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HomeMy WebLinkAbout2005-05-24 Ordinance 4871'," follows: ORDINANCE NO. 4871 ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO AMENDING TITLE 18 (ZONING) OF THE PALO ALTO MUNICIPAL CODE BY AMENDING SECTIONS 18.60.050 AND 18.63.040 AS THEY REGULATE FLOOR AREA RATIOS AND SITE COVERAGE IN THE LM, LM-3 AND LM-5 DISTRICTS AND ADDING CHAPTER 18.62 (ALTERNATIVE DEVELOPMENT STANDARDS), AND AMENDING THE ZONING MAP OF THE CITY OF PALO ALTO TO MAKE 9 PARCELS (2450, 2470, 2500, 2650, 2700 AND 2780 EL CAMINO REAL AND 505, 1451, 1501 AND 1601 CALIFORNIA AVENUE) ELIGIBLE TO USE ALTERNATIVE DEVELOPMENT STANDARDS In ORDER TO IMPLEMENT THE DEVELOPMENT AGREEMENT BETWEEN THE CITY AND STANFORD UNIVERSITY DATED MAY 24, 2005 / The City Council of the City of Palo Alto DOES ORDAIN SECTION 1. The City Council finds and determines that: A. The Planning and Transportation Commission, after a duly noticed hearing held on February 2, 2005, has recommended that the Palo Alto Municipal Code and Zoning Map be amended (1) to permit site specific increases in maximum floor area ·in the Stanford Research Park which do not increase the total permitted commercial and industrial space in the Research Park and (2) to add Alternative Development Standards for use on specified housing and public park sites in, or contiguous to, the Stanford Research Park: B. The City Council has read and considered the information provided in the Final Environmental Impact Report on the City of Palo Alto/Stanford Development Agreement and Lease Project, which it has certified as adequate in Resolution 8520, which also adopted a mitigation and monitoring program and a statement of overriding considerations with respect to certain adverse environmental impacts. C. After a duly noticed hearing on March 7, 2005 and upon consideration of the recommendation of the Planning and Transportation Commission and of all oral and written testimony offered upon the matter, that the proposed amendments are in the public interest and promote the public health, safety and welfare of Palo Alto and the surrounding region. 1 050525 syn 0091562 SECTION 2. Section 18.60.050 of the Palo Alto Municipal Code is hereby amended to add paragraph 18.60.050{n} as follows: 18.60.050 Development Standards (n) Notwithstanding any other provisions of this Section 18.60.050, on those sites that are Designated Sites under the Development Agreement between the City of Palo Alto and Stanford University approved and adopted by Ordinance No. 4870, the maximum floor area ratio shall be 0.5 to 1 as provided in that Agreement. Code is to this SECTION 3. Chapter 18 . 62 hereby added to read as set ordinance and a part of it. of the Palo Al to Municipal forth in Exhibit A attached SECTION 4. Section 18.63.040 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.63.040. Site Development Regulations. {a} Within any LM district which may be combined with the limited industrial site combining district, the site development regulations specified in the following table shall apply in lieu of the regulations otherwise applicable in the LM district, 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 Chapter 16.48*: Site Development General LM Regulations District Zoning Map Designation LM Minimum site area 1 acre Minimum site width 100 feet Minimum site depth 150 feet Minimum front yard 20 feet Minimum rear yard 20 feet Minimum interior side 20 feet yard Minimum street side yard 20 feet Maximum floor area ratio 0.4 to 1* Maximum site coverage 30 percent Maximum height 35 feet (generally) Maximum height within 25 feet specified distance from within 40 residential district feet of residential * See subsection 18.63.040 {b} below. 2 050525 syn 0091562 (3) Combining LM(5)Combining District District LM(3) LM(5) 1 acre 5 acres 100 feet 250 feet 150 feet 250 feet 20 feet 100 feet 20 feet 40 feet 20 feet 40 feet 20 feet 70 feet 0.3 to 1* 0.3 to 1* 30 percent 15 percent* 35 feet 35 feet 25 feet within 25 feet within 40 feet of 80 feet of residential residential (b) On Designated Sites as defined in the Development Agreement between the City of Palo Alto and Stanford University approved and adopted by Ordinance No. 5870, the standards in subsection 18.63.040 above are modified as follows as provided in that Agreement: (1) the maximum floor area ratio shall be 0.5 to 1 in the LM District; (2) the maximum floor area ratio shall be 0.375 to 1 in the LM(3) and LM(5) Combining Districts; (3) the maximum site coverage shall be 25% in the LM(5) district; and (4) no more restrictive regulations shall be recommended by the architectural review board or approved by the director except as permitted under the Development Agreement. SECTION 5. The Zoning Map