1. Transit-Oriented Affordable Housing
Brian Schoenfisch
Program Manager
City of San Diego Planning Department

2. Sustainability and Affordable Housing
City of San Diego
Sustainability and Affordable Housing
Sustainability
Climate Action Plan
Community Plan Updates
Affordable Housing
Density Bonus Program
Updated 2016
Good afternoon, I am here today to talk about the City of San Diego’s role in achieving more transit-oriented affordable homes in San Diego. Recently, the City has adopted two important policies that move us toward that direction. The Climate Action Plan set the City’s path toward greater sustainability and the latest update to the land development code included a suite of new incentives to promote affordable housing citywide.

3. Climate Action Plan – Transit Priority Areas
City of San Diego
Climate Action Plan – Transit Priority Areas
Within ½ mile of
“Major Transit Stop”:
Rail/Ferry station
Intersection of 2 or more bus routes with peak interval service ≤ 15 minutes
The City’s Climate Action Plan sets the path for greenhouse gas reductions. It set goals and targets for reducing emissions through increased renewable energy, water efficiency, waste reduction, and increased urban canopy. The Climate Action Plan introduced an important new map of the City’s Transit Priority Areas or TPAs. TPAs were defined in state law as an area within a half mile of a major transit stop, meaning a rail station or the intersection of two or more bus routes with service every 15 minutes during peak travel times.

4. Climate Action Plan – Transit Priority Areas
City of San Diego
Climate Action Plan – Transit Priority Areas
Set Aggressive Goals in TPAs
25% Transit Commute by 2035
18% Bicycling Commute by 2035
7% Walking Commute by 2035
Reduction of average commuter trip distance by two miles
Within the TPAs, the CAP set aggressive goals for commuter mode shares to reduce the GHG emissions from cars and trucks. By 2035, 50 percent of all commuter trips in TPAs will be taken using transit, bicycling, or walking. Additionally, the CAP includes a goal to reduce vehicle commuter distance by two miles.

5. Climate Action Plan – Community Plan Updates
City of San Diego
Climate Action Plan – Community Plan Updates
Within the TPAs, the CAP set aggressive goals for commuter mode shares to reduce the GHG emissions from cars and trucks. By 2035, 50 percent of all commuter trips in TPAs will be taken using transit, bicycling, or walking. Additionally, the CAP includes a goal to reduce vehicle commuter distance by two miles.

6. Density Bonus Program – Adopted in 2016
City of San Diego
Density Bonus Program – Adopted in 2016
AB-744 Parking Ratios
Increased Density Bonus/Incentives
Reduced PDO Permit Process
Off-Site Option
The adoption of the Climate Action Plan and community plan updates now have a powerful implementation program to incentivize affordable housing development in TPAs. This year, the City approved the most aggressive Affordable Housing Density Bonus program in the State. The Density Bonus program allows for the construction of dwelling units in excess of what would otherwise be permitted by the base zone or community plan. After working with stakeholders, the following incentives were adopted as part of the City’s Land Development Code.

7. Parking AB-744 Reduced parking in areas close to transit
City of San Diego
Parking AB-744
Reduced parking in areas close to transit
Mixed income housing
0.5 spaces/bedroom
100% very low, low income, & senior housing
0.5 spaces/dwelling unit
After an extensive study, the City found out that it was requiring too much parking for affordable housing projects. Many spaces were not used and were thus a costly, unnecessary requirement for affordable housing developers. In accordance with AB 744, the City approved reduced parking requirements for projects providing affordable housing close to transit.

8. City of San Diego
If the map for areas where AB 744 applies looks familiar, that is because it is the same area identified in the TPA map in the Climate Action Plan. Thus, the removal of parking requirements will allow for the type of development envisioned in the community plan updates and will lead to more walking, biking, and transit use for commuter trips.

9. Density Bonus Increased from Max. 35% to Max. 50%
City of San Diego
Density Bonus
Increased from Max. 35% to Max. 50%
Increased incentives for affordable housing
The Density Bonus revisions increased the number of additional units that could be constructed if affordable housing units are included. It also provided two additional incentives giving developers the ability to deviate from a development regulation consistent with findings.

10. PDO Permit Reduced from Process 3 to Process 2
City of San Diego
PDO Permit
Reduced from Process 3 to Process 2
Reduces process time and costs
Another incentive included reducing the permit required for developing housing under one of the City’s nine Planned District Ordinances. The reduction to Process 2 provides an incentive in that will save 1.5 to 2 months processing time and costs associated with preparation for a public hearing.

11. Optional Off Site Housing
City of San Diego
Optional Off Site Housing
Ministerially
Same Community Plan & Council District, or
Within 1 mile
Same number, bedroom mix, & affordability
Compliance with SDHC agreements
Deed Restriction
Finally, the incentives include allowing developers to construct their affordable housing units offsite, ministerially, if they are near the project taking advantage of the bonus. If the units are built farter away, a discretionary permit is required. These units would still require the same number, bedroom mix, and affordability level as units developed on site and still require deed restriction and Housing Commission Compliance.

12. Transit Oriented Affordable Housing
City of San Diego
Transit Oriented Affordable Housing
Improved sustainability
More housing choices
Improved communities
Better San Diego
So in conclusion, the City of San Diego has made strides in promoting greater sustainability through land use planning and affordable housing incentives. Walking, biking, transit use, and efficient communities with affordable housing creates in an inclusive growth strategy where all income levels have an opportunity to live and thrive in San Diego.