HomeMy WebLinkAbout2006-09-11 Ordinance 4914follows:
ORDINANCE NO. 4914
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO
ALTO ADDING A NEW CHAPTER 18.66 TO THE PALO ALTO
MUNICIPAL CODE TO ADOPT REGULATIONS ESTABLISHING
A CALIFORNIA AVENUE PEDESTRIAN TRANSIT-ORIENTED
DEVELOPMENT COMBINING DISTRICT
The Council of the City of Palo Alto does ORDAIN as
SECTION 1. Findings and Declarations. The City Council
finds and declares as follows:
(a) That in December 2000, the City Council approved a
work plan for the Zoning Ordinance Update involving the
preparation of a new Title 18 (Zoning Code) of the Palo Alto
Municipal Code (PAMC) , including the update of existing land use
chapters and processes as well as the preparation of chapters
for new and revised land uses;
(b) The 1998-2010 Palo Alto Comprehensive Plan includes
several programs and policies related to transit-oriented
residential development. The Zoning Ordinance Update was
initiated in part to accomplish these programs and policies.
(c) The last comprehensive update of the Palo Alto
Zoning Code took place in 1978. Provisions for pedestrian and
transit-oriented development were not included in the zoning
provisions in that update.
(d) The City Council has considered the January 5, 2006
Addendum to the Comprehensive Plan Environmental Impact Report
(EIR) , pursuant to Section 15164 of the California Environmental
Quality Act (CEQA) Guidelines, prior to adopting this ordinance.
SECTION 2. Chapter 18.66 of Title 18 [Zoning] of the
Palo Alto Municipal Code is hereby added to read as follows:
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060920 syn 8260189
Sections:
18.66.010
18.66.020
18.66.030
18.66.040
18.66.050
18.66.060
18.66.070
18.66.010
Chapter 18.66
PEDESTRIAN AND TRANSIT ORIENTED
DEVELOPMENT COMBINING DISTRICT
Purposes
Applicability
Land Uses
Pedestrian and Transit Oriented Development
(PTOD) Combining District Regulations
Context-Based Design Criteria
Review Process
Non-conforming Uses & Non-complying
Facilities
Purposes
(a) California Avenue Pedestrian and Transit Oriented Combining
Distriot
The California Avenue Pedestrian and Transit Oriented
Development (PTOD) Combining District is intended to allow
higher density residential dwellings on commercial,
industrial and multi-family parcels within a walkable
distance of the California Avenue Cal train station, while
protecting low density residential parcels and parcels with
historical resources that may also be located in or
adjacent to this area. The combining district is intended
to foster densities and facilities that:
(1) support use of public transportation;
(2) encourage a variety of housing types, commercial
retail and limited office uses;
(3) encourage project design that achieves an overall
context-based development for the PTOD overlay area;
(4) require streetscape design elements
attractive pedestrians and bicyclists;
that are
(5) increase connectivity to surrounding existing and
planned pedestrian and bicycle facilities; and
(6) implement the City's Housing Element and Comprehensive
Plan.
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060920 syn 8260189
(b) [Reserved)
18.66.020 Applicability
(a) The California Avenue Pedestrian and Transit Oriented
Development Combining District (PTOD) may be combined with
any R-l, CC(2), CN, GM, PF, RM30, or RM40 district or
combination of such districts within the designated
California Avenue PTOD boundary (Exhibit A, reflected on
the City's Zoning Map), consistent with the provisions of
Chapter 18.08 and Chapter 18.98. Where so combined, the
regulations established by this Chapter shall apply in lieu
of the provisions established by the underlying CC(2), CN,
GM, RM30, andlor RM40 zoning district(s). Compliance with
the provisions of Chapter 18.46 Retail Shopping (R) and
Chapter 18.47 Pedestrian Shopping (P) combining districts
shall also be required where such combining districts are
applicable.
(b) [Reserved)
(c) A Pedestrian and Transit Oriented Development Combining
District may be applied to a parcel through rezoning of the
site, within the specified boundaries of the District, as
shown on the City's approved zoning maps, pursuant to the
provisions and process outlined in Section 18.66.060 of
this Chapter and Chapter 18.98 of the Zoning Ordinance.