of the Ci ty of Palo Al to is hereby amended by adding "ASI Alternative Standards Overlay District One" to the existing zoning on four leaseholds totaling approximately 2.55 acres commonly known as 505 California Avenue, and 2450, 2470 and 2500 EI Camino real as shown on Exhibit B. SECTION 6. The Zoning Map of the City of Palo Alto is hereby amended by adding AS2 Alternative Standards Overlay District Two to the existing zoning on three leaseholds totaling approximately 16.96 acres commonly known as 1451, 1501 and 1601 California Avenue as shown on Exhibit C. SECTION 7. The Zoning Map of the City of Palo Alto is hereby amended by rezoning three leaseholds totaling approximately six acres commonly known as 2650, 2700 and 2780 EI Camino Real to PF Public Facilities and AS3 Alternative Standards Overlay District Three as shown on Exhibit D. SECTION 8. The City Council adopts this ordinance in accordance with the California Environmental Quality Act ("CEQA") findings adopted by Resolution No. 8520. SECTION 9. This ordinance shall be effective on the thirty-first day after the date of its adoption[ but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement Between the City of Palo Alto 3 050525 syn 0091562 and the Board of Trustees of Leland Stanford Junior University takes effect. INTRODUCED: May 2, 2005 PASSED: May 24, 2005 AYES: BEECHAM, BURCH, KLEINBERG, MORTON, OJAKIAN NOES: KISHIMOTO ABSENT: ABSTENTIONS: NOT PARTICIPATING: CORDELL, KLEINBERG, MOSSAR APPROVED AS TO FORM: f Asst. City Attorney 050525 syn 0091562 4 APP~ Director of PIa ning and Community Environment EXHIBIT A ALTERN&TIVE DEVELOPMENT STANDARDS (CHAPTER 18.62) Chapter 18.62 ALTERNATIVE STANDARDS OVERLAY DISTRICT REGULATIONS Sections: 18.62.010 18.62.020 18.62.030 18.62.040 18.62.050 18.62.060 18.62.070 18.62.010 Purpose Definitions Applicability Relation of Optional Standards to the Underlying Zone Alternative Standards Overlay Dist One (ASl): Housing and Mixed Use at El Camino Site ernative Standards Overlay District Two (AS2): Housing at Upper California Site Alternative Standards Overlay Dist Three (AS3) Community Recreation at Mayfield S Pu:r:pose The Alternative Standards Overlay Districts provide alternative development standards speci c sites in order to implement the terms of the 200_ Development Agreement between the City of Palo Alto and Stanford University adopted by Ordinance No. Unless otherwise specified in the Development Agreement, these standards are intended to be optional, rather than mandatory, for those sites. The provisions of this Chapter 18.62 shall be appl in a manner consistent with Stanford's rights under the Development agreement. 18.62.020 Definitions Capitalized terms not otherwise defined in this Chapter 18.62 shall be those defined either the Development Agreement or the 2003 Rules. As used in s chapter, the following definitions shall apply: (a) "El Camino Site" means the combined leaseholds commonly known as 2450, 2470, and 2500 El Camino Real. "Extended El Camino Site" means the El Camino Site and leasehold commonly known as 505 California Avenue. (b) "Gross Area" means the total land area of a deductions r streets or easements. Page 1 of 19 050203 syn 0091513h te without (b) "Mayfield Site" means real property commonly known as 2650, 2700, and 2780 El Camino Real owned by· Stanford University and leased to the city for community recreation purposes as provided in the Development Agreement. (c) "Required Housing" means 250 units of housing that Stanford is required to build under the 200 Development Agreement. (d) "Upper California Site" means the combined leaseholds commonly known as 1451, 1501, and 1601 California Avenue. 18.62.030 Applicability These Alternative Standards Districts are only applicable to the sites identified in this Chapter 18.62. Under the terms of the Development Agreement, Stanford may choose to be subject to the AS1 District, or the AS2 District, or neither, or both. However, if Stanford chooses to have the AS2 District apply, it will be applicable to the entire Upper California Site. The AS1 District may be applied to either the entire El Camino Site or the entire Extended El Camino Site. If the AS1 District is initially applied to the El Camino Site, Stanford may later choose to have it apply to the Extended El Camino Site. The AS3 District applies to the Mayfield Site as a whole. 18.62.040 Relation of Overlay District to Other Land Use Regulations At the time that application is made to the city for a discretionary review of a Required Housing project on land eligible for development under an AS Alternative Standards Overlay District, the applicant shall file a notice specifying whether it elects to be subject to the applicable Alternative Standards Overlay District. The applicant may rescind its choice of an Alternative Standards Overlay District at any time prior to the issuance of a building permit for construction of the approved project. Defini tions and procedures for application of the Al ternati ve Standards shall be those described in the Development Agreement as the Modified 2003 Rules. 