Idea Transcript
South San Francisco Lanes Project May 2, 2017 San Francisco State University Austin Gates, Ellen Edgar, Ziyun Li
Outline ● ● ● ● ● ● ●
Project Description Methodology Observations Case Studies Survey Findings Recommendations
Background ●
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SSF Downtown Station Area Specific PlanAdopted in 2015 Focus on developing higher-density residential development, and transit-oriented development Centered around downtown and the relocated Caltrain Station Source: SSF Planning Dept
Project Description ●
Analysis of public realm and physical on the ground conditions within the neighborhoods.
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We aim to identify elements of the zoning ordinance that are problematic and inconsistent with city planning goals, and make recommendations to guide current and future planning efforts within.
Gantt Chart
Methodology ● ● ● ● ●
Case studies Analysis of case study cities Compiling of parcel database (County Recorder data) Field survey (using google maps and windshield survey) Analysis of field survey
La Zacatecana neighborhood market (mid-block Juniper Ave)
Project Area ● ●
Located in Neighborhood #1 of the project description. Project boundary: 7 blocks (172, 174, 175, 142, 143, 144, 145) within the Linden Commercial and Neighborhood corridor ○ Blocks chosen are bisected by a lane
Source: Google Maps
Project Area Observations Observed Characteristics: ● ● ● ● ● ● ●
No sidewalks/curb cuts in lanes Lack of parking control Trash / Junk Lack of greenery / landscaping Inconsistent setbacks Lack of design consistency Linden Ave Commercial corridor
Case Studies- Portland Living Smart Home Program ● SFR infill development on 25 ft wide lots ● Min lot sizes: 1600 sq. ft. and 25 feet wide ● "Permit-Ready Plans” for small lots. ○ Developers can purchase building
permits and receive plan sets free of charge with guaranteed approval ○
Can also make changes to the interior floor plan with architect approval
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High quality "skinny lot" designs streamlines process to encourage smart development. Source: Portland, Living Smart Program
Case Studies- Portland Parking: No separate off-street parking required for ADU ○ Allow, but don’t require parking on narrow lots. ○ When a lot abuts an alley, parking access must be provided from the alley. ○ Allow front-loaded garages on attached houses on narrow lots if they are tucked under the first floor of the house and the driveways are combined. ○ Do not allow front-loaded garages for detached houses on narrow lots.
Bill Cunningham Portland Bureau of Planning
Case Studies- Los Angeles Small Lot Ordinance ● ● ●
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Creates opportunity to develop more fee simple housing in low density areas Min lot sizes: 600 sq. ft. and 16 feet wide Permitted Uses: 1 parcel to be subdivided into a single home, a duplex, or a triplex Parking: 2 spaces per unit inside a garage. Not necessary to be on the same lot. Source: Small Lot Design Guidelines
Case Studies- Santa Cruz Accessory Dwelling Unit (ADU)
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Minimum lot size- 5000 sq.ft ADUs permitted on any residentially zoned lots where a single family home could be built, regardless of parcel size ○ 1 on-site parking per 1 bedroom ADU ○ 2 parking for 2 bedroom ADU Zoning Incentives ○ Affordability requirement for fee waivers ○ Flexible parking options:
Covered parking; Front or exterior yard parking; Tandem Parking Source: County of Santa Cruz, Planning Department
Parcel Survey ● ●
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Conducted survey in project area by drive-by, walking, and Google Earth Variables were chosen which will help decipher more information about current conditions of the built environment. Variables include: ○ ○ ○ ○ ○ ○
Lot Type Parking Type (for both in Lane and Avenue) Non-Conformities (for both in Lane and Avenue) Number of detached garages Development Intensity Notes (including if identified as opportunity site)
Parcel Survey Form
Preliminary Findings - Lot Size Current zoning DRH min lot size: 5,000 sf Project area avg lot size: 4,709 sf Project area median lot size: 4,408 sf Smallest lot: 1,500 sf Largest lot: 14,000 sf Typical through lots: 25’ x 140’ (3,500 sf) - By reducing min lot size to 1,750 sf there is a good potential for lot splits. 2 small lots each with house and ADU VS. 1 large lot 4 unit MFR
Preliminary Findings - Parking Parking is ample but sporadic. Many older homes were built without garages or driveways. Number of detached garages: 24 (12% of parcels)
Preliminary Findings - Parking Current Zoning
Single Unit Parking Requirement
2 spaces per unit; 3 spaces for 2 units
Multi-Unit Residential Parking
1 covered space per unit
If a single-unit dwelling does not meet parking standards, a second unit may only be built when 1st unit brought up to parking requirements
Issues
Recommendation
Unnecessary for small family. Discourage additional units and new housing development on space restricted lots.
Reduce parking requirement. Do not require off-street parking for existing homes on narrow lots.
Limitation for small family homes. Small building envelop for narrow lots.
Permit driveway in setback area as legal parking spaces. Allow tandem parking.
Can not build a 2nd unit unless requirement has been reached.
Reduce parking requirement. Allow more forms of parking.
Preliminary Findings - Setbacks SSF Required Side and Rear Setbacks for Residential Uses
Many existing units do not conform to zoning setback requirements. This is the single largest recurring non-conformity we discovered. Although many units currently do not conform, the setbacks are too high and restrict development and parking.
Source: SSF Zoning, Supplemental Regulations
Example Site - 216 8th Lane Lot Area (sq. ft.)
25 X 140 = 3500
Building Area (sq. ft.)
340
Land Use Description
1 unit SFR
Number of Stories
1 story
Through Lot
Yes
Nonconformity Ave
Setbacks, Landscaping
Parking
Off-street from lane
Source: Google Maps
Recommendations Either potential lot split or add ADU on Avenue. Legalize non-conforming setbacks. Allow one or two off-street tandem parking spaces within the setback on the Ave. 216 8th Ln, SSF
Portland - Living Smart Program
South San Francisco DRH Requirements
Lot size (sq ft)
3500
1600 (No min for historic zone)
Min lot size: 5000 ***Not restricted to existing lots
Parking
Off Street (non-legal) Not require off-street parking for houses on exiting narrow lots
1 unit: 2 spaces 2 units: 3 spaces
Setback (ft)
Legalize non-conforming
10ft - bedroom windows; 15ft - primary room windows; 5ft - all other windows
10 ft front; 3-5 ft sides; 5 ft rear yard; 18 ft garage.
Source: Portland Catalogue of Narrow House Designs
Example Site - 240 Juniper Avenue, SSF Lot Area (sq. ft.)
25 X 140 = 3500
Building Area (sq. ft.)
740+740 (unfinished basement)
Land Use Description
1 unit SFR
Number of Stories
1 story + basement
Through Lot
Yes
Nonconformity Lane
Setback
Parking
Detached garage
Source: Google Maps
Recommendations
Lot size (sq ft)
240 Juniper Avenue
Santa Cruz ADU
25 X 140 = 3500
Permitted on any residentially zoned Min lot size: 5000 lots where a single family home ***Not restricted to existing lots could be built
ADU Max Floor Area (sq ft)
Parking
Rear loaded off-street or tucked under.
Lot size: >7500 sq. ft.
ADU: