PC-06-11-2024 Supplemental Report Item #2Planning Commission Meeting
June 11, 2024
Supplemental Report
Item 2
Municipal Code, Specific Plan, Below Market Rate Mitigation Manual and Zoning Map Amendments related to implementing the 6th Cycle Housing Element
MEMORANDUM
To: Chair Fung and Planning Commissioners
From: Luke Connolly, Assistant Director of Community Development
Re: Agenda Item #2 (Housing Element Rezoning and associated items)
This memorandum includes redlines proposed to make corrections and clarifications to
the proposed draft Municipal Code Amendments (see Attachment A) and summarizes
comments received from various community members regarding agenda Item #2, the
Housing Element updates rezoning and associated items. The comments are organized
by items that are on the agenda and those that are not.
Comments related to items on the agenda:
1. Comments were received regarding front setback requirements for single-family, R-
1a zoned lots affected by Strategy HE-1.3.6 of the Housing Element. A request has
been received from community members that any properties utilizing Strategy HE-
1.3.6 to develop duplexes on these R-1a lots be required to comply with the 30-foot
front setback standard specified by the R1-a Zoning District.
2. Comments were received regarding the proposed 55% Floor Area Ratio limitation and
definition of “duplex” proposed in the implementation of Strategy HE-1.3.6.
3. Regarding the newly proposed R-4 Zoning District, which applies to 40 of the 58
Housing Element Priority Housing Sites, comments have been received in favor of
eliminating the proposed dual maximum building height standards of 5 stories and
70 feet in lieu of having just a 70-foot maximum building height, with no limitations
on the number of stories allowed within the 70-foot height.
4. Comments were also received related to both vehicular and bicycle parking
requirements. Particularly a comment was made about the parking requirements as it
relates to implementation of Strategy HE-1.3.6 for duplexes on R1 zoned corner lots
and those that abut commercial properties. The request is to change the standard to
match those of R1 zoned properties, i.e., require 2 enclosed and 2 open parking spaces
total, where R2 standards would require 1.5 enclosed and 1.5 open parking spaces per
unit.
5. Comments were received requesting changes to the Townhome (TH) Combining
District related to several items including Floor Area Ratio, Height limits etc.
Comments related to items not on the agenda
1. Comments were received regarding existing development standards in the R-2
Zoning District, specifically related to lot coverage allowed, reducing the side-yard
setbacks, and parking standards for the overall R2 zoning district that could further
enhance implementation of Strategy HE-1.3.6, by incentivizing the development of
missing middle housing units in the City’s single-family neighborhoods.
Development standards for the R2 zoning district are not being amended at this time
since they are not part of implementation of the Housing Element. Recommendations
on development standards in the R-2 zoning district can be presented at a later date,
upon Council direction.
Attachments:
A – Redline pages from Municipal Code Amendments Resolution
Type of Permit or
Decision A, B
Admin‐
istrative
ReviewA,B
Arts and
Culture
Commission
Planning
Commission
City
Council
Public
Hearing/
Public
Meeting/
Comment
Period C
Noticing
Radius D
Posted
Site
Notice
Expiration
Date E
Chapter/
Findings
Density Bonus P Section 19.56.060 B
Adult‐Oriented
Commercial Activity
(CUP)
‐ R F PH
CA. Govt.
Code
65905/300ʹ
Yes 2 years
19.128.030
&
19.128.040
Architectural and Site Approval
Major J, P F ‐A1 A2 PM
19.12.110/
Yes 2 years
19.168.030
Minor K F ‐A1 A2 PM Yes 2 years
Amendment
Major F, H ‐ ‐ F A1 Varies L
Depends on
permit being
amendedL
Yes 2 years
19.44,
19.144,
19.156,
19.164 Minor G F ‐A1 A2 Varies L Yes 2 years
Minor Modification F ‐A1 A2 ‐ None No 2 years 19.164
Hillside Exception/
Height Exception/
Heart of the City
Exception I
‐ ‐ F A1 PH 19.12.110/300ʹ Yes 2 years
19.40.080,
19.24.070,
19.136.090
Variance F ‐A1 A2 PH CA. Govt.