18.62.050 A1ternative Standards OVerlay District One (AS1): Housing and ~xed Use at El Camino Site The purpose of this overlay district is to accommodate the construction of a housing development adj acent to the Stanford Research Park that takes advantage of the site's location on El Camino Real and is compatible with the adjacent development. It may also include limited commercial uses. This district may be applied to the El Camino Site or the Extended El Camino Site. The Page 2 of 19 050203 syn 0091513h underlying zoning shall not apply if the applicant elects to be subject to the AS1 District. A. ASl Alternative Development Standards Permitted uses Residential: a) multiple-family housing and accessory indoor and outdoor uses customarily incidental to it; b) non-profit or government social services supportive of residential use; c) child care center. In the sale or rental of Required Housing, neither Stanford nor its assignees shall discriminate against households with children or on the basis of the age of renters, buyers, or occupants. Non-Residential: a) retail service; b) personal service; c) eating and drinking service including outdoor eating areas incidental to the interior use; d) child care center; e) live/work lofts. Conditionally permitted uses None Site area and dimensions (minimum) El Camino Real frontage 050203 8yn 0091513h a) Minimum site to be developed is the El Camino Site. b) Site area and dimensions shall include that portion of the site subject to access easements existing as of June 10, 2003. a) First floor residential uses shall be set back 13 to 17 feet from property line; a wall no more than Page 3 of 19 050203 syn 0091513h I four feet high may be placed behind the effective sidewalk to create pri vacy while ma aining a relationship with the street. Balconies, porches, stairways, and similar elements may extend up to eight feet into the setback. Cornices, eaves, fireplaces, and similar architectural atures may extend up to four feet into the setback. b) Non-residential uses and residential uses above commercial uses shall be set back a minimum of five feet from_the property line. c) No parking is permitted in the front setback area; structured parking shall not be visible to pedestrians from El Camino Real. d) City may require a right in/right out driveway on Camino Real. e) A minimum 12~foot wide effective sidewalk, including the public sidewalk, shall be provided and maintained. At least 7 feet this sidewalk shall be in the publ right-of way, with the remainder to be provided on the Camino S (or Extended Site). If, however, the sidewalk provided in the public right-of-way is ss than 7 feet, the required sidewalk shall be reduced by the same measure. f) To the extent they do not currently exist, street trees shall be provided in the public sidewalk area; a second row of trees shall be provided in a residential setback area. g) Primary pedestrian orientation for residential uses shall be located on El Camino Real. Page 4 of 19 California Avenue frontage (pertains only to Extended El Camino S e) h) Non-resident uses shall have entrances on El Camino Real or California Avenue (with Extended El Camino Site) or both. a) Commercial uses and residential uses which are above commercial uses have no minimum setback. b) Ground floor re 1 uses shall be set back a minimum eight feet from the property line. Balconies, porches, and similar elements may extend up to six feet into the setback. Cornices, eaves, similar architectural extend up to four setback. and may the c) No surface parking is rmitted along the California Avenue frontage, but a curbcut r access to the site is permitted in addition to the existing access easement curbcut. Interior side setback None Rear setback No structures, architectural features, building elements, or surface parking shall be permitted in the portion of the site subject to an access easement as of June 10, 2003. Completely below-grade construction may extend under the access easement, provided an underground easement does not prevent this construction. Residential density (maximum) 50 dwelling units per acre of Gross Area, calculated on total site area irrespective of the portion that is devoted to commercial use. No additional density bonus for 5 of 19 050203 syn 0091513h Gross floor area 050203 syn 0091513h affordable housing is permitted. Gross floor area shall include all floors of any building