HomeMy WebLinkAbout2006-11-20 Ordinance 4925follows:
ORDINANCE NO. 4925
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
DELETING CHAPTER 18.43 (COMMUNITY COMMERCIAL) AND
ADDING PORTIONS OF A NEW CHAPTER 18.16
(NEIGHBORHOOD, COMMUNITY, AND SERVICE COMMERCIAL
DISTRICTS) OF TITLE 18 (ZONING ORDINANCE) OF THE PALO
ALTO MUNICIPAL CODE
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Findings and Declarations. The City Council finds and declares as
(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(P AMC), 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 commercial and mixed use 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 commercial and mixed use development in that update do not respond to
current Comprehensive Plan goals and highly constrain and create a cumbersome review process
for mixed use development.
SECTION 2. Chapter 18.43 (Community Commercial) of Title 18 [Zoning] of
the Palo Alto Municipal Code is hereby repealed in its entirety.
SECTION 3. Portions of Chapter 18.16 of Title 18 [Zoning] of the Palo Alto
Municipal Code are hereby added to read as follows (shaded areas are not included in this
ordinance ):
II
II
II
II
II
II
1
070103 syn 0120175
Sections:
18.16.010
18.16.020
18.16.030
18.16.040
18.16.050
18.16.060
18.16.070
18.16.080
18.16.090
18.16.100
18.16.010
Chapter 18.16
COMMUNITy!
COMMERCIAL DISTRICTS
Purposes
Applicable Regulations
Definitions
Land Uses
Office Use Restrictions
Development Standards
Parking and Loading
Performance Standards
Context-Based Design Criteria
Grandfathered Uses
Purposes
The commercial zoning districts are intended to create and maintain sites for retail, personal
services, eating and drinking establishments, hotels and other business uses in a manner that
balances the needs of those uses with the need to minimize impacts to surrounding
neighborhoods.
(b) Community Commercial [CC]
The CC community commercial district is intended to create and maintain major
commercial centers accommodating a broad range of office, retail sales, and other
commercial activities of community-wide or regional significance. The CC community
commercial district is intended to be applied to regionaVcommunity commercial centers
identified by the Palo Alto Comprehensive Plan.
2
070103 syn 0120175
18.16.020 Applicable Regulations
(a) Applicable Chapters
The specific regulations of this chapter and the additional regulations and procedures
established other relevant ofthe' Code shall apply to the _
CC district!, as shown on the City's Zoning Map.
The term "abutting residential zones," where used in this Chapter, includes the Rl, R2,
RMD, RM-15, RM-30, RM-40, or residential Planned Community (PC) districts, unless
otherwise specifically noted.
(b) Applicable Combining Districts
The combining districts applicable to the _ CC _ district! shall include,
but shall not be limited to, the following districts:
(1) The retail shopping (R) comb~t regulations, as specified in Chapter 18.46,
shall apply to the area of the _ CC district! designated as "R" combirting
district as shown on the City'S Zoning Map.
(2) The pedestrian shopping (P) combining district regulations, as specified in Chapter
18.47, shall apply to the area of the _ CC _ district! designated "P"
combining district as shown on the City's Zoning Map.
18.16.030 Definitions
For the purposes ofthis section, the following terms are defined:
(c) "Town and Country Village Shopping Center" is defined as all properties zoned CC and
bounded by El Camino Real, Embarcadero Road, Encina Avenue, and the Southern Pacific
right-of-way.
(d) "Stanford Shopping Center" is defined as all properties zoned CC and bounded by EI
Camino Real, Sand Hill Road, Quarry Road, and Vineyard Lane.
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070103 syn 0120175
(g) "Ground Floor" shall mean the first floor that is above grade.
(h) "Mixed Use Development" shall mean a combination of nonresidential and residential uses
arranged on a site. The uses may be combined in a vertical configuration (within a
building) or in a horizontal configuration (separate bUildings).
