Clarifies the pedestrian circulation space requirements for Complete Communities Housing Solutions projects and requires an urban parkway of at least 14 feet in width, with a clear path of travel of at least 8 feet in width and a buffer area of at least 6 feet in width. If there is a conflict between these regulations and the Street Design Manual, the greater applies. Premises less than 25,000 square feet may continue to provide an infrastructure amenity instead of the urban parkway.

States that a front yard setback can not be used to prohibit the construction of an ADU home that is 800 square feet or less on a premises with an existing or proposed dwelling unit.

For more information on ADUs, please visit the ADU and JADU webpage and review Information Bulletin 400.

Allows flexibility by not requiring the consolidation of public right-of-way vacations and public service easements with other development applications unless the applicant requests it. In addition, the amendment requires the public right-of-way vacation or public service easement approvals that are not consolidated to be recorded before any other associated construction or building permits are approved.

Removes the requirement to include the square footage of at grade unenclosed spaces, located beneath a structure, when calculating the floor area ratio for a residential development.

Streamlines the development of sidewalk cafes with barriers that do not impact egress by exempting them from the building permit requirement. A building permit will still be required for any sidewalk cafe that impacts egress under Section 129.0203(a)(24)(A).

Streamlines the permitting process for Residential Care Facilities and strengthens the City's commitment to fair housing by permitting Continuing Care Retirement Communities, Transitional Housing, and Intermediate Care Facilities & Nursing Facilities in a similar process. Appropriate regulations for these facilities based on the location and zone of the facility are included to ensure compatibility with surrounding land uses. No changes are being proposed to residential care facilities in single family zones. Residential care facilities for seven or more people in multifamily and commercial zones within 500 feet of a school, playground or childcare will continue to require a conditional use permit. In addition, this item separates Hospitals, Intermediate Care Facilities, & Nursing Facilities into two separate uses.

Modifies the Commercial Use Regulations for residential zones to include that the commercial use may only be on the ground floor of a mixed-use development and take up 10% of the gross floor area of the building. These regulations are also applied to Wearing Apparel & Accessories and Instructional Studios. In addition, it adds Eating and Drinking Establishments as a permitted use but limits this use to a maximum of 2,000 square feet.

Reduces the process level for Urgent Care Facilities in all commercial zones from a Neighborhood Use Permit to a Limited Use.

Allows the primary use to be new residential in an EMX zone if the development is located on a premises or adjacent premises where the total gross floor area is occupied by retail sales or eating and drinking establishment uses, or both, of at least 500,000 square feet.

Amends the CPIOZ regulations in Chapter 13, Article 2, Division 14 to allow for alternative compliance through the payment of the Public Right-of-Way In Lieu Fee, a citywide infrastructure fund, if the applicant can demonstrate, or if the City Engineer determines, that the installation of a public right-of-way improvement would create unsafe drainage, traffic or pedestrian circulation conditions.

Aligns the setbacks for ADU structures over 16 feet in height that abut a residential use by allowing the ADU to follow the base zone side setback or the standard ADU 4 foot setback, whichever is less, for the interior side yard and rear yard setbacks.

Amends the Infrastructure Amenities section of Complete Communities Housing Solutions to allow for a public space alternative that can be used to meet the former promenade requirement to encourage the construction of more public spaces.

Expands the child care FAR bonus to more zones that allow child care facilities. The child care FAR bonus allows for 10 square feet of additional gross floor area for each 1 square foot of gross floor area developed for a child care facility. The area designated for the child care facility must maintain an 'E' occupancy permit for at least ten years and comply with the additional separately regulated use requirements. No changes to setbacks or height regulations are included.

Implements the Subdivision Map Act to require a tentative map when a proposed subdivision creates 5 or more lots under certain circumstances and makes changes to reflect when a parcel map is required. For any subdivision, the City Engineer may require dedications and public improvements.

Implements state law by removing parking minimums for new residential and commercial developments within Transit Priority Areas (TPAs) (within 1/2 mile of a major transit stop).

Modifies the ADU Home Density Bonus program to incentivize the development of ADUs that meet the accessibility requirements of the California Building Code. Allows one additional accessible ADU home if a residential development includes at least two deed-restricted affordable ADU homes.

For more information on ADUs, please visit the ADU and JADU webpage and review Information Bulletin 400.

Prohibits JADUs from being built inside detached garages and other ADUs.

For more information on JADUs, please visit the ADU and JADU webpage and review Information Bulletin 400.

