HomeMy WebLinkAboutCC 2026-03-24_10b AGMC Amendments_Housing Element Programs
Item 10.b.
MEMORANDUM
TO: City Council
FROM: Bill Robeson, Assistant City Manager/Director of Public Works
BY: Andrew Perez, Planning Manager
SUBJECT: Amendments to Title 16 of the Arroyo Grande Municipal Code to
Implement Housing Element Programs
DATE: March 24, 2026
RECOMMENDATION:
1) Introduce an ordinance implementing Housing Element Programs A. 1-2 and A. 10-2
by amending Chapter 16.36 relating to allowed residential uses and residential density in
Mixed-Use zones; and
2) Find that the Ordinance is exempt from review under the California Environmental
Quality Act (CEQA) pursuant to Public Resources Code Section 21080.085;
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impact is projected.
BACKGROUND:
On January 26, 2021, the City Council adopted the 2020-2028 Housing Element. The
Housing Element was certified by the State Department of Housing an d Community
Development (HCD) on May 5, 2021. The City must initiate the programs in the Housing
Element to implement its policies and achieve its quantified objectives. Planning staff
reports on the status of the programs in the annual progress reports submitted to HCD.
The proposed ordinance amendments would implement Housing Element Programs A.1 -
2 and A.10-2, each intended to allow for additional density and creation of new housing
opportunities within certain mixed-use zones. Program A.1-2 expands the type of
residential uses allowed in the Traffic Way Mixed-Use (TMU) zone. Program A.10-2
encourages higher density and reduces constraints to multifamily residential development
by increasing the maximum residential density in the Office Mixed-Use (OMU), Fair Oaks
Mixed-Use (FOMU), and Gateway Mixed-Use (GMU) zones, and reducing permit
requirements. The quantified objective of Program A.1-2 is to generate 10 moderate-
income units and 10 market-rate units. Implementation of Program A.10-2 will remove a
governmental constraint to housing production.
Page 562 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 2
Planning Commission Review
The proposed development code amendments were presented to the Planning
Commission at its meeting on February 17, 20261. The Commission unanimously
adopted a Resolution recommending the City Council adopt the Ordinance as proposed.
ANALYSIS OF ISSUES:
Program A.1-2 – Traffic Way Mixed-Use (TMU) District
AGMC §16.36.020(B) describes the purpose of the TMU zone as providing an area for
vehicle sales and services, related retail and office uses , and visitor-serving facilities
accessible from the Highway 101 and Village area. New residential uses in the TMU zone
are currently “limited to live/work units in conjunction with allowed uses” and the density
is determined through discretionary action2. The TMU zone implements the objectives
and policies of the Mixed-Use general plan land use designation, which has a maximum
density of 25 dwelling units/acre, as noted in Table LU-1 from the existing Land Use
Element.
Program A.1-2 states that the City: “shall amend the Development Code to revise the
requirements for the Traffic Way Mixed -Use District to remove the limitation of only live-
work residential uses. A mix of residential use types shall be allowed consistent with all
the mixed-use zoning districts (except the Industrial Mixed -Use District). The
Development Code shall also be amended to allow residential projects at densities up to
20 units per acre in the Traffic Way Mixed-Use District.”
Maximum residential density in the TMU zone is currently determined by discretionary
action, in accordance with AGMC §16.36.020(B). While Program A.1 -2 encourages
allowing residential density at 20 dwelling units per acre, State housing law already
requires the City to allow a project to use the highest density when the maximum density
of the general plan and the zoning district do not align. Consequently, this development
code amendment proposes a maximum density of 25 dwelling units/acre to achieve
consistency with the higher density allowed by Table LU-1 in the Land Use Element for
properties with the Mixed Use land use designation.