18.16.040 Land Uses
The uses ofland allowed by this chapter in each commercial zoning district are identified in the
following tables. Land uses that are not listed on the tables are not allowed, except where
otherwise noted. Where the last column on the following tables ("Subject to Regulations in")
includes a section number, specific regulations in the referenced section also apply to the use;
however, provisions in other sections may apply as well.
(a) Commercial Zones and Land Uses
Permitted and conditionally permitted land uses for each commercial zone are shown in Table 1:
Table 1: Permitted and Conditional Uses r----------------
Accessory facilities and activities customarily
associated with or essential to permitted uses, and
operated incidental to the principal use.
Drive-in services or take-out services associated
with permitted useS(3)
Tire, battery, and automotive service facilities,
when operated incidental to a permitted retail
service or shopping center having a gross floor
area of more than 30,000 square feet.
Business and Trade Schools
Churches and Religious Institutions
Private Educational Facilities
070103 syn 0120175
4
-
I P I -CUP -
CUP
P -P
Subject to
Regulations
in:
18.88
18.88
18.88
LAND USE
Private Clubs, Lodges, or
Fraternal Organizations
~~~~~.~"
~~RQ~:E$SIN(}VSJnS/ ..... , . . ..; ..... ,
Recycling Centers
Warehousing and Distribution
.,':":',;:". :,:
:.: ::.. :,;.:/
Administrative Office Services
Medical, Professional, and General Business
Offices
.'
Utility Facilities essential to provision of utility
services but excluding construction or storage
yards, maintenance facilities, or corporation yards .
•• ",""':, ', .•.. ''V .' '. '.
:2QC~J\:fl6NUSES .
Commercial Recreation
Outdoor Recreation Services
Multiple-Family
Home Occupations
Residential Care Homes
Eating and Drinking Services, excluding drive-in
and take-out services
Retail Services, excluding liquor stores
Liquor stores
Shopping Centers
Ambulance Services
Animal Care, excluding boarding and kennels
Boarding and Kennels
Automobile Service Stations
Automotive Services
Convalescent Facilities
070103 syn 0120175
5
..
-
-
I
•
--• I
I
'. '.
I
I -
. i -I --
CC, -
P
"-.".
""
CUP
P
CUP
CUP
CUP
p(I)
P
P
P
P
P
P
CUP
P
CUP
P
-
I
--
I
I
-
"." --• I
I
Subject to
Regulations
in:
18.16.050
18.16.050
18. 16.060(b)
18.88
""' .. ,.",,:. ' ,.,:" ';.,
I
I
I
18. 16.060(e)
-I --18.82 -I
.. CC, Subject to
LAND USE --Regulations
in:
Day Care Centers I P
Small Family Day Care Homes P
Large Family Day Care Homes I P
Small Adult Day Care Homes I P
Large Adult Day Care Homes -P
Banks and Financial Services -p(2)
General Business Services
Hotels P 18.16.060(d)
Mortuaries -P
Neighborhood Business Services I 18.l6.060(t)
Personal Services I P 18.16.060(t)
Reverse Vending Machines I P
Parking as a principal use CUP
Transportation Terminals CUP
P = Permitted Use CUP = Conditional Use Permit Required
(I) Residential is only permitted as part of a mixed use development, pursuant to the provisions of
Section 18.16.060(b), or on sites designated as Housing Opportunity Sites in the Housing Element of
the Comprehensive Plan, pursuant to the provisions of Section 18. 16.060( c).
(2) Except drive-in services.
(3) So long as drive up facilities, excluding car washes, provide full access to pedestrians and bicyclists.
A maximum of two such services shall be permitted within 1,000 feet, and each use shall not be less
than 150 feet from one another.
(b) Late Night Use and Activities
The following regulations restrict businesses that operate or have associated activities at
any time between the hours of 10:00 p.m. and 6:00 a.m., where such site abuts or is located
within 50 feet of residentially zoned pr9perties.
(1) Such businesses shall be operated in a manner to protect residential properties from
excessive noise, odors, lighting or other nuisances from any sources during those
hours.
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070103 syn 0120175
--
• • -
7
070103 syn 0120175
..