Provides a 0.5 floor area ratio (FAR) bonus for residential or mixed-use development on sites in the Sustainable Development Area (SDA) with a base commercial zone that allows for residential or mixed-use, but currently has a non-residential use. This bonus is stackable with other affordable housing density bonuses, and applies to the entire site of a proposed development.

Increases floor area ratio (FAR) bonuses for housing developed on publicly-owned and non-profit-owned land in exchange for providing additional base-unit affordable homes.

Allows SROs in high resource communities through a ministerial approval process.

Amends the affordable home density bonus program to allow for a density bonus range based on the percentage of homes deed restricted for low-income students consistent with the multifamily affordable home density bonus program. Removes the requirement for student housing to provide an operating agreement with a college or university. Allows student housing development in any zone that allows multifamily housing within an Sustainable Development Area (SDA) or within one mile of a college or university campus. Increases bicycle parking requirements and removes automobile parking minimums. Only allowed in areas where multifamily homes are allowed by current zoning.

For more information, please review Information Bulletin 418.

Makes dwelling unit protection regulations permanent, removes an exemption from housing unit replacement for commercial and all mixed-use projects (AB 1218), and clarifies that dwelling unit protections only apply to previously renter-occupied units.

Expands protections and requires replacement of affordable dwelling units with very low income units, expands application to premises with two or more structures containing a total of five or more units, eliminates the three-mile allowance for replacing affordable units, and disallows the replacement in low resource or high segregation and poverty resource California Tax Credit Allocation Committee (CTCAC) areas. Off-site replacement affordable units in high or highest resource CTAC areas need to be relocated in an area that is also a high or highest resource area. Clarifies that affordable housing replacement requirements do not apply to previously owner-occupied units.

Implements a state law to allow tenants of rental units proposed for conversion into a condominium a 90-day period to buy the condominium before the seller accepts other offers.

Adjusts the development regulations that disincentivize family homes and/or the use of CCHS programs. New projects may receive a waiver of the private exterior open space requirement for development if at least 10 percent of all homes have three or more bedrooms.

For more information on the Complete Communities program, please review Information Bulletin 411.

Creates a new DIF waiver for homes with three or more bedrooms if the homes are deed restricted for households earning no more than 150 percent of the AMI and are limited to one lease per home. DIF scaling under CCHS is no longer relevant or necessary due to citywide DIF scaling.

For more information on the Complete Communities program, please review Information Bulletin 411.

Creates a 100 percent base unit moderate-income option. Requires at least 100 percent of the base homes to be deed-restricted as affordable for moderate-income households: at least half of all required rental homes must be rented at a cost that does not exceed 30 percent of 80 percent of area median income (AMI) and the remainder must be rented at a cost that does not exceed 30 percent of 120 percent of AMI.

For more information on the Complete Communities program, please review Information Bulletin 411.

Provides up to a 1.5 FAR bonus to a development where at least 10 percent of the units are two bedroom and an additional 10 percent are three bedroom. Each home is required to be under one lease agreement per home. This bonus is stackable with other programs.

For more information on the Complete Communities program, please review Information Bulletin 411.

Provides the option to develop CCHS required affordable homes off-site, subject to specific criteria:

• Locational - The off-site homes must be located within an Sustainable Development Area (SDA) and either a California Tax Credit Allocation Committee (CTCAC) High or Highest Resource Opportunity Area or a Moderate Resource Opportunity Area (if it's located in the same community planning area and Council District as the market rate site or within three miles of the premises).
• Neighborhood Enhancement Fund - Payment is required for both the market rate and affordable sites, with the fee applied to the receiver site capped at the size of the subject development site.
• Deed Restriction - A deed restriction must be recorded prior to the first building permit that documents the number of affordable units and assigns foreclosure rights to the San Diego Housing Commission if affordable homes are not issued Certificates of Occupancy between 36 months (for existing structure) and 54 months (for new development).
• Comparable Amenities - Off-site affordable homes must have a comparable mix of bedrooms and amenities as the market-rate homes.

For more information on the Complete Communities program, please review Information Bulletin 411.

Provides a 0.5 FAR bonus to development that converts an incompatible, previously conforming use into homes that are consistent with the current zone on the property. Can be increased to a 1.5 FAR bonus if at least 50 percent of the homes are affordable. Incentive must be used within 15 years after a property is determined to be an incompatible previously conforming use.

Prohibits the continuation of an incompatible discontinued previously conforming use in the San Diego Promise Zone if the use is ended for more than 30 days for any reason other than building maintenance, repair, or safety.

Prohibits incompatible previously conforming uses in the San Diego Promise Zone after a 15-year period from the effective date of the ordinance.