18.66.030 Land Uses
(a)
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The following land
California Avenue
Development (PTOD)
limitations outlined
060920 syn 8260189
uses shall be permitted in the
Pedestrian and Transit Oriented
Combining District, subject to
in Sections 18.66.040 and 18.66.050.
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Table 1 -Land Uses
Land Uses PTOD -California PTOD -University
Avenue A venue [Reserved]
Multiple-family residential P
housing
Mixed-use development, P
where residential and non-See Section 18.66.030(b)
residential uses are below for specific uses
combined
LivelWork Units CUP
Subject to limitations of
Sec. 18.66.040(b)
Hotel P
Subject to limitations of
Sec. 18.66.040(c)
(P) = Permitted Use; (CUP) = Conditional Use, Use Permit Required
(b) Mixed Use development, where residential and non-
residential uses are combined, may include two or more of
the following uses:
(1) Multi-family residential
(2) Non-residential uses, limited to:
(A) Retail and personal services
(B) Eating and drinking services
060920 syn 8260 189
(C) Other non-residential uses allowed except on the
ground floor where an (R) overlay exists:
(i) Offices;
(ii) General business services;
(iii) Business and trade schoolsi
(iv) Private education facilities;
(v) Day care center;
(vi) Community centeri
(vii) Commercial recreationi
(viii) Convalescent facilitYi and
(ix) Research and development, limited to sites
where the underlying zoning district is GM
and involving the use and storage of
hazardous materials in quantities less
than the exempt quantities allowed by
Ti tIe 15 of the Municipal Code (section
105.8 of the Uniform Fire Code).
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(c) Prohibited uses in the California Avenue PTOD:
(1) Single-family and two-family useSj
(2) Manufacturing, processing, warehousing and
distributionj and
(3) Research and development where hazardous materials are
used or stored in excess of quantities less than the
exempt quantities allowed by Title 15 of the Municipal
Code (section 105.8 of the Uniform Fire Code)
(d) All land uses must be reviewed and approved by the Planning
and Transportation Commission and City Council at the time
of rezoning to PTOD.
18.66.040 Pedestrian and Transit Oriented Development (PTOD)
Combining District Regulations
(a) Properties in the PTOD combining district are subject to
the following regulations:
Max Dwelling Units:
Max FAR:
100% Residential FAR
Mixed Use FAR
Mixed Use Non-
Residential FAR Cap
Hotels
Height:
Open Space
Minimum area required
060920 syn 8260189
Table 2
Development Standards
40 DU/AC2
1.25:12,3
Total: 0.354
Office and research and development
uses: 0.25 FAR
2.0
40 feet2
5 or fewer units: 200 s.f. per unit
6 or more units: 100 s.f. per unit
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Minimum dimensions
Parking:
Parking Adjustments:
Private open space: 6 feet
Common open space: 12 feet
Rates established by use, per Section
18.83.050
See Section 18.66.040 (d)
Setbacks and daylight plane requirements for properties adjacent to R-1 and R-2 zones:
Setbacks
Daylight Plane
On portion of site that abuts:
1. Interior side yard: 6 feet
2. Rear yard: 20 feet
On portion of site that abuts:
1. Interior side yard:
a. Initial height at interior side lot
line: 10 feet
b. Angle (degrees): 45
2. Rear yard:
a. Initial height at rear setback line:
16 feet
b. :45
Setbacks and daylight and daylight plane requirements for properties adjacent to Caltrain Right-of-Way:
Setbacks
Daylight Plane
On portion of site that abuts Caltrain
right-of-way: 5 feet (landscaped)
On portion of site that abuts Caltrain
right-of-way:
a. Initial height at property line
w/Caltrain right-of-way: 16 feet
b. Angle (Degrees): 45
1 Non-residential development that is not consistent with the mixed-use limitations set forth above, with the
exception of Hotels, must be developed per the underlying zoning district regulations.
2 See Section 18.66.040(e) for Below Market Rate (BMR) bonus provisions.
3 The residential component of the mixed use may not exceed 1.0: 1.
4 The non-residential component of a mixed use project shall not exceed 50% of the total square-footage of
the project.
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060920 syn 8260189
(b) Live/Work Units
(1) A live/work unit, for the purposes of this chapter, is
defined as a rental or ownership unit comprised of
both living space and work area, with the living space
occupying a minimum of 60% of the total gross floor
area of the unit, and such that the resident of the
living space is the owner/operator of the work area.
