Housing Opportunity Districts (HOD)

Overview and Goals

  • Streamline the permitting of housing development to meet the housing goals of the City;
  • Allow by-right approval of housing projects if they meet certain objective criteria;
  •  Incentivize the development of on-site affordable housing; and
  •  Encourage different types of special needs housing, including senior living, housing for persons with disabilities, and workforce housing.

How to get involved

We would love to hear your thoughts and suggestions for the draft recommendation for the NCMU and TC zones in the City. The City has produced a set of three informative videos that provide an overview of the project along with the proposed zoning changes in each zone. Please use the links below to watch the three videos. Complementing the videos, we have also prepared a HOD Factsheet (PDF) that provides an overview of the project.

Video 1: Housing Opportunity Districts (HOD) Overview (7 min)

Video 2: Neighborhood Commercial Mixed-Use (NCMU) HOD (7 min)

Video 3: Town Center (TC) HOD (4 min)

After watching the three videos, please complete this feedback form to provide your comments. The feedback form will be open for comments until August 31, 2023. Your participation in this crucial phase is pivotal to shaping the future of our city. Thank you for your time and contribution.

Milpitas HOD Conceptual image of Calaveras Blvd
  1. General Plan Implementation
  2. Housing Element Implementation
  3. Background
  4. Related Materials

The HODs (Housing Opportunity Districts) will be important for implementing the 2040 General Plan. The plan identifies areas across the city for future housing development, including specific plans, Neighborhood Commercial Mixed-Use (NCMU) areas, and the Town Center (TC). The city is updating the specific plans and the HOD will apply to these areas where most of the housing development is expected. 

The current policies for NCMU and TWC use designations do not adequately promote mixed-use development. Currently, the NCMU requirement of one residential unit per 1,500 square feet of retail and commercial space does not encourage redevelopment. Clarifying the maximum allowed residential density would be more effective. Furthermore, certain parcels of land may be better suited for mixed-use purposes, while others may be more appropriate for residential development. Similarly, the Town Center (TC) allows 40 residential units per acre, but the high Floor Area Ratio (FAR) for non-residential use hinders redevelopment. This additional non-residential space required to build housing is unlikely to be feasible on the ground.

The HODs will provide a more practical strategy for creating vibrant mixed-use neighborhoods in key areas. They will remain centers of local retail businesses while also incorporating more housing and amenities.