8
070103 8yn 0120175
• •
18.16.050 Office Use Restrictions
The following restrictions shall apply to office uses:
9
070103 syn 0120175
(a) Conversion of Ground Floor Housing and Non~Office Commercial to Office
Medical, Professional, and Business offices shall not be located on the ground floor, unless
such offices either:
(1) Have been continuously in existence in that space since March 19,2001, and as of
such date, were neither non-confonning nor in the process of being amortized
pursuant to Chapter 18.95;
(2) Occupy a space that was not occupied by housing, retail services, personal services,
eating and drinking services, or automotive service on March 19,2001 or thereafter;
(4) Occupy a space that was vacant on March 19,2001;
(5) Are located in new or remodeled ground floor area built on or after March 19,2001
if the ground floor area devoted to housing, retail services, eating and drinking
services, personal services, and automobile services does not decrease;
(6) Are on a site located in an area subject to a specific plan or coordinated area plan,
which specifically allows for such ground floor medical, professional, and general
business offices; or
10
070103 syn 0120175
18.16.060 Development Standards
(a) Exclusively Non-Residential Uses
Table 3 specifies the development standards for exclusively non-residential uses and
alterations to non-residential uses or structures in the. CC, district!.
These developments shall be designed and constructed in compliance with the following
requirements and the context-based design criteria outlined in 18.16.090, provided that
more restrictive regulations may be recommended by the architectural review board and
approved by the director of planning and community environment, pursuant to Section
18.76.020:
Table 3:
Minimum Site
Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
Minimum Setbacks
Front Yard
Minimum Yard (ft) for
lot lines abutting or
opposite residential
districts or residential
PC districts
Build-To-Lines
070103 8yn 0120175
Non-Residential
• CC -
--
None Required
None
Required
None required
None required
-
Standards
Subject to
• regulations
in Section:
-
Setback lines
imposed bya
special setback
map pursuant to
Chapter 20.08 of
this code may
apply
50% of frontage built to setback
33% of side street built to setback (7)
11
a
residential zone district
(other than an RM-40 or
PC zone) abutting or
located within 50 feet of
the site
Maximum Floor Area
Ratio
. Maximum Floor Area
Ratio for Hotels
Daylight Plane for lot
lines abutting one or
more residential zone
districts other than an
RM-40 or PC zone.
• CC
35'
--<5)
•
-• Subject to
regulations
in • .. ..
35' 35'
2.0:1 0.4:1 18. 18.060(e)
2.0:1 2.0:1 18.18.060(d)
(I) No parking or loading space, whether required or optional, shall be located in the first
10 feet adj oining the street property line of any required yard.
(2) Any minimum front, street side, or interior yard shall be planted and maintained as a
landscaped screen excluding areas required for access to the site. A solid wall or fence
between 5 and 8 feet in height shall be constructed along any common interior lot line.
(3) No setback from an alley is required for a public parking garage.
(4) As measured to the peak of the roof or the top of a parapet; penthouses and equipment
enclosures may exceed this height limit by a maximum of five feet, but shall be limited to
an area equal to no more than ten percent of the site area and shall not intrude into the
daylight plane.
(5) See additional regulations in subsection (e) of this Section 18.16.050.
(6) The initial height and slope shall be identical to those of the most restrictive residential
zone abutting the site line in question.
(7) 25' driveway access permitted regardless of frontage; build-to requirement does not
to CC district.
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070103 syn 0120175
(b) Mixed Uses
Table 4 specifies the development standards for new residential mixed use developments.