(2) The work area shall be located on the ground level,
oriented to the street and provide for at least one
external entrance/exit separate from the living space.
The work area may be used for office, retail, personal
services, or handcrafted goods (unless otherwise
limited by this Chapter), but shall not be used for
restaurants or cafes or for any business involving the
storage or use of hazardous materials in excess of
the quantities allowed by Title 15 of the Municipal
Code (Section 105.8 of the Fire Code).
(3) The maximum number of employees who do not reside
within the unit is two (2).
(4) The signage shall not exceed the requirements of the
Ci ty of Palo Al to Municipal Code and shall require
approval and recommendation by the architectural
review process prior to approval by the Director.
(5) The parking requirements shall include a maximum total
of two spaces for the residential unit, plus one space
per 200 square feet for the gross square footage of
the work area, less one space from the total (to
reflect the overlap of the resident and one employee) .
(6) The live/work units are subject to the development
standards of the PTOD zone outlined in Table 2 for a
100% residential development, except that the maximum
non-residential FAR is limited to 0.40.
(7) The maximum size of a live/work unit shall be limited
to 2,500 square feet.
(8) The design of street frontage of a live/work unit
shall be consistent with the context-based criteria
outlined for street frontage in Section 18.66.050
below.
(9) A live/work unit may be converted to an entirely
residential uni t where residential use on the ground
floor is not otherwise prohibited.
(c) Hotels
(1) Hotels for the purpose of this section are defined as
hotels, motels, or other lodging for which City of
Palo Alto transient occupancy tax is collected.
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060920 syn 8260189
(2 )
(3 )
Hotels may be constructed to
a maximum height of 50 feet.
All hotels are subject to
criteria outlined in Section
a maximum FAR of 2.0 and
the context-based design
18.66.050 below.
(d) Parking Adjustments: Adjustments to the required parking
standards may be allowed with the Director's approval
pursuant to the provisions outlined in Section 18.83.120,
with the following additional allowances and requirements:
(1) For multi-family residential or mixed use projects on
sites rezoned to the PTOD combining district, the
Director may waive a portion of or all guest parking
requirements, and may waive any requirement to provide
a landscape reserve for parking, subject to the
following conditions:
(A) The proj ect includes a minimum of 4 residential
unitsi
(B) The average residential unit size is 1,250 square
feet or lessi and
(C) Not more than one parking space per residential
unit shall be assigned or secured, such that
other required parking spaces are available to
other residents and guests.
(2) Projects providing more than 50% of the project
residential units at low or very-low income housing
rates may further reduce parking requirements by an
additional 20%.
(3) In no case, however, shall total parking requirements
for the site be reduced by greater than 30% from the
standard requirements, or by greater than 40% for an
affordable housing project consistent with (2) above,
or by more than 50% if housing for the elderly is
proposed pursuant to Section 18.83.120(d) of the
Zoning Ordinance.
( 4 ) For any reques t for par king adj us tmen t s , the pro j ec t
applicant shall indicate parking and traffic demand
measures to be implemented to reduce parking need and
trip generation. Measures may include, but are not
limi ted to: limiting "assigned" parking to one space
per residential unit, providing for Cal train and/or
other transit passes, or other measures to encourage
transi t use or to reduce parking needs. The program
shall be proposed to the satisfaction of the Director,
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060920 syn 8260 189
shall include proposed performance targets for parking
and/or trip reduction, and shall designate a single
enti ty (property owner, homeowners association, etc.)
to implement the proposed measures. Monitoring reports
shall be submitted to the Director not later than two
(2) years after building occupancy and again not later
than five (5) years after building occupancy, noting
the effectiveness of the proposed measures as compared
to the initial performance targets and suggestions for
modifications if necessary to enhance parking and/or
trip reductions.
(e) Density, FAR, and Height Bonus Provisions
The following provisions are intended I to allow for
increased density, FAR, height, and other development
bonuses upon construction of additional below market rate
(BMR) housing units. The bonus allowances shall be allowed
subject to the following limitations:
(1) Bonuses are only applicable where below market rate
(BMR) units are provided in excess of those required
by Palo Alto's BMR program as stated in Program H-36
of the Housing Element adopted on December 2, 2002.