Proposed Code Amendments
1https://pub-arroyogrande.escribemeetings.com/Meeting.aspx?Id=cc8d916a-1d15-47f4-91d3-
a0fc84653a3c&lang=English&Agenda=Agenda&Item=18&Tab=attachments
2 Live/work units are defined in the AGMC as “an integrated housing unit and working space, occupied and
utilized by a single household in a structure, either single -family or multi-family, that has been designed or
structurally modified to accommodate joint residential occupancy and work activity, and which includes:
complete kitchen space and sanitary facilities in compliance with the Building Code; and working space
reserved for and regularly used by one or more occupants of the unit.” Very few, if any, live/work units have
been constructed in the City over the course of the past ten years.
Page 563 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 3
The amendments required to implement this program will (1) revise the language
describing the purpose and maximum density for the TMU zone, and (2) amend Table
16.36.030(A) of the AGMC to allow a mix of residential use types and establish the
associated permit requirements. As proposed, this code amendment would allow a 100%
residential project at up to 25 dwelling units/acre with the approval of a Minor Use Permit
(MUP). Mixed-use projects would be required to obtain a Conditional Use Permit (CUP),
consistent with the permit requirements of the other mixed-use zones. These changes
are shown in exhibits A-1, A-2, and A-6 to the prepared Resolution.
Program A.10-2 – Office Mixed-Use, Gateway Mixed-Use, and Fair Oaks Mixed-Use
Districts
The Gateway Mixed-Use and Fair Oaks Mixed-Use zones are generally located along the
E. Grand Avenue corridor between Courtland Street and Halcyon Road. These two zones
currently allow residential densities between 15 and 25 dwelling units per acre, depending
on the zone and whether the project is residential-only or a mix of commercial and
residential uses. Similarly, the Office Mixed-Use zone, which is generally located on S.
Halcyon Road between E. Grand Avenue and Fair Oaks Avenue, allows residential
densities between 15 and 20 dwelling units per acre. Figure 1 shows the relative location
of each of these districts.
Figure 1: Location of Zoning Districts
Program A.10-2 states that “to encourage higher densities and reduce constraints to
multifamily housing production, the City shall amend the Development Code to allow
densities up to 20 du/ac in the OMU District and up to 25 du/ac in the FOMU and GMU
districts for 100% multifamily housing projects with a Minor-Use Permit subject to design
Page 564 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 4
review through the Architectural Review Committee. Mixed-use projects will continue to
have a maximum allowed density of 20 du/ac in OMU and 25 du/ac in FOMU and GMU.”
The general land use designation for all parcels in the OMU zone is Mixed Use, which
has a maximum density of 25 dwelling units/acre. As described in the analysis of the
implementation of Program A.1-2, State housing law requires the City to allow a project
to use the highest density when the maximum density of the general plan and the zoning
district do not align. Therefore, the maximum density proposed for the OMU zone is 25
dwelling units/acre to achieve consistency with the higher density allowed by the general
plan. The existing and proposed densities are provided in Table 1.
Table 1: Existing and Proposed Residential Densities
Max Residential Density GMU FOMU OMU
Existing 15 du/acre 15 du/acre 15 du/acre
Proposed 25 du/acre 25 du/acre 25 du/acre
The proposed amendments would increase the maximum allowable residential density
for projects proposing only residential uses by 10 dwelling units per acre in the GMU,
OMU, and FOMU zones.
In addition to increasing the density, for 100% residential projects, this program also
directs the City to change the permit requirements from a Conditional Use Permit (CUP)
to an MUP, while also requiring design review by the Architectural Review Committee.
Changing the permit requirement from a CUP to a MUP reduces the timeline for
processing a housing project applications by eliminating the Planning Commission
meeting from the entitlement process, and has the potential to reduce uncertainty in the
entitlement process, the goal of which is to facilitate housing development.
The purpose of a MUP is to certify that the land use or development will satisfy all
applicable provisions of the development code. Approval of a Minor Use Permit—plot plan
review is required when a development or use of land is listed in a particular zoning district
as an allowable use subject to approval of a MUP. The AGMC authorizes the Community
Development Director to approve minor use permits when the required findings can be
made in the affirmative. Changing the permit requirement from a CUP to a MUP does not
prevent the City from imposing conditions of approval or collecting development impact
fees. Approved MUPs are subject to the appeal provisions of AGMC Section 16.12.150.
