Retail Preservation Ordinance Matrix of Changes
Table I-1 provides examples of how the retail preservation ordinance (RPO) applies to different locations, project types, and affordability levels. The table also identifies changes between the existing and proposed regulations. The key changes are adding exceptions from the RPO, as identified in Housing Element Program 3.4B and State law. While the ordinance always applies to GF and R combining districts in Downtown and California Avenue, and never applies to 100% affordable housing, other locations have exceptions whether driven by State law or existing or proposed City policy.
Table I-1: Matrix of Retail Preservation Ordinance Exceptions Subject to RPO?
Location/Type
Existing
Regulations
Proposed
Regulations
(changes bolded) Exceptions, by Project Type
GF Downtown Overlay Yes Yes None
R California Avenue Overlay Yes Yes None
El Camino Real Retail Nodes Yes
Yes (see change
to exceptions)
Housing Element Opportunity
Sites Exempt
El Camino Real (Outside of Retail Nodes) Yes
Yes (see
change to
exceptions)
Reduced Replacement
Standard (1,500 sq. ft.)
100% BMR Housing (120% AMI) No No None
100% BMR Housing (80% AMI) No No None
Housing Element Opportunity Sites (HIP Projects) Yes
Yes (see
change to
exceptions)
Reduced Replacement
Standard (1,500 sq. ft.)
Housing Element Opportunity Sites (Not HIP
Projects) Yes No None
High-Density Mixed-Use Projects Yes Yes
Reduced Replacement
Standard (1,500 sq. ft.)