measured to outside surface of the stud walls, and including all of the following: -halls and stairways; -elevator shafts; -ce and mechanical equipment areas; -basement, cellar and attic areas deemed by the director of planning and community environment to be usable; -any porches, arcades, balconies, courts, walkways, breezew~ys or simi features when located above the ground floor and used for required access; and -permanently roofed areas, either partially enclosed or unenclosed, building features used for sales, service, display, storage or similar uses. Gross floor area shall not include: -parking facilities accessory to. permitted uses on the site, (excluding area used for , mechanical equipment, and other uses as noted above); -unroofed exterior areas accessible to the general public and not devoted to sales, service, di , storage or similar uses, including, but not limited to areas above podium parking; Page 6 of 19 -roofed arcades, balconies, plazas, courts, walkways, porches, • breezeways, porticos, and similar features that are 50% or less enclosed by ext r walls -areas ignated conservation such compactors, storage facilit ing resource as trash and thermal Floor area rat gross floor Area of site (maximum) of Mixed Use: area to Gross Residential Non-resident 2.0 to 1 1.75 to 1 0.25 to 1, as part e coverage (maximum) Building height (maximum) Daylight plane of mixed use development One hundred percent of the site 50 feet, measured pursuant to Section 18.04.030(b) (67) of the 2003 Rules. None required Mult±ple family guidelines design Chapter 18.28 of· the 2003 Rules shall not apply. Parking Except as otherwise provided this chapter, parking shall be governed by Chapter 18.83 of the 2003 Rules. Residential: 2-or more bedroom units: 2 spaces, 1 of which must be covered; the spaces may be tandem 1-bedroom: 1~5 spaces, one of which must be covered Studio units: 1 covered space Guest parking: 0.25 covered s per dwelling unit Page 7 of 19 050203 syn 0091513h ,~~---------------------------------,----------------------------------------. Usable open space , 050203 syn0091513h Non-residential: 1 space for each 200 square feet of gross floor area Bicycle parking and loading spaces: As required by Chapter 18.83.120 of the 2003 Rules. As part of Architectural Review of a project on the site, total required parking may be reduced by up to twenty percent by the Director upon a finding that the reduced parking will be adequate for the project. a) Total: A minimum of twenty percent of the gross site area. b) Private: No minimum amount or dimensions. Private open space should be considered where feasible although it is' not required for each dwelling unit nor is there a minimum size requirement when it is provided. Design of private open space is exible and can include, but is not limited to: patios, decks, balconies and French balconies. c) Common: No minimum amount or dimensions. d) "Usable open spaceH is an outdoor or unenclosed space located on the ground or roof of a structure, or the top of podium parking, or a balcony, deck, porch, patio or terrace, designed and accessible for i i outdoor llvlng, recreatlon, . pedestrian access, landscaping, or a i required yard. It does not include parking areas, (whether covered or Page 8 of 19 Signs uncovered,) driveways, roads, or utility or service areas. • e) The Site may include open space a~eas with an Ldn in excess of 60 dB, but they shall not be counted towards required common or private "usable open spaceH unless they are sited, designed, and constructed to i reduce the maximum Ldn to 60 dB. Commercial signs shall be permitted in accordance with the South EI Camino Real Design Guidelines Architectural Review. City shall limit its architectural review as provided in Section 6.4.10 of the Development Agreement. The South EI Camino Real Design Guidelines approved by the Architectural Review Board on • June 6, 2002 are the only applicable local design standards for B. AS1 Alternative Base Zoning Standards At the applicant's option, the EI Camino Site its entirety, or the.Extended EI Camino Site, may be developed in compliance with the RM-40 High Density Multiple Family Residential District, (including Chapter 18.28) under the 2003 Rules as more particularly described in the Development Agreement. C. Zoning if Alternative Site Needed If, after a building permit has been issued for the construction of an approved project under the AS1 Overlay District on the EI Camino Site, it is determined to be an Infeasible Site because of environmental contamination, then, under the conditions and in the manner described in Section 6.4.2 of the Development Agreement, Stanford may have the AS1 Overlay District removed from its lands and the previous zoning restored. 18.62.060 Alternative Standards Overlay District Two (AS2): Housing on Upper California Site The purpose of this overlay district to accommodate single or multiple family housing, or both, on the Upper California Site Page 9 of 19 050203 syn 0091513h that benefits from its proximity to an employment center and benef s from its proximity to an employment center and is compat both with the College Terrace neighborhood across California Avenue, the adjacent office/research uses to the south and south-east, and Stanford University's residential. neighborhood to the northwest. Stanford may develop the Upper California Site in phases. The underlying zoning on the Upper California Site, LM Limited Indus l/Research Park with a fifty-foot L Landscape Combining District on the California Avenue frontage, does not apply to the Upper California Site if the property owner elects to proceed under the AS2 standards. Stanford shall be allowed to develop any portion of the Required Housing on the Upper California Site in such order and sequence as Stanford shall determine, except for Stanford's phasing and timing obI ions with respect to Required Housing under the Development Agreement. It is anticipated that at times during the construction of the Required Housing, portions of the Upper California Site will be occupied with pre-existing limited industrial/research park non-residential buildings. These buildings will remain legal uses and complying facilities until dates set forth below. Upon completion of the Required Housing developments, the Upper California Site shall be exclusively residential, with child care centers a permitted use, unless Stanford needs to provide a substitute Site for all or a portion of the Upper California Site, as provided in the Development Agreement. Page 10 of 19 050203 syn 0091513h A. AS2 Al ternati va Devel.opment Standards 1. Continuing Standards: These continuing standards apply to the Upper California Site as a whole. The Upper California Site housing shall at all times during its development, and subsequently, be in compliance with the continuing standards. Permitted Uses a) Single-family, two-family, and multiple family residential uses and indoor and outdoor accessory uses customarily incidental to those uses. In the sale or rental of Required Housing, neither Stanford nor its assignees shall discriminate against households with children or on the basis of the age of renters, buyers, or occupants. b) child care center Conditionally uses permi tted None Below-market-rate housing te area, width, and depth Per individual dwelling unit, two-family unit, multiple-family residential project or individual development phase California Avenue frontage setback (miriimum) Below-market-rate units shall be provided on-or off-site as provided in the Development Agreement. No minimum 20 feet from the property line. a) No building element or architectural feature (excluding landscape features,) may extend or project into the setback. b) No parking may be located in the setback area. c) No frontage roads are permitted in the setback area, but roads and Page 11 of 19 050203 syn 0091513h driveways generally perpendicular to California Avenue are permitted. Upper California Site 10 feet perimeter side and rear setback (applied to entire a) No structures or parking areas are Upper California Site's I permitted in the setback area. outer envelope) Interior setbacks Building height 050203 syn 0091513h b) No perimeter roads or driveways are permitted in the setback area. None. (Minimum setbacks established by Title 24 of the California Code of Regulations, Parts 1 through 9, as adopted and modified by the City of Palo Alto on a uniform basis, shall apply. ) a) California Avenue frontage: 30 feet within 100 feet of property line, measured from grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the height of the peak or highest ridge line of a pitched or hipped roof directly above point on grade from which height is being measured. b) Balance of Upper California Site: 50 feet, measured from grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the average height of the highest gable of a pitched or hipped roof. c) The height of a stepped or terraced building is the maximum height of any segment of the building. d) "Grade" shall mean the adjacent ground elevation of the finish or existing grade as of December 1, 2004, whichever is lower. Existing grade as of December 1, 2004 is presumed to be i as shown on grading plans and spot· elevation surveys on Ie with the Page 12 of 19 Daylight plane Multiple family design guidelines Parking Except as otherwise provided in this chapter, parking shall be governed by Chapter 18.83 of the 2003 Rules. i Streets Orientation for buildings along California Avenue City as of that date. None required . Chapter 18.28 shall not apply. 