Key elements of Program H-36 include:
(A) Five (5) or more units: Minimum 15% of units must
be BMR units;
(B) Five (5) or more acres being developed: Minimum
20% of units must be BMR units; and
(C) BMR units shall meet the affordability and other
requirements of Program H-36 and the City's BMR
Program policies and procedures.
(2) The following BMR bonuses shall be considered and may
be approved upon rezoning to the PTOD district:
060920 syn 8260189
(A) Density Increase: Density may be increased above
the maximum base density allowed (40 units per
acre), such that at least 1 additional BMR unit
is provided for every 3 additional market rate
units constructed. The resultant density may not
exceed (50 units per acre). Density shall be
calculated based on the gross area of the site
prior to development.
(B) FAR Increase: For projects with a residential
density greater than 30 units per acre, the
allowable residential FAR may be increased. The
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FAR increase shall be equivalent to 0.05 for each
additional 5% (in excess of the City
requirements) of the total number of units that
are proposed as BMR units, but may not exceed 50%
of the residential FAR prior to the bonus, and
may not exceed a total FAR of (1.5).
(C) Height Increase: For projects with a residential
density greater than 30 units per acre, the
allowable project height may be increased. The
height increase shall be equivalent to one (1)
foot above the maximum for each additional 5% (in
excess of the City requirements) of the total
number of units that are proposed as BMR units,
but may not exceed a maximum height (50 feet).
(D) Other incentives for development of BMR units,
such as reduced setbacks and reduced open space,
may be approved where at least 25% of the total
units constructed are BMR units and subject to
approval by the Architectural Review Board.
(3) The provisions of this section are intended to address
the density bonus requirements of State Law within the
PTOD District, and the maximum bonus density, FAR, and
height may not be further exceeded.
18.66.050 Pedestrian and Transit Oriented Development
(PTOD) Combining District Context-Based Design
Criteria
(a) Contextual and Compatibility Criteria
Development in a Pedestrian and Transit Oriented
Development Combining District shall be responsive to its
context and compatible with adjacent development, and shall
promote the establishment of a pedestrian and transit
oriented neighborhood.
(1) Context
060920 syn 8260189
(A) Context as used in this section is intended to
indicate relationships between the site's
development to adjacent street types, surrounding
land uses, and on-site or nearby natural features,
such as creeks or trees. Effective transitions to
these adjacent uses and features are strongly
reinforced by Comprehensive Plan policies.
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(B) The word "context" should not be construed as a
desire to replicate existing surroundings, but
rather to provide appropriate transitions to those
surroundings. "Context" is also not specific to
architectural style or design, though in some
instances relationships may be reinforced by an
architectural response.
(2) Compatibility
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060920 syn 8260189
(A) Compatibility is achieved when the apparent scale
and mass of new buildings is consistent with the
intent of achieving a pedestrian and transit
oriented neighborhood, and when new construction
shares general characteristics and establishes
design linkages, with the overall pattern of
buildings so that the visual unity of the street
is maintained.
(B) Compatibili ty goals may be accomplished through
various means, including but not limited to:
(i) the siting, scale, massing, and materials;
(ii) the rhythmic pattern of the street
established by the general width of the
buildings and the spacing between them;
(iii) the pattern of roof lines and projections;
(iv) the sizes, proportions, and orientations
of windows, bays, and doorways;
(v) the location and treatment of entryways;
(vi) the shadow patterns from massing and
decorative features; and
(vii) the treatment of landscaping
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(b) Context-Based Design Considerations and Findings
In addition to the findings for Architectural Review
contained in Section 18.76.020(d) of the Zoning Ordinance,
the following additional findings are applicable in the
California Avenue Pedestrian and Transit Oriented
Development Combining District, as further illustrated on
the accompanying diagrams:
(1) Pedestrian and Bicycle Environment
The design of new projects shall promote pedestrian
walkability, a bicycle friendly environment, and
connectivity through design elements such as:
A. Connectivity for
pedestrians and cyclists
with external and internal
(if any) streets,
pathways, or bike
facilities (Figure l-l)i
B. Pathways and streets that
present a clear hierarchy
and connectivity pattern
both within a project and
to adjacent sidewalks;
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060920 syn 8260189
CALTRAIN STATION
Strong pede..,lanlblke I--:.Iirlt-tt---t+-"
connections toCaI. Ave.
