Zoning Amendments

February 2, 2024 Update

Chapter 7 - Policy Program of the 2023-2031 Housing Element contains the necessary actions the City will be taking to address present and future housing needs and to meet the specific requirements of State law. A map showing the proposed changes to the City’s Zoning Map can be found here.  The complete draft Zoning Map can be found here Version Options Zoning Amendments Headline. A map showing the proposed changes to General Plan land use designations can be found here.  The complete draft 2040 General Plan Land Use Map can be found here Version Options Zoning Amendments Headline.


The following is a list of actions that will result in amendments to the City’s zoning regulations and zoning designations:


Muni Code SectionIssue/Proposed ChangeHousing Element Program Source
14-05.030:  Conformity with General Plan and Zoning Ordinance

Added procedural clarification regarding conditions of approval.

Clarification
15-05.040:  Compliance with regulations

Added procedural clarification regarding conditions of approval.

Clarification
15-06, DefinitionsUpdated to include new terms added to the Zoning Regulations and refinements to existing definitions.HE Program 4.4-1
15-10, Designation of districtsAdded new zoning districts:  C-N(S), MU-MD, MU-HD, and MU-VHD.  Deleted C-N (RHD), which is being replaced by MU-VHD.HE Programs 1.2-1, 1.2-5 
15-11, A: Agricultural DistrictsAdded that ADUs, SB 9 units, employee housing, manufactured homes, and certain group homes are permitted uses in this district.   Added that certain group homes are permitted with a CUP.HE Programs 3.2-5, 3.2-6, and 3.2-7


15-12, R-1: Single-Family Residential Districts

 


15-13, HR: Hillside Residential District
  • Added that employee housing, low-barrier navigation centers, certain types of group homes, SB 9 units, and manufactured homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Clarified that design review is required unless precluded by other law.
  • HE Programs 3.2-4, 3.2-5, 3.2-6, and 3.2-7
  • Clarification

15-16, P-C:  Planned Combined DistrictClarified that design review is required unless precluded by other law.Clarification
15-17, R-M Multi-Family Residential Districts
  • Added that employee housing, low-barrier navigation centers, certain types of group homes, ADUs, and manufactured homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Clarified that design review is required unless precluded by State law.
  • HE Programs 3.2-4, 3.2-5, 3.2-6, and 3.2-7
  • Clarification
15-18, P-A:  Professional and Administrative Office District
  • Added that transitional and supportive housing, low barrier navigation centers, and certain types of group homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Provided that mixed-use development has a maximum residential density of 20 units/acre.
  • Provided that the maximum height of structures that contain residential units is 35 feet and three stories. 
  • HE Programs 3.2-3, 3.2-4, 3.2-5, 3.2-6, and 3.2-7
  • HE Program 3.2-1
  • HE Program 3.2-1
15-19.020:  General regulations (commercial)Clarified that design review is required unless precluded by other law.Clarification
15-19.030:  C-N district regulations
  • Added that transitional and supportive housing, low barrier navigation centers, and certain types of group homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Provided that mixed-use development has a maximum residential density of 20 units/acre.
  • Provided that the maximum height of structures that contain residential units is 35 feet and three stories.
  • Deleted section on alternative standards for multi-family dwellings, which is no longer needed now that residential density maximum has been established.
  • HE Programs 3.2-3, 3.2-4, and 3.2-7
  • HE Program 3.2-1
  • HE Program 3.2-1
  • Clarification
15-19.035:  C-N(S) district regulationsNew zoning district that allows commercial uses only. Same standards as C-N but does not allow mixed use with a CUPHE Program 1.2-5
15-19.035:  C-N(RHD) district regulationsDeleted this zoning district as it is no longer needed.   Replaced by MU-VHD.HE Program 1.2-1
15-10.040:  C-V district regulations
  • Added that transitional and supportive housing, low barrier navigation centers, and certain types of group homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Provided that mixed-use development has a maximum residential density of 20 units/acre.
  • Provided that the maximum height of structures that contain residential units is 35 feet and three stories.
  • Deleted section on alternative standards for multi-family dwellings, which is no longer needed now that residential density maximum have been established.
  • HE Programs 3.2-3, 3.2-4, and 3.2-7
  • HE Program 3.2-1
  • HE Program 3.2-1
  • Clarification
15-19.050:  C-H district regulations
  • Added that transitional and supportive housing, low barrier navigation centers, and certain types of group homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.
  • Provided that mixed-use development has a maximum residential density of 20 units/acre.
  • Provided the maximum height of structures so that both CH-1 and CH-2 have the same maximum height of 35 feet and three stories.
  • HE Programs 3.2-3, 3.2-4, and 3.2-7
  • HE Program 3.2-1
  • HE Program 3.2-1
15-20, R-OS:  Residential Open Space DistrictAdded that employee housing, low-barrier navigation centers, certain types of group homes, ADUs, SB 9 units, and manufactured homes are permitted uses in this district.  Added that certain group homes are permitted with a CUP.HE Programs 3.2-4, 3.2-5, 3.2-6, and 3.2-7
15-21, M-U:  Mixed Use Zoning DistrictNew zoning district that allows mixed-use development at three different densities:  medium (MU-MD), high (MU-HD), and very high (MU-VHD).  Changes are described in more detail in the section below the table.HE Programs 1.2-1, 3.3-1, and 4.4-1
15-23, Affordable Housing on Faith and Higher Education LandsNew article implementing the City’s supplemental version of SB 4, which allows residential development on sites owned by religious or educational entities.HE Program 4.3-4
15-35, Off-Street Parking and Loading FacilitiesReduced parking requirements for multi-family dwellings and clarified areas/situations where no parking is required.HE Program 3.2-1
15-45, Design Review:  Single Family Dwelling

