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Home My WebLink About2018-06-25 Ordinance 5443DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-604E30901ABE follows: Ordinance No. 5443 Ordinance of the Council of the City of Palo Alto Amending Palo Alto Municipal Code (PAMC) Title 18 (Zoning), Chapter 18.30 (Combining Districts) to Add a New Subchapter 18.30(K) Creating the Workforce Housing (WH) Combining District and Establishing Regulations The Council of the City of Palo Alto ORDAINS as follows: SECTION 1. Findings and Declarations. The City Council finds and declares as A. The cost of development, construction, and operation of housing projects, especially mixed-income projects, has discouraged developers from developing housing projects, impacting the ability to provide for a continuum of housing at various income levels. Allowing higher density housing, reduced parking requirements, and an increase in the allowable gross floor area in appropriate locations improves the economic feasibility of housing projects, particularly mixed-income projects. B. The resident workforce is leaving the city, and new employees are deterred by the high cost of living. The creation of additional middle-income housing would allow for the development of housing for persons who work in and serve the community in which they live. C. Encouraging the development of transit-oriented multi-family housing affordable and available to local employees and available to the local workforce supports City and State goals to reduce vehicle miles traveled and associated greenhouse gas and other air emissions. D. Encouraging the development of higher density housing in appropriate locations furthers the goals and policies of the City's Adopted Housing Element. E. Encouraging higher density transit oriented development with local preference requirements in conjunction with specific monitoring and reporting requirements will provide the City with valuable data regarding parking use, traffic, and tenant demographics. SECTION 2. Chapter 18.30 (Combining Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to add a new subchapter 18.30(K) to read as follows: Chapter 18.30(K) WORKFORCE HOUSING (WH) COMBINING DISTRICT REGULATIONS 18.30(K).010 Specific Purpose DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-604E30901 ABE The purpose of the workforce housing combining district is to incentivize development of new housing that is affordable to the local workforce. This combining district promotes the development of such housing projects located within one-half mile radius of a major fixed-rail transit stop by providing flexible development standards and modifying the uses allowed in the Public Facilities (PF) district. 18.30{K}.020 Applicability of Regulations The workforce housing combining district may be combined with the Public Facilities (PF) Zoning District set forth in Chapter 18.28 of this Title, in accord with Chapter 18.08 and Chapter 18.80, on any parcel that is located within one-half mile radius of a major fixed-rail transit station platform with the exception of sites in park use or being used for outdoor recreational purpose or within 25 feet of such a use at the time of adoption of this ordinance. Where so combined, the regulations established by this Chapter shall apply for workforce housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying PF district. A property owner may elect to use the parcel consistent with the underlying district, in which case the regulations in Chapter 18.28 for the PF district shall apply. 18.30{K}.030 Definitions For purposes of this Chapter, the following definitions shall apply: (a) "Workforce housing" means a multi-family rental housing project in which at least twenty percent (20%) of the units, excluding any required below-market-rate units, are affordable to households earning more than 120 percent of area median income (AMI) up to and including 150 percent of AMI. 18.30{K}. 040 Zoning Map Designation The workforce housing combining district shall apply to properties designated on the zoning map by the symbol "WH" within parentheses, following the public facilities (PF) district designation with which it is combined. 18.30{K).OSO Site Development Review Process All projects shall be subject to architectural review as provided in Section 18.76.020 except that projects proposing nine units or more shall be subject to site and design review under Chapter 18.30(G). 