1. The Hold Out

2. El Camino Real

3. Small Lot Problems
Small lots are most likely found in the older neighborhoods where you want redevelopment to occur.
Eminent Domain isn’t politically possible in many places and new laws prevent it in many locations.
Setback, parking, landscaping requirements often make it impossible to development of smaller lots

4. Graduated Density Zoning
This presentation is basically a summary of Donald Shoup’s Paper “Graduated Density Zoning”, published in the Journal of Planning Education and Research (2008).

5. The Basics Allows higher FARs, height limits, density of larger lots.
As lots get larger in size, the value also increases, as overall development costs go down per unit.
Use it where you want to redevelopment to occur. Do not use it where maintain the existing development pattern

6. Two Strategies
San Bruno: General Plan Allows greater FARs on lots bigger than 20,000 sq. ft.
Sliding Scale:

7. Other Examples
City of Simi Valley: In their Kadota Fig Specific Plan Area
City of Glendale, which allows a 25% bonus in some neighborhoods.

8. Additional Thoughts
Work together to figure out what density makes sense along our shared corridors
Introduce Graduated Density where appropriate
Come up with similar parking requirements for similar types of projects, to eliminate parking competition