2 or more bedrooms -2.0 spaces, one of which shall be covered, which may be tandem 1 bedroom -1. 5 spaces, one of which shall be covered Studio unit 1 covered space Guest parking -0.25 spaces unit. Guest parking sha be clearly marked as reserved for guests and shall be in an area provided for guests with unrestricted access to guest parking. Bicycle parking and loading spaces: as required by Chapter 18.83.120 of the. 2003 Rules I Interior streets may be public or I private. If private, they shall be subj ect to a public access easement vehic and pedestrians. Buildings along California Avenue shall approximate the horizontal rhythm of building-to-side yard setback and facade areas California Avenue residential properties located across the street from, or in the vicinity of the Upper California Site. At the applicant's election, some or all buildings along Ca fornia Avenue may be two stories. Page 13 of 19 050203 syn 0091513h Architectural review Commercial Buildings Upper California Site June 10, 2003 2. Phased Standards: I City shall limit its architectural review as provided in Section 6.4.10 of the Development Agreement. No . adopted local design guidelines apply . to this site. on All non-residential uses shall cease on and all non~resident structures be removed no later than 24 months llowing all Subsequent Approvals, (as defined in the Development Agreement) for all Required Housing on the Upper California Site. After that time, the Upper California Site shall be exclusively residential, with child care centers as a permitted use, unless Stanford needs to provide substitute Site for all or a portion of the Upper California Seas provided in the Development Agreement. Until that timel those non-residential structures in existence on June 10, 2003 shall be treated as permitted structures and may be used for any use permitted under the LM Limited Industrial/Research Park District under the 2003 Rules. These phased standards apply to the Upper California Site as a whole. Required Housing may be developed in phases on portions of the Upper California S e; individual phases need not meet the phased standards. For example, an individual phase could have a residential density of thirty dwelling units per acre and no open space. However, when all Required Housing on the Upper California Site is complete, and after, the Upper California Site shall conform to all the phased standards. In addition, for each phase, Stanford shall demonstrate that sufficient land remains on the Upper California Site to permit to meet the Phased Standards upon completion of the Required Housing. Page 14 of 19 050203 syn 0091513h Upper California Site area 116.96 acres Residential density (maximum) Gross floor area 050203 syn00915I3h 15 dwelling units per acre of Gross Area. No additional density bonus for affordable housing is permitted. Gross floor area shall include floors of any building measured to outside surface of the stud walls, including I of the following: -halls and stairways; -elevator sha s; all the and service and mechanical equipment areas; -covered parking when located parti y or completely above ground; -basement, cellar and attic areas deemed by the director of planning and community environment to be usable; -open porches, arcades, balconies, courts, walkways, breezeways or similar features when located above the ground floor and used for required access; and - a roofed porches, arcades, balconies, porticos, breezeways or. similar features when located above· the ground floor; and -permanently roofed, but either part y enclosed or unehclosed, building features used for storage or similar uses. Gross floor area shall not include: -parking that is completely under- ground (excluding area used for storage, mechanical equipment, and other uses as noted above); Page 15 of 19 i -unroofed exterior areas accessible I to the general public, including, but not limi ted to areas above podium· parking; -roofed arcades, balconies, plazas, courts, walkways, porches, breezeways, porticos, and similar features that are 50% or less enclosed by exterior walls and located on the ground floor -areas designated for resource conservation such as trash compactors, recycling and thermal storage cilities. --------------------------------r-----------------------------------------~ Floor area ratio (maximum) The ratio· of gross floor area to the of gross floor area to Upper California Site Area shall be iGross Area of site 0.75 to 1. Upper California coverage (maximum) Si te 40% of the Gross Area of the Upper California S . Site coverage is that portion of a site that is covered by permanent, usable buildings or structures, excluding