These developments shall be designed and constructed in compliance with the following
requirements and the context-based design criteria outlined in 18.16.090, provided that
more restrictive regulations may be recommended by the architectural review board and
approved by the director of planning and community environment, pursuant to Section
18.76.020:
Table 4: Mixed Use Development Standards
Minimum Site Specifications
Site Width (ft)
Site Depth (ft)
Minimum Setbacks
Front Yard (ft)
Rear Yard (ft)
Rear Yard abutting residential zone
district (ft)
Interior Side Yard if abutting
residential zone district (ft)
Street Side Yard (ft)
Build-To-Lines
070103 syn 0120175
• cc -•
None required
10' for residential portion; no requirement
for commercial portion
10'
10'
5'
50% of frontage built to setback (I)
33% of side street built to setback (I)
l3
Subject to
regulations
in:
Setback lines
imposed bya
special setback
map pursuant
to Chapter
20.08 of th is
code may
apply
• CC -Subject to • regulations
in:
Pennitted Setback Encroachments Balconies, awnings, porches, stairways,
and similar elements may extend up to 6'
into the setback. Cornices, eaves,
fireplaces, and similar architectural
features (excluding flat or continuous
walls or enclosures of interior space) may
extend up to 4' into the front and rear
setbacks and up to 3' into interior side
setbacks
Maximum Site Coverage • 50% .. • Landscape/Open Space Coverage • 30% • • Usable Open Space 200 sq ft per unit for 5 or fewer units (2);
150 sq ft per unit for 6 units or more (2)
Maximum Height (ft)
Standard -50' • • Within 150 ft. from residential zone • 35,(5) - -Daylight Plane for lot lines abutting Daylight plane height and slope shall be
one or more residential zoning identical to those of the most restrictive
districts residential zoning district abutting the lot
line
Residential Density (net) (3) • • • Maximum Residential Floor Area -- -
Ratio (FAR)
Maximum Nonresidential Floor Area See -Section - -
Ratio (FAR) (e)
Total Mixed Use Floor Area Ratio -below --(FAR)
Minimum Mixed Use Ground Floor ---Commercial FAR (6) -Parking See Chapter 18.83 (Parking) Chapter
18.83
14
070103 syn 0120175
• cc -• Subject to
regulations
in:
(1) 25' driveway access permitted regardless of frontage; build-to requirement does not apply to CC
district.
(2) Required usable open space: (1) may be any combination of private and common open spaces; (2)
does not need to be located on the ground (but rooftop gardens are not included as open space); (3)
minimum private open space dimension 6'; and (4) minimum common open space dimension 12'.
(3) Residential density shall be computed based upon the total site area, irrespective of the percent of
the site devoted to commercial use.
(5) For sites abutting an RM-40 zoned residential district or a residential Planned Community (PC)
district, maximum height may be increased to 50 feet.
(6) Ground floor commercial uses generally include retail, personal services, hotels and eating and
drinking establishments. Office uses may be included only to the extent they are permitted in
ground floor regulations.
(7)
(1) Residential and nonresidential mixed use projects shall be subject to site and design
review in accord with Chapter 18.82, except that mixed use projects with four or
fewer residential units shall only require review and approval by the architectural
review board.
(2) Nonresidential uses that involve the use or storage of hazardous materials in excess
of the exempt quantities prescribed in Title 15 of the Municipal Code, including but
not limited to dry cleaning plants and auto repair, are prohibited in a mixed use
development with residential uses.
(c) Exclusively Residential Uses
Exclusively residential uses are generally prohibited in the _ ccl_ zone
districtJ. Such uses are allowed, however, where a site is designated as a Housing
Opportunity Site in the Housing Element of the Comprehensive Plan. Such sites shall be
developed pursuant to the regulations for the multi-family zone designation (RM-15,
RM-30, or RM-40) identified for the site in the Housing Element.
(d) Hotel Regulations
(1) Hotels, where they are a permitted use and generate transient occupancy tax (TOT),
may develop to a maximum FAR of 2.0: 1 (except in the CC district, see Section
18.16.060(e) below).
(2) Hotels may include residential condominium use, subject to:
(A) No more than 25% of the floor area shall be devoted to condominium use;
(B) No more than 25% of the total number of lodging units shall be devoted to
condominium use; and
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070103 syn 0120175
(C) A minimum FAR of 1.0 shall be provided for the hotel/condominium
building( s).