Minor Use Permit approvals are also reported to the Planning Commission for the
purpose of providing notice to the public and decision makers at the next regular meeting
held after the approval of the application. The appeal window remains open for the greater
of ten days after the approval of the application, or the end of the business day after the
approval is reported to the Planning Commission.
Page 565 of 601
Item 10.b.
City Council
Amendments to Title 16 of the Arroyo Grande Municipal Code to Implement
Housing Element Programs
March 24, 2026
Page 5
ALTERNATIVES:
The following alternatives are provided for Council’s consideration:
1. Introduce the Ordinance amending Title 16 of the AGMC to implement Housing
Element programs A. 1-2 and A. 10-2 and find that the adoption of the Ordinance
is exempt from CEQA;
2. Modify as appropriate and introduce the Ordinance;
3. Do not introduce the Ordinance and provide direction to staff on specific revisions;
or
4. Provide other direction to staff.
ADVANTAGES:
The Ordinance would amend the development code to implement two housing programs
from the City’s Housing Element that encourage the development of affordable housing
to help meet the City’s Regional Housing Needs Assessment targets.
DISADVANTAGES:
None identified. Housing Element Program implementation is required to maintain
compliance with state Housing Element Law.
ENVIRONMENTAL REVIEW:
The ordinance amendment is not subject to the California Environmental Quality Act
(“CEQA”) pursuant to Public Resources Code Section 21080.085, which exempts
rezoning actions that implement programs contained in an approved housing element.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. A public hearing notice was published on Thursday,
February 26, 2026, in accordance with State law for amendments to the development
code.
ATTACHMENTS:
1. Proposed Ordinance
Page 566 of 601
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE IMPLEMENTING HOUSING ELEMENT
PROGRAMS A.1-2 AND A.10-2 BY AMENDING CHAPTER
16.36 RELATING TO ALLOWED RESIDENTIAL USES AND
RESIDENTIAL DENSITY IN MIXED USE ZONES
WHEREAS, on May 5, 2021, the California Department of Housing and Community
Development (HCD) certified the sixth cycle (2020-2028) Housing Element of the City of
Arroyo Grande (City); and
WHEREAS, the Housing Element includes a variety of programs intended to achieve
various identified housing goals; and
WHEREAS, Housing Element program A.1-2 directs the City to amend the Municipal
Code to remove the limitation of only live-work residential uses in the Traffic Way Mixed-Use
zone by allowing a mixed use residential use type at up to 20 dwelling units per acre; and
WHEREAS, Housing Element program A.10-2 directs the City to amend the Municipal
Code to increase the maximum density for multifamily residential projects in the Office Mixed -
Use (OMU), Gateway Mixed-Use (GMU), and Fair Oaks Mixed-Use (FOMU) zones; and
WHEREAS, Housing Element program A.10-2 also directs the City to amend the
Municipal Code to allow multifamily residential projects in the OMU, GMU, and FOMU zones
with a Minor Use Permit; and
WHEREAS, this ordinance amends Chapter 16.36 of the Arroyo Grande Municipal
Code to amend the development standards for the TMU, OMU; FOMU, and GMU zones; and
WHEREAS, on February 17, 2026, the Planning Commission conducted a duly
noticed public hearing to consider the staff report, recommendations by staff, and public
testimony concerning the ordinance. Following the public hearing, the Planning Commission
voted to forward the ordinance to the City Council with a recommendation in favor of its
adoption; and
WHEREAS, on March 24, 2026, the City Council conducted a duly noticed public
hearing to consider the ordinance, including: (1) the public testimony, agenda reports, and
other written materials prepared in connection with the ordinance or offered in the matter as
presented at the public hearing; (2) the policy considerations discussed therein; and (3) the
consideration and recommendation of the Planning Commission; and
WHEREAS, the City Council of the City of Arroyo Grande, at its regularly scheduled
public meeting on March 24, 2026 introduced this Ordinance to amend Chapter 36 Title 16
of the Arroyo Grande Municipal Code; and
Page 567 of 601
ORDINANCE NO.
