Fair Oaks Boulevard Main Street SPA

Sacramento County Zoning Code
Fair Oaks Boulevard Main Street District Special Planning Area Ordinance

Adopted October 26, 2011
Amended November 7, 2023
Adopted by ZMA #5624 / PLNP2008-00142
Amended by PLNP2023-00105

Sacramento County & Carmichael Community
Prepared by Sacramento County Planning Department
With assistance by RACESTUDIO & A. Plescia Company

Main Street District SPA Development Standards

The Development Standards for the Main Street District of the Corridor Plan implement popular concepts and principles. The standards are a hybrid approach incorporating “form-based” and traditional zoning features. They provide for greater flexibility in terms of parking and land use. The standards are also more prescriptive in terms of the physical form and siting of buildings.

The following ordinance provides the quantitative criteria for new investment in the Main Street District, as identified by the Fair Oaks Boulevard (FOB) Corridor Plan. It includes a new set of development standards unique to the District.

Introduction

This Special Planning Area (SPA) ordinance will govern properties located in the Main Street District area. The SPA includes a special set of planning policies and development standards unique to these areas.

The following presents the FOB Corridor Plan’s development standards for land use (i.e., uses, building heights and setbacks) and circulation (e.g., roadway improvements). This section builds upon the concepts, goals, and principles found in the FOB Corridor Plan and provides the detailed quantified standards essential for implementation of the broader vision of the Corridor Plan.

Development Standards

The development standards in this ordinance provide quantitative direction for public and private investment in the Main Street District area. They are measurable and are meant to establish maximum and minimum requirements.

• Main Street District Land Use
• Main Street District Development Standards
• Standards for Signs
• Review Process
• Potential for Added Development
• Non-Conforming Uses
• Uses Not Provided for in the Land Use Table

Purpose of Development Standards

The Plan works in combination with the Zoning Code to specify development standards for the Main Street District of the Fair Oaks Boulevard Corridor.

Main Street District Land Use

The standards described in this Plan are intended to reinforce concepts and principles outlined in the FOB Corridor Plan. They identify land use designations, permitted uses and ground floor land use requirements for the Main Street District.

The FOB Corridor Plan provides a flexible and more generalized approach to land uses than the County’s Zoning Ordinance. It is intended to provide for new buildings that can accommodate a variety of uses as the Corridor evolves. Uses permitted in each of these districts support overall community objectives for the Corridor area.

Permitted Land Use

The Main Street District has variations in allowable uses that were identified by the community in the planning process. Table 1 identifies permitted uses and the type of permit process required.

• Permitted Use (P) – Permitted uses are allowed by right without the need for discretionary review by the Planning Director, Planning Commission, or Board of Supervisors. Some of the permitted uses include Use Standards that provide limitations on operations.
• Conditionally Permitted Use (C) – Uses marked with a (C) are conditionally permitted uses that are allowed with a conditional use permit by the Planning Commission or Board of Supervisors, as specified, after a recommendation by the Carmichael - Old Foothill Farms Community Planning Advisory Council (CPAC).
• Not Permitted (—) Uses marked with (—) are not allowed under any conditions.

Required Ground Floor Commercial

In order to support the desired design, economic and social objectives for the Boulevard, the land use standards require ground floor commercial uses along designated street front- ages in the Main Street District area. The following diagrams provide examples of potential development patterns for the locations that require storefront ground floor commercial uses adjacent to the sidewalk. The specific street segments subject to ground floor commercial are identified in the diagram on Page 1 of the Fair Oaks Boulevard Air Quality Mitigation Plan (Appendix 2). The design guidelines in Section Four of the FOB Corridor Plan provide the qualitative requirements for these pedestrian-oriented building edges.

