EXHIBIT A
General Plan Land Use Element
Proposed Amendments
Table 3.1: Residential Neighborhood Land Use Classifications | S H A P I N G T H E N E W 1 0 0 Y E A R S 3. 13
Land Use Classification Ranges Character
Hillside Residential
Includes attached and detached single -family housing on subdivided parcels and clustered multi - family residential on developable portions of hillside parcels below the 400 -foot elevation. Hillside development should address key environmental challenges and constraints such as steep slopes and soil erosion. Neighborhood mixed -use development is allowed at neighborhood nodes .
Density: Up to 5 du/ac
Intensity: Not applicable
Height: Up to 35 feet
Low-Density Residential
Includes attached and detached single -family residential development in level to moderately sloped areas. Neighborhood mixed-use development is allowed at neighborhood nodes. Existing multi-family residential structures may remain and may be improved without increasing densities, or may revert to single-family residential uses.
Density: 5 to 15 du/ac
Intensity: Not applicable
Height: Up to 35 ft.
Medium-Density Residential
Includes single and multi -family housing types such as one to three -story garden apartments, historic bungalows and cottages on small lots, townhouses and stacked flats. Neighborhood mixed -use devel - opment is allowed at neighborhood nodes.
Density: 20 to 40 du/ac **
Intensity: Not applicable
Height: Up to 38 ft. *
Neighborhood Mixed-Use
Includes residential and neighborhood -serving retail uses such as shops, markets, professional offices, boutiques, barber shops, beauty salons and restaurants. Residential development above ground floor commercial is strongly encouraged. Development is emphasized at neighborhood nodes.
Density: 10 to 30 du/ac
Intensity: 0.25 to 0.5 FAR
Height: Up to 45 feet
Notes:
- Dwelling units per acre (du/ac) describes residential building density. - Floor area ratio (FAR) denotes building intensity for non-residential uses. * “Building height in a Medium -Density Residential land use classification may exceed 35 feet as part of an approved Planned Area (PA) district. Any propose d increase in height shall, prior to or contemporaneous with the consideration of the Planned Area (PA) district, undergo adequate environmental analysis under CE QA.” (Resolution 110 -14) ** Building density in a Medium -Density Residential land use classification may be below 10 du/ac as part of an approved PA district. Any proposed decrease i n building density shall, prior to or contemporaneous with the consideration of the PA district, undergo adequate environmental analysis under CEQA.
Table 3.2: Key Corridor Land Use Classifications
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Land Use Classification Ranges Character
Medium-Density Mixed-Use (Residential Emphasis)
Includes mixed -use development with commercial uses encouraged at street -level along corridors.
However, residential -only development is allowed and may include condominiums, townhouses or apartments. Commercial -only development is not allowed. Projects with commercial components must also include a residential component. New development is required to have a pedestrian-oriented building design with minimal setbacks and parking located to the sides or rear of buildings.
Density: 15 to 50 du/ac
Intensity: Up to 0.5 FAR
Height: Up to 45 feet
Medium-Intensity Mixed-Use (Commercial Emphasis)
Includes mixed -use development with commercial or office/light industrial uses encouraged at street - level along corridors*. This classification is distinguished from the Medium-Density Mixed-Use (Residential Emphasis) land use classification in that it allows residential-only or commercial-only development. Residential uses may include condominiums, townhouses or apartments and commer - cial uses may include small to large -scale retail or office. New development must have a pedestrian - oriented building design with minimal setbacks and parking located to the sides or rear of buildings preferred.
Density: 20 to 50 du/ac
Intensity: 0.25 to 2.0 FAR
Height: 15 to 55 feet
Table 3.3: Activity Center Land Use Classifications
Land Use Classification Ranges Character
Medium-Intensity Mixed-Use (Community Nodes and Gateways) Includes mid -rise mixed-use development at key community nodes and gateways with commercial uses strongly encouraged at street -level. Commercial development must have a pedestrian -oriented building design with setbacks allowing for public amenities and parking located behind buildings. **** Density: 30 to 82.5 du/ac
Intensity: 0.5 to 2.0 FAR **
Height: 15 to 55 feet ***
Notes:
- Dwelling units per acre (du/ac) describes residential building density. - Floor area ratio (FAR) denotes building intensity for non-residential uses. - Pursuant to Ordinance No. 1808, residential uses are prohibited within the Transition Zone Overlay District (TZOD) as referenced on General Plan Map 3.2: General Plan Land Use. ** FAR up to 2.5 permitted in the Winehaven Historic District. Any proposed increase in FAR shall, prior to or contemporaneous with the consideration of the PA district, undergo adequate environmental analysis under CEQA. *** Heights can exceed 55 feet through the approval of a Planned Area Development Plan. Any proposed increase in height shall, prior to or contemporaneous with the consideration of the PA district, undergo adequate environ mental analysis under CEQA.
**** Low-rise, residential-only, or commercial-only development can be permitted through the approval of a Planned Area Development Plan. Any proposed change in land use, shall prior to or contemporaneous with the consider ation of the PA district, undergo adequate environmental analysis under CEQA.
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Table 3.3: Activity Center Land Use Classifications
Land Use Classification Ranges Character
High-Intensity Mixed-Use (Major Activity Center)
Includes mid and high -rise mixed-use development at major activity centers to serve the community and region. Office, retail, entertainment and residential uses are allowed. Areas with this designation are characterized by streets with minimal setbacks, wide sidewalks and public spaces that cater to pedestrians and transit riders. Medium -Intensity Mixed -Use (Commercial Emphasis) is allowed within this land use designation.
Density: 40 to 135 du/ac
Intensity: 1.0 to 5.0 FAR
Height: 15 to 135 feet
Regional Commercial Mixed-Use
Includes mid -rise mixed-use development characterized by compact and pedestrian -friendly environ - ments. Office, retail and residential uses are allowed in mid-rise buildings.
Density: Up to 50 du/ac
Intensity: 0.5 to 2.0 FAR
Height: 15 to 55 feet
Table 3.4: Business and Industry Land Use Classifications
Land Use Classification Ranges Character
Live/Work
Includes lofts and apartments connected to small -scale production spaces as well as office and store - front retail in transitional areas where it can be demonstrated that the use does not conflict with adja - cent uses.
Density: 15 to 50 du/ac
Intensity: 0.25 to 0.5 FAR
Height: Up to 55 feet
Low Intensity Business/Light Industrial
Near sensitive resource areas, commercial and institutional Business/Light Industrial uses such as research and development and office uses are permissible at lower intensity than is generally permis- sible under the Business/Light Industrial designation.
*Up to 0.65 FAR with Design Review Board and Planning Commission approval. **Buildings located adjacent to the shoreline setback or sensitive resources shall begin at 25 feet in height and may be increased in height up to 55 feet subject to Design Review Board and Planning Commission approval.
Density: Not applicable
Intensity: 0.40 FAR*
Height: 25 feet**