(e) CC District Shopping Center Floor Area Ratio Regulations
(1) The maximum floor area ratio for the Town and Country Village Shopping Center
shall be .35 to 1; and office uses at said shopping center shall be limited to 15% of
the floor area of the shopping center existing as of August 1, 1989. Hotel use shall
not be included as part of the .35 to 1 maximum floor area ratio, but shall not exceed
an additional .25 to 1 floor area ratio, for a maximum site floor area ratio of .60 to 1.
(2) Stanford Shopping Center shall not be permitted to add more than 80,000 square feet
of floor area to the total amount of floor area of the shopping center existing as of
June 14, 1996, 1,332,362 square feet, for a total square footage not to exceed
1,412,362. Any hotel or mixed use development for the Stanford Shopping Center
shall only be included if approved as part of a Development Agreement for the site.
(g) Nuisances Prohibited
All uses, whether permitted or conditional, shall be conducted in such a manner as to
preclude nuisance, hazard, or commonly recognized offensive conditions or characteristics,
including creation or emission of dust, gas, smoke, noise, fumes, odors, vibrations,
particulate matter, chemical compounds, electrical disturbance, humidity, heat, cold, glare,
or night illuminations. Prior to issuance of a building permit, or occupancy permit, or at
any other time, the building inspector may require evidence that adequate controls,
measures, or devices have been provided to ensure and protect the public interest, health,
comfort, convenience, safety, and general welfare from such nuisance, hazard, or offensive
condition.
(h) Outdoor Sales and Storage
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070103 syn 0120175
(2) district, the following regulations shall apply to
outdoor sales and storage:
(A) Except in shopping centers, all permitted office and commercial activities shall
be conducted within a building, except for:
(i) Incidental sales and display of plant materials and garden supplies
occupying no more than 2,000 square feet of exterior sales and display
area,
(ii) Outdoor eating areas operated incidental to permitted eating and drinking
services,
(iii) Farmers' markets that have obtained a conditional use permit, and
(iv) Recycling centers that have obtained a conditional use permit.
(B) Any permitted outdoor activity in excess of 2,000 square feet shall be subject
to a conditional use permit.
(C) Exterior storage shall be prohibited, except as provided under subparagraph
(A)(iv) of this subsection.
(i) Recycling Storage
All new development, including approved modifications that add thirty percent or more
floor area to existing uses, shall provide adequate and accessible interior areas or exterior
enclosures for the storage of recyclable materials in appropriate containers. The design,
construction and accessibility of recycling areas and enclosures shall be subject to approval
by the architectural review board, in accordance with design guidelines adopted by that
board and approved by the city council pursuant to Section 18.76.020.
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070103 syn 0120175
(j) Employee Sbowers
Employee shower facilities shall be provided for any new building constructed or for any
addition to or enlargement of any existing building as specified in Table 6.
Table 6: EmlplO,yee
Medical, Professional, and General
Business Offices,· Financial SerVices, .
Business and Trade Schools, General
Business Services
Retail Services, Personal Services, and
Eating and Drinking Services
18.16.070 Parking and Loading
2
4
Off-street parking and loading facilities shall be required for all permitted and conditional uses in
accord with Chapter 18.83 of this title. All parking and loading facilities on any site, whether
required as minimums or optionally provided in addition to minimum requirements, shall comply
with the regulations and the design standards established by Chapter 18.83.
18.16.080 Performance Standards
In addition to the standards for development prescribed above, all development in the _ ccl_ districtl shall comply with the performance criteria outlined in Chapter 18.64 of
the Zoning Ordinance. All mixed use development shall also comply with the provisions of
Chapter 18.28 of the Zoning Ordinance.
18.16.090 Context-Based Design Criteria
(a) Contextual and Compatibility Criteria
Development in a commercial district shall be responsible to its context and compatible
with adjacent development, and shall promote the establishment of pedestrian oriented
design.
(1) Context
070103 syn 0120175
(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.
18
(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
(A) Compatibility is achieved when the apparent scale and mass of new
buildings is consisten with the pattern of achieving a pedestrian oriented
design, and when new construction shares general characteristics and
establishes design likages with the overall pattern of buildings so that the
visual unity of the street is maintained.
(B) Compatibility 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
ofthe 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 ofentryways;
(vi) the shadow patterns from massing and decorative features;
(vii) the siting and treatment of parking; and
(viii) the treatment oflandscaping.
(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 fmdings are applicable in the CN, CS, CC
and CC(2) districts, as further illustrated on the accompanying diagrams:
19
070103 syn 0120175
(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. Ground floor uses that are appealing to
pedestrians through well-designed
visibility and access (Figure 1-1);
B. On primary pedestrian routes, climate
and weather protection where possible,
such as covered waiting areas, building
projections and colonnades, and
awnings (Figure 1-2);
c. Streetscape or pedestrian amenities that
contribute to the area's streetscape
environment such as street trees,
bulbouts,benches, landscape elements,
and public art (Figure 1-3);
D. Bicycle amenities that contribute to the
rea's bicycle environment and safety
needs, such as bike racks, storage or
parking, or dedicated bike lanes or
paths (Figure 1-1); and
E. Vehicle access from alleys or
sidestreets where they exist, with
pedestrian access from the public street.
(2) Street Building Facades
B.ke
Active ground
floor uses
Bulbouts increase
pedestrian safety
(Figure 1-1)
A.....,lings provide
weather protection and
create a pedestrian scale
WIde sidewalks provide a
positi\!e pedestrian experi·
ence in front of retail uses
(Figure 1-2)
Bulbouts Increase
pedestrian safety
Minimize ~hicleclccess to ---~;:--.--'
provide a contlnuous facade
and street par1<ing
(Figure 1-3)
Street facades shall be designed to provide a strong relationship with the sidewalk and the
street(s), to create an environment that supports and encourages pedestrian activity
through design elements such as:
20
070103 syn 0120175
A. Placement and orientation of doorways,
windows, and landscape elements to
create strong, direct relationships with
the street (Figure 2-1 );
B. Facades that include projecting eaves
and overhangs, porches, and other
architectural elements that provide
human scale and help break up building
mass (Figure 2-2);
C. Entries that are clearly defined features
of front facades, and that have a scale
that is in proportion to the size and type
of the building and number of units
being accessed; larger buildings should
have a more prominent building
entrance, while maintaining a
pedestrian scale;
D. Residential units and storefronts that
have a presence on the street and are
not walled-off or oriented exclusively
inward;
E. Elements that signal habitation such as
entrances, stairs, porches, bays and
balconies that are visible to people on
the street;
070103 8yn 0120175
Orient OOolways and
windows to create stmng
relatjOfi~hip to !>tr(!ct.
8udding maS'S shoukl articu-
late a definted pedertlian
b ....
Oearlydefmed colM.c---------'
that are PJ'QPOliiooal to
size of buUding and lISe,
(Figure 2-1 )
21
F. All exposed sides of a building
designed with the same level of care
and integrity;
G. Reinforcing the definition and
importance of the street with building
mass; and
H. Upper floors set back to fit in with the
context ofthe neighborhood.
(3) Massing and Setbacks
Property Uno
I BUII~ to Line
~--upper floor setback
Re.ldend,1
Resldendal
Commerical
I '----12 ft effective sidewalk It.
S.Jildings setback from the properly line to m~ale an effective 12' sidewalk on EI Camino Real.
Upper noor'S set back to lit in with the context of the neighborhood.
(Figure 2-2)
Buildings shall be designed to minimize massing and conform to proper setbacks through
elements such as:
A. Rooflines that emphasize and
accentuate significant elements of the
building such as entries, bays, and
balconies (Figure 3-1);
B. Design with articulation, setbacks, and
materials that minimize massing, break
down the scale of buildings, and
provide visual interest (Figure 3-1);
070103 syn 0120175
~--7.L.-Comer buildings should
be used to reinforce
important intcl"5ections. A
retdil entry IAn strengthen
the corner.
Buildings should provide pedcsLnan-scaled detail, articulation and craflmilnship of the racade.
