Grand_Gateway_Zoning_District_-_Zoning_Code.pdf

ORDINANCE 25-1

AN ORDINANCE OF THE CITY COUNCIL OF THE

CITY OF WEST SACRAMENTO

AMENDING TITLE 17 OF THE WEST SACRAMENTO MUNICIPAL CODE TO CREATE

THE GRAND GATEWAY ZONING DISTRICT AND RELATED ACTIONS

The City Council of the City of West Sacramento does ordain as follows:

Section 1. Purpose and Authority. The purpose of this Ordinance is to make amendments to Title 17 (Zoning) including the following: This item is a public hearing regarding proposed amendments to Title 17 (Zoning) of the Municpal Code. The proposed amendments replaces the existing Grand Gateway Overlay Zone reserved as Chapter 17.16 with the provisions proposed for the Grand Gateway Zoning District.

Section 2. General Plan Consistency. The City Council finds that the Grand Gateway Zoning District is consistent with the General Plan Central Business District (CBD) Land Use Designation as it promotes the development of unique higher-density and intensity of a mixed-use district and corridor that provides civic and cultural activities; include a range of residential, retail, and employment uses.

Section 3. Amends. The following sections of the West Sacramento Municipal Code are hereby deleted from the Municipal Code:

Chapter 17.16 Grand Gateway Overlay Zone

17.16.010 Purpose

The purpose of this Chapter is to identify the applicability of the West Sacramento Grand Gateway Master Plan.

17.16.020 Applicability

The West Sacramento Grand Gateway Master Planning Document applies to all use and development of properties within the boundaries of the Grand Gateway Master Planning Area.

17.16.030 West Sacramento Grand Gateway Master Plan

All development within the GG Overlay Zone shall be consistent with the goals, objectives, and design requirements of the West Sacramento Grand Gateway Master Plan.

Chapter 17.16 is hereby amended to read:

Chapter 17.16 Grand Gateway Zone

17.16.010 Purpose and Applicability

The GG Zone is intended to provide areas for mixed-use development that creates a prominent gateway to West Sacramento’s downtown and civic center areas, and a complementary transition to the urban development in neighboring districts. This Zone allows both high-density residential and complementary commercial such as retail, commercial services, and hospitality, though the emphasis in this district is on multi-unit housing. This Zone implements the Central Business District General Plan Land Use Designation.

Docusign Envelope ID: B5E4118D-3000-4F9A-8923-3BB22BB7C0F8

Attachment 2

Ordinance 25-1

17.16.020 Land Use Regulations

Table 17.09.020, Land Use Regulations – Grand Gateway Zone, sets the land use regulations for the Grand Gateway Zone. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of the Title that provide additional standards.

TABLE 17.16.020: LAND USE REGULATIONS – GRAND GATEWAY ZONE

“P” = Permitted Use; “M” = Minor Use Permit required;

“C” = Conditional Use Permit required; “–” Use not allowed.

Use Classification GG Additional Regulations Residential Uses Residential Housing Type See subclassifications below Single-Unit Dwelling, Attached C Single-Unit Dwelling, Detached – Two-Unit Dwelling C Multi-Unit Residential P Accessory Dwelling Units P See §17.30.040, Accessory Dwelling Units Family Day Care See subclassifications below Small – Large M

Residential Facility, Assisted Living C Single-Room Occupancy – See §17.30.200, Single-Room Occupancy Supportive Housing Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.

Transitional Housing

Public/Semi-Public Uses Campground – Colleges and Trade Schools P Community Assembly P Cultural Institutions P Day Care Centers M Government Offices P Hospitals and Clinics See subclassifications below Clinic C Hospitals C Skilled Nursing Facility –

Instructional Services P Park and Recreation Facilities P Parking Lots and Structures C Schools (TK-12) C Social Service Facilities –

M Not allowed as primary use.

MUP required when ancillary to housing.

Tutoring Facilities P Commercial Uses

TABLE 17.16.020: LAND USE REGULATIONS – GRAND GATEWAY ZONE

“P” = Permitted Use; “M” = Minor Use Permit required;

“C” = Conditional Use Permit required; “–” Use not allowed.

