CITY COUNCIL / PLANNING COMMISSION
JOINT SPECIAL MEETING
February 11, 2025
WE PROVIDE EFFICIENT DELIVERY OF QUALITY PUBLIC SERVICES THAT ARE
ESSENTIAL TO THOSE WHO LIVE AND WORK IN SAN RAMON
Mark Armstrong, Mayor • Sridhar Verose, Vice Mayor
Richard Adler, Councilmember • Robert Jweinat, Councilmember • Marisol Rubio, Councilmember Jean Kuznik, Chair • Dave Curtis, Vice Chair
Gary Alpert, Planning Commissioner • Eric Wallis, Planning Commissioner Council Chamber
7000 Bollinger Canyon Road
JOINT MEETING – 6:00 PM
Agenda Questions: Please contact the City Clerk (925) 973-2539 or [email protected] Please refer to the end of the agenda to review options for participation in the meeting.
Unless stated otherwise on the agenda, every item on the agenda is exempt from CEQA Guidelines Sections 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 and/or Public Resources Code Section 21065.
1. CALL TO ORDER
2. NEW BUSINESS
2.1 Joint City Council and Planning Commission Public Hearing: General Plan Amendment for Downtown Mixed Use – North (DMU-N) Sitewide Floor Area Ratio (FAR) Amendment (GPA 2024-0001) and Zoning Ordinance Text Amendment for DMU-N Sitewide FAR Amendment (TA 2024-0003) Recommendation: Receive the Staff Report, Open the Public Hearing, and Receive Public Comments, Provide Feedback to Staff, and Continue the Public Hearing the Next Joint City Council and Planning Commission Meeting Scheduled on February 25, 2025.
3. ADJOURNMENT
I hereby certify the agenda was posted 72 hours before the noted meeting. This agenda is posted in accordance with Government Code Section 54954.2(a).
Dated: February 7, 2025
2 Joint City Council and Planning Commission Meeting – February 11, 2025 HOW TO VIEW OR PARTICIPATE IN THE MEETING:
The public is invited to participate in the meeting using any of the following methods:
IN-PERSON
Members of the public can provide in-person comments at the meeting. To make a request for disability-related accommodation to participate in the meeting, please contact the City Clerk’s Office 48 hours in advance of the meeting.
WRITTEN COMMUNICATION BY EMAIL
Public comments may be submitted via e-mail to [email protected]. Public comment received up until two (2) hours prior to the scheduled start time of the meeting will be distributed to the City Council via e-mail, provided at the meeting in the red binder, and posted online at https://www.sanramon.ca.gov/public_comment.
Written comments received after the cut-off time will be provided to the City Council the day following the meeting.
Please include “Public Comment” in the subject line. In the body of the email please include your name and the item you wish to comment on. Written public comment will not be read aloud during the meeting.
TO VIEW OR LISTEN ONLY
As a courtesy and technology permitting, the public will have the opportunity to view the meeting via one-way feed by the options below. However, the City cannot guarantee that the public’s remote access to any meeting will be uninterrupted, and technical difficulties may occur from time to time. In those instances, so long as the public may still attend the meeting in person, the meeting will continue. Members of the public desiring to provide comments as a part of the meeting are encouraged to either submit written comments prior to the meeting or to attend the meeting in person.
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ATTENDEE CONDUCT
There will be zero tolerance for any person addressing the Council making profane, offensive and disruptive remarks, or engaging in loud, boisterous, or other disorderly conduct, that disrupts the orderly conduct of the public meeting. Specifically, it is important for all speakers to adhere to the following guidelines for participation in this meeting:
a. No profanity or obscenity.
b. Refrain from personal threats or attacks.
c. Refrain from hateful epithets and demeaning language based on any person’s race, religion, sexual orientation, ethnicity, gender, or disability.
d. Respect all people that are present or watching.
At the discretion of the Mayor, a speaker may forfeit speaking time for any of the following reasons:
a. Exceeding the allotted time to speak;
b. Yelling, screaming, or other behavior that renders this Council unable to continue the meeting; c. Excessive profanity or slander;
d. Specific threats or “fighting words” that incite violence; or e. Speech that is outside the subject matter jurisdiction of the Council or the specific agenda item in which you are speaking.
While the City of San Ramon ensures the First Amendment rights of its citizens, we do not accept nor endorse any offensive or hateful comments made during our meetings. The City of San Ramon celebrates the diversity of our community, and we strive to be a welcoming and open community for all.