and Station
(Figure 1-1)
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S'tOIIg pede.,rlanlblke
connections toQI. Ave.
and Station
C. Wide sidewalks (built as
easements beyond the
property line if needed,
but not to the detriment
of existing or future bike
lanes) along Park
Boulevard to reinforce the
street as a primary
pedestrian and bicycle
linkage to the multimodal
station;
D. Bicycle amenities that
contribute to the area's
bicycle environment and
safety needs, such as bike
racks, storage or parking,
or dedicated bike lanes or
paths (Figure 1-2);
E. Ground floor uses that are
appealing to pedestrians
through well-designed
visibility and access
(Figure 1-2) i
F. On primary pedestrian
routes such as Park
Boulevard and California
Ave., climate and weather
protection where possible,
such as covered waiting
areas, building
projections and
colonnades, and awnings
(Figure 1-3); _ .....
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Residential
Residential
AcUveground_
use$ activale the street
S:ulboutslncrease
pedestrian .. f •• y
(Figure 1-2)
Awning, provide
weatherprotecllonil!ld
c:reateapedestdanscale
Wide 'Idewalk, p'ovlde. ------'
posillve pedestrian experl"
ence In (font of retail uses
(Figure 1-3)
Easements along Park BoUlevard wIll allow for wider sIdewalks In front of commetdal storefronts.md,} doobte lOW of stroot tfees in (ront of re1-li:Sentlal proJects, Uppel Iloof$ oi
buildIngs sbwld be set back toscale down ~$Slfl9along: ,he street.
(Figure 1-4)
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060920 syn 8260189
G. Streetscape or pedestrian
amenities that contribute
to the area's streetscape
environment such as street
trees, bulb-outs, benches,
landscape elements, and
public art (Figures 1-4
and 1-5); and
H. Vehicle access from alleys
or sidestreets where they
exist, with pedestrian
access from the public
street.
(2) Street Building Facades
Bulbouts Increa ••
pedestrian ... fet~
Minimize vahlcl •• «a .. ----to provides a contlnuous
f""ad<> and '_1 parking
(Figure 1-5)
Street facades shall be designed to provide a strong
relationship with the sidewalks and the street(s}, to
create an environment that supports and encourages
pedestrian activity through design elements such as:
A. Facade articulation
reflecting the rhythm of
nearby commercial and
residential areas such as
California Avenue;
B. Placement and orientation
of doorways, windows, and
landscape elements to
create strong, direct
relationships with the
street (Figures 2-1 and 2-
2) i
C. Facades that include
projecting eaves and
overhangs, porches, and
other architectural
elements that provide
human scale and help
break up building mass
(Figures 2-1 and 2-2);
060920 syn 8260189
Orient dootw.~' and
windows to create strong
relationshIp to street.
CI •• rl~dafinad entrl'''-------:
that .r. proportional to
,Iza of bundlng and use.
(Figure 2-1)
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D. Entries and windows that
face onto the street
(Figures 2-1 and 2-2);
E. Entries that are clearly
defined features of front
facades, and that have a
scale that is in
proportion to the size of
the building and number of
units being accessed;
larger buildings should
have a more prominent
building entrance, while
maintaining a pedestrian
scale (Figures 2-1 and 2-
2); and
F. Residential units and
storefronts that have a
presence on the street and
are not walled-off or
oriented exclusively
inward.
(3) Massing and Articulation
Orient doorways and windows to create strong
refationshTp to sHeel.
CI •• rlydofined onlflo' ----~
that are propotllonal to
,Izo of building and u, •.
(Figure 2-2)
Buildings shall be designed to minimize massing and provide
for articulation and design variety through elements such
as:
A. Buildings that include
pedestrian-scaled detail,
articulation and
craftsmanship of the
faqade (Figure 3-1);
B. Rooflines that emphasize
and accentuate significant
elements of the building
such as entries, bays, and
balconies (Figure 3-1);
060920 syn 8260189
8ulldlng$shouldptoVldepede$trlan~s(aleddetaU.artl(:utatlonandClaftmanst!lpofthefacade.
(Figure 3-1)
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C. Corner buildings that
incorporate special
features to reinforce
important intersections
and create buildings of
unique architectural merit
and varied styles (Figures
3-2 and 3-3);
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060920 syn 8260189
(Figure 3-2)
(Figure 3-3)
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'---'::.,.L--Como, buildings should
be used 10 relnrorce
ImportaOllntersections. A retallentrycan,trenglhen tne(omer.