Use Classification GG Additional Regulations Adult Entertainment – See §17.30.050, Adult Entertainment Uses Animal Care, Sales, and Services See subclassifications below Animal Sales and Grooming P Veterinary Services P

Automobile/Vehicle Sales and Services See subclassifications below Automobile Rentals – See §17.30.070, Automobile/Vehicle Sales and Services

Automobile Repair, Major – Automobile Repair, Minor – Automobile/Vehicle Sales and Leasing – Fueling Stations – Large Vehicle and Equipment Sales, Services and Rental

Towing and Impound – Washing –

Banks and Financial Institutions P Business Services P Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters P Indoor Sports and Recreation P Outdoor Entertainment – Outdoor Sports and Recreation –

Drive-Through Facility – See §17.30.090, Drive- Through Facility

Eating and Drinking Establishments See subclassifications below Bars/Night Clubs/Lounges M See §17.30.160, Outdoor Dining and Seating

Restaurants P

Farmer’s Markets P See §17.30.110, Farmer’s Markets

Food Preparation – Funeral Parlors and Interment Services – Hotels P Maintenance and Repair Services – Mobile Vendor See §17.30.140, Mobile Vending Nurseries and Garden Center – Offices See subclassifications below Business, Professional, and Technology P Medical and Dental P

Personal Services See subclassifications below General Personal Services P See §17.30.170, Personal Services Fortunetelling – Massage Establishments – Not allowed as primary use. P as ancillary to Hotel

Tattoo or Body Modification Parlor – Retail Sales See subclassifications below Building Materials Sales and Services -

TABLE 17.16.020: LAND USE REGULATIONS – GRAND GATEWAY ZONE

“P” = Permitted Use; “M” = Minor Use Permit required;

“C” = Conditional Use Permit required; “–” Use not allowed.

Use Classification GG Additional Regulations Convenience Markets P Liquor Sales – Primary use C Liquor Sales – Accessory use (building less than 10,000 square feet)

C

Liquor Sales – Accessory use (building more than 10,000 square feet)

P

Food and Beverage Sales P General Retail P Secondhand Store –

Industrial Uses Custom and Artisan Manufacturing M Food/Beverage Manufacturing, Small-scale M Transportation, Communication, and Utility Uses Airports and Heliports – Communication Facilities See §17.30.240, Wireless Telecommunication

Facilities Docking Facilities – Light Fleet-Based Services – Marinas – Recycling Facilities – See §17.30.190, Recycling Facilities Agricultural and Extractive Uses Urban Agriculture See subclassifications below Community Garden P See §17.30.230, Urban Agriculture Market Garden (less than 1 acre) P Market Garden (1 acre or more) C Private Garden P

Other Uses Accessory Uses and Structures See §17.30.030, Accessory Uses, and

§17.22.020, Accessory Buildings and Structures

Home Occupations See §17.30.120, Home Occupations Nonconforming Use See §17.26, Nonconforming Uses, Structures, and Lots Outdoor Dining and Seating See §17.30.160, Outdoor Dining and Seating Outdoor Display and Sales See §17.30.150, Outdoor Display and Sales Recharging Stations See §17.30.180, Recharging Stations Solar Energy Systems See §17.30.210, Solar Energy Systems Temporary Uses See §17.30.220, Temporary Uses Interim Uses See §17.38, Interim Uses

17.16.030 Development Standards

Table 17.16.030 – Development Standards – Grand Gateway Zone, prescribes the development standards for the Grand Gateway Zone. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this Title that provide additional standards.

TABLE 17.16.030: DEVELOPMENT STANDARDS – GRAND GATEWAY ZONE

General Plan Designation CBD Density Density (units/acre) (gross) Minimum 30 (A) Maximum 60 (A)

Building Form and Location Maximum Building Height 90 feet, as measured vertically from the finished grade to the plane of the highest point at the top of the roof

Height limit does not apply to mechanical equipment, enclosed space related to recreational use of the roof area, screening, ornamental or symbolic features, lattices or sunshades or landscaping associated with recreational use of the roof area, flag poles, or similar features – with all of the exempted features limited to no more than 10 feet in height.