CITY COUNCIL STAFF REPORT
DATE: February 11, 2025
TO: City Council/City Manager
FROM: Debbie Chamberlain, Community Development Director By: Cindy Yee, Senior Planner
SUBJECT: Joint City Council and Planning Commission Public Hearing: General Plan Amendment for Downtown Mixed Use – North (DMU-N) Sitewide Floor Area Ratio (FAR) Amendment (GPA 2024-0001) and Zoning Ordinance Text Amendment for DMU-N Sitewide FAR Amendment (TA 2024-0003)
EXECUTIVE SUMMARY
The Applicant is proposing an amendment to the City’s General Plan 2040 and the Zoning Ordinance to reduce the DMU-N minimum sitewide Floor Area Ratio (FAR) standard from the current 1.25 minimum to a 0.5 minimum. This public hearing is the first in a series of public hearings as required by San Ramon’s Measure G.
RECOMMENDED ACTION
Staff recommends that the City Council and Planning Commission receive the staff report, open the public hearing, and receive public comments, provide feedback to Staff, and continue the public hearing the next joint City Council and Planning Commission meeting scheduled on February 25, 2025.
BACKGROUND/DISCUSSION
Application: Description:
GPA 2024-0001 General Plan Amendment (GPA) to amend the Downtown Mixed Use – North (DMU-N) Minimum Sitewide Floor Area Ratio
TA 2024-0003 Zoning Ordinance (ZO) Text Amendment to amend the Downtown Mixed Use - North (DMU-N) Minimum Sitewide Floor Area Ratio Applicant: Sunset Development Company
Property Owner: Various
Location: 205-acre area within the City Core and identified as Downtown Mixed Use – North Land Use and Zoning Designation (see Attachment A
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Vicinity Map)
Environmental Determination
Environmental review for this project is underway in accordance with the requirements of the California Environmental Quality Act of 1970 (CEQA), as amended.
Noticing Requirements/Public Outreach
On January 31, 2025, a notice of the joint City Council and Planning Commission’s February 11 and February 25, 2025 Public Hearings was mailed to property owners within a minimum of 300 ft. of the Downtown Mixed Use – North land use and zoning designation pursuant to Zoning Ordinance Section D7-24 Notice of Hearing.
Background
As part of the update to the General Plan 2040, the City repealed the North Camino Ramon Specific Plan and created several new mixed use land use designations in the “City Core”. The “City Core” is the area east of I-680, south of the City limit with the Town of Danville, generally north of Inverness Park subdivision along the Bollinger Canyon Road corridor, and west of Alcosta Blvd. One of the new land use designations, Downtown Mixed Use – North (DMU-N) is an approximately 205-acre area comprised of approximately 700 individual parcels located north of Executive Pkwy, west of Alcosta Blvd., east of I-680, and south of existing offices that border both sides of Norris Canyon Rd.
The purpose of the Downtown Mixed-Use, North (DMU-N) land use is defined in the General Plan 2040 as:
“…to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N land use ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre.
Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density.
Development can be vertical mixed use or stand- alone residential in proximity to nearby commercial uses with a horizontal mixed- use configuration. The DMU- N sitewide FAR range is 1.25 to 2.75.
The ZO defines DMU-N very similarly to the General Plan 2040 land use designation:
DMU-N (Downtown Mixed-Use - North) zone. The purpose of the Downtown MixedUse - North (DMU-N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate
2.1 Packet Pg. 5
new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be vertical mixed use or stand-alone residential in proximity to nearby commercial uses with a horizontal mixed-use configuration. The DMU-N sitewide FAR range is 1.25 to 2.75.
The DMU-N district and zone provides an opportunity to meet a variety of City goals that encourage integrated residential development and infill opportunities which creates a more compact development area where existing urban infrastructure exists, thereby taking the pressure off of developing on open space. Additionally, because of the City’s obligation to meet the Regional Housing Needs Allocation (RHNA), maintain flexibility to encourage development, and preserve commercial areas, a density range of 20 to 60 dwelling units per acre and a sitewide Floor Area Ratio (FAR) of 1.25 to 2.75 was established for the DMU-N.
Floor Area Ratio (FAR) is expressed as a decimal number and defined in the ZO as the net floor area of a building(s) on a parcel divided by the total gross area of that parcel (net floor area ÷ gross parcel area). A minimum and maximum sitewide FAR identifies the intensity in which the City expects parcels to be developed. For example, to meet the DMU-N minimum sitewide FAR of 1.25, a one-acre site (43,560 sq. ft.) would require a minimum 54,450 sq. ft. of net building area.