PAGE 2
WHEREAS, all legal prerequisites to the adoption of the ordinance have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES
ORDAIN AS FOLLOWS:
SECTION 1. Incorporation. The above recitals are true and correct and are
incorporated herein by this reference.
SECTION 2. Environmental. The City Council finds that this ordinance is exempt
from the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code
Section 21080.085 which exempts development code amendments that implement programs
contained in an approved housing element. The City’s housing element was certified by the
Department of Housing and Community Development on May 5, 2021, and the programs
being implemented by this development code amendment do not meet the criteria for actions
that do not qualify for this exemption.
SECTION 3. Required Findings. In accordance with section 16.16.040(E) of the
Arroyo Grande Municipal Code, the City Council hereby makes the following findings:
1. General Plan. The ordinance’s amendments to the AGMC are consistent with
the General Plan and necessary and desirable to implement the provisions thereof.
Specifically, Housing Element program A.1-2 directs the City to expand the allowable
residential use types in the Traffic Way Mixed-Use zone to encourage the creation of housing
units. This ordinance effectuates and implements program A.1-2 by allowing all multifamily
use types and establishing development standards and permitting requirements for the use.
Additionally, program A.10-2 directs the City to amend the Municipal Code to increase the
maximum allowable density for multifamily projects in certain mixed-use zones and modify
the permitting requirements for those projects . This ordinance effectuates and implements
program A.10-2 by amending the development standards and the permit requirements these
projects. For these reasons, the ordinance’s amendments to the AGMC are consistent with
the General Plan and necessary and desirable to implement the provisions thereof.
2. Health, Safety, and Welfare; Illogical Land Use Pattern. Adoption of the
ordinance will not adversely affect the public health, safety, and welfare as it updates the
AGMC by modifying the types and intensity of multifamily housing in certain mixed -use zones
where residential uses are already allowed . The increase in allowable density is an
implementation of the City’s Housing Element. Implementation of these programs were
analyzed in the Addendum to the General Plan Environmental Impact Report (Addendum).
The Addendum determined that the project would not cause any new significant
environmental impacts or substantially increase the severity of significant environmental
impacts disclosed in the General Plan EIR and would not adversely affect the public’s health,
safety, or welfare. Finally, this ordinance will not result in an illogical land use pattern as it is
not amending the City’s zoning map and increases allowable density in mixed-use zones that
contemplate multifamily housing that would benefit from existing infrastructure and services .
Page 568 of 601
ORDINANCE NO.
PAGE 3
3. Consistency with Title 16. This ordinance is consistent with the purpose and
intent of AGMC Title 16 because it does not alter or revise the type or intensity of allowed
uses and ensures that the provisions thereof are consistent with the City’s Housing Element,
which establishes a plan for managing growth and residential development in a manner that
is consistent with the goals of the General Plan. Additionally, the implementation of these
programs encourages residential and mixed-use development by increasing the allowable
density and reducing the permit requirement from a conditional use permit to a minor use
permit.
4. Environmental. See Section 2 above.
SECTION 4. Code Amendment. Pursuant to Housing Element program A.1-2,
Subsection 16.36.020.B of Section 16.36 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-1,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 5. Code Amendment. Pursuant to Housing Element program A.1-2, Table
16.36.020(B) of Section 16.36.020 “Commercial and Mixed Use Development Standards and
Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use Districts” of Title
16 “Development Code” is hereby amended as shown in the attached Exhibit “A-2,” and
incorporated by reference. New text is displayed in underline and deletions are shown in
strikethrough.
