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Board questions unit-size limits, open-space bonuses and townhouse stepback requirements
Summary
Board members raised concerns over the proposed minimum unit sizes (efficiencies and one-bedrooms), the 75-foot townhouse depth/stepback in buffer areas, and whether open-space bonuses should be increased to better incentivize on-site public spaces.
Members focused several detailed questions on code mechanics that will shape future building form and feasibility.
Board member Daniel Guerra pressed staff on the minimum unit sizes proposed in the code and argued for more flexibility to allow smaller, attainable units. Guerra noted that many markets successfully deliver smaller efficiencies and said the limits could reduce attainable housing options. Several members asked staff to revisit minimum-efficiency and one-bedroom square-foot thresholds.
Commissioners also questioned the townhouse stepback depth and the 'hole in the donut' effect of a full-depth four-story limit on certain Sunset Drive blocks with taller development immediately behind them. Members asked for massing studies and visuals to test the proposed layering and to evaluate curb-cut and parking access concerns. A proposal to increase open-space bonus leverage (to encourage larger public plazas) was also raised and the board asked staff to examine larger bonus amounts.