Non-Conforming Uses

Single-family residential uses:

• Single-family residential uses that were established legally prior to the adoption of the SPA in October 2011 may continue indefinitely and may be maintained, remodeled or expanded so long as they meet the development standards of Zoning Code Section 5.4.2.C.
• Properties developed with a non-conforming single- family residence may add residential accessory structures and/or accessory dwelling units so long as they meet the standards of Zoning Code Section 5.4.5.
• Properties developed with a non-conforming single- family residence are permitted to include accessory uses as provided in Zoning Code Table 3.2 that are applicable to residential RD-5.

All other non-conforming uses and buildings:

• Non-conforming uses in an existing building (Use/ business previously permitted by right) requires a conditional use permit or is prohibited in Corridor Plan. The use/business can continue to operate indefinitely, or the same type of use/business may reoccupy the premises, as long as the vacancy period and/or lapse of business license (if required for use) does not exceed 12 months for properties located in the Main Street District. Extensions of the vacancy period may be approved by the Planning Commission.
• Remodel of a Non-conforming building (including major and minor remodels): A building non- conforming as to setbacks, height, and other development and design standards. Note: in most cases, the Corridor Plan provides more flixibility in Development standards and few buildings become non-conforming under the Plan.

Demolition of any non-conforming building:

• New construction on vacant or demolished sites shall conform to the development and design standards in the Corridor Plan, per the Project Review Process described in this section.

Uses not Provided for in the Land Use Table

If a use is not listed in Table 1: Allowable Uses as permitted or conditionally permitted, the use is prohibited, unless the Planning Director determines that either:

1. The use is substantially similar in characteristics, intensity, and compatibility to a use or uses listed in Table 1; or
2. The use would be appropriate in the Main Street District, applicable to the specific property as a permitted or conditional use. The Planning Director shall make findings that the use is consistent with the overall intent of the SPA and any applicable provisions of the FOB Corridor Plan and adopted Mitigation Measures. Typical examples include determinations for allowable accessory uses related to a permitted or conditionally permitted use and/or instances where there may be an inconsistency or lack of specificity within the SPA or related documents.

In those cases where the Planning Director determines that the use meets criteria listed above, the use shall conform to all the regulations in this SPA that are applicable to the similar described use(s). If the use would be appropriate in the Main Street District as a conditional use, a Conditional Use Permit shall be heard by the designated hearing body for the similar use.

