Zoning Code Amendments and Updates
Since the adoption of the 2010 General Plan, the City has been focusing its zoning efforts on the implementation of new or updated zoning text amendments to maintain consistency between the General Plan and Zoning Ordinance. The City is now considering a multi-year process to update remaining portions of the Zoning Ordinance.
In working with the Zoning Ordinance on a day-to-day basis and answering the public's questions, staff identified issues that would benefit from additional clarity or refined regulations. This update process will address topics and issues of importance to the community, in conjunction with appropriate public outreach.
Zoning Code Updates
The City provides regular updates on minor zoning code clean-ups that provide clarity or refined regulations, further described below.
Zoning Update 2024
In 2024, the City is proposing updates that address code maintenance, Housing Element implementation, and El Camino Real Corridor Plan implementation. More information coming soon.
Zoning Update 2021
On March 22, 2021, the City Council held a meeting to review amendments to the Zoning Ordinance related to Child Care and miscellaneous housing-related zoning amendments and adopted the amendments on April 12, 2021.
Child Care: Adopted zoning amendments streamline the review process for establishing child care facilities and expand the allowable areas for both childcare homes and childcare centers, including:
- Allowing large family care homes (daycares up to 14 children) by right in all residential units consistent with State law.
- Allowing child care centers by right in residential districts when paired with a public/quasi public use (ex. school or church).
- Allowing standalone child care centers in residential districts, including converting a residential structure into a child care center.
- Allowing child care centers in commercial areas by right for up to 24 children. A Use Permit would be required for child care centers with 25 or more children.
- Updated parking standards for child care centers.
Miscellaneous & Housing-Related: Adopted amendments removed regulations that are no longer applicable, required updating due to changes in State law, or that require process improvements:
- Update regulations for outdoor commercial uses.
- Extend permit applicability from one (1) year to two (2) years.
- Allow front yards to count towards residential open space requirements.
- Remove requirements for two-unit or multifamily dwellings to be attached.
- Remove planned development permit requirement for condominium permits and for multifamily development in the R-2 zoning district.
- Update front yard definition for corner lots and irregular lots.
- Update Home Occupation regulations.
- Minor edits to repair of nonconforming structures and expansion of nonconforming uses.
- Add definition for low-barrier navigation centers to comply with State law and allow in Mixed-Use zoning districts.
- Remove duplicate zoning article for Reasonable Accommodations and other minor typo corrections.
Work Program For Zoning Code Updates
The Planning Commission held a Study Session on July 21, 2020 to discuss phases of the Comprehensive Zoning Ordinance Workplan. Staff will bring zoning updates to the Planning Commission and City Council in phases. The first phase at the July 21, 2020 study session consisted of several policy questions. The Planning Commission recommended that staff split the initial update into two categories: child care and miscellaneous updates. Go here for Planning Commission meetings and agendas.
Phase 3 - Level of Review Authority amendments and reorganization of permit sections
On February 22, 2016, the City Council directed staff to consider amendments to the Zoning Ordinance and Downtown Precise Plan to amend the level of review authority for certain projects. This also phase included a reorganization of permit sections, with consolidation of common procedural requirements in a single article. This item was considered by the Planning Commission at their Tuesday, October 18, 2016 hearing and was approved by the City Council on January 9, 2017 (effective February 9, 2017).
Phase 2 - Updating CN Zoning District uses, clarifying zoning requirements for massage, arbors, and miscellaneous cleanup
The second phase of zoning amendments included clarifying the massage ordinance, and updating uses allowed in the Commercial Neighborhood District, among other changes. See the public notice for a summary. This item was considered by Planning Commission at their April 5, 2016 hearing and was approved by City Council on Monday, May 23, 2016 (effective July 13, 2016).
Phase 1 - Remove outdated language, miscellaneous procedural and wording, and reorganizing sections relating to site improvements
The first phase of zoning amendments included removing outdated language for zoning districts that no longer exist, temporary fireworks sales which are no longer allowed, and similar language. There was also miscellaneous procedural and wording cleanup as well as a reorganization of sections relating to site improvements for residential properties. The amendments were adopted by City Council on July 27, 2015 (effective August 27, 2015).
Future Updates
The following are anticipated amendments that the City will consider in upcoming years:
- Wireless Ordinance: Update to regulations regarding wireless antennas on private property consistent with State law and to encourage concealment of new antennas. On February 2, 2021 the Planning Commission held a study session to review staff recommendations for a wireless ordinance update. No formal action was taken as it was a study session. The following topics were discussed:
- Creation of a new wireless permit
- Streamlined review timelines
- Updated development standards
- Planned Development Permit: Update to modify the purpose of the permit, specify findings for approval, examine allowed deviations, and limit the number of projects that are eligible.
- Nonconforming Ordinance: Update to modify restrictions for nonconforming structures and uses.
- Land Use Tables: Create a comprehensive table providing uniform land use information for 24 zoning districts in a single location. The Zoning Ordinance currently lists permitted uses separately by zoning district. The update would involve amending, adding, or removing definitions as needed to provide consistent terms about permitted and unpermitted uses. The land use tables would be separated into: Residential, Commercial, Mixed Use, and Industrial. Staff previously presented information on use tables to the Planning Commission on August 21, 2018 and January 15, 2019.