packet Pg. 491 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Streamlining vs. Santa Monica AA Process SB35 Streamlining Santa Monica AA Streamlining Tenant Protections Project cannot demolish units •Occupied by tenants within last 10 years •Subject to affordable deed restriction •Subject to any form of local rent or price control Consistent with SB330 state requirements: •Project cannot reduce the total number of dwelling units on-site •Project must replace protected units: •Occupied by low income tenants within last 5 years •Subject to affordable deed restriction •Subject to any form of local rent or price control •Subject to Ellis Act withdrawal in last 10 years 10.A.c Packet Pg. 492 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Looking Ahead: 6th Cycle RHNA Progress Approved Pending In construction* (counts towards 6th Cycle) RHNA Remaining Above Moderate 1,831 2,353 589 2,727 (2,046) Very Low Income 283 198 128 2,794 2,185 Low Income 152 80 28 1,672 1,412 Moderate 112 32 68 1,702 1,490 Total # of Units 2,378 2,663 813 8,895 3,041 Data as of November 2023 *Includes building permits obtained after April 1, 2021 Note: Excludes projects submitted under Builder’s Remedy 10.A.c Packet Pg. 493 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective What does SB35 Mean for Design Review? •Applicants of housing projects with at least 50% affordable units that choose to file SB35 application •Accomplish design review only through objective standards (i.e. no ARB review) •All existing zoning standards still apply •What about other housing projects that are not filed as SB35 projects? •Still subject to the City’s existing review procedures, which includes ARB design review 10.A.c Packet Pg. 494 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Objective Design Standards Key Considerations •No replacement of existing zoning ordinance standards already discussed throughout Housing Element process •Ensure that proposed standards are not constraint on housing production •Ensure proposed standards are within scope of design review 10.A.c Packet Pg. 495 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 Objective Design Standards •Would apply to SB35 projects that provide at least 50% affordable units •Standards organized into following categories: Ground Floor Elements Entrances Facades Transparency Materials Open Space Landscaping Social Space Parking Entrances Screening 10.A.c Packet Pg. 496 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 ODS – Ground Floor Design •Housing projects will consist of mix of street-facing commercial and residential uses or potentially residential on the ground floor •Foster active and engaging pedestrian experience •Enable sufficient visual interest on the ground floor •New allowance for ground floor residential uses – require engagement with the street Ground Floor Standards Design Intent 10.A.c Packet Pg. 497 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Ground Floor Standards Horizontal Elements Buildings with a ground floor of 15 feet or greater shall incorporate a horizontal element between 9 and 14 feet above sidewalk elevation for a minimum of 30% of building frontage. Horizontal elements can consist of design features like awnings, canopies, a signage band or architectural projection. Design features like awnings, signage bands and architectural elements all help maintain a human scale with taller ground floors 10.A.c Packet Pg. 498 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Non-residential entrances: Street-facing façades shall provide a minimum of one entrance for each street frontage that opens onto the sidewalk. Entrances shall be articulated with a design element such as a canopy, awning, signage band, porch or recessed entry. Recessed entries and signage bands being used to articulate entrances, helping orient the building to the street and differentiate the entrance from the rest of the facade Ground Floor Standards Commercial Entrances 10.A.c Packet Pg. 499 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Street-Facing Residential Units: Ground floor residential units shall have either an entrance or Private Outdoor Living Area facing the street. Entrances shall also: a)Have a minimum 3-foot covered landing area b)Include 3 of the following: •recessed entry •overhead projections •sidelight windows •one stair up or down •paving differentiation from the pedestrian sidewalk Ground floor units with direct access to the street promote an active and comfortable pedestrian environment. Ground Floor Standards Residential Unit Entrances 10.A.c Packet Pg. 500 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Ground Floor may include Residential Amenity Space: •Community Rooms •Active Space for Residents •Exercise Facilities For Residents Ground Floor Standards Single Primary Entrances Affordable Housing Projects: Common Single Entry into Complex Projects Designed with a Single Entry into a Building: Residential Lobby or Internal Courtyard Allows Flexibility for Affordable Housing Projects based on Resident Services & Programming 10.A.c Packet Pg. 501 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Transparency: Street-facing façades will incorporate glazing for at least 30 percent of the façade. a.Every room on an exterior wall will contain an operable window or opening (as allowed by law) b.Windows will be recessed at least 2 inches from the face of the façade unless windows include