Map of Fair Oaks Boulevard Special Planning Area

Table 1: Allowable Uses

Land Use	Type	Main Street District	Use Standards Footnotes
Accessory retail uses	Retail Trade Uses	P
Liquor Store	Retail Trade Uses	C	(14)
Artisan shop	Retail Trade Uses	P
Auto sales	Retail Trade Uses	—
Auto parts sales with no installation services	Retail Trade Uses	—
Auto Rental	Retail Trade Uses	—
Building/landscape materials sales	Retail Trade Uses	—
Construction and heavy equip. sales & rental	Retail Trade Uses	—
Convenience store	Retail Trade Uses	P	(1)
Drive-through retail	Retail Trade Uses	C	(3)(9)(12)
Drug store, pharmacy	Retail Trade Uses	P
Firearm sales, gunsmith	Retail Trade Uses	—
Fuel dealer (propane, etc.)	Retail Trade Uses	—
Furniture, furnishings and appliance store	Retail Trade Uses	P
General retail less than 50,000 sq feet (including outdoor and nursery space)	Retail Trade Uses	P
General retail more than 50,000 sq feet (including outdoor and nursery space)	Retail Trade Uses	C
Groceries, specialty foods, less than 50,000 sq ft	Retail Trade Uses	P
Groceries, specialty foods, more than 50,000 sq ft	Retail Trade Uses	C
Mobile home, boat, or RV sales	Retail Trade Uses	—
Motorcycle Sales	Retail Trade Uses	—
Office-supporting retail	Retail Trade Uses	P
Pawn Shop	Retail Trade Uses	—
Restaurant, café, coffee shop	Retail Trade Uses	P
Retail complex	Retail Trade Uses	P
Service station	Retail Trade Uses	—
Vending machines, outdoors	Retail Trade Uses	—
Second-hand/Thrift Stores	Retail Trade Uses	—
Antiques Store	Retail Trade Uses	P
Tobacco Store/Smoke Shop	Retail Trade Uses	C
ATM	Services – Business, Financial & Professional	P
Business, financial services	Services – Business, Financial & Professional	P
Business support service	Services – Business, Financial & Professional	P
Check Cashing	Services – Business, Financial & Professional	—
Hospital and Medical services – MD office, clinic, urgent care	Services – Business, Financial & Professional	P
Medical services – Laboratory	Services – Business, Financial & Professional	C
Office, including Call Centers	Services – Business, Financial & Professional	P
Retail Print Shop	Services – Business, Financial & Professional	P
Billboards	Services – Business, Financial & Professional	—
Adult day care	Services – General	C
Bakery, incidental gourmet food production	Services – General	P
Catering service	Services – General	P	(2)(12)
Car Wash	Services – General	C	(3)(12)(15)
Child day care center	Services – General	C
Drive-through service	Services – General	C	(3)(9)(12)
Equipment rental	Services – General	—
Kennel, animal boarding	Services – General	—	(13)
Lodging – Bed & breakfast inn (B&B)	Services – General	P
Lodging – Hotel or motel	Services – General	P
Massage Therapy	Services – General	—
Mortuary, funeral home/Crematory	Services – General	—
Personal services	Services – General	P
Public facilities	Services – General	P	(12)
Repair service – Equip., large appliances, etc (non-Automobile)	Services – General	—
Tanning Salons	Services – General	—
Tattoo Parlors	Services – General	—
Vehicle services – Major repair/body work	Services – General	—
Vehicle services – Minor maintenance/repair	Services – General	—
Veterinary clinic, animal hospital	Services – General	C	(1)
Artisan/craft product manufacturing	Industry, Manufacturing, Processing	C	(1)
Construction contractor base	Industry, Manufacturing, Processing	—
Food & beverage product manufacturing	Industry, Manufacturing, Processing	C
Furniture & fixtures manufac., cabinet shop (with showroom)	Industry, Manufacturing, Processing	—
Industrial research and development	Industry, Manufacturing, Processing	C	(1)(2)
Laboratory – Analytical, testing	Industry, Manufacturing, Processing	C	(1)(2)
Media production	Industry, Manufacturing, Processing	P
Mini-Storage	Industry, Manufacturing, Processing	—
Production Commercial Printing	Industry, Manufacturing, Processing	—
Recycling – Small collection facility	Industry, Manufacturing, Processing	—
Bar/tavern brew pub	Recreation, Education and Public Assembly Uses	P	(5)
Commercial rec. facility – Indoor	Recreation, Education and Public Assembly Uses	P	(5)
Commercial rec. facility – Outdoor	Recreation, Education and Public Assembly Uses	—
Fitness/health facility	Recreation, Education and Public Assembly Uses	P
Library, museum	Recreation, Education and Public Assembly Uses	P
Meeting Hall, Social Center, public or private; Place of Worship	Recreation, Education and Public Assembly Uses	P	(5)
Night club	Recreation, Education and Public Assembly Uses	C	(7)
Park, playground	Recreation, Education and Public Assembly Uses	P
School – College, university	Recreation, Education and Public Assembly Uses	P	(12)
School – Elementary, middle, secondary	Recreation, Education and Public Assembly Uses	P
School – Specialized education/training	Recreation, Education and Public Assembly Uses	C	(1)
Studio – Art, dance, music, etc.	Recreation, Education and Public Assembly Uses	P
Theater	Recreation, Education and Public Assembly Uses	P	(5)
Broadcasting studio	Transportation, Communications and Infrastructure	C
Parking facility, public or comm., surface	Transportation, Communications and Infrastructure	P	(12)
Parking facility, public or comm., structured	Transportation, Communications and Infrastructure	P	(12)
Pipeline, utility transmission or distribution line	Transportation, Communications and Infrastructure	P
Wireless Facility	Transportation, Communications and Infrastructure	C	(10)
Transit station	Transportation, Communications and Infrastructure	P	(1)
Terminal	Transportation, Communications and Infrastructure	C	(2)
Public Utility and Public Services Facility	Transportation, Communications and Infrastructure	P	(11)
Home occupation	Residential	P
Live/work unit	Residential	P
Residential component of mixed use project	Residential	P	(4)(6)(8)
Multi-family housing in a mixed- use structure	Residential	P	(4)(6)(8)
Multi-family housing (stand alone)	Residential	P	(4)(6)(8)
Congregate Care Facilities	Residential	P
Social Rehabilitation Facilities	Residential	C

