DSG-1: DEVELOPMENT INTENSITY, DENSITY AND HEIGHT

Development intensity and building height are defining features in establishing the overall character, aesthetics, and experience of a place. The Downtown and El Camino Real Specific Plan uses, Floor Area Ratio (FAR), residential densities and building height to regulate the building envelope.

Development Intensity and Density

Floor Area Ratio (FAR) determines the total amount of built sq. ft. on a parcel. It is the ratio of gross floor area of all buildings and structures to total area of the parcel. The gross floor area will be calculated as defined in the City’s Zoning Code. Development in the Plan Area shall not exceed the allowable FAR. See Table 5.3 for allowable FAR for each land use designation.

The FAR for each land use designation is defined as a range to account for a wide range of parcel sizes. The FAR is determined based on the purpose each land use designation seeks to achieve and the feasibility of development within the maximum allowed building heights. For example, the Specific Plan prioritizes blocks within half a mile of the transit station and larger blocks along El Camino Real, for higher intensity development. Therefore the Corridor Mixed Use designation allows higher FAR.

Density is defined as the ratio of total number of dwelling units to the size of a parcel (net lot area). It is conventionally defined as total dwelling units per acre (Du/Ac).

Density of a multi-family residential development depends on the average unit size built. The density (Du/Ac) of a development will be higher if the average unit size is 800 sq. ft. than if the average unit size is 1200 sq. ft.

The Specific Plan establishes a range of possible density that can be achieved within the allowable maximum FAR and building height limits established in The Plan. See Table 5.3 for the density range for each land use designation.

The Specific Plan assumes an average unit size of 900 sq. ft. to calculate the density, which is consistent with current Bay Area market conditions.

Building Height

Maximum allowable building heights work together with development intensity standards to regulate the urban form. The majority of existing buildings in the Plan Area are quite low. The Specific Plan Vision, and the proposed land uses are expected to result in a significantly high projected growth and economic development. Additionally the Plan Area offers many opportunity sites to fulfill the RHNA (Regional Housing Needs Allocation) goals. Increasing allowable building heights in the Plan Area will create optimal conditions for accommodating projected growth.

Key factors that inform density and height limits established for the Plan Area are:

• Parcel size and realistic estimation of the amount of development that can be accommodated on the parcel;

• Amount of parking that can be accommodated on the parcel to fulfill associated parking requirement;

• Height and scale of adjacent buildings and neighborhoods;

• Width and scale of adjacent streets;

• Desired character and intent of each land use designation;

• Proximity to historic buildings;

• Proximity to the inter-modal station;

• Fulfillment of RHNA goals;

• Feasibility of construction type;

• Financial feasibility of the development;

• Flexibility to accommodate evolving construction and parking technology that sometimes needs taller floor to ceiling heights (for example modular construction or mechanical stacked parking);

• Nature of development proposals submitted to the City in the past year.

• The Plan Area is located within the San Francisco International Airport (SFO) environs. Therefore, development within the Plan Area is subject to height limits imposed by the Federal Aviation Administration (FAA) for operations at SFO and the San Francisco

Airport Land Use Compatibility Plan. All development projects shall be consistent with the SFO Airport Land Use Compatibility Plan (ALUCP). For avoidance of doubt, the lower of the two heights identified by the ALUCP and the FAA shall be the controlling maximum height.

Fig 5.2 shows the maximum allowed building heights in the Plan Area.

Height (of a Building or Structure)

The measurement of the greatest vertical distance above the exterior finished grade to the highest point of the building immediately above, exclusive of antennas, chimneys, and roof equipment. The height of such antennas, chimney, roof equipment, or other rooftop structures shall be no more than otherwise permitted by the California Building Code. The height of a stepped or terraced building is the height of the tallest segment of the building. Height is measured using the height definition above. The Plan Area is located within the San Francisco International Airport (SFO) environs. Therefore, development within the Plan Area is subject to height limits imposed by the Federal Aviation Administration (FAA) for runways at SFO and the San Francisco Airport Land Use Compatibility Plan. All development projects shall be consistent with the SFO Airport Land Use Compatibility Plan (ALUCP). The ALUCP measures height based on Mean Sea Level (MSL) – not based on the distance above exterior finished grade. The lower of the two standards shall apply.

The SFO ALUCP describes critical airspace surfaces in terms of height above MSL. In order to be consistent with the SFO ALUCP, specific development projects must adhere to the maximum allowable heights in the ALUCP, as stated in MSL. Developers of proposed projects must take into consideration the current grade of the site in relation to MSL in addition to the Above Ground Level (AGL) heights of proposed structures to determine compliance with the ALUCP height limits. Developers of proposed projects shall provide the height of additional objects (towers, antennas, solar equipment, air conditioners, elevator equipment enclosures, etc.) extending above the main building roof. These objects will be considered in airport land use compatibility airspace evaluations per Section 4.5.2 of the SFO Airport Land Use Compatibility Plan.

Developers of proposed projects should be notified at the earliest opportunity to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights.

Projects shall comply with the ALUCP Sections 4.5.4 and 4.5.5 as may be amended.