Cornerbulldi""sshouldbe
used to reinforce impor-
tant intersections.
D. Design with articulation,
setbacks, and materials
that minimize massing,
break down the scale of
buildings, and provide
visual interest from the
train and neighborhood
east of the tracks;
E. Limiting facades such that
no more than seventy
percent (70%), and no more
than 100 continuous linear
feet of the street faQade
exceeds a height of 25
feet (Figure 3-4);
F. Landscape elements to
buffer the rear of the lot
and the railroad tracks,
with trees spaced at a
maximum of 25 feet on
center and combined with
other landscape elements
such as fencing, hedges or
shrubs (Figure 3-4);
G. Application of daylight
plane requirements for R-1
and R-2 adjacencies to
property boundaries
adjacent to the railroad
right-of-way (Figure 3-5);
and
H. Maintaining view corridors
from Colorado Avenue and
El Dorado Avenue west to
the hills.
060920 syn 8260189
r---~~-. No more than10 percent of stleet
facade ""'uld exceed 2S feet to provide
fOt open vIeW corrldOls from adjacent
nelghbodlOod
Landscapeefemenlsshouldbeusedto(teate
a buffer to the adjacent railroad tt'acks.
(Figure 3-4
(Figure 3-5
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The .earyard daylight plane defines setback
requllemenls adjacent to railroad. Daylight
plane has Initial height of 16 ft and. 45
degree angle.
(4) Low-Density Residential Transitions
Where new projects are built adjacent to existing 10wer-
scale residential development, care shall be taken to
respect the scale and privacy of adjacent properties
through:
A. Transitions of development
intensity from higher
density development
building types to building
types that are compatible
with the lower intensity
surrounding uses (Figure
4-1) ;
B. Massing and orientation of
buildings that respect and
mirror the massing of
neighboring structures by
stepping back upper
stories to transition to
smaller scale buildings,
including setbacks and
daylight planes that match
adjacent R-l and R-2 zone
requirements (Figure 4-2);
C. Respecting privacy of
neighboring structures,
with windows and upper
floor balconies
positioned so they
minimize views into
neighboring properties
(Figure 4-3) i
060920 syn 8260189
existing future PlOD development
(Figure 4-1)
45 degree daylight plane
(Figure 4-2)
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D. Minimizing sight lines
into and from neighboring
properties (Figure 4-3);
E. Limiting sun and shade
impacts on adjacent
properties;
F. Providing pedestrian
paseos and mews to create
separation between useSi
G. Design with articulation,
varied setbacks, and
materials that minimize
sound reflection to
neighboring properties
adjacent to the railroad.
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060920 syn 8260189
(Figure 4-3)
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or_and
hedllO,'or
6crMnln,
Combination 01
'I'no •• & HedllOo
lor ,orMnlllCl
(5) Project Open Space
Private and public open space shall be provided so that
it is usable for the residents, visitors, and/or
employees of a site.
A. The type and design of the
usable private open space
shall be appropriate to
the character of the
building(s), and shall
consider dimensions, solar
access, wind protection,
views, and privacYi
B. Open space should be sited
and designed to
accommodate different
activities, groups and
active and passive uses,
and should be located
convenient to the users
(e.g., residents,
employees, or public)i
C. Common open spaces should
connect to the pedestrian
pathways and existing
natural amenities of the
site and its surroundings
(Figure 5-2)i
D. Usable open space may be
any combination of private
and common spaceSi
E. Usable open space does not
need to be located on the
ground (Figure 5-1)i
F. Open space should be
located to activate the
street fayade and increase
\\eyes on the street" when
possible (Figure 5-3)i
G. Both private and common
open space areas should be
buffered from noise where
feasiblei and
H. Parking may not be counted
as open space.
060920 syn 8260189
Us.bleopen space may ------,.
be located on parking
podium,
(Figure 5-1)
Commooopen spaces to ----..
connect to thepedesltlan
pathways
Open 'pa<lI can be pro-vided In any <umbln.tlon
of private and common
spaces.