Floor Area Ratio (FAR) (gross) Minimum 0.75 For reference, see also

California Public Resources Code Section 21094.5.

Maximum 3.0 Maximum FAR calculation does not include square footage of parking structures.

Minimum Setbacks (feet) Front 0 (B) See §17.22.050, Encroachments into Required Setbacks

Side 0 (B) Rear 0 Alley 0

Open Space Minimum Open Space (square feet per residential unit)

(>50% Common)

See §17.22.090, Open Space

(A) Density. Residential development that is part of a mixed-use building or project shall comply with the allowed floor area ratio (FAR) range and is not subject to the allowed density (units/acre) range. Standalone residential development shall comply with the allowed density (units/acre) range.

1. Projects involving multiple parcels. Projects involving multiple parcels may exceed the maximum FAR for individual parcels so long as none of the individual parcels would be below the minimum FAR and so long as the total project FAR does not exceed the maximum FAR.

(B) Building Location. The following building location requirements shall apply:

1. Maximum Setback. Buildings directly adjacent to a public street right-of-way shall be placed within 75 feet of the edge of the public street right-of-way.

2. Residential Units. Ground floor residential units shall have street-adjacent setbacks of a minimum of 5 feet.

3. Frontage Improvements. The area between buildings and property lines adjacent to public streets shall be improved as part of a wider sidewalk, as outdoor dining/seating area, plaza, pedestrian amenities, or with maintained landscaping.

(C) Limitations on Location of Parking. Off-street parking spaces, if provided, shall be located primarily at the rear of the property, to the side of buildings, interior to buildings, or in structures; no more than 10 percent of surface parking provided shall be constructed within 75 feet of the property line for property lines that are adjacent to a public street right-of-way.

17.09.040 Supplemental Regulations

(A) Building Transparency/Required Openings. Exterior walls facing a public street right-of-way shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk.

Such walls may run in a continuous plane for no more than 30 feet without an opening.

1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

2. Exceptions for Parking Garages. Multi-level garages are not required to meet the Building Transparency/Required Openings requirement.

3. Modifications for Residential Units and Hotels. Ground floor residential units and hotels shall have a reduced Building Transparency/Required Openings requirement – at least 30 percent of the building wall area located between the floor and ceiling of the first habitable story shall include windows, doors, or other openings. Walls may run in a continuous plane for no more than 10 feet without an opening.

4. Reductions. The building transparency requirement may be reduced or waived by the Community Development Director or Designee upon finding that:

a. The proposed use has unique operational characteristics with which providing the required windows and opens is incompatible, and

b. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Figure 17.16.040.A: Building Transparency/Required Openings (existing Figure 17.09.040.A)

(B) Façade Articulation. Street-facing façades over 50 feet in width shall incorporate at least two of the following features:

1. Windows are recessed by at least four inches from surrounding exterior wall surfaces, as measured from window frame to finished exterior wall.

2. A minimum of 25 percent of the façade, including all building levels, is offset at a depth of at least two feet from the remainder of the façade.

3. The façade includes at least one projection or recess of at least four feet in depth, or two projections or recesses at least two feet in depth at an interval of no more than 50 horizontal feet. For a building with two or more stories, the projection or recess must be present on at least two stories.

4. A vertical feature such as a pilaster is provided of at least 12 inches in both width and depth that extends the full height of the façade at an interval of no more than 50 feet horizontal feet.

5. For buildings of at least three stories, the ground level of the building is distinguished from upper levels by a change in building material that is distinct from the remainder of the façade, along with a change in plane of at least one inch in depth at the transition between the materials.

6. For buildings of at least three stories, the top floor of the building is distinguished from lower levels by a change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials.

7. The façade includes a horizontal design feature such as a water table, belt course, or bellyband, applied to the transition between the ground floor and upper floors.

(C) Façade length. Street-facing façades shall not exceed 150 feet in length before a minimum façade break of at least 8 feet in width and at least 4 feet in depth, open to the sky.

(D) Windows. Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on-site or off-site).

(E) Building Entrances. The primary building entrance shall face a public sidewalk.