(Figure 3-1)
22
C. Comer buildings that incorporate
special features to reinforce important
intersections and create buildings of
unique architectural merit and varied
styles (Figure 3-1);
D. Building facades articulated with a
building base, body and roof or parapet
edge (Figure 3-2);
E. Buildings set back from the property
line to create an effective 12' sidewalk
on EI Camino Real, 8' elsewhere
(Figure 3-4);
F. A majority of the building frontage
located at the setback line (Figure 3-3);
and
G. No side setback for midblock
properties, allowing for a continuous
street facade, except when abutting low
density residential (Figure 3-3).
070103 syn 0120175
Buildings should be set -----'"
ba<k to creale all' elTcc·
live sidewalk along ECR
Building facades Mlicwted with a building base. body and roof or' parapet edge
(Figure 3-2)
Upper 000( setback __ .... 1
should be used to relate to
existing context.
Buikiing& should maximize the pertentage of building frontage along build to jines. Buiidings
taller than their surroUfl([,ng (ontext should step bad< to maintain a (ontil'tl..K.lUS stroetwafl at
the buikf..to line.
(Figure 3-3)
(Figure 3-4)
23
· (4) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care
shall be taken to respect the scale and privacy of neighboring 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 abutting R-I
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);
D. Minimizing sight lines into and from
neighboring properties (Figure 4-3);
E. Limiting sun and shade impacts on
abutting properties; and
F. Providing pedestrian paseos and mews
to create separation between uses.
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, ........................................ " .................... .
eXisting future development
(Figure 4-1)
45 t)eo,... daytl(,Jhl plane
In/till ... ..,' 01 <1>_
I" U NlI'yard.IO' at sldty.ard
Massing and orientation of bulldogs that respect and mirror the massing of neighboring
!itructures by stepping bilck upper stories to tr.msilion to smalle.' scale buildings.
(Figure 4-2)
(Figure 4-3)
24
eomblnollon of_and
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1"l<Htt&Hedll'"
tor scr .. nfng
EltilUng SF Hom ••
(5) Project Open Space
Private and public open space shall be provided so that it is usable for the residents,
visitors, and/or emplo ees of a site.
A. The type and design ofthe usable
private open space shall be appropriate
to the character of the building(s), and
shall consider dimensions, solar access,
wind protection, views, and privacy;
B. Open space should be sited and
designed to accommodate different
activities, groups, active and passive
uses, and should be located convenient
to the users (e.g., residents, employees,
or public)
C. Common open spaces should connect
to the pedestrian pathways and existing
natural amenities of the site and its
surroundings;
D. Usable open space may be any
combination of private and common
spaces;
E. Usable open space does not need to be
located on the ground and may be
located in porches, decks, balconies
and/or podiums (but not on rooftops)
(Figure 5-1);
F. Open space should be located to
activate the street fa~ade and increase
"eyes on the street" when possible
(Figure 5-1);
G. Both private and common open space
areas should be buffered from noise
where feasible through landscaping and
building placement;
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(Figure 5-1)
25
H. Open space situated over a structural
slab/podium or on a rooftop shall have
a combination oflandscaping and high
quality paving materials, including
elements such as planters, mature trees,
and use of textured and/or colored
paved surfaces (Figure 5-2); and
I. Parking may not be counted as open
space.
(6) Parking Design
Usable open space may
be Ioc.led on parl:ing
podiums
(Figure 5-2)
,----HIgh quarfty ""tena. and
L1ndscaping elements such as
planters, mature trees. and
texWred andtor coloced pavet~
,hoo'd be used,
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;
D. Landscaping such as trees, shrubs,
vines, or groundcover is incorporated
into surface parking lots (Figure 6-2);
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Parking podiums shall be fronted or wrapped with habitable or active uses when
possible.
(Figure 6-1)
landsaping such as trees, shrubs. vines or ground cover is incorporated into
surface pari<ing lots.