Figure 8-2 of the ZO provides a diagram demonstrating how to calculate FAR.
Prior to the adoption of GP 2040, no land use or zoning districts in the City had a minimum sitewide FAR, only maximum FARs such as 1.35 max FAR in the City Center Mixed Use
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district and 1.25 max FAR in the North Camino Ramon Specific Plan area. Since adoption of the GP 2040 and ZO in 2023, the City now has minimum sitewide FARs for the Mixed Use – Commercial Emphasis (MUX) and Mixed Use – Residential Emphasis (MUR) zones at 0.7 and the DMU-N and Downtown Mixed Use – South (DMU-S) zones at 1.25.
Proposed Amendment Request
The Applicant owns 12 parcels (approximately 96.4-acres) within the 205-acre DMU-N zone.
Two recent residential development plan applications on the Applicant’s properties (Bishop Ranch 7 and Bishop Ranch 11) located within the DMU-N zone have not met the required minimum sitewide FAR, resulting in both projects requesting a waiver of the standard through the State’s Density Bonus Law. On October 17, 2024, the Applicant filed General Plan Amendment and Zoning Ordinance Amendment applications to request to remove the sitewide minimum FAR for projects with 100% residential developments. On January 21, 2025, the Applicant amended their application (see Attachment B) to reduce the minimum sitewide FAR from 1.25 to 0.50 for all of DMU-N, rather than just projects with 100% residential development.
The Applicant has also filed a separate GPA and ZO Text Amendment for DMU-S and is being processed separately with the Orchards Residential Development application.
The Applicant states in their written description that the current minimum sitewide 1.25 FAR precludes the development of the full density range. The Applicant’s proposed General Plan and ZO text changes are shown in yellow highlights in Attachment B (the underlined blue text changes have already been approved as part of GP 2040). No changes are proposed to the density range in the DMU-N and the maximum FAR will remain at 2.75. The City’s Housing Element identifies that the Downtown Mixed Use zones would have a range of 20 to 60 dwelling units per acre and that the new zone would increase FAR limits which “allows for increased development opportunities…” The Housing Element is silent on DMU-N’s minimum sitewide FAR so the proposed text amendment would continue to be in-line with the certified Housing Element.
Tonight’s public hearing provides an opportunity for the Planning Commission and City Council to review the proposed amendment, take public comment, and provide feedback to the Applicant and Staff. Should the Commission and Council request additional information, additional public hearings are schedule on February 25, 2025 and with each individual body in the upcoming months. The City has also engaged Native American tribes for tribal consultation as required by Senate Bill 18 (SB 18) for GPAs.
Measure G Requirements
The San Ramon General Plan is subject to Measure G (1999), which requires that subsequent amendments to the General Plan be adopted by a 4/5 vote of the City Council after recommendation in favor of such amendment is made by a 4/5 vote of the Planning Commission following a minimum of three public hearings before both the Planning Commission and City Council. Tonight’s public hearing is the first meeting with the City Council and Planning Commission to introduce the project, receive public feedback, and provide opportunity for the City Council and Planning Commission to provide comments on the General Plan Amendment
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and Zoning Ordinance Text Amendment applications. No formal action is required at this time and additional hearings will be scheduled to address Measure G requirements.
NEXT STEPS
Following this evening’s public hearing, a second joint public hearing is scheduled for February 25, 2025. Additional public hearings as required by Measure G will be scheduled at a later date.
FISCAL IMPACTS
This is an Applicant-initiated amendment, and all costs associated with processing the application is paid by the Applicant.
ATTACHMENT
A: DMU-North Vicinity Map
B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025
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VICINITY MAP
Downtown Mixed Use – North
Land Use and Zoning Designation
2.1.a
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Attachment: A: DMU-North Vicinity Map (4577 : Joint City Council and Planning Commission Public Hearing: General Plan Amendment for Written Statement
Floor Area Ratio
The purpose of the Downtown Mixed-Use, North (“DMU-N”) zone is to encourage an integrated neighborhood of commercial and residential uses within the existing office setting in the San Ramon Core.
Residential, retail and commercial uses have different development standards and considerations. Typically, residential uses are regulated by the number of units over an area, density, while commercial uses are regulated by the relationship between building square footage over an area, Floor Area Ratio (“FAR”).
