Sec. 90-1107. - Purpose.

The RMU district is intended to build flexibility for future development to meet the changing needs of the city and the marketplace by permitting combinations of commercial, office and residential uses on the same site or within the same building.

(Ord. No. 2021-05, § 3, 6-17-21)

Sec. 90-1108. - Uses permitted.

The following uses shall be permitted in the RMU district plus such other uses as the commission may determine to be similar in nature and consistent with the intent of the district as defined in section 90-611:

(1)

Accessory uses incidental to a permitted or conditionally permitted use existing on the site.

(2)

Accessory dwelling units, subject to the provisions of article XXIII.

(3)

Low-barrier navigation centers.

(4)

Supportive housing, subject to the provisions of section 90-903.

(5)

Transitional housing, subject to the provisions of section 90-903.

(6)

Small (six or fewer persons) licensed or unlicensed residential care facility, subject to the provisions of section 90-902.

(7)

Automated teller machine (stand alone or associated with a bank-subject to development standards).

(8)

Automobile and motorized vehicle businesses, including:

a.

Auto supply stores.

b.

Car washes.

c.

Service stations (except those with a convenience store selling alcoholic beverages require a conditional use permit).

d.

Tire shops.

e.

Vehicle leasing, renting.

(9)

Banks and financial institutions.

(10)

Business, professional and trade schools.

(11)

Check cashing services.

(12)

Clubs, lodges and meeting rooms.

(13)

Day care, small and large family.

(14)

Drainage basins.

(15)

Feed stores and agricultural supply stores.

(16)

Funeral parlors/mortuaries.

(17)

Health/athletic clubs.

(18)

Hotels/motels.

(19)

Mixed-use developments (that combine commercial and residential uses that are permitted in this zone) where residential components shall be subject to zoning standards of the RM-1.5 (Medium density multiple-family residential) district. The residential component of any mixed-use development shall be limited to no more than 45 percent of the site.

(20)

Movie theaters.

(21)

Offices (administrative, business, medical, general, governmental and professional).

(22)

Personal services businesses. Commercial establishments that provide services of a personal nature, including:

a.

Barber and beauty shops.

b.

Cleaners.

c.

Fortune telling, hypnotists and palm reading.

d.

Locksmiths.

e.

Mail/delivery stores.

f.

Massage and physical therapy businesses practiced by individuals certified by the state.

g.

Laundry (full and self-serve).

h.

Music, dance, gymnastics and martial arts studios.

i.

Tattoo shops.

(23)

Retail stores and service establishments that supply commodities or services that meet the needs of residents in the community. Permitted uses include:

a.

Appliance sales and servicing.

b.

Bakeries, retail.

c.

Clothing, shoes, jewelry and accessory stores.

d.

Confectionary (candy) stores.

e.

Convenience grocery stores (except that stores selling alcoholic beverages require a conditional use permit).

f.

Florists.

g.

Food stores.

h.

Furniture stores/mattress shops and upholstery shops.

i.

Garden shops and nurseries.

j.

Gift shops.

k.

Gun shops.

l.

Hardware and home improvement stores.

m.

Health food stores.

n.

Hobby shops.

o.

Ice cream shops.

p.

Jewelry stores.

q.

Office supply stores.

r.

Pet shops.

s.

Pharmacy/drug stores.

t.

Photo studios and photographic supplies, art galleries.

u.

Sporting goods stores.

v.

Supermarkets.

w.

Tobacco stores.

x.

Toy stores.

y.

Variety stores.

(24)

Restaurants and cafes, including drive-thru and drive-in restaurants.

(25)

Service stations, subject to the requirements detailed in chapter 25-41 (Special uses).

(26)

Social service and counseling centers.

(27)

Veterinarian offices.

(28)

Video arcades.

(29)

Wholesale businesses.

(Ord. No. 2021-05, § 3, 6-17-21; Ord. No. 2025-04, § 4(Exh. A, § 17), 5-15-25)

Sec. 90-1109. - Uses permitted subject to conditional use permit.

The following uses shall be permitted in the RMU district subject to first securing a conditional use permit as provided in sections 90-998 through 90-1001, plus such other uses as the commission may determine to be similar in nature and consistent with the intent of the district as specified in section 90-611:

(1)

Bars and cocktail lounges.