Use Standard Footnotes for Table 1

1. Operation shall not be permitted between the hours of 10PM and 7AM. Extended hours may be permitted with a Conditional Use Permit.
2. Permitted if the entire operation is conducted within a completely enclosed building or screened from view behind a fence or wall as set forth in Section 5.2.5. of the Zoning Code.
3. Permitted subject to issuance of conditional use permit by the Board of Supervisors upon recommendation of the Planning Commission.
4. To comply with General Plan Noise Element standards of 65 Db Ldn or less for residential/transient lodging outdoor activity areas and 45 Db Ldn or less for residential/transient lodging interiors. An acoustical analysis, prepared by a qualified acoustical consultant and verified by the Department of Environmental Review and Assessment, substantiating that the Interior noise level does not exceed 45 Db Ldn shall be provided.
5. Hours of operation shall not be permitted between the hours of 12AM and 10AM unless extended with a Conditional Use Permit.
6. When it is determined that the project does not meet the required Code development standards, the applicant may make application for a Special Development Permit for an alternative design, to be heard by the appropriate authority. It is recognized that there are many design alternatives to the standards contained herein that create a quality and compatible project.
7. Permitted subject to issuance of a conditional use permit by the appropriate authority and provided a valid dancing license is obtained.
8. Thresholds for the level of review are in Fair Oaks Boulevard SPA Project Review Process.
9. Permitted per the requirements of Section 3.9.3.V. of the Zoning Code relating to drive through windows.
10. Refer to Section 3.6.7. of the Zoning Code, using Group II standards.
11. Permitted subject to the provision of Section 3.6.6. of the Zoning Code.
12. Permitted, provided that all outdoor activities are not oriented toward Fair Oaks Boulevard.
13. Cat boarding is permitted by right if the facility is located greater than 300 feet from residential zoned property. If the facility is located within 300 feet of residential zoning, a Conditional Use Permit will be required.
14. Permitted as an accessory use.
15. Permitted per the requirements of Section 3.7.9.I. of the Zoning Code relating to automobile wash facilities

Main Street District Development Standards

The physical form of the Main Street District is to reflect land use, social, and image criteria established by the Corridor Plan. The setbacks and heights identified in Table 2 include “allowable” and “required” standards. The “allowable standards” specify maximum amounts. For example, office buildings may be allowed to be up to three stories tall and commercial mixed use buildings up to four stories tall. Section Four of the FOB Corridor Plan provides Design Concepts that are intended to supplement the Countywide Design Guidelines. The County’s requirements for water quality, transit accessibility and other technical requirements would still apply.

Allowable Heights

Allowable building heights for the Main Street District will reflect its economic function and community context. The Main Street District is a primary economic and social center of Carmichael. Therefore, it has a four-story allowable height for mixed-use developments.

Allowable and Required Densities

The Main Street District of the Corridor Plan includes both minimum and maximum densities for commercial, residential, and mixed-use development. The Main Street District has more intensive densities and mixed-use requirements than other areas within the FOB Corridor Plan to support economic and social objectives identified by the community.