1. Elevation. Entrances shall be at or within one vertical foot of the sidewalk elevation for all non-residential and residential common spaces. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall either (1) be elevated a minimum of three feet above sidewalk elevation or (2) shall have the entrance set back from the edge of the sidewalk by at least six feet with a planting strip abutting the sidewalk of at least three feet in width and two feet in depth.

2. Corners. Entrances located at corners shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements.

3. Connections. All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connect to a public sidewalk.

Figure 17.16.040.D: Building Entrances (existing Figure 17.09.040.D)

(F) Ground Floor Dimensions. Buildings shall meet the following dimensions for ground floor frontages depending on use.

1. Non-residential and residential common spaces. Ground floor spaces shall have a minimum height of 15 feet, measured floor-to-floor, and a minimum depth of 35 feet, measured wall-to-wall.

2. Residential units. Ground floor units shall have a minimum height 10 feet, measured floor-to-floor.

(G) Exterior Building Materials and Colors. A unified palette of quality materials shall be used on all sides of buildings.

1. Allowed Materials. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard, fiber cement siding, or other quality, durable materials approved by the Community Development Director or Designee. Stucco, when used, shall cover no more than 50 percent of the front façade of the ground floor.

(H) Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or amenities.

2. To Circulation Network. Regular connections between onsite walkways and the public sidewalk and other pedestrian routes or trails shall be provided. On-site walkways shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. Pedestrian Walkway Design. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

a. Where a required walkway is parallel and adjacent to a vehicular travel lane, it shall be raised or separated from the vehicular travel lane by a raised crosswalk, a different paving material, or similar method.

b. Where a required walkway is parallel and adjacent to a vehicular travel lane, it shall be raised or separated from the vehicular travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

(I) Vehicle Access.

1. Frontage. Driveways shall not be located on primary frontages where access from secondary frontages is possible.

2. Location. Driveways shall be located at least 10 feet from primary building entrances and at least 20 feet from an intersection curb return or pedestrian cross walk.

3. Dimensions. Each driveway and curb cut shall be a maximum of two lanes and 20 feet in width, unless the Community Development Director or Designee determines that a width of up to 24 feet is reasonable for visibility or other public safety reasons due to a lack of design alternatives or the presence of special conditions, such as unique site geometry.

(J) Private Open Space. Private Open Space shall have direct access from the associated residential unit.

1. Dimensions. Private Open Space shall have a minimum dimension of 5 feet in each direction and a minimum area of 40 square feet.

2. Setbacks. Private Open Space may be located in a required setback.

(K) Common Open Space. Common Open Space shall be accessible to all tenants of a building and as an option may also be open to the general public.

1. Dimensions. Common Open Space shall have a minimum dimension of 15 feet in each direction and a minimum area of 400 square feet.

2. Distribution. A minimum of 50% of the Minimum Open Space shall be Common Open

Space.

(L) Metal Storage Containers. Metal storage containers shall not be used as permanent storage; they may be allowed on a temporary basis in connection with a valid building permit.

Section 3. Severability. If any provision of this chapter, or the application of any such provision to any person or circumstance shall be held invalid, the remainder of this chapter, to the extent it can be given effect, or the application of those provisions to persons or circumstances other than those as to which it is held invalid, shall not be affected thereby, and to this end the provisions of this chapter are severable.

Section 4. Effective Date and Publication. This ordinance shall take effect 30 days after its adoption, and pursuant to Resolution 99-46 was published in summary format prior to adoption, and a summary will be published within 15 days after adoption in a paper of general circulation published and circulated within the City of West Sacramento.

PASSED AND ADOPTED by the City Council of the City of West Sacramento this 19th day of February 2025, by the following vote:

AYES: ALCALA, EARLY, OROZCO, SULPIZIO HULL, GUERRERO

NOES: NONE.

ABSENT: NONE.

ABSTAIN: NONE.

Martha Guerrero, Mayor

ATTEST: Approved as to form:

Jennifer Cusmir, City Clerk Jeffrey Mitchell, City Attorney

CODIFY X UNCODIFY _________