an exterior shading device. Materials: Changes in Material: transitions will occur at the inside corner of a plane change. Fences & Walls at the Sidewalk: a.Max Height: 5’-0” b.Any portion above 3’-6” will be 50% Visually Transparent A mixed-use building using color and materials to correspond to variations in building plane Facade Standards Transparency & Materials 10.A.c Packet Pg. 502 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective SB35 ODS – Open Space, Facades, Parking Open Space •Provide a variety of open spaces that enhanced livability by residents: ➢ Light & Air | Passive & Active Recreation Facades •Incorporate architectural elements, materials, and features: ➢ Visual Interest | Building Variation | Coherent Facades Parking Façade Screening •Reduce the visual impacts of above-grade parking floors: ➢ Facades will be screened & incorporated into the overall building design Open Space Facades Parking Standards Design Intent 10.A.c Packet Pg. 503 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Juliet balconies: At least half of residential units without private outdoor living area shall have a Juliet balcony. Photo source: City of San Francisco Planning, via Zillow. Juliet balconies and roof decks provide additional access to the outdoors for units that don’t have full balconies Open Space Roof Decks &Juliet Balconies Roof decks: Roof decks located within 12 feet of a residential zoning district shall be set back a minimum of 30 inches from the building edge. 10.A.c Packet Pg. 504 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Open-to-the-sky: A maximum 20% of Common Outdoor Living Area may be covered by a building. Landscaping: A minimum of 25% of Common Outdoor Living Area to be planted materials Trees: Minimum of 1 tree required per 500 SF of Common Outdoor Area: 50% shall be shade trees defined as a deciduous tree providing relief from direct sunlight 6 mos./year Social space: Requirement for seating and one amenity (i.e water features, play space, furniture) to be provided. Seating: Minimum of 1 seat per 200 SF of seating is required and 50% shall be arranged to be arranged in groups. Courtyards providing social space for residents Open Space Common Space & Design 10.A.c Packet Pg. 505 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Courtyards providing social space for residents Open Space Common Space & Design Social space: A minimum of one social space, either soft or hardscape, with a minimum dimension of 10 feet in each direction will be provided for every 25 units. Each required Social Spaces will incorporate one of the following amenities: •Cooking facilities •Edible gardens •Pools and/or spas •Water features •Exercise space and/or equipment •Play space and/or play equipment 10.A.c Packet Pg. 506 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective A garage entrance well integrated into the design A garage entrance that has not been well integrated into the design Several floors of above-grade parking properly screened & integrated into the design Parking Entrances & Screening Design of Parking Entrances: Finishes shall wrap into parking entrances/exits. Screening of Structured Parking: Facades shall be screened with materials that are used elsewhere in the building design. 10.A.c Packet Pg. 507 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Recommendation 1.CEQA: make finding of no significant effect pursuant to Section 15061(b)(3) 2.Introduce & Adopt Emergency Interim Zoning Ordinance 3.Adopt Resolution establishing objective design standards for qualifying SB 35 housing projects 10.A.c Packet Pg. 508 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective 10.A.c Packet Pg. 509 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective ARB Study Session Comments •Overall approach to ensure that standards do not add cost to housing projects with more than 50% affordable •Consider applying requirements only on elevations that face a public street with lesser requirements on other elevations •Ground Floor •Residential entries should be provided when units face the street •Consider standards that require windows or appropriate glazing for ground floor units facing the street •Address how to incorporate mechanical equipment required to be placed on street elevations where there is no rear alley •Allow flexibility for equipment to be exempt from glazing/blank wall percentages 10.A.c Packet Pg. 510 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Planning Commission Study Session Comments •Façade •Consider 2-inch window surrounds to support flexibility for wider variety of window types •Maintain option for either shading device or 2-inch surround for windows •Open Space •Define Juliet balconies based on intent to improve cross ventilation and for design interest on the façade •Further define social space amenities to ensure social space meets design intent •Scale number of social space amenities based on total number of residential units 10.A.c Packet Pg. 511 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective Affordable Housing Roundtable Comments Flexibility in Design Standards Based on Resident Programming: •Flexibility in ground floor layout & design for housing projects •Allow options for either street facing residential units or a single common entry into project site. •Common open space 10.A.c Packet Pg. 512 Attachment: PowerPoint Presentation (6061 : Interim Zoning Ordinance for Objective