SECTION 6. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(E) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-3,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 7. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(F) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-4,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
SECTION 8. Code Amendment. Pursuant to Housing Element program A.10-2,
Table 16.36.020(H) of Section 16.36.020 “Commercial and Mixed Use Development
Standards and Site Development Standards” of Chapter 16.36 “Commercial and Mixed Use
Districts” of Title 16 “Development Code” is hereby amended as shown in the attached Exhibit
“A-5,” and incorporated by reference. New text is displayed in underline and deletions are
shown in strikethrough.
Page 569 of 601
ORDINANCE NO.
PAGE 4
SECTION 9. Code Amendment. Pursuant to Housing Element programs A. 1-2 and
A.10-2, Table 16.36.030(A) of Section 16.36.030 “Uses Permitted Within Mixed Uses and
Commercial Districts” of Chapter 16.36 “Commercial and Mixed Use Districts” of Title 16
“Development Code” is hereby amended as shown in the attached Exhibit “A-6,” and
incorporated by reference. New text is displayed in underline and deletions are shown in
strikethrough.
SECTION 10. Publication. A summary of this ordinance shall be published in a
newspaper published and circulated in the City of Arroyo Grande at least five days prior to
the City Council meeting at which the proposed ordinance is to be adopted. A certified copy
of the full text of the proposed ordinance shall be posted in the office of the City Clerk. Within
15 days after adoption of the ordinance, the summary with the names of those City Council
members voting for and against the ordinance shall be published again, and the City Clerk
shall post a certified copy of the full text of such adopted ordinance.
SECTION 11. Effective Date. This ordinance shall become effective 30 days after
adoption.
SECTION 12. Severability. Should any provision of this ordinance, or its application
to any person or circumstance, be determined by a court of competent jurisdiction to be
unlawful, unenforceable or otherwise void, that determination shall have no effect on any
other provision of this ordinance or the application of this ordinance to any other person or
circumstance, and, to that end, the provisions hereof are severable. The City Council
declares that it would have adopted all the provisions of this ordinance that remain valid if
any provisions of this ordinance are declared invalid.
SECTION 13. Records. The documents and materials associated with this ordinance
that constitute the record of proceedings on which the City Council’s findings and
determinations are based are located at 300 E. Branch Street, Arroyo Grande, CA 93420.
The City Clerk is the custodian of the record of proceedings.
On motion by Council Member ______, seconded by Council Member _______, and by the
following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this ____ day of _______, 2026.
Page 570 of 601
ORDINANCE NO.
PAGE 5
___________________________________
CAREN RAY RUSSOM, MAYOR
ATTEST:
___________________________________
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
________________________________
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
___________________________________
ISAAC ROSEN, CITY ATTORNEY
Page 571 of 601
ORDINANCE NO.
PAGE 6
EXHIBIT A-1
16.36.020 Commercial and mixed use development districts and site development
standards.
B. Traffic Way Mixed Use (TMU) District. The primary purpose of the TMU district is to
provide for vehicle sales and services, related retail and office uses, and visitor serving
facilities, and multi-family residential development convenient to both freeway traffic and
vehicles or pedestrians from the nearby village area. Development standards and design
guidelines are intended to enhance this specialized mix of uses at the southern gateway
to Arroyo Grande which include automobile and small truck sales and service, equipment
rental, repair and related services, offices, wholesale and retail sales including outdoor
display, motels, restaurants and multi-family residences limited residential uses
functioning as live-work units. The TMU district implements and is consistent with the
Mixed Use land use category of the general plan. Refer to Table 16.36.020(B) for
minimum site development standards and Table 16.36.030(A) for allowable uses. See
design guidelines and standards for the vicinity of Traffic Way and Station Way for
additional requirements.
Page 572 of 601
ORDINANCE NO.
PAGE 7
EXHIBIT A-2
Table 16.36.020(B)
Traffic Way Mixed Use (TMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
New residential limited to live-work units in conjunction with
allowed uses. Density determined by discretionary action.