(Figure 5-2)
Open space to be loc.ted ---~= to actlv.te the f.cade
and IncfeaseMeyes on l~
meet"
(Figure 5-3)
20
(6) Parking Design
Parking needs shall be accommodated but shall not be
allowed to overwhelm the character of the project or
detract from the pedestrian environment, such that:
A. Parking is located behind
buildings, below grade or,
where those options are
not feasible, screened by
landscaping, low walls,
etc. ;
B. Structured parking is
fronted or wrapped with
habitable uses when
possible (Figure 6-1);
c. Parking that is semi-
depressed is screened
with architectural
elements that enhance the
streetscape such as
stoops, balcony
overhangs, and/or art
(Figure 6-2);
D. Landscaping such as trees,
shrubs, vines or
groundcover is
incorporated into surface
parking lots (Figure 6-3);
and
E. Street parking is utilized
for visitor or customer
parking and is designed in
a manner to enhance
traffic calming on the
street.
060920 syn 8260189
Parking should be wrapped by habitable uses when possible.
(Figure 6-1)
Semi-depressed parking can be used to raise residential uses to provide privacy and op-
portunities for stoops and porches.
(Figure 6-2)
landscaping should be Incorporated Into any surface parking lots.
(Figure 6-3)
21
(7) Large (multi-acre) Sites
Large (in excess of one acre) sites shall be designed so
that street, block, and building patterns are consistent
with those of the surrounding neighborhood, and such that:
A. New development of large
sites maintains and
enhances connectivity with
a hierarchy of public
streets, private streets,
walks and bike paths
(integrated with the Palo
Alto Bicycle Master Plan,
when applicable}i
B. The diversity of building
types increases with
increased lot size (e.g.,
<1 acre = minimum 1
housing typei 1-2 acres =
minimum 2 housing types;
greater than 2 acres =
minimum 3 housing types)
(Figure 7-1)i and
C. Where a site includes more
than one housing type,
each housing type snould
respond to its immediate
context in terms of scale,
massing, and design (e.g.,
lower density building
types facing or adjacent
to existing single-family
residences) (Figure 7-1) .
060920 syn 8260189
(Figure 7-1)
22
Sites greater than one acre
sI1ouldllave.,le.sttwobulldlng
type •.
Sites greater than two acres
sbould baY. at leatt three
building types
(8) Sustainability and Green Building Design
Project design and materials to achieve sustainability and
green building design should be incorporated into the
project. Green building design considers the environment
during design and construction. Green building design aims
for compatibility with the local environment: to protect,
respect and benefit from it. In general, sustainable
buildings are energy efficient, water conserving, durable
and nontoxic, with high-quality spaces and high recycled
content materials. The following considerations should be
included in site and building design:
A. Optimize building
orientation for heat gain,
shading, daylighting, and
natural ventilation
(Figure 8-1);
B. Design landscaping to
create comfortable micro-
climates and reduce heat
island effects (Figure 8-
2) ;
C. Design for easy
pedestrian, bicycle, and
transit access;
D. Maximize onsite stormwater
management through
landscaping and permeable
pavement (Figure 8-3);
E. Use sustainable building
materials.
F. Design lighting, plumbing
and equipment for
efficient energy use;
G. Create healthy indoor
environments;
060920 syn 8260189
#
WhlorSun
Use 01 ShadIng Dtvlco to Control Solsr loadS
In Summar 8nd IJSIn P888IV11 hast In Wlnt.
(Figure 8-1)
U""'''''''Y-'I« v.pt .. /M
'Urban Agriculture' and rooftop/balcony gardens
(Figure 8-2)
23
H. Use creativity and
innovation to build more
sustainable environments.
One example is
establishing gardens with
edible fruits, vegetables
or other plants to satisfy
a portion of project open
space requirements (Figure
8-2)i and
I. Provide protection for
creeks and riparian
vegetation and integrate
stormwater management
measures and open space to
minimize water quality and
erosion impacts to the
creek environment.
Minimize SlormwalerRunoff 10 Impermeable areas
(Figure 8-3
(c) [ReserveQ] Diagrams to be Added
(d) Historic Preservation
Historic resources review, as required in Chapter 16.49 of
Title 16 of the Municipal Code, is required for alterations
or modifications to any structure designated on the City's
Historic Inventory as a Category 1 or Category 2 historic
structure as defined in Section 16.49.020 of the Municipal
Code or any contributing structure located within a locally
designated historic district. The Category 1 or Category 2
designation process for becoming a historic structure is
contained in Chapter 16.49 of Title 16 of the Municipal
Code.