18.30{K}.060 Permitted Uses (a) The following uses shall be permitted in the WH combining district: (1) Workforce housing; (2) incidental retail and/or community center space on the ground floor only when provided in conjunction with workforce housing and not to exceed 10 percent of the total gross floor area of the site; 2 DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-604E30901ABE (3) All other uses permitted in th~ underlying district, subject to the development standards for the underlying district. (b) The uses in subsections (a)(l) and (a)(2) above shall not be used in combination with (a)(3). 18.30{K).070 Development Standards (a) Where the WH combining district is combined with the public facilities district, the following development standards shall apply for workforce housing projects, including permitted incidental uses, in lieu of the development standards for the underlying PF zoning district: Table 1 Development Standards WH Combining District Minimum Site Specifications Subject to regulations in: Site Area (ft) Site Width (ft) None required Site Depth (ft) Setback lines imposed by a special setback Minimum Setbacks map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 10 feet; may be increased to 20 feet by decisionmaking body !ll Rear Yard (ft) 10•(2) Interior Side Yard 5•12) Interior Side Yard if abutting residential zoning district {ft) 10•!2l (other than an RM-40 or PC zone) Street Side Yard (ft) 5 feet; may be increased to 10 feet by decisionmaking body (ll Maximum Site Coverage None Required Landscape/Open Space 20%(3) Coverage 3 DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-6D4E30901ABE Usable Open Spacel4l 75 square feet (sf) per unit Maximum Height (ft) Standard 50' Within 150 ft. of a residential district (other than an RM-40 35', except as limited by applicable daylight plane or PC zone) abutting or located within SO feet of the requirements site Daylight Plane for lot lines Daylight plane height and slope shall be identical to abutting one or more those of the most restrictive residential zoning district residential zoning districts abutting the lot line Maximum Residential None Required Density (net) Maximum Residential Floor Area Ratio {FAR) -2.0:1 Residential-Only or Mixed Use Projects Maximum Unit Size 750 sf Parking requirements shall be no less than one space per unit or bedroom, whichever is greater. The Vehicle Parking decisionmaking body may reduce this standard based on a parking study. Any incidental retail or community center space shall be subject to the parking requirements outlined in Section 18.52. Bicycle Parking Bicycle parking requirements shall be in accordance with Section 18.52.040. IA transportation demand management (TDM) plan shall TDMPlan be required and shall comply with the TDM pursuant to Section 18.52.050(d), associated administrative guidelines, and the decision making body. Notes: 1. A 12-foot sidewalk width is required along El Camino Real frontage. 2. In order to encourage below-grade parking, garage ramps and subterranean structures may encroach into the required setback provided that sufficient landscaping is still provided between the project site and adjacent properties. 3. Landscape/Open space may be any combination of landscaping or private and common open spaces. 4. Useable open space includes a combination of common and private open space. 4 DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-604E30901ABE (b) These developments shall be subject to the performance criteria outlined in Chapter 18.23, as well as the context-based design criteria outlined in Section 18.13.090 for residential projects, provided that more restrictive regulations may be recommended by the architectural review board and approved by the Director, pursuant to Section 18.76.020. 18.30{K).090 Additional WH Combining District Regulations (a) Affordability Requirement. At least 20 percent of the units in a workforce housing project, excluding any required below-market-rate units, shall be affordable to households. earning up to and including 150 percent of area median income (AMI). (b) BMR Provisions Applicable. The Below Market Rate Housing requirements set forth in Chapter 16.65 of Title 16 of this Code shall apply to workforce housing projects. Any BMR units provided will not be counted toward the total number of units in a workforce housing project for purposes of calculating the number of workforce affordable units required under subsection (a) above. (c) Continued Affordability. All workforce housing units provided under subsection (a) above shall be subject to a deed of trust or regulatory agreement recorded against the property for execution by the City Manager in a form approved by the City Attorney, to ensure the continued affordability of the workforce housing units. All workforce housing units shall remain affordable to the targeted income group for 99 years. (d) Local Workforce Preference. All residential units within a workforce housing project shall be offered first to eligible households with at least one household member who currently lives or whose place of employment is within a three (3) mile radius of the oroject or within the City of Palo Alto. If units remain unoccupied after offers are made to this first category, those units shall be offered to eligible households with at least one household member whose place of employment is within one-half mile of a major fixed- rail transit stop. SECTION 3. If any section, subsection, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portion or sections of the Ordinance. The Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid. SECTION 4. In conformance with the California Environmental Quality Act (CEQA), the environmental impacts of this Ordinance were evaluated in a Mitigated Negative Declaration for the 2755 El Camino Real Multi-family Residential Project (MND)(SCH# 2018012024), which the Council considered and adopted, together with the related Mitigation Monitoring and Reporting Plan (MMRP) on June 4, 2018. The Mitigated Negative Declaration 5 DocuSign Envelope ID: 7FEB9A44-6C06-4EC1-9018-6D4E30901 ABE concluded, and the Council finds consistent therewith, that the proposed ordinance would not have a significant effect on the environment with mitigation as proposed and adopted. SECTION 5. This Ordinance shall be effective on the thirty-first day after the date of its passage and adoption. INTRODUCED: June 4, 2018 PASSED: June. 25, 2018 AYES: DUBOIS, FILSETH, FINE, KNISS, TANAKA, WOLBACH NOES: HOLMAN, KOU ABSENT: SCHARFF ABSTENTIONS: ATTEST: ~ City Clerk APPROVED AS TO FORM: Assistant City Attorney 6 G~ ... -... , £,/ Sw'.lr.o.lo ~ .. 'C-<'1 F2EISMgsssee IF9 .. City Manager r DocuSlgned by: L ·~ 29~6Fa2i!E1Z91f6 .. Director of Planning and Community Environment ~ .... Certificate Of Completion ~~~~~~~~~~~~~~~~~~~~~~~ Envelope Id: 7FEB9A446C064EC190186D4E30901ABE Status: Sent Subject: Please DocuSign: ORD 5443 Amending 18.30 to Add Subchapter 18.30(K) Creating the Workforce Hous ... Source Envelope: Document Pages: 6 Certificate Pages: 2 AutoNav: Enabled Envelopeld Stamping: Enabled Signatures: 3 Initials: O Time Zone: (UTC-08:00) Pacific Time (US & Canada) Record Tracking Status: Original 6/26/2018 3:48:24 PM Signer Events Albert Yang Albert. Yang@CityofPaloAlto.org Senior Deputy City Attorney City of Palo Alto Security Level: Email, Account Authentication (None) Electronic Record and Signature Disclosure: Not Offered via DocuSign Jonathan Lail Jonathan.Lait@CityofPaloAito.org Interim Director Planning and Community Environment City of Palo Alto Security Level: Email, Account Authentication (None) Electronic Record and Signature Disclosure: Not Offered via DocuSign Ed Shlkada for James Keene ed.shikada@cityofpaloalto.org Assistant City Manager City of Palo Alto Security Level: Email, Account Authentication (None) Electronic Record and Signature Disclosure: Not Offered via DocuSign Liz Kniss Liz. Kniss@CityofPaloAlto.org Security Level: Email, Account Authentication (None) Electronic Record and Signature Disclosure: Not Offered via DocuSign Beth Minor Beth.Minor@CityofPaloAlto.org Security Level: Email, Account Authentication (None) Electronic Record and Signature Disclosure: Not Offered via DocuSign Holder: Kim Lunt kimberly.lunt@cityofpaloalto.org Using IP Address: 73.254.101.222 CDocuSlgned by: ~m Using IP Address: 12.220.157.20 GDocuSlgned by: E.I ~"''>•,/• .&:.~ I;[.;_,, ;..,,~ F2DCA 1'1CCC804FQ Using IP Address: 12.220.157 .20 Envelope Originator: Kim Lunt 250 Hamilton Ave Palo Alto , CA 94301 kimberly.lunt@cityofpaloalto.org IP Address: 12.220.157.20 Location: DocuSign Tlmestamp Sent: 6/26/2018 3:53:13 PM Viewed: 6/26/2018 4:24:44 PM Signed: 6/26/2018 4:37:42 PM Sent: 6/26/2018 4:37:43 PM Viewed: 6/27/2018 9:49:52 AM Signed: 6/27/2018 9:50:55 AM Sent: 6/27/2018 9:50:56 AM Viewed: 6/27/2018 12:56:45 PM Signed: 6/27/2018 12:57:00 PM Sent: 6/27/2018 12:57:01 PM •SICURID