25 dwelling units/acre
2. Minimum Lot Size 10,000 square feet (gross).
3. Minimum Lot Width 80 feet
4. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales
determined through discretionary action.
5. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use
district abuts a residential use or a lot in any residential use
district, a minimum building setback of twenty (20) feet
measured from the property line shall be required for
proposed commercial use.).
6. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use
district abuts a residential use or a lot in any residential use
district, a minimum building setback of twenty (20) feet
measured from the property line shall be required for
proposed commercial use.
7. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales
determined through discretionary action.
8. Building Size Limits Maximum height is 30 feet or three stories, whichever is
less; a maximum of 36 feet is allowable through the CUP
process for visitor serving uses. Maximum building size is
50,000 square feet; a greater size may be allowed through
the CUP process.
9. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 75%. Maximum floor area ratio
is .75.
10. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional
sign standards also in Chapter 16.60.
Page 573 of 601
ORDINANCE NO.
PAGE 8
11. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for
shared parking locations. See Also Section 16.56.020.
Exceptions allowed by Section 16.16.120.
Page 574 of 601
ORDINANCE NO.
PAGE 9
EXHIBIT A-3
Table 16.36.020(E)
Gateway Mixed Use (GMU)
Minimum Site Development Standards
1. Maximum density—Mixed Use
Projects
25 dwelling units/acre (based on gross project area).
2. Maximum density—Multi-family
housing
15 25 dwelling units/acre.
3. Minimum density (projects that do
not front E. Grand Avenue.)*
75% of maximum density (measured on residential portion
of horizontal mixed use project area or 50% of project
area, whichever is less).
4. Minimum Lot Size 20,000 square feet (gross).
5. Minimum Lot Width 100 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include
entrance courtyards, areas for outdoor dining, or for
projects facing a residential district as determined through
discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a
residential district, corresponding residential setback shall
apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district,
corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height is 35 feet or three stories whichever is
less; a maximum of up to 40 feet for mixed use projects by
discretionary action on lots larger than 20,000 square feet
and where the building is not adjacent to a residential
district. See Design Guidelines and Standards for Mixed
Use Districts. Also see Section 16.48.030(B)(5) and (6).
Maximum building size is 102,500 square feet.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 75%. Maximum Floor Area
Ratio is 1.5.
Page 575 of 601
ORDINANCE NO.
PAGE 10
12. Site Design and Signs Commercial and mixed use projects larger than 20,000 sq.
ft: 200 square feet of public accessible open space is
required for every 5,000 square feet of office or
commercial space exclusive of areas for parking and
driveways. See General Commercial and Mixed Use
Design Guidelines and Standards. General Plan Policies
LU5-11. For mixed use projects, refer to Section
16.48.065. Additional sign standards also in Chapter
16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be
located behind buildings or to the side. Driveways along E.
Grand Avenue shall be minimized by combining
driveways, using alleys or designing development so that
access is provided from local streets. See Section
16.56.020.
Page 576 of 601
ORDINANCE NO.
PAGE 11
EXHIBIT A-4
Table 16.36.020(F)
Fair Oaks Mixed Use (FOMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
25 dwelling units/acre (based on gross project area).
2. Maximum Density Multi-family
housing
15 25 dwelling units/acre.
3. Minimum Density (projects that
do not front E. Grand Avenue.)*
75% of maximum density (measured on residential portion
of horizontal mixed use project area or 50% of project
area, whichever is less).
4. Minimum Lot Size 15,000 square feet (gross).
5. Minimum Lot Width 80 feet.
6. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include
entrance courtyard areas for outdoor dining , or for
projects facing a residential district as determined through
discretionary review.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged. For projects abutting a
residential district, corresponding residential setback shall
apply.