The DMU-N zone includes density ranges, minimum FAR by use, and a minimum sitewide FAR. Within the zone, 100% residential developments have a density of 20-60 units per acre, no minimum residential or commercial FAR, and a minimum sitewide FAR of 1.25. The minimum 1.25 sitewide FAR precludes the development of the full density range.
Sunset Development is requesting the DMU-North definition and zoning standards be amended to reduce the minimum sitewide FAR from 1.25 to 0.50. Attached are proposed zoning and General Plan text amendments to incorporate this request.
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council
PROPOSED ZONING TEXT AMENDMENT
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council City of San Ramon, CA | Municipal Code 1
SAN RAMON, CALIFORNIA - MUNICIPAL CODE
TITLE D - ZONING
Division D2 Allowable Land Uses and Zoning Standards
Chapter III – Mixed Use Zones
Contents:
D2-11 - Purpose
D2-12 - Purposes of Mixed Use Zones
D2-13 - Mixed Use Zone Land Uses and Permit Requirements D2-14 - Mixed Use Zone General Development Standards
D2-15 - Mixed Use Zone Additional Development Standards D2-11 - Purpose
This Chapter lists the land uses that may be allowed within the Mixed Use zones established by Section D1-7 (Zoning Map and Zones), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
Effective on: 1/11/2024
D2-12 - Purposes of Mixed-Use Zones
The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows:
A. MUX (Mixed-Use Commercial Emphasis) zone. The purpose of the Mixed-Use Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses.
Development could be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUX zone, a nonresidential 0.45 FAR minimum is established to maintain retail square footage. The MUX sitewide FAR range is 0.7 to 2.0.
B. MUR (Mixed-Use Residential Emphasis) zone. The purpose of the Mixed-Use Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid-size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand-alone, vertical, or horizontal mixed-use
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council City of San Ramon, CA | Municipal Code 2
configurations. Within the MUR zone, a residential 0.5 FAR minimum is established to maintain and encourage residential development within this zone. The MUR sitewide FAR range is 0.7 to 2.0.
C. DMU-N (Downtown Mixed-Use - North) zone. The purpose of the Downtown Mixed-Use - North (DMU-N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be vertical mixed use or stand-alone residential in proximity to nearby commercial uses with a horizontal mixed-use configuration. The DMU-N sitewide FAR range is 0. to 2.75 D. DMU-S (Downtown Mixed-Use - South) zone. The purpose of the Downtown Mixed-Use - South (DMU-S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending the activity of City Center across Bollinger Canyon Road with shops, offices, and a diversity of housing opportunities set in an urban environment of walkable streets, parks and trails. The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations. The DMU-S sitewide FAR range is 1.25 to 2.75.
E. CCMU (City Center Mixed Use) zone. This designation applies to City Center Bishop Ranch and the adjacent BR-2600 property in the core area of San Ramon. It is intended to foster a vibrant, integrated and cohesive mix of civic, retail, office, residential and open space uses and promote a walkable, bikeable environment at the physical center of the city. The CCMU designation is also intended to create a vital, attractive destination for people from other parts of the city and the region. Development intensities of up to 0.70 FAR are permitted, with additional FAR, up to a maximum of 1.35, allowed for projects that include such elements as affordable housing; significant public benefits and/or amenities such as public art and plazas, public facilities; and/or a transit facility nearby or in proximity. The allowable residential density range is 22 dwelling units per acre up to 50 dwelling units per acre. Development should reflect high quality design, with integrated open space and recreational and/or cultural amenities, as well as opportunities for workforce housing. Structured parking may be required. (Ord. No. 522, § 6, 12/12/2023) Effective on: 1/11/2024
D2-13 - Mixed-Use Zone Land Uses and Permit Requirements A. Allowable Land Uses and Permit Requirements. Table 2-6 identifies the uses of land allowed by this Zoning Ordinance in the Mixed-Use Zones, and the land use permit required to establish each use.
B. Specific Use Regulations. Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of the Zoning Ordinance may also apply.
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council City of San Ramon, CA | Municipal Code 6
Key to Zoning District Symbols
MUX Mixed-Use Commercial
Emphasis MUR Mixed-Use Residential Emphasis
DMUN
Downtown Mixed-Use - North
DMU-S Downtown Mixed-Use - South CCMU City Center Mixed Use (Ord. No. 522, § 6, 12/12/2023)
Effective on: 1/11/2024
D2-14 - Mixed-Use Zone General Development Standards
Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance.