Removed requirements for story poles.

Clarified that design review is required unless precluded by other law.
HE Program 3.2-2
15-46, Design Review:  Multi-Family Dwellings and Commercial Structures
  • Added M-U district to the list of zoning districts where design review is allowed.
  • Removed requirements for story poles.
  • Clarified that design review is required unless precluded by other law.
HE Program 3.2-2
15-56, Accessory Dwelling Units
  • Clarified number of ADUs and JADUs that are allowed for single-family and multi-family dwellings.
  • Clarified that one ADU that meets minimum State standards shall be allowed on a single family lot.
  • Clarified that an ADU can be sold separately from the primary dwelling only in  specific circumstances.
  • Updated height requirements to conform with State law.
  • Updated the conditions under which no parking is required for an ADU.
  • Updated the conditions under which a separate driveway for an ADU is permitted.
  • Updated requirements for decks, patios, and entrances to an ADU.
  • Clarified provision allowing ADUs in multifamily buildings.
  • Clarified owner-occupancy requirements for a Junior ADU (JADU).
  • Updated language related to approval or denial of an ADU application.
  • Updated language related to legalizing existing ADUs and JADUs to conform to State law.
  • HE Program 3.2-2
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-3
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-6
  • HE Program 3.1-6
15-57, Ministerial Consideration of Qualifying ProjectsUpdated the title of the article from “Two Unit Residential Developments and Urban Lot Splits” to include other ministerial projects.   Updates throughout the article to allow for the ministerial review of the conversion of a single-family home to two or three units.HE Programs 1.2-6 and 3.2-8
15-58, Mixed Use and Multifamily Residential Design and Development StandardsUpdated the title of the article from “Mixed Use Development Standards” to include design standards and to confirm applicability to multi-family projects as well.  Changes are described in more detail in the section below the table.HE Program 3.3-1
15-80.015:  Reduced setbacks for non-conforming parcelsAdded new section providing side yard setbacks for small non-conforming parcels HE Program 3.2-2
15-80.020:  Exceptions to height limitationsAdded new section to allow mechanical equipment, elevator equipment, and stair towers to be no more than 15’ above the height limit, with setbacks, on multi-family residential structures.HE Program 3.2-1
15-80.030:  Special rules for accessory uses and structures in residential districtsClarified that HVAC mechanical equipment for ADUs may be located within the required setback area, HVAC equipment for other use types can be closer than 6’ to the property line, and no HVAC equipment is permitted in the front setback area.HE Program 3.1-6
15-80.150:  Lot consolidationAdded new section identifying incentives to encourage the consolidation of lots 30,000 square feet or smaller into larger development sites to that will be easier to successfully develop.   Incentives include increases in allowable units or onsite parking reductions.HE Program 1.2-4