Chapter 12.110 — AHO AFFORDABLE HOUSING OVERLAY

The purpose of the Affordable Housing Overlay (AHO) Zone is to encourage the development of very low-, low-, and moderate-income housing units in the City of Gonzales by providing increased density and streamlined approval for housing development projects on sites identified as suitable for lower-income housing. This chapter implements Cal. Gov't. Code § 65583.2. Any site contained in the AHO Zone shall be indicated by the "-AHO" designation. (Ord. 2025-152, 8/18/2025)

Allowed uses listed under Industrial (I) in Table 1 of Section 12.56.040 , and in addition, the following residential uses shall be permitted:

• A. Multiple family residential;

• B. Low barrier navigation centers;

• C. Residential care facilities (Refer to Chapter 12.158 );

• D. Supportive housing (Refer to Chapter 12.160 ); and

• E. Transitional housing (Refer to Chapter 12.160 ). (Ord. 2025-152, 8/18/2025)

Housing Element inventory sites number 1-6 identified in Table 9 (Capacity of Sites Allowing Residential Development) of the City's 2023-2031 Housing Element or by the Department of General Services Housing and Local Land Development Opportunities Map shall comply with State law:

• A. Any sites rezoned after the start of the planning period, proposed to be developed at a minimum density of 20 dwelling units per acre, and providing at least 20% of the total units in the development as affordable to lower income households are eligible for by-right approval as defined in Cal. Gov't. Code §§ 65583.2(h) and (i).

• B. Any sites being used to accommodate the current lower-income RHNA that are nonvacant and were identified in the previous planning period or vacant and identified in two or more previous consecutive planning periods, providing appropriate densities and providing at least 20% of the total units in the development as affordable to lower income households shall be permitted by right consistent with Cal. Gov't. Code § 65583.2(i).

• (Ord. 2025-152, 8/18/2025)

• A. Minimum Density: All residential developments within the AHO Zone shall provide a minimum density of 20 dwelling units per acre.

• B. Minimum Lot Size: Lot size shall be a minimum of 0.8 acres (34,848 square feet).

• C. Maximum Lot Coverage: Lot coverage shall not exceed 90%.

• D. Floor Area Ratio: Floor area ratio shall not apply within the AHO Zone.

• E. Maximum Building Height: Maximum building height shall not exceed 55 feet and four stories. Additional height and/or stories may be allowed with a conditional use permit.

• F. Minimum Setbacks: Setbacks shall be a minimum of the following measured from the property line:

  1. Front: 20 feet.

  2. Side:

     • a. Five feet per story.

     • b. Twelve feet on the driveway side only if the setback includes a portion of a driveway shared with the neighboring lot.

     • c. Zero lot lines shall be allowed for detached garages or carports that are situated in the rear yard setback and share a wall with the neighboring accessory structure serving the same purpose.

     • d. A corner lot shall have a side yard abutting a street of not less than 10 feet (see definition of "lot, corner" in section 12.08.020 ).

  3. Rear = 10 feet.

• G. Parking: Parking requirements as specified in chapter 12.120 .

• H. Landscaping: Landscaping requirements as specified in chapter 12.124 , except that when buildings are proposed within commercial districts and with zero foot setbacks at the front property line, or with 100% lot coverage, landscaping requirements may be reduced or waived.

(Ord. 2025-152, 8/18/2025)

• A. Income Levels: All housing units built pursuant to this chapter shall provide a minimum of 20% of all units as affordable to extremely low-income, very low-income, or low-income households as defined and periodically updated by the California Department of Housing & Community Development (HCD) for Monterey County.

• B. Affordability Restrictions: Each affordable unit must be restricted for a minimum of 55 years for rental units and 45 years for owner-occupied units. The deed restriction or affordable housing agreement shall be recorded prior to, or concurrently with, final map recordation or, where the qualified housing development does not include a map, prior to issuance of a building permit for any structure on the site. The Director is hereby authorized to enter into the agreements authorized by this section on behalf of the City upon approval of the agreements by City attorney for legal form and sufficiency.

• C. Manager's Unit: For all developments where all units are affordable units and include between 10 and 40 units, one manager's unit is exempt from the affordability requirement. For a development between 41 and 80 units, up to two manager's units are exempt from the affordability requirement. For developments of 81 or more units, up to three manager's units are exempt from the affordability requirement. Developments that provide nine or less affordable units do not obtain an exemption for a manager unit.

• (Ord. 2025-152, 8/18/2025)

Residential developments in the AHO Zone that include at least 20% lower-income units are permitted by-right consistent with Cal. Gov't. Code §§ 65583.2(h) and (i) and shall be approved by the Community Development Director.

(Ord. 2025-152, 8/18/2025)