(2)

Cabinet shops, welding/blacksmith shops, signs shops, glass stores.

(3)

Convenience stores that sell alcoholic beverages.

(4)

Kennels, animal boarding facilities.

(5)

Liquor stores.

(6)

Microwave relay stations.

(7)

Public parking lots or structures, subject to the provisions of sections 90-614, 90-615 and 90-884 through 90-889.

(8)

Repair of automobiles and trucks, farm equipment, etc.

(9)

Repair shops for electronics, appliances, upholstery, garden equipment, etc.

(10)

Large (seven or more persons) licensed residential care facility, subject to the provisions of section 90-902.

(11)

Storage buildings, mini storage facilities.

(12)

Vehicle sales (autos, trucks, boats, recreational vehicles, travel trailers, tractors, farm equipment), including on-site repair.

(13)

Warehouses.

(14)

Water pump stations.

(Ord. No. 2021-05, § 3, 6-17-21; Ord. No. 2025-04, § 4(Exh. A, § 17), 5-15-25)

Sec. 90-1110. - Uses permitted subject to director's review permit.

The following uses shall be permitted in the RMU district subject to first securing a director's review permit as provided in sections 90-1018 and 90-1019 plus such other uses as the commission may determine to be similar in nature as specified in section 90-611:

(1)

Temporary auto motor vehicle sales including autos, motorcycles, trucks, recreational vehicles (RVs), boats, and farm equipment in parking lots of existing shopping centers (limited to three days duration or less).

(2)

Small collection facilities for recycled materials, subject to the provisions of section 90-1095.

(Ord. No. 2021-05, § 3, 6-17-21)

Sec. 90-1111. - Property development standards—Lot area; lot dimensions; population density; building height; yards.

The following property development standards for lot area, lot dimensions, population density, building height and yards, together with the property development standards in the general conditions, section 90881 et seq., shall apply to all land and structures in the RMU district:

(1)

Lot area. No requirement.

(2)

Lot dimensions. No requirements.

(3)

Population density. For residential portions of mixed use developments there may be one dwelling unit for each 1,500 square feet of lot area.

(4)

Building height.

a.

No building or structure erected in this district shall have a height greater than three stories, not to exceed 35 feet.

(5)

Yards.

a.

General yard requirements.

1.

All required yards shall extend the full width or depth of the lot and shall be open from the ground to the sky, except as provided in subsection 90-535(2)e.

2.

The required yard abutting a street shall be completely landscaped and maintained.

3.

Except as provided in this subsection, all yards may be used for parking, loading, or access to parking or loading.

b.

Front yard.

1.

Each lot shall have a front yard of not less than 20 feet, except that residential portions of mixed-use developments shall have a front yard of not less than 15 feet.

2.

Where a RMU lot is adjacent to a residential district, the front yard shall be equal to the largest adjacent residential front yard required for the adjacent district; however, in no event need such front yard exceed 20 feet.

c.

Side yard.

1.

For interior side yards there is no requirement except:

i.

Where the RMU district abuts a residential district there shall be a side yard on the RMU lot on the side abutting the residential district of not less than ten feet, which shall be landscaped and maintained.

ii.

Residential portions of mixed-use developments shall have a side yard of not less than five feet for interior yards.

2.

For street side yards on corner lots there shall be a side yard of not less than 15 feet on the side abutting the street.

d.

Rear yard. None required except:

1.

For residential portions of mixed-use developments there shall be a rear yard of not less than ten feet, which shall be landscaped and maintained.

2.

Where the rear of the RMU district abuts a residential district, there shall be a rear yard of not less than 15 feet, which shall be landscaped and maintained.

(Ord. No. 2021-05, § 3, 6-17-21)

Sec. 90-1112. - Same—Space between buildings; lot coverage; walls; off-street parking; access; outdoor advertising; loading spaces; size of new district.

The following property development standards for space between buildings, lot coverage, walls, off-street parking, access, outdoor advertising, loading spaces and size of new district, together with the property development standards, section 90-881 et seq., shall apply to all land and structures in the RMU district:

(1)

Space between buildings. No requirements, except that buildings within residential portions of mixed-use developments shall be set no less than ten feet apart.

(2)

Lot coverage. No requirements except that for residential portions of mixed use developments the maximum lot coverage by buildings and structures shall not exceed 50 percent of the total lot area.