TABLE 2-7 - Mixed-Use Zone Development Standards
Requirement by Zone
Development Feature
MUX MUR DMU-N DMU-S CCMU
Minimum lot size Minimum area and width for parcels proposed in new subdivisions.
Area (net) Determined through subdivision process
Width Determined through subdivision process
Depth Determined through subdivision process
Residential density
Minimum site area per dwelling unit as determined by the General Plan. The actual number of units allowed will be determined through subdivision or land use permit approval.
Minimum Density (du/ac) 20 20 20 20
Minimum site area
per dwelling
unit as determined
by the General
Plan. The actual
number of units
allowed will be
determined
through
subdivision or land
use permit
approval.
Maximum Density (du/ac) 40 40 60 60 Determined by
General Plan
Floor Area Ratio (FAR)
The measurement of a structure’s floor area in relation to the size of the lot that the structure(s) is located on. FAR is expressed as a decimal number and is derived by dividing the total net area of the structure(s) by the total gross area of the lot (net structure area ÷ gross lot area).
Maximum 0.70
FAR. Additional
FAR up to 1.35
may be permitted
if project
incorporates and
significant public
benefits/amenities
Sitewide Minimum 0.70 0.70 0.5 1.25 N.A.
Sitewide Maximum 2.0 2.0 2.75 2.75 N.A.
Nonresidential Minimum 0.45 N.A. N.A. N.A. N.A.
Residential Minimum N.A. 0.5 N.A. N.A. N.A.
Setbacks1 Minimum setbacks required. See Section D3-10 for exceptions, and allowed projections into setbacks.
.5
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council City of San Ramon, CA | Municipal Code 7
TABLE 2-7 - Mixed-Use Zone Development Standards
Requirement by Zone
Development Feature
MUX MUR DMU-N DMU-S CCMU
Front 10 Feet
Determined
through project
review and
approval
Side-Interior (Each) Determined through project review and approval Side- Corner Determined through project review and approval Rear Determined through project review and approval
Accessory structure See Section D4-26 (Accessory Structures) Lot coverage The maximum percentage of total lot area that may be covered by structures Maximum N.A. N.A. N.A. N.A N.A.
Height limit Maximum allowable height of structures. See Section D3-6 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum (ft) 602 602 852 852 None2
Landscaping See D3 Chapter II (Landscape Design Standards) Parking See D3 Chapter III (Parking and Loading)
Signs See D3 Chapter IV (Signs)
Footnotes:
(1) Except that a 25-foot wide side and/or rear yard shall be required abutting a residential zone, and where a lot abuts the Interstate 680 right-of-way; and structures shall not intercept the daylight plane required by Section D2-15. (2) Except as limited by Daylight Plane Requirements (D2-15.A) and Section D3-6 (Height Limits and Exceptions).
Key to Zoning District Symbols
MUX Mixed-Use Commercial
Emphasis MUR Mixed-Use Residential Emphasis
DMUN
Downtown Mixed-Use - North
DMU-S Downtown Mixed-Use - South CCMU City Center Mixed Use (Ord. No. 522, § 6, 12/12/2023)
Effective on: 1/11/2024
D2-15 - Mixed-Use Zone Additional Development Standards A. Daylight plane requirement. A proposed structure shall not intercept a 30-degree daylight plane inclined inward at a residential zone property line and/or I-680 freeway property line. The 30-degree daylight plane shall be measured from:
1. A height of 6 to 8 feet above existing grade, as required by section D3-4.F, at the R zone property line and/or I-680 freeway property line for a site in a MU zone; and
2. A height of 12 feet above existing grade at the R zone boundary line and/or I-680 freeway property line for a site in the CCMU zone.
The 30-degree daylight plane shall be measured from the required height above the existing site grade regardless of the site grade on either side of the property line.
B. Mixed use project development standards. A mixed use project shall comply with the following requirements. A mixed use project combines a mix of uses on the same site. In the CCMU and MU zones, the residential units of mixed use projects are typically located above the nonresidential uses (vertical mixed use), but horizontal mixed use may be allowed which provides residential at ground level behind street-fronting nonresidential uses.
1. Design considerations. A mixed use project shall be designed to achieve the following objectives.
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council
PROPOSED GENERAL PLAN TEXT AMENDMENT
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council
2.1.b
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Attachment: B: Applicant’s Written Statement and Proposed GP and ZO text changes, date received January 21, 2025 (4577 : Joint City Council