Zoning Case File 26-1715
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Conduct a public hearing and consider an ordinance amending City Code Title 25 (Land Development) to create new zoning districts for a citywide density bonus program that will allow additional height, including more than 30 feet above the base zoning height, modify uses, site development regulations, and compatibility, in exchange for providing affordable housing and other community benefits; will apply to commercial and multifamily base zones; and will replace Density Bonus 90 (DB90) combining district and Vertical Mixed Use (V) building/overlay (VMU). Funding: This item has no fiscal impact.
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Actions
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Request draft ordinance and notice file for citywide rezoning
Why now: The item describes a citywide amendment that modifies "uses, site development regulations, and compatibility" and replaces two existing districts, but the record contains no transition provision, notice method, or effective date.
What to do: Obtain the posted draft ordinance, the staff report, and the published notice for the May 21 hearing, and confirm in writing how properties that previously opted into the Vertical Mixed Use overlay are treated when the overlay is replaced — whether by automatic conversion, repeal, or a separate rezoning action. Ask staff which of the modified elements (uses, site development regulations, compatibility) apply retroactively to approved-but-unbuilt sites, since the item text does not say.
Act before: After the draft ordinance and notice file are produced
Check grandfathering for pending density bonus and mixed-use projects
Why now: The May 21, 2026 City Council item expressly states the new citywide density bonus districts "will replace Density Bonus 90 (DB90) combining district and Vertical Mixed Use (V) building/overlay (VMU)," applying to commercial and multifamily base zones.
What to do: Pull the draft Title 25 ordinance text and confirm whether projects already permitted or in review under Density Bonus 90 or the Vertical Mixed Use overlay are preserved when those tools are repealed, and compare the new districts' affordability and community-benefit requirements against what you underwrote under the old programs. If the replacement districts recalibrate the bonus, a site penciled on DB90 height may no longer clear the same yield.
Act before: After the next material record update
Ask how much extra height the density bonus actually allows
Why now: The May 21, 2026 item is posted as having "no fiscal impact" while repealing and replacing two citywide affordable-housing bonus programs, and its height language is open-ended.
What to do: Request the staff calibration analysis and the draft ordinance's height table — the council notice says the program allows height "including more than 30 feet above the base zoning height" without naming a ceiling, so ask staff what the maximum bonus height is in each new district and what affordability percentage buys it. Also request unit-production counts under Density Bonus 90 and Vertical Mixed Use to test whether the replacement is calibrated to outperform the tools being repealed.
Act before: After the requested records are produced
Find out if taller buildings become allowed near your street
Why now: The May 21, 2026 City Council ordinance applies to commercial and multifamily base zones citywide and modifies "uses, site development regulations, and compatibility" in exchange for affordable housing.
What to do: Check whether any commercially zoned or multifamily-zoned parcel on or behind your block is eligible for the new districts, because the amendment allows more than 30 feet of extra height above base zoning and changes the compatibility rules that currently limit how close and how tall new buildings can be next to existing homes. Compatibility standards are the setback and height-stepdown protections you would otherwise rely on, and this ordinance modifies them citywide.
Act before: After the next material record update
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Conduct a public hearing and consider an ordinance amending City Code Title 25 (Land Development) to create new zoning districts for a citywide density bonus program that will allow additional height, including more than 30 feet above the base zoning height, modify uses, site development regulations, and compatibility, in exchange for providing affordable housing and other community benefits; will apply to commercial and multifamily base zones; and will replace Density Bonus 90 (DB90) combining district and Vertical Mixed Use (V) building/overlay (VMU). Funding: This item has no fiscal impact.