(3)

Walls. None required other than along the boundaries between the RMU district and abutting residential districts, in which case the requirements set forth in the C-1 district, subsection 90-575(3), shall apply.

(4)

Off-street parking.

a.

For commercial uses, the general requirement for off-street parking spaces and areas for commercial uses shall be six parking spaces per 1,000 square feet of floor area.

b.

The requirement for multi-family residential portions of mixed use developments shall be 1.5 spaces per dwelling unit.

c.

The required parking shall be provided on the lot with the building or uses being served.

d.

The special parking requirements and improvement and maintenance standards of sections 90-884 through 90-889 shall apply as therein specified.

(5)

Access. The provisions of the C-1 district, subsection 90-575(5), shall apply.

(6)

Outdoor advertising. The provisions of section 90-891 (Signs) shall apply.

(7)

Loading spaces. The provisions of section 90-892 shall apply.

(Ord. No. 2021-05, § 3, 6-17-21)

Sec. 90-1113. - Design guidelines.

All development shall comply with provisions of the Sanger Design Guidelines and the design guidelines contained within the North Academy Corridor Master Plan (Issue four: Design guidelines and site planning).

(Ord. No. 2021-05, § 3, 6-17-21)

Sec. 90-1114. - Site plan review.

Before any building or structure is erected, or any existing building or structure is enlarged, on any lot in this district, a site plan review shall have been approved pursuant to the provisions of sections 90-1009 through 90-1013.

(Ord. No. 2021-05, § 3, 6-17-21)

Secs. 90-1115—90-1120. - Reserved. ARTICLE XXIX. - C-5 HIGHWAY COMMERCIAL DISTRICT

Sec. 90-1121. - Purpose.

The C-5 district is intended to establish appropriate areas along Highway 180 for the development of commercial uses that cater to the traveling public, such as restaurants, service stations, lodging and complementary uses. Recognizing the high-profile location of highway commercial properties and the city's desire to project a positive, dynamic image along the highway, property development should exhibit the highest level of design quality, including architectural character, landscaping and screening.

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1122. - Uses permitted.

The following uses shall be permitted in the C-5 district plus such other uses as the commission may determine to be similar in nature and consistent with the intent of the district as defined in section 90-611:

(1)

Automobile service stations.

(2)

Banks and financial institutions.

(3)

Confectioneries.

(4)

Drugstores.

(5)

Fruit and vegetable stores.

(6)

Gift shops.

(7)

Hotels and motels.

(8)

Ice cream parlors.

(9)

Ice and food products dispensing machines (subject to development standards).

(10)

Offices as a component of a permitted use.

(11)

Produce sales.

(12)

Restaurants, including those serving wine and beer with meals.

(13)

Fast food and drive-in restaurants.

(14)

Car washes.

(15)

Tire, battery and accessory parts retail sales and service stores.

(16)

Murals subject to the approval of a mural permit pursuant to section 90-891(9).

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1123. - Uses permitted subject to conditional use permit.

The following uses shall be permitted in the C-2 district subject to first securing a conditional use permit as provided in sections 90-998 through 90-1001, plus such other uses as the commission may determine to be similar in nature and consistent with the intent of the district as specified in section 90-611:

(1)

Bars and cocktail lounges.

(2)

Liquor stores and convenience stores that sell alcoholic beverages.

(3)

Microwave relay stations.

(4)

Public parking lots or structures, subject to the provisions of sections 90-614, 90-615 and 90-884 through 90-889.

(5)

Water pump stations.

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1124. - Uses permitted subject to director's review permit.

The following uses shall be permitted in the C-5 district subject to first securing a director's review permit as provided in sections 90-1018 and 90-1019 plus such other uses as the commission may determine to be similar in nature as specified in section 90-611:

(1)

Temporary auto motor vehicle sales including autos, motorcycles, trucks, recreational vehicles (RVs), boats, and farm equipment in parking lots of existing shopping centers (limited to three days duration or less).

(2)

Small collection facilities for recycled materials, subject to the provisions of section 90-1095.

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1125. - Property development standards—lot area; lot dimensions; population density; building height; yards.

The following property development standards for lot area, lot dimensions, population density, building height and yards, together with the property development standards in the general conditions, section 90881 et seq., shall apply to all land and structures in the C-5 district:

(1)

Lot area. No requirement.