Code 65905 Yes 2 years 19.156.060
Status of non‐
conforming Use ‐ ‐ F A1 PH 19.12.110/300ʹ Yes ‐ 19.140.110
Wireless Antennas I F ‐F/ A1 A2 Varies I
Depends on
application
type
Yes 2 years 19.136.090
Signs
Permits F ‐A1 A2 ‐ None No 1 year 19.104
Neon, Reader board &
Freeway Oriented
Signs I
F ‐F/A1 A1/A2 PM 19.12.110/300ʹ No 1 year 19.104
Programs F ‐A1 A2 ‐ None No 1 year 19.104
Exceptions I ‐ ‐ F A1 PM 19.12.110/
Adjacent Yes 1 year 19.104.290
Parking Exceptions I F F‐ FA1 A1 /A2 Varies M
19.12.110/
Adjacent/
300ʹ N
Yes 1 year 19.124.050
Correction
Desk Item 6.11.24 PC Meeting
Agenda Item #2
Type of Permit or
Decision A, B
Admin‐
istrative
ReviewA,B
Arts and
Culture
Commission
Planning
Commission
City
Council
Public
Hearing/
Public
Meeting/
Comment
Period C
Noticing
Radius D
Posted
Site
Notice
Expiration
Date E
Chapter/
Findings
Fence Exceptions F ‐A1 A1 L PM 19.12.110/
Adjacent Yes 1 year 19.48.060
Front Yard
Interpretation F ‐‐ A1 PM 19.12.110/
Adjacent Yes 1 year 19.08
R‐1 Ordinance Permits
Residential Design
Review I F F‐ F/A1 A1 L /A2 Varies I
19.12.110/
Adjacent
Yes 1 year 19.28.140
Minor Residential F ‐A1 A2 CP No 1 year
Exceptions I ‐ F‐ ‐ A1 M PM Yes 1 year
Miscellaneous
Ministerial Permit F ‐‐‐ None Adjacent Yes 1 year
19.28.150
and
19.40.090
Protected Trees
Tree Removal F ‐A1 A2 CP
Adjacent
unless
exempt
Yes 1 year 14.18.180
Heritage Tree
Designation & Removal ‐ ‐ F A1 PM 19.12.110/
300ʹ Yes ‐ 14.18
Tree Management Plan F ‐A1 A2 ‐ None No ‐ 14.18
Retroactive Tree
Removal F ‐A1 A2 ‐ None No ‐ 14.18
Reasonable
Accommodation F ‐A1 A2 ‐ None No 1 year 19.52.050
Extensions P
Parking, Fence & Sign
Exceptions & Front
Yard Interpretations
F ‐A1 A2 ‐ None No 1 year
Neon, Reader board &
Freeway Oriented
Signs
F A1 A2 ‐ None No 1 year
Two Story Permits,
Minor Residential
Permits and Exceptions
F A1 A2 ‐ None No 1 year
Tree Removals F ‐A1 A2 ‐ ‐ No 1 year
All other projects F ‐A1 A2 ‐ 19.12.110/
None No 2 years
Correction
Uses A A‐1 R‐1 RHS R1C R‐2 R‐3 R‐4
1821. Transitional housing
located in housing of a type
permitted on the zone;
P P P P P P P P
1922. Supportive housing
located in housing of a type
permitted in the zone
P P P P P P P P
23.Supportive housing,
permanent, with no more than 50
units
P4 P4
24.Single‐room occupancy
(SRO) units
‐ ‐ ‐ ‐ ‐ ‐ ‐ CUP ‐
Admin
25.Permanent emergency
shelter that complies with
Chapter 19.50
‐ ‐ ‐ ‐ ‐ ‐ ‐ P
260.Horticulture, gardening, and growing of food products:;
a. Recreational for personal
use;
P P P P P P ‐‐
b. Limited to maximum of ten
percent of the lot area and
for consumption by
occupants of the site;
‐ ‐ ‐ ‐ ‐ ‐ P P
c. Produce grown on site may
be sold if the business
activity is conducted in a
manner consistent with
Chapter 19.120, Home
Occupations
‐ ‐ ‐ P ‐‐‐ ‐
d. Commercial purposes; See #1 See #1 ‐ CUP ‐
Admin.
‐ ‐ ‐ ‐
271.Limited commercial
recreation uses, such as riding
clubs and related stables and
trails, golf courses, swimming
and picnic grounds;
‐See #37 ‐See #37 ‐ CUP ‐ PC ‐ ‐ ‐ ‐
282.Golf courses and driving
ranges;
CUP ‐ CC CUP ‐ CC ‐‐ ‐ ‐ ‐‐
293.Commercial swimming
pools and picnic areas;
CUP ‐ CC CUP ‐ CC ‐‐ ‐ ‐ ‐‐
3024. Temporary uses subject to
regulations established
by Chapter 19.156
CUP ‐
Admin.
CUP ‐
Admin.
CUP ‐
Admin.
CUP ‐
Admin.
CUP ‐
Admin.
CUP ‐
Admin.
CUP ‐
Admin.
CUP‐
Admin.
Clarification
19.38.060: Site Development Regulations
Table 19.38.060 sets forth the rules and regulations pertaining to the Development Regulations
for the development of property zoned R‐4.
Table 19.38.060 Site Development Regulations
A.Density 1.Maximum as designated in the General Plan.
2.Development on sites with a required minimum density
shall meet the minimum density established on the General
Plan Land Use map.
B.Minimum Net Lot Area 12,000 square feet
C.Minimum Lot Width (measured at
front building setback line)
70 feet
19.38.070: Building Development Regulations
Table 19.38.070 sets forth the rules and regulations pertaining to the development of multiple‐
family residential structures on property zoned R‐4.
Table 19.38.070: Building Development Regulations
A.Maximum Lot
Coverage
55% of net lot area, unless inconsistent with Section 65913.11.
B.Maximum Height Limited to five stories (not to exceed 70 feet)
C.Setbacks and Stepbacks
First Floor Upper Floors
1.Front‐yard If located on property
abutting an arterial or
major collector, 35 feet
from face of curb.
All other properties: 12
feet from property line.
If located on property abutting an arterial or
major collector:
Floor 2 and 3: 35 feet from face of curb; and
Floors 4 and above: 18 feet.
All other properties: 18 feet from property
line
2.Side‐yard
i.Interior side 10 feet 10 feet and
Additional 10 feet for floors more than one
story higher than any adjacent primary
residential structure.
ii.Street side 12 feet
3.Rear‐yard 30 feet 20 feet or 20% of the
lot depth, whichever is
greater
Floors 2 and 3: 30 feet20 feet or 20% of the
lot depth, whichever is greater; and
Floors 4 and above: Additional 1510 feet.
for floors more than one story higher than
any adjacent primary residential structure.
Correction