Residential densities assume townhouse and stacked flat (units developed over other units) type projects that support transit and fit in a mixed use setting. Townhouses are developed from 20 to 30 dwelling units per acre and stacked flats in apartments or mixed-use buildings from 30 to 50 dwelling units per acre. To create a more pedestrian- intensive environment, minimum commercial densities are about 20% (Floor-Area-Ratio of 0.30 to 0.40) to 40% higher than typical strip development (0.25 FAR).

Required Setbacks

Where possible, building setbacks are intended to establish a consistent walking edge along Fair Oaks Boulevard and connecting side streets, especially in the Main Street District. The setbacks are established from the back of curb locations based on street section standards identified in this section.

The sidewalk, planter strip, and building setback will provide a combined dimension of at least 16 feet from the back of curb to a storefront. Residential projects are to be set back farther from the road for sound and privacy reasons.

Transition between new development and existing residential uses requires setbacks and height standards that protect the visual and audio privacy of residents.

Parking Requirements

The FOB Corridor Plan and SPA provide increased flexibility in meeting parking standards, and in some cases, reduces parking requirements where pedestrian and transit access is of primary importance. It also allows off-site shared parking on adjacent parcels within 300 feet to meet parking requirements. Because the Corridor Plan assumes a long- term planning horizon, the parking standards will mature with the land uses. The standards will require periodic monitoring and adjustments as the Boulevard transforms into a mixed mode corridor.

Examples of Potential Development Patterns

Table 2: Development Standards

Land Use Designations	Maximum Height	Density	Transition to Single Family Residential

Required Setbacks	Boulevard Frontage	Side Street Frontage	Rear at Residential

Parking Requirements	Total Minimum Required	On-site Minimum	Off-Site / Shared Maximum

Signage

Main Street District has signage standards that reflect desired land use and urban design concepts. The Signage Standards identify basic objectives and dimensions for district, site, building and tenant signs. Variables include the size of the building, facade length and the type, and number of tenants. Besides the quantitative development standards in Table 2, the design guidelines in Section Four of the FOB Corridor Plan provides overall qualitative direction for signage in the Main Street District.

Table 3: Sign Standards

Site Signage	Building Signage	Tenant Signage
Monument signs are permitted at a maximum height of 6 feet and 24 square feet in area.	AREA: 1 SF per 1 LF of building, appear on one side	One window sign 4 SF max. One blade sign 4 SF max.

Review Process

Project Review Process

Table 1 of the SPA outlines uses within the Main Street District that are allowable, conditionally allowable, or not allowed. Those uses that are conditionally allowable are subject to discretionary review by the County Planning

Commission or Board of Supervisors, as specified. Projects that are listed as allowable uses in the Land Use Table are subject to staff level (non-discretionary) development plan approval with review by the Design Review Administrator to ensure compliance with the criteria and standards set forth in the SPA, and Section Four of the FOB Corridor Plan, with the following exceptions:

1. When the Design Review Administrator determines that a project does not meet the criteria set forth in the SPA and Section Four of the FOB Corridor Plan, the project proponent shall make an application for a Special Development Permit subject to discretionary review by the County Planning Commission after review by the Carmichael-Old Foothill Farms CPAC.

2. Projects that include the following components shall require an application for Development Plan Review to be heard by the County Planning Commission after review by the Carmichael-Old Foothill Farms CPAC. The intent of this review is to provide for public review of design and site plan features. The intent is not to trigger additional environmental review with the assumption that the use and intensity of the project is covered under the EIR for the SPA.

   1. Any residential projects over 24 units per acre or 2 stories in height for any of the districts.
   2. Any High Density Residential Project in any area of the SPA over 45 units per acre is subject to a Conditional Use Permit.

3. Appeals Any person that is dissatisfied with an act or determination of the Planning Commission, Zoning Administrator, Chief Building Inspector, Planning Director, or the Secretary of the Planning Commission, may appeal such act or determination subject to Section 6.1.3. in the Sacramento County Zoning Code.

Example CMU

Development Standards Table

Signage

CEQA MITIGATION MEASURES ADOPTED FOR FAIR OAKS BOULEVARD CORRIDOR PLAN