(2)

Lot dimensions. No requirements.

(3)

Population density. No requirements.

(4)

Building height.

a.

No building or structure erected in this district shall have a height greater than two stories, not to exceed 35 feet.

(5)

Yards.

a.

General yard requirements.

1.

All required yards shall extend the full width or depth of the lot and shall be open from the ground to the sky, except as provided in subsection 90-535(2)e.

2.

The required yard abutting a street shall be completely landscaped and maintained.

b.

Front yard.

1.

Each lot shall have a front yard of not less than 30 feet.

c.

Side yard.

1.

None required for interior side yards, except where the C-5 district abuts a residential district there shall be a side yard on the C-5 lot on the side abutting the residential district of not less than ten feet, which shall be landscaped and maintained.

2.

On corner lots there shall be a side yard of not less than 20 feet on the side abutting the street, which shall be landscaped and maintained.

d.

Rear yard. None required except where the rear of the C-5 district abuts a residential district, there shall be a rear yard of not less than 20 feet, of which five feet shall be landscaped and maintained.

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1126. - Same—Space between buildings; lot coverage; walls; off-street parking; access; outdoor advertising; loading spaces; size of new district.

The following property development standards for space between buildings, lot coverage, walls, off-street parking, access, outdoor advertising, loading spaces and size of new district, together with the property development standards, section 90-881 et seq., shall apply to all land and structures in the C-5 district:

(1)

Space between buildings. No requirements.

(2)

Lot coverage. No requirements.

(3)

Walls. None required other than along the boundaries between the C-5 district and abutting residential districts, in which case the requirements set forth in the C-1 district, subsection 90-575(3), shall apply.

(4)

Off-street parking.

a.

The general requirement of off-street parking spaces and areas shall be six parking spaces per 1,000 square feet of floor area.

b.

The required parking shall be provided on the lot with the building or uses being served.

c.

The special parking requirements and improvement and maintenance standards of sections 90-884 through 90-889 shall apply as therein specified.

(5)

Access. The provisions of the C-1 district, subsection 90-575(5), shall apply.

(6)

Outdoor advertising. The provisions of section 90-891 (Signs) shall apply.

(7)

Loading spaces. The provisions of section 90-892 shall apply.

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1127. - Design guidelines.

All development shall comply with provisions of the Sanger Design Guidelines and the design guidelines contained within the North Academy Corridor Master Plan (Issue four: Design guidelines and site planning).

(Ord. No. 2021-05, § 4, 6-17-21)

Sec. 90-1128. - Site plan review.

Before any building or structure is erected, or any existing building or structure is enlarged, on any lot in this district, a site plan review shall have been approved pursuant to the provisions of sections 90-1009 through 90-1013.

(Ord. No. 2021-05, § 4, 6-17-21)

Secs. 90-1129, 90-1130. - Reserved. ARTICLE XXX. - DENSITY BONUS

Sec. 90-1131. - Purpose.

The purpose of this article is to implement the State Density Bonus Law, California Government Code Section 65915 et seq.

(Ord. No. 2025-04, § 4(Exh. A, § 15), 5-15-25)

Sec. 90-1132. - Applicability.

This article shall be applicable in all zoning districts that allow residential uses.

(Ord. No. 2025-04, § 4(Exh. A, § 15), 5-15-25)

Sec. 90-1133. - Qualifications.

All proposed housing developments that qualify under California Government Code Section 65915 for a density increase and other incentives, and any qualified land transfer under California Government Code Section 65915 shall be eligible to apply for a density bonus (including incentives and/or concessions) consistent with the requirements, provisions and obligations set forth in California Government Code Section 65915, as may be amended.

(Ord. No. 2025-04, § 4(Exh. A, § 15), 5-15-25)

Sec. 90-1134. - Density bonus, incentives and concessions.

The City of Sanger shall grant qualifying housing developments and qualifying land transfers a density bonus, the amount of which shall be as specified in California Government Code Section 65915 et seq., and incentives or concessions also as described in California Government Code Section 65915 et seq. A specific density bonus calculation chart for each qualifying housing development type is provided in section 90-1138.

(Ord. No. 2025-04, § 4(Exh. A, § 15), 5-15-25)