(e) Performance Standards
All development subject to the PTOD District requirements
must also comply with the performance standards outlined in
Chapter 18.64 (Additional Site Development and Design
Regulations for Commercial and Industrial Districts) ,
pertaining to noise, lighting, visual, and access impacts.
24
060920 syn 8260189
18.66.060 Review Process
Rezoning and review of a site to a Pedestrian and
Oriented Development (PTOD) Combining District shall
pursuant to the following procedures:
Transit
be made
(a) Application to apply the PTOD overlay district may be made
by an owner of record of any property located or partially
located within the PTOD boundary, or may be initiated by
vote of the Planning and Transportation Commission or City
Council:
(b) Applications for rezoning shall be made and reviewed in
accordance with Chapter 18.98 (Amendments to Zoning Map and
Zoning Regulations), including Section 18.98.020 regarding
Changes in District Boundaries. Planning and Transportation
Commission review and City Council approval shall establish
limits on allowable or required uses (e. g., the types and
appropriate mix of uses, including revenue-generating uses)
and intensity (e.g., density, floor area ratio, height,
si te coverage) of development. The specified limitations
shall be part of the rezoning and shall be recorded as
property restrictions enforceable by the City of Palo Alto.
Revisions to these restrictions requires rezoning through
the same process, except that the Director of Planning and
Community Environment may determine that a revision is
minor and does not materially alter the City Council's
restrictions or intent regarding land use and intensity. As
used in this subsection, the term "minor II means a change
that is of little visual significance, does not materially
alter the appearance of previously approved improvements,
is not proposed to change the use of the land in question,
and does not alter the character of the structure involved.
If the cumulative effect of multiple minor changes would
result in a major change, a new application for approval of
a Pedestrian and Transit Oriented Development is required
and shall be reviewed by the Architectural Review Board,
Planning and Transportation Commission, and/or City
Council, as determined by the Director. Submittal
requirements for the PTOD Combining District may be
supplemented as determined by the Director of Planning and
Community Environment;
(c) Applications for amendments to
designate a site consistent
Residential Development shall be
to the provisions of Chapter
Comprehensive Plan): and
25
060920 syn 8260189
the Comprehensive Plan to
with Transit Oriented
made and reviewed pursuant
19.04.080 (Amendments to
(d) Upon approval of rezoning of a property to Pedestrian
Transit Oriented Development (PTOD) Combining District, the
project plans shall be submitted as a Major Architectural
Review to the Architectural Review Board, who shall review
the project for compliance with the Architectural Review
criteria specified in Section 18.76 of the Zoning Code, as
well as Section 18.66.050 of this Chapter. A single
preliminary review by the ARB may be allowed in advance of
rezoning approval if plans are submitted and reviewed prior
to Planning Commission consideration of the rezoning
request.
18.66.070 Non-confor.ming Uses and Non-complying Facilities
Owners of sites with existing legal non-conforming uses and non-
complying facilities wi thin the PTOD boundary may request the
application of the PTOD Combining District to the site through
the rezoning process referenced in Section 18.66.060 above. In
applying the PTOD combining district, the use andlor facility
would then be subject to the PTOD overlay standards.
II
II
II
II
II
II
II
II
II
II
II
II
26
060920 syn 8260189
SECTION 3. This ordinance shall be effective 30 days
after the date of its adoption. Notwithstanding any other
provision of this ordinance or the Palo Alto Municipal Codel all
applications submitted prior to the effective date of this
ordinance shall be subj ect to the PAMC Ti tIe 18 Zoning
Regulations in effect on the date the application is received by
the City.
INTRODUCED AND PASSED: September 111 2006
AYES: BARTON 1 BEECHAM, DREKMEIERI KISHIMOTO, KLEINI
KLEINBERG 1 MOSSAR
NOES: CORDELL 1 MORTON
ABSENT:
ABSTENTIONS:
NOT PARTICIPATING:
ATTEST: ~9·~
APPROVED AS TO FORM:
Deputy City Attorney
060920 syn 8260189
27
\
Planning &
Environment
)
California Avenue
PTOD Boundary
EXHIBIT A