(Figure 6-2
26
E. For properties with parking access from
the rear of the site (such as a rear alley
or driveway) landscaping shall provide
a visual buffer between vehicle
circulation areas and abutting properties
(Figure 6-3); .
F. Street parking is utilized for visitor or
customer parking and is designed in a
manner to enhance traffic calming;
G. For properties with parking accessed
from the front, minimize the amount of
frontage used for parking access, no
more than 25% of the site frontage
facing a street should be devoted to
garage openings, carports, or
open/surface parking (on sites with less
than 100 feet of frontage, no more than
25 feet);
H. Where two parking lots abut and it is
possible for a curb cut and driveway to
serve several properties, owners are
strongly encouraged to enter in to
shared access agreements (Figure 6-4);
and
1. Parking is accessed from side streets or
aIle s when ossible.
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Landscaping ,hall provide. visual buffer between vehide areas and adjacent properties.
(Figure 6-3)
When possible. adjacent properties aN! strongly encouraged to share driveways
to limn curb cuts.
(Figure 6-4)
27
12' effective sidewalk width
(Figure 6-5: Mixed-Use with Surface Parking)
, , --.-
12' effective sidewalk width
(Figure 6-6: Mixed-Use with Parking Podium)
40 ft "~''''''''-''''''''
daylight plane
10ft
daylight plane
daylight plane
10ft
(Figure 6-7: Mixed-Use with Partial Sub-Grade Parking Podium)
dayl igllt plane
12' effective sidewalk width
(Fi ure 6-8: Mixed-Use with Below-Grade Parkin Podium)
28
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(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 Palo Alto's Bicycle
Master Plan, when applicable);
B. The diversity of building types
increases with increased lot size (e.g.,
<1 acre = minimum 1 building type; 1-
2 acres = minimum 2 housing types;
greater than 2 acres minimum 3
housing types) (Figures 7-1 through 7-
3); and
C. Where a site includes more than one
housing type, each building type should
respond to its immediate context in
terms of scale, massing, and design
(e.g., Village Residential building types
facing or abutting existing single-
family residences) (Figures 7-2 and 7-
3).
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(Figure 7-1)
(Figure 7-2)
29
Sites greater than one acre may
have 100% residential buildings
as part of the mixed-tJ:ie
coocept
'//
//
.' Building type and scale should
relate to adjacent or future
contexts
Sites greater than two acres.
should h(NC at le.ast three
rukfmg types.
(8) Sustainabilityand 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, daylightin& and natural
ventilation (Figure 8-1).
B. Design landscaping to create
comfortable micro-climates and reduce
heat island effects.
C. Design for easy pedestrian, bicycle, and
transit access.
D. Maximize onsite stormwater
management through landscaping and
permeable pavement (Figure 8-2).
E. Use sustainable building materials.
F. Design lighting, plumbing, and
equipment for efficient energy and
water use.
G. Create healthy indoor environments.
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
s ace r uirements.
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Direct sunlight 1hrough
south facing windovv .. would
improve the passive healing
in Winter:
Use 01 Shading Devices to Control Solar load, in Summer and
gain PaisNe heat in Wmter.
(Figure 8-1)
Minimize stormwater runoff to impermiable areas with landscaping. green ((lOr'S,
and swales when pOSSible.
(Figure 8-2)
30
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.
J. Encourage installation of photovoltaic
panels.
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j:nccrurage installation of pho\();<)~.ic panels.
(Figure 8-3)
31
SECTION 4. 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 Code, all
applications submitted prior to the effective date of this ordinance shall be subject to the PAMC
Title 18 Zoning Regulations in effect on the date the application is received by the City.
INTRODUCED: November 6, 2006
PASSED: November 20, 2006
AYES: BARTON, BEECHAM, DREKMEIER, KISHIMOTO,
KLEINBERG, MORTON
NOES:
ABSENT:
ABSTENTIONS:
NOT PARTICIPATING: CORDELL, KLEIN, MOSSAR
& ,{j
City Clerk ~ ~
APPROVED AS TO FORM:
~-. Senior Deputy City torney
32
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