landscape features, fountains, planters, sculptures, open play equipment, uncovered sports courts, and similar elements. Usable open space (minimum) Total: 25% of the Gross Area of the 050203 syn 0091513h Upper California Site Private: No minimum Common: 10% of the Gross Area of the Upper California Site "Usable open space" is an outdoor or unenclosed space located on the ground or roof of a structure, or on top of podium parking, or a balcony, deck, porch, patio or terrace, designed and accessible for outdoor living, recreation, pedestrian access, or landscaping, including those portions of the required California Avenue and perimeter setbacks not used for roads or driveways. I "Usable open space" does not include Page 16 of 19 Commercial Buildings Upper California Site June 10, 2003 covered or uncovered parking areas, roads, driveways, or utility or service areas. on All non-residential uses shall cease on and all non-residential structures be removed no r than 24 months following all Subsequent Approvals, (as defined in the Development Agreement) all Required Housing on the Upper California Site. After that time, the Upper California Site shall be exclusively residential, with child care centers as a permitted use, unless Stanford needs to provide Substitute Site for all or a portion of the Upper California Site as provided in the Development Agreement. Until that time, those non-residential structures in existence on June 10, 2003 shall be treated as permitted structures and may be used for any use permitted under LM Limited Indust aI/Research Park District under the 2003 Rules. B. AS2 A1ternative Base Zoning Standards At the applicant's option, the Upper California Site, in its entirety, may be developed in compliance with the RM-15 Low Density Multiple Family Residential District, subject to the L Landscape Combining strict, both as defined in the 2003 Rules. Provided, no conditional use permit shall be required for up to four public or private streets crossing the Landscape Combining District to provide access to the Upper California Site. All non-residential uses shall cease and all non-residential structures be removed no er than 24 months following all Subsequent Approvals, (as defined in the Development Agreement) for all Required Housing. After that time, the Upper California Site shall be exclusively residential, with child care centers as a permitted use, unless Stanford needs to provide Substitute Site r all or a portion of the Upper California Site as provided in the Development Agreement. Until that time, those non-residential structures in existence on June 10, 2003 shall be treated as permitted structures and may be used for any use permitted under the LM Limited Industrial/Research Park District under the 2003 Rules. Page 17 of 19 050203 syn0091513h C. Zoning if Al ternati ve Site Needed If, after a building permit for construction of an approved project under the AS2 Overlay District has been issued for any part of the Upper California S , it is determined to be an Infeasible Site because of environmental contamination, then; under the conditions and the manner described in Section 6.4.2 of the Development Agreement, Stanford may have the AS2 Overlay District removed from s lands and the previous zoning restored. Page 18 of 19 050203 syn 0091513h 18.62.070 Alternative Standards Overlay District Three (AS3): Community Soccer Fields at the Mayfield Site The purpose this overlay strict is to accommodate the lopment and use of a community soccer complex on land leased to the y of Palo to by Stanford University at the corner of EI Camino Real and Page Mill Road on parcels commonly knows as 2650, 2700, and 2780 EI Camino Real. The land was redistricted from RM (D) Multiple ly Resident to PF Publ Facilities connection with s acquisition a period of fty-one years by t City., MOdified Development Standard Height Lighting standards up to seventy feet high are permitted Fencing Ball-control fencing up to fourteen (14) feet in height is permitted on the site. Page 19 of 19 050203 syn 0091513h Legend [::::I Zone Change The City of Palo Alto rrtvera,2004-1o.1514:31:21 Zmo """"'0 SRP ~g~ (\'cc-maps'(J~Is\admk1\P8f8OI\8I\PIamlng.mdb) , / Addition of Overlay Zone for 2450,2470,2500 EI Camino Real and 505 California Ave. EXHIBIT "B" , I~F/AS3 This The,,", This map is a product of the City of Palo Alto GIS -. 0' 200' Legend c::J Zone Change The City of Palo Alto ,2{)04·10·15 15:08:25 Zone ~hange Additional Overlay Zone for 1451, 1501, & 1601 California Ave EXHIBIT "c" This map is a product of the City of Palo Alto GIS -. o· 300' ,Lege,"d Zone Change The City of Palo Alto LM Zone Change for Playing Fields EXHIBIT "0" PC-2533 This map is a product of the City of Palo A110 GIS --0' 250'