8. Side Yard Setback 0 - 5 feet. For projects abutting a residential district,
corresponding residential setback shall apply.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is
35 feet or three stories whichever is less; a maximum of
up to 40 feet for mixed use projects by discretionary action
on lots larger than 20,000 square feet and where the
building is not adjacent to a residential district. See Design
Guidelines and Standards for Mixed Use Districts. Also
see Section 16.48.030(B)(5) and (6). Maximum building
size is 50,000 square feet.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 70%. Maximum Floor Area
Ratio is 1.
Page 577 of 601
ORDINANCE NO.
PAGE 12
12. Site Design and Signs See Design Guidelines and Standards. Please note
General Plan Policies LU5-11. For mixed use projects,
refer to Section 16.48.065. Additional sign standards in
Chapter 16.60.
13. Off-Street Parking and Loading See Design Guidelines and Standards. Parking is to be
located behind buildings or to the side. Driveways along E.
Grand Avenue shall be minimized when possible by
combining driveways, using alleys or designing
development so that access is provided from local streets.
See Section 16.56.020.
Page 578 of 601
ORDINANCE NO.
PAGE 13
EXHIBIT A-5
Table 16.36.020(H)
Office Mixed Use (OMU)
Minimum Site Development Standards
1. Maximum Density Mixed Use
Projects
20 dwelling units/acre (based on gross project area)
2. Maximum Density Multi-family
Housing
15 25 dwelling units/acre
3. Minimum Density * 75% of maximum density (measured on residential portion
horizontal mixed use project area or 50% of project area,
whichever is less)
4. Minimum Lot Size 10,000 square feet (gross); 20,000 square feet for
residential projects
5. Minimum Lot Width 100 feet
6. Front Yard Setback 0 - 10 feet Exceptions may include entrance courtyards
and areas for outdoor dining determined through
discretionary review. 10 feet is required for projects
fronting a street opposite a residential district.
7. Rear Yard Setback 0 - 15 feet. Parking encouraged.
8. Side Yard Setback 0 - 5 feet.
9. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor
dining, or architectural/landscape features determined
through discretionary action.
10. Building Size Limits Maximum height for mixed residential/commercial use is
35 feet or three stories whichever is less. Also see Section
16.48.030(B)(5) and (6);Maximum building size is 50,000
square feet; a greater size may be allowed through the
CUP process;(See OMU-D-2.20);Three-story building
components allowed only with substantial transitional
space and/or lower story elements adjacent to residential
districts or uses.
11. Site Coverage and Floor Area
Ratio
Maximum coverage of site is 70%. Maximum Floor Area
Ratio is 1
12. Site Design and Signs See OMU-D-2.20. Please note General Plan Policies LU5-
11.
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ORDINANCE NO.
PAGE 14
For mixed use projects, refer to Section 16.48.065.
Additional sign standards also in Chapter 16.60.
13. Off-Street Parking and Loading Section 16.56.020.
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PAGE 15
EXHIBIT A-6
Allowed Land
Uses and Permit
Requirements—
LAND USE
IMU TMU
D-2.11
VCD
HCO
D-2.4
VMU
D-
2.11
HCO
D-2.4
GMU FOMU HMU OMU 1
D-2.20
RC 2 Specific Use
Standards and
other references
F.
RESIDENTIAL
USES
Multi-family
housing not
located within a
mixed use project
NP NP
MUP
NP CUP CUP/
PED
MUP4
CUP/
PED
MUP
CUP
(on
lots >
20,00
0 sf)
CUP
(on
lots >
20,000
sf)
MUP
NP Minimum density
(75% of total
density allowed
by district)
required by
Housing
Element is not
required on lots
fronting E.
Grand Ave., E.
Branch Street or
in HMU or IMU
districts.
Multi-family
housing in
a mixed use
project
CUP NP
CUP
NP CUP CUP CUP MUP CUP CUP Minimum density
(75% of total
density allowed
by district)
required by
Housing
Element is not
required on lots
fronting E.
Grand Ave., E.
Branch Street or
in HMU or IMU
districts.
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